MEMO. Proposed Zoning: R4/PUD (High Density Residential) Vicinity Map

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1 MEMO To: Planning Commission From: Paul Rayl, Planning Manager Date: February 22, 2018 Subject: Sundar Apartments Sketch Plan Review Applicant/Owner: Milestone Development Group Applicant Stevenson Land Company - Owner Location: Dillon Road, northwest of the intersection of Highway 287 & Dillon Road Land Use Designation: Opportunity Parcel B Current Zoning: DR (Developing Resource) Proposed Zoning: R4/PUD (High Density Residential) Total Area: 41.3 acres Vicinity Map BACKGROUND The subject property was annexed into the City in 1997 and zoned DR (Developing Resource) at the time of annexation. The property includes the southern 2/3 rds of Opportunity Parcel B as identified on the 2013 Comprehensive Plan Land Use Plan. In the Comprehensive Plan it states that Opportunity Parcel B enjoys high visibility at the

2 intersection of 2 major highways and transportation corridors. However, access to the site is challenging. The Comprehensive Plan also indicates that development of the subject property should include important gateway attributes. Additionally, the Comprehensive Plan states that in development of this parcel, consideration should be given to the following attributes and/or constraints: High density residential and employment development to capitalize on its proximity to transit routes and 2 major highways; Unobstructed view of the Front Range; Providing links to existing and planned trail corridors as identified in the PROST Master Plan; Existing oil and gas facilities; Extension of utilities; Proximity to Exempla Healthcare Campus, and; Good southern exposure that may help support solar developments and/or businesses. Prior Agreements: An annexation agreement was approved by the City Council on July 17, The annexation agreement included the provisions that prior to development the applicant must seek and receive approval of development plans for the subject property including rezoning to an appropriate zoning district to accommodate development. Public Notification and Comment: Per the requirements of Section (c) of the Municipal Code, a neighborhood meeting was held on January 17, Assistant City Administrator Roger Caruso attended the neighborhood meeting. Overall there were 14 members of the public in attendance. All the residents in attendance were from the Maple Grove Subdivision immediately north of the subject property. The verbal comments received by the applicant at the neighborhood meeting dealt primarily with access to a signalized intersection including prohibiting future traffic from passing through Maple Grove, no softsurface trail on the western boundary of the property in jointly owned Boulder County open space, and fencing and buffering to mitigate potential impacts and conflicts between urban and agricultural uses. The residents indicated additional comments would be provided to the applicant. Staff does not believe the applicant has received any additional comments from the neighbors since the neighborhood meeting. Per the public notification requirements, letters to property owners within 750 feet of the subject property have been mailed, a public notice has been advertised in the Colorado Hometown News, and public hearing signs have been posted on the property. To date, staff has not received any additional comments from the public as a result of the public hearing notification. Procedure: The Planning Commission is charged with approving the Sketch Plan, approving with conditions, or denying the application. If the Planning Commission approves this sketch Sundar Apartments Page 2 Sketch Plan

3 plan application, the applicant may proceed with preparing and submitting preliminary plans. Sketch plan approvals are valid for two (2) years. Approval of a sketch plan does not bind the Commission to approve a preliminary plan, nor does it confer any vested rights to the applicant. The Planning Commission will review any preliminary plan once it is submitted. SKETCH PLAN General: The purpose of the sketch plan is to allow a review of the concept and the appropriateness of the proposed development in order to identify major problems which must be resolved and to assess the overall feasibility of the request. Approval of the sketch plan does not bind the Planning Commission to approve a preliminary plan, nor does it confer any vested rights upon the applicant. One of the major components of the sketch plan process is the ability for the Planning Commission to state very clearly to the applicant what their issues and concerns will be if the project moves forward. The Code does not require in-depth analysis at Sketch Plan including drainage reports, traffic studies, geotechnical reports, environmental analysis, etc. However, as previously mentioned, it is the opportunity for Planning Commission, residents and staff to identify those major issues, such as drainage, access and traffic that must be addressed by the applicant if they are allowed to proceed into the preliminary plan process. The Sketch Plan process is not designed or intended to have all the answers but instead to lay the groundwork for review of the Preliminary Plan and the aforementioned in-depth analysis. The proposed sketch plan includes 17 multi-family apartment buildings with approximately 636 units on 41.3 acres near the northwest corner of the Highway 287 and Dillon Rd/NW Parkway intersection. The plans allow for up to 110%, or 696 units, as described below. All the units are intended to be market rate, for rent product with a mix of studio, 1 and 2 bedroom units. The applicant has indicated the project would be constructed in phases with the first phase consisting of 324 units, a clubhouse, and both garage and surface parking. Phase 2 would consist of 312 units, another clubhouse as well as additional surface and garage parking for this phase. Number of units within phases is subject to change with preliminary plan submittal. Proposed amenities include community gardens, outdoor game area and gathering space. The applicant has indicated they would be requesting an R4 (High Density Residential) zoning classification for the property in the future. The rezoning is not a part of the sketch plan application but would instead be presented to residents and the Planning Commission as part of a future preliminary plan review. The Code allows a density of up to 18 dwelling units per acre in the R4 zoning district. The gross density of the project is currently at 15.3 dwelling units per acre as proposed on the sketch plan. The applicant is also requesting approval to increase the number of units by 110% if the site can accommodate the increase and meet all applicable Code requirements. This would be an increase of 60 dwelling units for a total of 696 units on the subject property. Sundar Apartments Page 3 Sketch Plan

4 Sheet 5 of the sketch plan shows both phases of the development as well as possible access points from both Highway 287 and Dillon Road including access for residents of the adjacent Maple Grove subdivision. The contextual plan also shows potential future commercial development on the parcel immediately east of the subject property along the Highway 287 frontage. The southern and eastern boundary of Phase I does not directly abut either Dillon Road or Highway 287. Instead that property is owned by the Northwest Parkway Authority for the purposes of conveying drainage from the highway project. If the applicant is able to relocate the highway drainage with the Northwest Parkway Highway Authority ( NWPKY), the NWPKY may be willing to dedicate the unencumbered land to the applicant, thus creating commercial land along the Highway 287 frontage. Administration/Economic Development The Assistant City Administrator has been working closely with the applicant to ensure the development would contribute positively to Lafayette in a number of ways. As such, the Assistant City Administrator and City Administrator feel that pointing out the positives of this development are important: Benefits - Plugging and abandoning of the existing oil and gas well on-site - Prevention of oil and gas super pad site - Warrants met for signalized intersection on Highway 287 with Maple Grove residents having safer access - 100% of any Highway 287 traffic signal paid by applicant (with 50% reimbursable by east side property owner) - Installation of a sidewalk along the west side of Installation of a sidewalk along the east side of 287 (with 100% reimbursable by east side property owner) - Relocation of bus stops to better locations on 287 (with 100% of east side bus stop reimbursable by east side property owner) - 100% of any needed Dillon Road traffic signal paid by applicant - Water looping which enhances future development of the east side of 287 (nonreimbursable) - Endeavoring to move the drainage channel (Subject to CDOT, Army Corp of Engineers, NWPKY, and Imel cooperation) and creating commercial land along west side of Highway Commitment to public art on-site - Trails and paths will have easements for the public - Applicant will pay affordable housing fee estimated at $477,000 - $522,000 - Applicant will pay service expansion fee estimated at $1,590,000 - $1,740,000 - Applicant, if CBT water unavailable, may be given opportunity to purchase City water estimated at $3,137,400 - $3,420,000 Sundar Apartments Page 4 Sketch Plan

5 - Potential installation of Lafayette entryway signage at the NW Corner - Clubhouse/meeting space (subject to reservation) will be available for the public - Developer commits to purchasing electricity from renewable resources for common areas - Developer will install investigate installing EV charging stations - Developer will install a community garden with composting abilities - Developer will donate $150,000 to rehabilitate the Mary Miller Theater or $400,000 if Final Plan approvals are received in Developer is investigating diversity of apartment sizes which is beneficial to housing diversity in Lafayette - Building permits purchased from the City are estimated at $8 mil - Property taxes collected for residential are estimated at $200,000/year - Sales taxes collected from new residents are estimated at $160,000/year - Payment of cash-in-lieu of parks/open space are estimated at $520,000 for open space purchases Benefits if Drainage Channel is moved - Commercial land along 287 will be created for commercial development - Additional building permit fees - Additional sales tax collections - Additional property tax collections Many of these benefits are outlined in the letter to the City Administrator dated December 5, 2017 and included as an attachment to this report. PUD (Planned Unit Development): A PUD is required for all residential development that does not qualify as a minor subdivision. The intent of the PUD requirement is to promote the most beneficial and creative development of the land. The purpose of the PUD is to require the applicant to address the PUD criteria of Section and the Mandatory and Aspirational standards of Resolution Additionally, a PUD permits greater flexibility in design by having the effect of overlaying the existing zoning district and thereby adding to and modifying the existing zoning regulations. A PUD may modify any measurable standard of Lafayette s Development and Zoning Code, except those specified in Section The applicant has indicated they would not be asking for any Code modifications. Staff has identified only one possible Code modifications that would need to be addressed if the project moves forward to Preliminary Plan. That modification would be to allow for more than one principal building on a lot. While the applicant has not specifically requested any Code modifications, staff will be looking at all dimensional standards and measurable criteria that may be modified. If the project proceeds to the preliminary plan stage, more detailed information will be required including the submittal of a site plan/architectural review application which will help staff Sundar Apartments Page 5 Sketch Plan

6 and the applicant to ascertain if any additional Code modifications are necessary. The aforementioned modification is typical for multi-family developments. Staff recommends the Site Plan/Architectural Review be submitted with the Preliminary Plan in order to give staff the opportunity to review if any Code modifications are necessary and if so how would those affect the overall development. Streets and Traffic: The sketch plan does not include development of any new public streets with the possible exception of the new access from a future signalized intersection on Highway 287. The applicant has been in discussion with CDOT about the possibility of a new intersection on Highway 287 which would include a traffic signal. This is different than the current CDOT approved access control plan which includes a future signal at Maple Road and Highway 287. With this proposed change CDOT would not allow a traffic signal at Maple Road. The applicant will be required to work with the City to amend the access control plan with CDOT. The applicant be responsible for 100% of the cost and installation of the signal at the time the development warrants the installation regardless where the signal is installed. Staff would be supportive if the applicant requests approval of a reimbursement district to recoup up to 50% the cost of installation of the signal from the vacant property on the east side of Highway 287 which could eventually be developed with commercial uses. Staff is also concerned about the Dillon Road intersection. With the various traffic movements going on at this location between Dillon Road through traffic and Northwest Parkway traffic staff would not be surprised if a future traffic study indicated that a signal is warranted. If the traffic study indicates a traffic signal is necessary on Dillon Road, staff recommends the applicant be responsible for 100% of the cost and installation. All internal roadways are intended to be private for the benefit of the residents. All traffic generated from the site will be accommodated through the existing roadway network along the boundary of the property including Dillon Road and Highway 287. A formal traffic study is not a requirement at sketch plan but instead is part of the detailed analysis of the preliminary plan. Vehicular Access: Vehicular access is proposed to be from Dillon Road and also a future signalized intersection on Highway 287 as previously discussed. The only access to the site today is from Dillon Road. As previously mentioned CDOT will not approve an amendment to the Highway 287 Access Control Plan for two signals (one at Maple Road and one at the northern property boundary of the subject property) within close proximity to one another on Highway 287. CDOT has expressed initial acceptance of amending the Highway 287 Access Control Plan to allow a signal at the northern boundary of the subject parcel, so long as the Maple Road access point is reduced from a full movement to a three-quarter or right-in rightout. If this were to occur, the applicant should provide access for residents of Maple Grove to get to or go from the new signalized intersection. For this possible scenario the sketch plan includes an access road from Maple Road to the northern boundary of the property. Sundar Apartments Page 6 Sketch Plan

7 This would then be extended to the new signal at Highway 287. Existing residents would need access to the traffic signal. However, residents of the proposed development would not necessarily need access to Maple Road since they would have Dillon Road and Highway 287 as signal controlled intersections. Staff recommends the applicant explore all possible scenarios to prevent traffic from this development access to Maple Road while still providing access to the future signalized intersection for Maple Grove residents. The applicant will work with staff to ensure the proposed access road for the Maple Grove residents is located in the most appropriate manner to reduce conflicts and impacts on existing residents. The Northwest Parkway Highway Authority and City Engineer have expressed initial concerns with the location of the Dillon Road access. Staff recommends the applicant work with staff to address any concerns of the Dillon Road access location and relocate to a more appropriate location if needed. Pedestrian and Bicycle Access: At this time there are no sidewalks, trails, paths or on-street bike lanes near the subject property. The property is a vacant field surrounded by 2 major State highways and a major regional arterial in Dillon Road. Extensive public improvements would be required to be able to provide safe and effective pedestrian and bicycle access not to mention multi-modal access. The nearest sidewalk to the subject property is approximately ¼ mile to the north at the south end of the South Pointe Subdivision. This sidewalk feeds into a trail running west along the southern boundary of South Pointe to the Colorado Tech Center in Louisville. To the east approximately ¼ mile is the Imel Trail, part of the Coal Creek/Rock Creek regional trail system. There are no sidewalks along the east side of Highway 287 south of the Lafayette Corporate Campus. One of staff s concerns with the multi-family project at this location is that it is not easily connected to the rest of the City. Sidewalks would need to be constructed along the west side of Highway 287 from the intersection of Dillon Road to existing sidewalk at South Pointe. The developer would need to maintain this sidewalk until adjacent property develops and can take over maintenance of the sidewalk. Another issue with this sidewalk will be getting approval from CDOT to construct in the Highway 287 right-of-way. Most of the sidewalks along 287 in Lafayette are located within public pedestrian access easements on private property and not in the right-of-way with some notable exceptions. If CDOT does not allow the sidewalk to be located in the right-of-way, the applicant will need to attempt to obtain easements to construct the sidewalk on private property. With the hospital on the east side of Highway 287 and potential future commercial and retail development on the Imel property on the east side of 287, residents will need easy access to these locations. Currently there are crosswalks at the Highway 287 and Campus Drive/South Pointe Drive intersection but no crosswalks at Dillon Road and Highway 287. A crosswalk would most likely be installed at the future signalized intersection but due to the width of the roadway, are not very pedestrian friendly. As part of the preliminary plan Sundar Apartments Page 7 Sketch Plan

8 process staff believes the applicant will need to explore the feasibility of constructing a pedestrian underpass under Highway 287. Part of this will also depend on several drainage issues encumbering the property that will be discussed later in the report. It would also be appropriate for the applicant to install sidewalks along the east side of Highway 287 from the Lafayette Corporate Campus to Dillon Road. Broomfield is in the process of making improvements to Dillon Road from Zuni to Highway 287. These improvements include a multi-modal path along the north side of Dillon Road to Highway 287 with a connection to the Imel Trail. If this project moves to the preliminary plan stage, the applicant will need to work with Lafayette and Broomfield to ensure any public improvements such as the northsouth running 10 wide multi-modal trail on the east side of Highway 287 will accommodate the proposed multi-modal trail that Broomfield is installing along Dillon Road. Staff will support the applicant in seeking 100% reimbursement for the north-south running multimodal trail on the east side of Highway 287 from the adjacent property owner when the property develops. Parking: The sketch plan does not provide a total parking count but does state that parking would be provided at a ratio of 1.85 spaces per unit. At 636 units, that equals 1,177 parking spaces. The applicant has indicated the total number of studio/1-bedroom units would be 408 units. For this, the Code requires 612 parking spaces. The proposed number of 2-bedroom units is 228. The Code requires 456 parking spaces for the 2-bedroom units. The total number of parking spaces required by Code is 1,068 parking spaces. Based on this the site is over parked by 109 spaces or a little over 10%. The Code does not include a specific parking requirement for the clubhouse as it is thought that most residents would not need to drive to the clubhouse. If the number of 1 and 2 bedroom units remains the same at preliminary plan staff recommends the applicant explore the feasibility of reducing the number of parking spaces closer to the minimum required by Code unless compelling evidence through studies and experience with other developments in Lafayette supports the slight increase. There is no on-street parking available surrounding the site as with other multi-family developments in Lafayette. The site will have to provide adequate parking onsite. Staff believes the proposed 1,177 parking spaces will most likely be appropriate for the mix of units but will require this information be finalized with the preliminary plan and the site plan/architectural review. The sketch plan indicates there will be 642 garage parking spaces for residents with the balance occurring in uncovered surface lots. The garages are located throughout the site and along the perimeter of the property. If the project moves forward staff will encourage the applicant to do a study on the appropriate number of electric vehicle charging stations needed for a development this size and to install the EV charging stations throughout the site including the ability to install within the garages at the request of the residents. Public Transportation: The nearest bus stops to the subject property are located under the Northwest Parkway on Highway 287. There are no sidewalks to these bus stops. The Sundar Apartments Page 8 Sketch Plan

9 applicant would be required to work with RTD to relocate the bus stops north to the future signalized intersection. Staff would also recommend that the applicant install a shelter with bike rack and trash receptacle on the both the east and west side of Highway 287 at the relocated bus stops. The applicant would be responsible for maintaining these stops until development occurs on adjacent property and can be assumed by those developers. Staff will support 100% reimbursement for the applicant for the bus stop improvements on the east side of Highway 287. With the improved bus stop locations and number of new residents in the area, staff believes this may spur additional ridership of the L and 225 which run by the subject property. Another way to possibly reduce the parking requirements of the project of this size is to provide alternative modes of travel to residents. While residents would have access to ride sharing services, staff recommends the applicant explore the feasibility of cost-sharing with residents of the development for a neighborhood eco-pass through RTD. Engineering/Utilities: Xcel reports that electric and gas facilities are located on and nearby the subject property and will be able to provide services as long as appropriate easements are dedicated with a future final plat. The city engineer has reviewed the sketch plan application and has submitted his comments in the attached memo dated February 14, Staff recommends that the applicant address the issues identified by the city engineer, in the attached memo, prior to the submittal of the preliminary plan. Water and Wastewater: The nearest water line to the subject property is located over ¼ mile north of the subject property on the west side of Highway 287. This water line will need to be extended south to the property, looped through and around the property, under Highway 287 and north along the east side of 287 to the Lafayette Corporate Campus. Prior to submittal of a preliminary plan, the applicant will need to work with the City to acquire easements from adjacent property owners for the water and sewer lines. With the extension of the water line to the east side of Highway 287 a substantial benefit is realized by the owner of that property. The nearest sewer line is also over ¼ mile north on the east side of Highway 287. This line will also need to be extended south to the property. Drainage: Storm drainage is intended to be accommodated on-site with at least 2 detention ponds. The site is surrounded on the south and east by a historic drainage channel that was improved and expanded for use by the Northwest Parkway. The drainage channel limits frontage of the property along Dillon and no frontage along Highway 287. On sheet 5 of the plan, the drawings show a proposed relocated drainage channel. With this scenario the drainage channel on the south side of the property would be continued east under Highway 287 to the Imel property. This would replace the drainage channel along the eastern boundary of the property and potentially open up that property for commercial development. Sundar Apartments Page 9 Sketch Plan

10 This would be a benefit to the City. Relocation of this drainage channel would also benefit the property on the east side of Highway 287 which is also impacted by the drainage channel for the Northwest Parkway. This is an important future commercial property for the City. Water Rights: The developer will be required to investigate purchasing shares of Colorado Big Thompson (CBT) water to satisfy the required water rights. The Windy Gap/NISP fee for each acre-foot of water being dedicated to the City will also be a responsibility of the applicant and payable to the City prior to development. If the applicant is unable to acquire adequate shares on the open market, they would be allowed to purchase water from the City. Public Land Dedication: The public land dedication for this subdivision is 15% or 6.2 acres. The sketch plan has been reviewed by Parks & Open Space staff. In accordance with the PROST master plan, staff recommends cash-in-lieu to satisfy the public land dedication requirement. Staff also supports multi-modal trail connections along to Highway 287 and to the Imel Trail. The applicant anticipates seeking partial credit for the common open area, clubhouse and proposed trail system around the development. Staff has discussed this and believes these should not qualify for credit to the public land dedication since those amenities would be required of the development in some capacity. Staff recommends cashin-lieu to satisfy the public land dedication requirement. Recreation: The sketch plan indicates multiple recreational opportunities will exist for residents of the development. The plans call for a 2.5 acre common open area between phase 1 and 2, a community walking trail around the outside perimeter of the development, a community garden area, public gathering spaces with BBQ, shade structures and outdoor game facilities available to the residents. The applicant has indicated the community trail around the outer perimeter would be open to the general public. Staff recommends the applicant provide a public access easement for the community trail with the preliminary plan. Community Amenities: The project includes two (2) clubhouse buildings for each phase of the development. The applicant has indicated the clubhouse would be available for rental to the entire community for special events. The applicant has also proposed a few other amenities to benefit the entire community including a possible second monument entry sign for the City of Lafayette at the northwest corner of Dillon Road and Highway 287, and 2 locations for public art display including one within the site and one at the corner of Dillon Road and Highway 287. If the applicant is unable to acquire the property at the corner of Dillon Road and Highway 287 then staff would recommend working with the applicant and the Lafayette Public Art Committee to find other ways the applicant could support public art in Lafayette. Another community-wide amenity proposed by the applicant is a donation to the Mary Miller Theater. The Assistant City Administrator has indicated that upgrades to the Sundar Apartments Page 10 Sketch Plan

11 Mary Miller Theater have been needed for quite some time. The applicant has indicated they would be willing to participate in the endeavor as part of Phase 2 of the development with a contribution of $150,000. The applicant has stated that due to rising interest rates it is an obvious benefit to receive final plan approval by the end of 2018 and would increase the donation to the Mary Miller Theater to $400,000 if this is accomplished. The City believes this is an important community asset and needs attention prior to the 2 nd phase of the development. Regardless of when final plan approval is granted, staff recommends the contribution for the Mary Miller Theater be due at the time of recording the final plan. Landscaping: The applicant has submitted a sketch plan level landscape plan for the site. The plan includes the required street trees along with landscaped entry areas. At the neighborhood meeting the adjacent residents expressed concern about conflicts between urban and agricultural uses. With the preliminary plan staff will need to see a component of the landscape plan that deals with buffering along the northern boundary of the site to mitigate impacts. The Site Plan/Architectural Review to be submitted with the Preliminary Plan will include a more detailed landscape plan for staff and Planning Commission review. Visitability: This project is subject to the Visitability regulations adopted by the City Council in September The Visitability ordinance states that a minimum of 25% of the dwelling units within the development shall comply with the Visitability criteria, which includes a zero step entry, wider hallways and a ground level bathroom that can accommodate a wheelchair. Of the 636 proposed dwelling units, 159 units will need to comply with the aforementioned criteria. The Visitability criteria also include provisions for the geographical dispersion of units throughout the development where possible due to site grading. The applicant has indicated that the visitable units will be accommodated on the 1 st floor of the buildings. Public Safety: Staff referred the applications to both the Police Department and Fire Marshall. The applicant met with the Fire Marshall to review access for fire and rescue equipment and has designed the streets and access points accordingly. The Fire Marshall will continue to review the project as the various phases are platted. No comments were received from the Lafayette Police Department. The applicant will meet with the Crime Prevention Officer prior to submittal of the preliminary plan. Schools: The sketch plan was referred to the Boulder Valley School District (BVSD). BVSD staff provided student generation numbers to the City. The proposed development would be served by Ryan Elementary, Angevine Middle School and Centaurus High School. Per BVSD staff, the following student numbers are expected to be generated from the development: Elementary School 57 Middle School 19 High School 25 TOTAL 101 Sundar Apartments Page 11 Sketch Plan

12 BVSD staff has indicated that enrollment at Ryan Elementary could exceed capacity at the buildout of this development. However, District staff has indicated that the enrollment increase is due to open enrollment from outside the Ryan attendance area and that students from this development can be accommodated through increased restrictions on open enrollment. The School District will continue to monitor enrollment at Ryan Elementary to determine if any such restrictions will be necessary in the future. The applicant has developed the Prana and Luna Bella apartment communities in Lafayette. The School District indicated that those projects would generate approximately 80 students, however far fewer students have been generated from the development. The nature of the units and the target demographic is not families with school age students. Thus the anticipated impacts to the schools from those developments have not been realized. Developer s Ability to Complete the Project: The applicant has successfully developed and constructed 2 large apartment complexes in Lafayette. They are the Prana and Luna Bella communities located north of the hospital in the SoLa Subdivision, Staff believes the developer will be able to construct the subdivision according to the final approved plans and will be able to complete the development in a timely manner. Build-out Rate & Growth Management Priority Status: This subdivision will be subject to a growth management priority status and building permit allocations. The applicant will be required to request a specific allocation at the time of the preliminary plan submittal. At this time the City appears to have the ability to provide building permits for the first phase of the proposed development within the current 6-year growth management cycle. Prior to and as part of the preliminary plan review, staff will work with the applicant to formulate an appropriate building permit allocation recommendation for the subdivision. Phasing Plan: The project is intended to be developed in phases starting on the eastern 2/3 rd of the property and moving west. Phase 2 would be the western 1/3 rd of the property. Most of the public improvements including the aforementioned community amenities should be accomplished as part of Phase 1 of the development since they are so important to creating a sense of place and connection with the rest of the City for the residents in Phase 1. Goal Fulfillment: This project complies with a number of policies listed in the City s Comprehensive Plan: Policy B.2.2: Encourage compact and clustered development to facilitate more efficient provision of utility, drainage, and transportation infrastructure; community services; and, community facilities. Policy C.1.1: Ensure that proposed development and redevelopment projects conform to the Land Use Map s designations. Sundar Apartments Page 12 Sketch Plan

13 Policy C.1.4 Provide neighborhood-oriented commercial development in locations that are convenient to residential neighborhoods. Policy C.1.5: Enhance Lafayette's pedestrian, small-town character by targeting future medium and high-density residential development to infill development locations that are readily accessible to and otherwise integrated with potential employment centers, commercial shopping areas and transit service routes. Policy C.2.2: Development should provide pedestrian connections to adjacent development and whenever feasible to existing and proposed trail systems as identified in the PROST Master Plan. Policy C.3.2: Encourage street connections between proposed and existing residential neighborhoods. Policy C.3.4: Ensure proposed residential developments provide adequate community facilities, physical infrastructure, and services. Policy C.3.5: Consider changing family and household needs when reviewing proposed residential development applications. Policy C.3.8: Ensure that new residential development provide pedestrian connections to adjacent development and whenever feasible to existing and proposed trail systems as indicated on the PROST plan. Policy C.3.9: Sidewalks should be of sufficient width to be an effective transportation corridor for pedestrians and bicyclists. Policy C.4.2: Require adequate infrastructure improvements including paved access, utilities, and controlled access from major collectors and arterials. Policy D.1.1: Ensure that both the scale and appearance of proposed development and redevelopment responds appropriately to adjacent development and provides a compatible transition to existing neighborhoods. Policy D.1.3: Cluster development within parcels to increase open areas and public access. Policy D.2.1: Improve the streetscape along important thoroughfares to strengthen Lafayette s overall community image and to stimulate future development and redevelopment by providing a more attractive and cohesive street edge. Policy D.3.1: Develop community gateways along the City s major roadway corridors that respond to and strengthen Lafayette s community identity. Gateways will delineate the City s boundaries using landscape, signage and/or sculptural elements that are applied consistently to create a unified community image at the City s border. Policy E.1.1 Encourage residential development that supports the spectrum of housing needs in the community, including seniors, first time home buyers and entry-level to mid-level employees through the provision of a variety of housing types, prices, styles, and sizes. Sundar Apartments Page 13 Sketch Plan

14 Policy E.1.5: Support housing that meets the health and childcare, transit, social, and recreational needs of households with special considerations, including seniors, single-parent families and persons with disabilities. Policy E.1.9: Support increased housing densities in appropriate areas and encourage greater overall diversity in unit mix, size, and bedroom configurations. Policy E.2.1: Increase the number of multi-family rental housing units in Lafayette to increase housing affordability. Policy F.4.3: Ensure that new development provides safe, pedestrian-friendly, barrier free, streetscape design. Policy G.1.1: Construct all new roadways according to the City s adopted design standards and classifications. Policy G.1.2: Require new development to provide appropriate streets consistent with anticipated volumes and speeds based on documented and agreed upon traffic impacts from new development. Policy G.1.3: Coordinate transportation planning in situations involving State and County roads, including the design of roadways, bike/pedestrian ways, and curb cut locations with the State of Colorado and Boulder County. Configure land uses along arterial roads, to consolidate and minimize the number of curb cuts. Policy G.1.6: Encourage all proposed subdivisions to have multiple vehicular access points. Policy G.2.6: Encourage the development and maintenance of bike routes, which include trails, paths, and street bike lanes, to complement an enhanced multipurpose trail system. Policy G.3.1: Ensure that pedestrian and bicycle routes, which include trails, paths, sidewalks, and street bike lanes, are planned and built to allow users access to key city destinations, and are integrated with and strengthen the City s alternative transit system. Policy G.3.2: Require proposed development to construct bus stops (including shelter, seating, etc.) when located along transit corridors. Policy G.3.3: Ensure that proposed development and redevelopment provides an adequate system of sidewalks and trail facilities that meet City standards to promote walking and bicycling throughout the City. Connect new sidewalks and trails to existing sidewalks and trails. Policy G.3.6: Support higher density, more compact development along transit corridors. Policy G.3.8: Ensure that proposed development plans include the interconnection of all multi-modal neighborhood transportation systems. Policy G.3.10: Support funding options for pedestrian/cyclist over and under pass crossings at arterial streets and State highways. Sundar Apartments Page 14 Sketch Plan

15 Policy H.1.2: Ensure proposed development plans maximize park services through land dedication requirements and that new park, open space and trail sites are located appropriately. Policy H.1.6: Encourage private development of indoor recreation facilities. Policy H.1.7: Create a citywide trails system that provides access to existing and future regional trail systems and that supports the Multi-modal Transportation Plan Map (referenced in Policy G.2.12) which aims to link parks and open space areas, civic amenities, and other public activity centers such as schools and the library, where possible. Policy H.2.1: Locate parks and trails, when possible, in places that enhance the overall appearance of the City. Policy H.3.10: Consider requiring new developments, especially residential developments, to dedicate land for neighborhood parks to the development s owner s association rather than dedicating such land to the City, in order to manage the City s ongoing park and public lands maintenance costs. Policy H.4.3: Create trail connections through and between Lafayette s open space properties in order to provide an integrated and complete trail system within the community. Policy I.1.1: New development should provide an analysis of sustainable elements such as renewable energy, water conservation, and water quality improvements that can be incorporated into the project. Policy I.1.11: Promote use of green building and energy efficient appliances and building techniques and water conservation approaches for new development. Policy I.2.3: Policy I.3.1: Policy I.3.4: Policy J.1.7: Policy J.1.9: Policy J.2.6: Policy J.2.8: Encourage new residential development that does not provide individual unit curbside solid waste collection and new non-residential development to provide areas for recycling/compost collection bins. Support community-supported agricultural programs. Encourage residential developments to provide common areas and irrigation for community gardens. Protect the visible night sky by ensuring that outdoor lighting does not create undesirable light pollution. Exterior light fixtures should conceal the light source in such a way so as to not cause excessive glare as perceived from neighboring properties. When development is proposed around or on property that includes, or previously included, a gas or oil well, a Phase I Environmental Study should be required as part of the preliminary plan submittal. Encourage private developers to follow the City s prairie dog mitigation policy for public lands. Ensure proposed development appropriately responds to existing topography to avoid excessive site grading. Sundar Apartments Page 15 Sketch Plan

16 Policy K.3.4: Consider the estimated student yield, as provided by Boulder Valley School District, of new residential neighborhoods during the development review process. Policy K.7.3: Require proposed development to employ land use and development patterns that ensure efficient delivery of utilities. City s Financial Ability to Serve: With the proposed expansion of the water and sewer lines to the subject property by the developer, the City would have the ability to serve the subdivision. Environment: Staff is not aware of any wildlife on the property. Prior to submittal of the preliminary plan staff recommends an ecological study be conducted by a qualified professional to determine if the project area supports important plant communities, wildlife habitat, or potential habitat for special status species. Also, if any prairie dogs are currently on the property, staff recommends the applicant provide a prairie dog mitigation plan as part of the preliminary plan submittal. There is an existing gas well located on the property that the applicant intends to plug and abandon. Staff recommends a Phase I Environmental Study be submitted as part of the preliminary plan submittal. Staff also recommends the preliminary plan include the documentation for abandoning and capping the well per the State of Colorado requirements. The applicant has agreed to pursue the purchase of renewable energy credits from Xcel for the common areas. Staff recommends the applicant encourage residents to sign up for renewable energy credits at the time of leasing. The Comprehensive Plan also stipulates the property has good southern exposure to support solar. Staff recommends the applicant work with Xcel, and the City, to pursue the installation of solar panels within the development where feasible. The applicant shall submit a solar plan to the City with the preliminary plan submittal. Floodplain & Subsidence: The subject property is not located within a 100-year floodplain. According to the 1986 Dames & Moore subsidence study the property is not located within any zone with potential for future subsidence. Cultural: It is unknown what, if any, cultural resources exist on-site. Staff does recall that small scale commercial activities took place at the corner of 287 and Dillon Road. There also was a single-family residence on a portion of the subject property. Most of the structures were demolished at least 20 years ago shortly after annexation into the City. Staff recommends a Cultural Resources Survey be conducted on the subject property and submitted with the preliminary plan. This information will be forwarded to the Historic Preservation Board as a referral at the time of preliminary plan review. Sundar Apartments Page 16 Sketch Plan

17 Homeowner s Association: Due to the rental nature of the apartment home community the applicant does not anticipate the need to create a homeowner s association. All the common amenities and public improvements will be maintained by the owner of the development and most likely managed by a professional property management company. The applicant intends to own the development for a while after construction is complete. SUMMARY The property was officially annexed into the City of Lafayette in July The property is vacant except for an existing gas well and appurtenant equipment associated with the gas well. The applicant has indicated the owner of the mineral estate has rights to drill up to 8 additional wells on the subject property. Thus plugging and abandoning the well that exists and purchasing the rights to additional wells to prevent a potential super pad drilling site will be a substantial benefit to the City. The proposed subdivision is approximately 41.3 acres and includes up to 636 multi-family dwelling units. The sketch plan allows the applicant to submit up to 110% of the shown units (636) for a total of 696 units, subject to the site accommodating these additional units and meet Code requirements. Other site improvements include garages and surface parking, common landscaped open areas, a perimeter loop trail and community gardens. The City will require cash-in-lieu to satisfy the public land dedication of 6.2 acres. Multiple community amenities are proposed for the development including off-site public improvements as recommended by staff to ensure connectivity of the development with the larger community and a feeling of inclusion. These include sidewalks and trails on both the east and west side of Highway 287 and the possibility of addressing drainage for the Northwest Parkway to open up land for future commercial development. These improvements will also help remove some encumbrances to the property on the east side of Highway 287 which has long been sought by the City for retail development due to its proximity to the Northwest Parkway and frontage along Highway 287. The sketch plan includes proposed access from Dillon Road and new signalized intersection on Highway 287 at the northern boundary of the subject property. This new intersection is intended to replace the previously approved signalized intersection at Maple Road and 287. If CDOT approves the relocation of the signalized intersection, the applicant will have to provide access to the intersection for the residents of the Maple Grove Subdivision since it is most likely that CDOT will restrict access at Maple Road. The Dillon Road entrance may also require a traffic signal due to multiple vehicular movements occurring between Dillon Road and the Northwest Parkway. The applicant will responsible for 100% of the cost and installation of both signals. The applicant may seek reimbursement from the property owner on the east side of Highway 287 for 50% of the cost of the signal. If CDOT does not approve the relocation of the signalized intersection the applicant will have to look at other options for providing secondary access to the property such as a right-in/right-out on Highway 287 or Dillon Road in addition to installation of the traffic signal at Maple Road. Sundar Apartments Page 17 Sketch Plan

18 The sketch plan includes information that the applicant would be requesting R4/PUD zoning with the final approval of the project. The R4 zoning is being requested since the density of the proposed project slightly exceeds the maximum density of 14 dwelling units per acre allowed in the R3 zone. The sketch plan includes a density of 15.3 dwelling units per acre. The R4 zone allows up to 18 dwelling units per acre. The Comprehensive Plan Land Use map designation for the subject property is Opportunity Parcel B. High Density residential development would be an appropriate use for this property under that designation. As previously mentioned the applicant would like some flexibility to increase the number of units by 110% to 700 units if necessary to accommodate construction of the required public improvements. This would be subject to Planning Commission and City Council approval. The applicant does not envision requesting any Code modifications but staff has identified at least one necessary Code modification. That is allowing more than one principal building on a lot. This is a typical Code modification for office parks, commercial shopping centers and apartment home communities where buildings are not typically on their own lot but are part of the larger development as a whole. With the Preliminary Plan, the applicant will be required to submit a Site Plan/Architectural Review to include plans that will help staff to identify if any additional Code modifications are necessary for such measurable standards as setbacks, building height, parking, etc. The applicant will also need to provide justification for any Code modifications. This will also ensure the applicant is requesting all PUD modifications needed, and for staff to make a final recommendation to the Planning Commission, with the Preliminary Plan, on what modifications staff supports. The sketch plan complies with numerous Comprehensive Plan policies as identified in the report. Staff finds that the concept of the sketch plan is appropriate for the site and feasible, and the plan complies with the goals and policies of the Comprehensive Plan. Subject to the concerns expressed within this report the proposed PUD modifications meet the intent of a PUD by providing for the most beneficial development of the land. RECOMMENDATION Staff recommends approval of the Sundar Apartments Sketch Plan, subject to the recommended conditions, with the belief that the plan meets the PUD review criteria of Section , sketch plan review criteria of Section , and the sketch plan application requirements of Section PROPOSED CONDITIONS OF APPROVAL 1. The Site Plan/Architectural Review application shall be submitted with the Preliminary Plan in order to give staff the opportunity to review if any Code modifications are necessary and if so how would those affect the overall development. 2. At the preliminary plan, the number of units may be increased to 696 units if the site can accommodate the increase and meet all applicable Code requirements. Sundar Apartments Page 18 Sketch Plan

19 3. The applicant shall be responsible for 100% of the cost and installation of a future traffic signal on Highway 287. If CDOT does not approve a signalized intersection at this location, the applicant will work with staff to obtain access to Maple Road and will be responsible for the installation of the signal. Staff would be supportive if the applicant requests approval of a reimbursement district to recoup up to 50% the cost of installation of the signal from the vacant property on the east side of Highway 287 when it develops. 4. If the traffic study created as part of the preliminary plan application indicates a traffic signal is warranted at the entrance on Dillon Road, the applicant shall be responsible for 100% of the cost and installation. 5. The applicant shall work with staff to address any concerns of the Dillon Road access location and relocate to a more appropriate location if needed. 6. The applicant shall explore all possible scenarios to prevent traffic from this proposed development access to Maple Road. This is in addition to ensuring access is available to the future signalized intersection for Maple Grove residents. 7. The applicant shall work with staff to ensure the proposed access road for the Maple Grove residents is in the most appropriate location. 8. The applicant shall attempt to obtain the appropriate easements if necessary and install a minimum 10 wide multi-modal path along the west side of Highway 287 from the intersection of Dillon Road to existing sidewalk at South Pointe and along the east side of Highway 287 from Dillon Road to the Lafayette Corporate Campus. The applicant shall maintain both sidewalks until adjacent property develops and can take over maintenance. 9. The developer shall explore the feasibility of constructing a pedestrian underpass under Highway The applicant shall work with the Lafayette and Broomfield staff to ensure any public improvements including the sidewalk adjacent to Highway 287 will accommodate the multi-modal path from 287 to the Imel Trail that Broomfield is going to construct as part of the Dillon Road improvements. 11. Prior to submittal of a preliminary plan, the applicant shall acquire easements from adjacent property owners for the extension of the water and sewer lines form their current location to service the proposed development. 12. The applicant shall address the issues identified by the City Engineer in the memo dated February 14, 2018 prior to the submittal of the preliminary plan. 13. The applicant shall explore the feasibility of reducing the number of parking spaces closer to the minimum required by Code unless compelling evidence through studies and experience with other developments in Lafayette supports the slight increase. 14. The applicant shall conduct a study on the appropriate number of electric vehicle charging stations needed for a development this size and to install the EV charging stations throughout the site including the garages at the request of the residents. 15. The applicant shall work with RTD to relocate the bus stops north to the future signalized intersection, and install a shelter with bike rack and trash receptacle on Sundar Apartments Page 19 Sketch Plan

20 the both the east and west side of Highway 287 at the relocated bus stops. The applicant would be responsible for maintaining these stops until development occurs on adjacent property and can be assumed by those developers. Staff will support 100% reimbursement to the applicant for the bus stop improvements on the east side of Highway The developer shall explore the feasibility of cost-sharing with residents of the development for a neighborhood eco-pass through RTD. 17. The developer shall pay cash-in-lieu to satisfy the public land dedication requirement of 6.2 acres. 18. The developer shall provide a public access easement for the proposed community trail around the perimeter of the project with the preliminary plan. 19. The landscape plan submitted with the preliminary plan shall include a specific component detailing how buffering will be accomplished along the northern boundary of the site to mitigate impacts to the Maple Grove Subdivision. 20. If the applicant is unable to acquire the property at the corner of Dillon Road and Highway 287 for public art, the applicant shall work with staff and the Lafayette Public Art Committee to find other meaningful ways the applicant could support public art in Lafayette. 21. The applicant shall contribute $400,000 for the restoration of the Mary Miller Theater if final plan approval is obtained in Regardless of when final plan approval is granted the contribution to the Mary Miller Theater will be due at the time of recording the final plan. 22. A Visitability plan shall be submitted with the Preliminary Plan which will include the geographical dispersion of visitable units. Said units shall be identified on the preliminary plan. 23. The applicant shall work with the City to identify appropriate access to accommodate fire and rescue equipment. 24. The applicant shall meet with the Crime Prevention Officer prior to submittal of the site plan/architectural review application. 25. If prairie dogs are found on the property and proposed to be removed, the applicant shall provide a prairie dog mitigation plan as part of the preliminary plan submittal. 26. An ecological study shall be conducted by a qualified professional to determine if the project area supports important plant communities, wildlife habitat, or potential habitat for special status species. 27. A Phase I Environmental Study shall be submitted as part of the preliminary plan. 28. Documentation for abandoning and capping the existing gas well on-site per the State of Colorado requirements shall be submitted with the preliminary plan. 29. The applicant shall work with Xcel to ensure the appropriate easement widths are provided to accommodate the development. 30. With the preliminary plan the applicant shall explore providing solar panels within the development. The applicant shall submit a solar plan to the City with the preliminary plan submittal. Sundar Apartments Page 20 Sketch Plan

21 31. The developer shall pursue the purchase of renewable energy credits from Xcel for the common areas and will encourage residents to utilize renewable energy credits if available at the time of leasing. 32. A Cultural Resources Survey shall be conducted on the subject property and submitted with the preliminary plan. MOTION: Proposed Motion for Approval: The Planning Commission approves this request for sketch plan approval, subject to the recommended conditions, finding that the proposal complies with the requirements for sketch plan submittal; the PUD criteria; and the Comprehensive Plan s goals and policies. Proposed Motion for Denial: The Planning Commission denies this request for sketch plan approval finding that the proposal does not comply with sketch plan requirements; the PUD criteria; and the Comprehensive Plan s goals and policies. Attachments: Applicant s narrative Letter to City Administrator outlining Community benefits Residential Development Questionnaire Resolution City Engineer s memo, dated February 14, 2018 Sketch Plan Sundar Apartments Page 21 Sketch Plan

22 Sketch Plan Application - Sundar Apartments This Sketch Plan Application is for acres of land designated in the City of Lafayette Comprehensive Plan as the southerly two thirds of Opportunity Parcel B (the Subject Parcel ). The proposed project will define the west side of a major southern entrance to the City as a vibrant, high quality, connected residential community, facilitate future development of the commercial parcel on the east side of the highway and potentially allow creation of a future commercial area between the proposed site and the west side of Highway 287. This southern entrance to the City is highly visible from the Northwest Parkway and capable of drawing customers to both the residential development and businesses that would contribute to the tax base of the City. The current definition point of this entrance to the City of Lafayette is emergence from under the Northwest Parkway overpass marked by a monument sign on the eastern side of Highway 287. Both sides of this entrance point are dryland hayfields split by a 4 lane highway with a center median. The west side of the entrance has overhead power lines, an oil and gas well with appurtenant tanks and facilities to the west and an unattractive visible riprapped drainage channel extending northward along the west side of the highway from the entrance to the City. The existing oil and gas well has additional leases and existing rights that could allow development of a superpad site at that location. The proposed project would result in the capping of the existing well and elimination of a future superpad site at the southern boundary of Lafayette, burial of the existing overhead power lines and installation of an entrance monument on the west side of this entrance to the City. The developer of the proposed project is also willing to support the City and the owner of the commercial parcel (Imel property) on the east side in the possible relocation of the riprap channel along the west side of the highway. Relocation of the portion of the riprap channel leading north along 287 could potentially allow development of a small (roughly 5 acre) commercial site on the west side of Highway 287 between the subject parcel and Highway 287. City water and sanitary sewer service has not yet been extended to either side of the entrance to the City making development of these areas challenging. The proposed project would extend and loop City water and sanitary service to the southwestern boundary of the City and a portion of the commercial parcel on the eastern side of the highway assuming an easement will be granted by the owner of the Imel property. Extension of the water and sanitary lines will also be an enhancement to the development of the Imel property. The proposed project will facilitate more rapid development of a signalized intersection on Highway 287 that will encourage development of the commercial parcel on the east side of Highway 287. The proposed project will also provide signalized access for the Maple Grove Subdivision though the subject parcel to Highway 287. Neither side of this entrance to the City has sidewalks or trails immediately adjacent to Highway 287 that encourages use of alternative forms of transportation important to the City. Current bus stops are signs located under the Northwest Parkway underpass. The proposed project would extend pedestrian and bicycle access along the west side of 287, from the South Pointe neighborhood to the NW corner of

23 Dillon Road and Highway 287, and include the reinstallation of a new bus shelter on the west side of Highway 287, near the proposed traffic signal. The proposed project would also include a system of pedestrian/bicycle trails open to the public that would loop through the community and provide a safe and enjoyable recreational experience for pedestrians, joggers and bicyclists. Seasonal water fountains and dog watering stations as well as pet waste disposal stations are incorporated into our trail systems for use by pedestrians, dog walkers and bicyclists. Public art would be featured along the trail loop. The developer has received feedback from the City that cash-in-lieu of public land is preferred. As such, the applicant is proposing 100% cash-in-lieu of public land dedication.. This enables the City to use these funds for other high priority recreational projects within the City. As such the multi-family project will still include multiple recreational opportunities and site amenities for the enjoyment of the residents and the general public for which the developer reserves the right to request a reasonable credit. The applicant highly values the Lafayette community and has previously participated in a number of community events and projects including 4 th of July fireworks sponsorship, the restoration of the historic Coca-Cola sign, acquisition of the Boat of the Universe for the City, participation in a number of 5K runs and other community events and will continue to be involved in the cultural life of the community. As part of the proposed project, the developer would also participate in the rehabilitation of the Mary Miller Theatre through a donation. The applicant proposes a $150,000 donation to this endeavor. However, it is beneficial for the developer that building permits be pulled in 2018 due to rising interest rates resulting in increased costs. As such, the developer would offer to increase the donation to $400,000 if City Council final plan approval is obtained in The applicant values sustainability efforts. As such, the developer will provide space within the proposed development for a community garden with a composting capability consistent with the City s long history of agricultural production, will agree to purchase renewable energy from Xcel for the common areas of the project if a program exists at a reasonable cost, and agrees to investigate cost sharing of neighborhood Eco-pass with RTD for the residents. The City of Lafayette is a highly desirable residential community. Lafayette, along with the rest of the Denver metro area, is experiencing record low supplies of for sale properties along with continued high numbers of new residents seeking housing in the community. High quality rental housing communities fill a need for housing for both current and potential Lafayette community members who are either not currently interested in home ownership and for those waiting for the supply of for sale housing to catch up with demand. The applicant feels that given changing multi-family demographics, that a diversity of rental product is needed in the community. The developer is investigating an appropriate mix of studios/micro apartments, and one- and two-bedroom apartments. The applicant constructs projects that meet the criteria of the National Green Buildings Standards (NGBS) program (roughly equivalent to LEED Silver). The applicant s rental communities incorporate energy conservation best practices in the selection of building materials and appliances, actively managed trash and recycling programs within the residential community, water conservation measures

24 in the selection of plumbing fixtures and design of irrigation systems and provision of multiple electric vehicle charging stations within each property. Revenue to the City generated by the proposed project is estimated to include $4 million of water shares purchased from the City, building permits estimated at $8 million,), annual property taxes of $200,000 and annual sales taxes collected from new resident of the project of $160,000. City staff has let the developer know of the importance of affordable housing in the broader Lafayette community. As such, the developer has decided that in addition to a diversity of rental units, they will pay double the current square foot affordable housing fee, from.30 to Vicinity Map. See Sheet 5 - Conceptual Site Plan attached. 2. Sketch Plan. a. Topography The site slopes gently from the northwest to the southeast corner. See the ALTA. No significant changes in topography are anticipated as part of the proposed project. b. Proposed Street System See Sheet 5 c..the primary access point proposed to the site would be a full access intersection on Dillon Road at the location of the current access road to the oil and gas well located on the site. Preliminary traffic studies indicate that 45% of the traffic generated from the proposed site would use this intersection at peak traffic times rather than the secondary 287 intersection. The secondary access point to the site would be an entrance road leading from the proposed full access signalized intersection on Highway 287 at the northeast corner of the site. The entrance road would continue along the northern boundary of the subject parcel to a point roughly halfway along that boundary where the entrance road would link Maple Road to the signalized intersection. A signalized intersection had previously been planned for the intersection of Maple Road and Highway 287 (roughly 700 feet north of the location proposed in this application), however, that signalization would be dependent on future commercial development of the Imel parcel on the east side of Highway 287 since the 16 lots in the Maple Grove subdivision could never generate sufficient traffic to trigger warrants for signalization of the intersection. Preliminary traffic studies indicate that traffic counts from the first phase of development of the subject parcel would be sufficient to trigger a warrant for signalization of the intersection and that signalization at the proposed location would allow smoother flow of traffic along 287 than a signalized intersection at Maple Road. The timing of the installation of the traffic signal needs further analysis and will be determined with the preliminary plan submittal or as a condition of the plan. The applicant agrees to install a traffic signal at Highway 287, when warrants are met, but would request 50% reimbursement from the Imel property owner. i. Approximate Street Right of Way See Sheet 5 for information on typical dimensions. d. The site would be divided into 2 lots. Phase 1 would be constructed on Lot 1. Phase 2 would be constructed on Lot 2. As time progresses, to meet requirements of Growth Management, the buildings on-site may need to be subdivided from the main lot to obtain building permits in sufficient numbers to satisfy the actual building of a building. More information will be provided with the preliminary plan. e. Location of Utilities. i. Subject Parcel See Sheet 6. There is no City water or sanitary sewer service to the site. The proposed development would extend City water and sanitary sewer along the east side of Highway 287 through an easement on the Imel property to the

25 vicinity of the proposed signalized intersection on Highway 287. Water and sewer would be extended to the subject parcel and then looped back up the west side of Highway 287 to connect with existing services thereby extending the City water and sanitary services to the southwestern boundary of the City. The extension of City water and sewer would be funded by the developer. The unsightly overhead power lines on the subject parcel would be relocated underground as part of the development of the parcel. ii. Other Parcels See Sheet 5 - Contextual Site Plan. The presence of City water and sanitary service on the Imel property would enhance the opportunity for development of this parcel. f. Information and description of the Subject Parcel and areas adjacent to the proposed development including land use, zoning, end traffic pattern. i. Subject Parcel - Existing Property Description: The property proposed for development consists of approximately acres located at the southwestern most boundary of the City of Lafayette occupying the west side of the southern gateway to the City along a major north south highway, Highway 287. The property is part of the incorporated City of Lafayette. The property is currently zoned as the southern two thirds of Opportunity Parcel B. The property is located north of Dillon Road, west of Highway 287, south of the Maple Grove community and east of the Boulder County Open Space. The property is part of the Rock Creek drainage basin. The property is currently an agricultural hayfield except for an oil and gas well and associated facilities located in the south central portion of the property. The existing oil and gas well has 15 additional leases that may be developed at that location and appropriate setbacks creating the potential for development of a superpad site on that location. The property is not served by City of Lafayette water or sanitary sewer services. A service road runs from Dillon Road to the oil & gas well. ii. Adjacent Other Parcels- Existing Property Description: Eastern Boundary: The eastern boundary of the site abuts a drainage area owned by the E-470 Highway Authority providing drainage from Dillon Road and the E-470 highway located south of the property through a box culvert passing under Highway 287 to the east of the property. If a portion of the drainage channel that flows along the east side of the subject parcel to the existing box culvert (which includes low quality, intermittent wetlands) could be relocated to flow under Highway 287 near the southern boundary of this parcel, the remaining acreage of the parcel could potentially be developed as a small commercial center on the west side of 287. Potential uses for this other parcel could include a small hotel, pad sites for transit oriented facilities such as a Starbucks or other facility highly valued by commuters for their convenience. There are no roads on the parcel.

26 Southern Boundary: The southern boundary of the property similarly abuts the existing drainage area for Dillon Road and E-470 along the eastern half of the southern boundary and abuts Dillon Road along the western half of the southern boundary. There are no roads on the parcel. Aboveground utility lines run along the parcel. The parcel also includes an underground Xcel natural gas supply line which has been unused for many years and which has been replaced by a service line in a different location. Western Boundary: The western boundary of the property is Boulder County Land Venture Open Space, a part of the jointly owned Boulder County, Lafayette and Louisville Open Space. Northern Boundary: The northern boundary of the property abuts the Maple Grove community. The Maple Grove community consists of fourteen (14) 5 acre and two (2) 2.5 acre lots located along both sides of Maple Road, a Boulder County road. Maple Road is a dead end street; it begins at Highway 287 and terminates at the Boulder County Land Venture Open space. The southern boundaries of 8 lots abut the northern boundary of the subject property. The Maple Road community is part of unincorporated Boulder County, but not a part of the City of Lafayette. Drinking water for the community is provided by a well fed community water system operated by Maple Grove HOA as Maple Grove Water Systems, Inc. Irrigation is also provided to the community by the Maple Grove Lateral Ditch. Sanitary sewerage is provided by individual septic systems. Several of the lots include equine or other livestock facilities or separate garage/shop facilities. iii. Other Parcels Not Directly Adjacent: The parcel located to the east of the subject parcel across highway 287 is known as the Imel parcel. This property has been designated for commercial development by the City because of its visibility and proximity to the Northwest Parkway. It is believed that development of the subject parcel and its attendant service may serve as a catalyst for development of this site. iv. Requested Zoning Subject Parcel: The applicant is requesting a PUD with no Code modifications and a change of zoning from Developing Resource (DR) to R4 High Density Residential (18 DU/acre maximum allowable density) with an anticipated density at the time of this sketch plan application of 15.4 dwelling units per acre. The applicant requests the ability to increase that density shown on the attached Concept Site Plan (Sheet 4) between sketch and preliminary by up to 110% or 696 residential units in the event participation in development of infrastructure to facilitate development on other parcels requires greater density to meet required financial investments and if site plan/staff comments would allow that number with adequate facilities.

27 g. Residences would be constructed in 2 phases. The first phase would consist of 324 units with a large clubhouse, open amenity spaces, and 327 garages housing 605 residents. Bedroom count for Phase 1 would be 432 bedrooms. The second phase would consist of 312 units with a large clubhouse, 315 garages, and open amenity spaces housing 584 residents. Bedroom count for Phase 2 would be 432. h. The City has requested cash in lieu of public open space. Private open space within the development is shown on Sheet 4 and is will exceed 53% of the total acreage. i. See Notes on Sheet 4. j. The northwestern most corner of the subject parcel is in a zone of low risk subsidence. The proposed dog park has been located over this area. k. Please see the ALTA, Sheets 2 and 3 attached for legal description. l. Ownership of the subject parcel: Automotive Services, Inc., a Colorado Corporation 1726 Cole Boulevard, Building 22, Suite 300 Lakewood, Colorado m. There are no dedicated public spaces or public streets contemplated in the subject parcel. n. All streets, sidewalks and trails on the subject parcel will be maintained by the applicant or its successors. The sidewalk extension on the west side of Highway 287 is to be constructed within the right of way of the highway subject to approval by CDOT and will be maintained by the developer until such time the lots abutting Highway 287 redevelop. At such time, the maintenance will be assigned to the adjacent property owners. Maintenance of the new bus stop on the west side of Highway 287 will be done by the developer. o. See Sheets 8 and 9 attached which show a conceptual landscape design and typical design elements. p. See Sheet 4. q. Please see notes on Sheet 4. r. A PUD is not being requested. The applicant believes the proposed development meets the City goals and policies listed on Attachment 1. s. The developer intends to own and operate the proposed projects for a period of time following construction and lease up. t. The applicant anticipates purchasing building permits for the first phase of the proposed project in 2018 contingent upon approval of the proposed project. Construction of the first phase of the project would require a 2 year period followed by an estimated 1 year lease up period for the project. Phase 2 of the project would begin near the end of the lease up period for Phase Public hearing fee of $200, a sketch plan application fee of $900 and $10 for postage for 20 mailings is included in the check for $1,110 attached. 4. Mailing labels and a list of the property owners within 750 of the subject property boundaries are attached. 5. Please see attached drawing packages. 6. Mineral Rights Notice is attached.

28 7. Please see the Neighborhood Meeting Memo attached. Comment cards were made available at the neighborhood meeting. To date, no comment cards have been returned, however, the intent of the Maple Grove HOA was to provide a consolidated comment response by the HOA president on behalf of the entire community. The applicant has been in touch with various members of the Maple Grove Subdivision since the neighborhood meeting. In addition, comments received at the neighborhood were general comments in nature and the developer is confident any comments received can be addressed between Sketch and Preliminary Plan submittal.

29 Attachment 1 Sketch Plan Application Narrative Sundar Apartments What Comprehensive Plan goals or City Council goals are met with this development? Goal B.2 - Policy B.2.1 and B.2.2 Goal C.1 - Policy C.1.2, C.1.3, C.1.4 and C.1.5 Goal C.2 Policy C.2.1 a portion of Opportunity Parcel B Goal C.3 Policy C.3.1, Policy C.3.2, Policy C.3.4, Policy C.3.5, Policy C.3.8, Policy C.3.9 and C.3.10 Goal C.4 Policy C.4.2 and C.4.3 Goal D.1 Policy D.1.1, D.1.2 and D.1.3 Goal D.2 Goal D.3 Policy D.3.1 and D.3.2 Goal E.1 Policy E.1.1, E.1.2, E.1.9 Goal G.2 Policy G.2.6 Goal G.3 Policy G.3.1, G.3.2, G.3.3, G.3.6 and G.3.12 Goal H.1 Policy H.1.2, H.1.6, H.1.7 and H.1.8 Goal H.2 Goal I.1 Policy I.1.1, I.1.3, I.1.8, I.1.11, and I.1.12 Goal I.2 Policy I.2.3 Goal I.3 Policy I.3.4 Goal J.1 Policy J.1.3, J.1.7, J.1.8 and J.1.9 Goal K.1 Policy K.1.5 Goal K.2 Policy K.2.3, K.2.4, K.2.5 and K.2.6

30 Neighborhood Meeting Notes January 17 th 2018 A neighborhood meeting was held on January 17 th at 6:30 PM at City Hall for the proposed Sundar Apartment project. Attendees were: Ken Kiken - developer Carter Laing - developer Adam Kantor-architect Joe Jehn- engineer Debbie Klisis engineer Carl Hurst Engineer Erik Foster legal counsel to developer John Herring (10876 Maple Road, Lafayette CO) Maple Grove HOA president representing the following HOA members in attendance: Kristi & David Cooper, Maple Road, Lafayette CO Julie Bernard, Maple Road, Lafayette CO Bill & Jessie Avery, Maple Road, Lafayette CO Doug & Alicia Miers, Maple Road, Lafayette CO Kent Cluck, Maple Road, Lafayette CO Ron & Sheila Parscal, Maple Road, Lafayette CO across Maple from potential access Mike Hung Doan Maple Road, Lafayette CO Doug McBee developer s broker Roger Caruso City of Lafayette Jeff Sanders Boulder County resident The members of the Maple Grove community were primarily interested in the following issues: 1. Access through Sundar if the signal were to be moved there a. Access for Maple Grove through Sundar but not access for Sundar residents through Maple Grove i. Gate to prevent access by Sundar residents or other travelers through Maple Grove ii. Sufficient turning radius on access streets to accommodate large stock trailers and semi carrying livestock iii. As many access points for Maple Grove as possible iv. Screening of headlights from access through Crider property for the neighbor across Maple Road 2. No soft surface trail desired on west side of property 3. Combination of fencing and buffering between the southern boundary of the Maple Grove community and Sundar to: a. Protect their livestock from entering into Sundar and b. Protect Sundar residents or guests from entering into their livestock areas or feeding livestock There were no comments regarding density of development, height of structures or other structure related issues.

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48 CITY OF LAFAYETTE RESOLUTION NO A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAFAYETTE COLORADO ADOPTING MANDATORY AND ASPIRATIONAL STANDARDS FOR RESIDENTIAL PROJECTS PURSUANT TO LAFAYETTE CODE SECTION WHEREAS by Code the Lafayette City Council established review criteria for residential planned unit development projects and WHEREAS it was the intent of Code that the review criteria set forth therein should govern the City s approval of residential planned unit development projects within the City of Lafayette and WHEREAS said Code section provides that upon recommendation of the Planning Commission the City Council shall adopt by resolution both mandatory and aspirational standards by which a proposed residential planned unit development s ability to fulfill the criteria set forth in the Code shall be measured and WHEREAS since the adoption of Code the citizens of the City of Lafayette adopted Section610 of the City s Charter limiting the residential growth within the City at least through the year 2007 and WHEREAS adoption of that Charter provision coupled with the City s pre existing growth management ordinance limits the City s ability to approve residential housing applications where the demand for approval exceeds the City s ability to provide approval the City Council wishes to have the discretion to approve those proposed residential developments that most address the goals of the City rather than merely approving all residential developments on a first come first approved basis and WHEREAS the City Council wishes to adopt additional standards to guide the exercise of its discretion in approving or denying proposed residential developments and WHEREAS the Planning Commission has recommended adoption following standards and of the WHEREAS in adopting such standards the City Council has endeavored to recognize and incorporate those standards that the City has been using since the adoption of section including standards and goals in the Comprehensive Plan to judge proposed developments compliance with the criteria set forth in said section and WHEREAS staff will work with all applicants applying for Planned Unit Developments to insure that the applicant is aware of and understands how important

49 Resolution Page 2 both the mandatory and aspirational standards as specified in this resolution City of Lafayette and are to the WHEREAS on June the City Council approved Ordinance 14 Series 2003 adopting inclusionary zoning and WHEREAS on February the City Council approved Ordinance 01 Series 2006 amending the formula for measuring building height and WHEREAS on November the City Council approved amendments to the aspirational standards for energy efficiency and WHEREAS on January the City Council approved amendments to the Community Housing Program eliminating the requirement for Permanently Affordable dwelling units and WHEREAS the City Council has therefore determined that it is necessary and appropriate to adopt the mandatory and aspirational standards set forth below NOW THEREFORE THE CITY OF LAFAYETTE COLORADO AS FOLLOWS BE IT RESOLVED BY THE CITY COUNCIL OF 185b1 provides that the City Section 10 Water and Sewer Code Section 26 all subdivided lots with water and sewer shall have a projected capacity to serve fully 1 The following mandatory standards shall be met by all residential PUDs Failure of any proposed PUD to meet the following mandatory standards shall constitute grounds for denying sketch plan preliminary plan final plan site plan or architectural review approval as the case may be 1 The resolution approved by the City Council in accordance with Section of the Code of Ordinances of the City of Lafayette allows that the proposed number of residential units can be adequately served 12 It is reasonably likely that taking into account Charter Section 610 the proposed development will be able to begin receiving building permits within two years after the final plan is approved 12 The following standards are aspirational only However the degree to which a proposed residential development meets these aspirational standards may be considered by the Planning Commission and City Council in determining whether the proposal meets the PUD approval criteria found in Section b1 121 Reserved for future use

50 Resolution Page 3 Section 20 Other utilities Code Section b2 provides that the City shall receive adequate assurance from all nonmunicipal service providers of adequate imminent service for all subdivided lots 21 The following mandatory standards shall be met by Failure of any proposed PUD to meet the following mandatory standards shall all residential PUDs constitute grounds for denying sketch plan preliminary plan final plan site plan or architectural review approval as the case may be 21 All companies supplying utilities other than water and sewer can supply the proposed development with service upon the date of expected occupancy 2 The following standards are aspirational only However the degree to which a proposed residential development meets these aspirational standards may be considered by the Planning Commission and City Council in determining whether the proposal meets the PUD approval criteria found in Section b2 21 Reserved for future use Section 30 Public safetv Code Section b3 provides that the City shall have the capacity to provide an appropriate level of fire and police protection to all subdivided lots 31 The following mandatory standards shall be met by Failure of any proposed PUD to meet the following mandatory standards shall all residential PUDs constitute grounds for denying sketch plan preliminary plan final plan site plan or architectural review approval as the case may be 31 The development does not materially interfere with the Lafayette Fire Department s Five Year Plan to achieve a six 6 minute average response time 312 The development complies with all adopted Building Codes and Fire 313 If in order to provide adequate public safety protection or response specialized equipment is needed and there is no reasonable alternative the development shall bear the cost of that specialized equipment 32 The following standards are aspirational only However the degree to which a proposed residential development meets these aspirational standards may

51 Resolution Page 4 be considered by the Planning Commission and City Council in determining whether the proposal meets the PUD approval 5b3 criteria found in Section The proposed development supports the fire and or police departments through the dedication of a site or facility needed for public safety use 32 The design of the proposed development incorporates the police department s standards for Crime Prevention through Environmental Design 323 The proposed development will participate in the Neighbarhood Watch Program 324 The response time of the fire department to the proposed development shall not be longer than six 6 minutes 325 In light of the City s current land use mix the number of police officers per 1000 residents shall not fall below 15 Section 40 Recreation Code Section b4 provides that the City shall for all of its current residents and the future ensure sufficient recreational opportunities residents of the proposed subdivision 41 The following mandatory standards shall be met by all residential PUDs Failure of any proposed PUD to meet the following mandatory standards shall constitute grounds for denying sketch plan preliminary plan final plan site plan or architectural review approval as the case may be 41 Public park areas shall be a minimum of three acres in size unless otherwise approved by the Parks and Recreation Director 412 All parks and trail facilities in the proposed plan comply adopted Parks and Recreation Master Plan with the 42 The following standards are aspirational only However the degree to which a proposed residential development meets these aspirational standards may be considered by the Planning Commission and City Council in determining whether the proposal meets the PUD approval criteria found in Section b4 421 The proposed development provides the project design Recreation Master Plan recreational amenities with that conform to the needs identified in the Parks and

52 Resolution Page 5 42 The proposed development is linked by a pedestrian bicycle a City or County recreation facility bicycle path school library or other public facilities trail to 423 The proposed design includes access for residents to nearby open space and public park areas Section 50 Economv of service Code Section b5 provides that City services shall be provided in the most efficient manner practicable 51 The following mandatory standards shall be met by all residential PUDs Failure of any proposed PUD to meet the following mandatory standards shall constitute grounds for denying sketch plan preliminary plan final plan site plan or architectural review approval as the case may be 51 No sewer lift stations will be permitted unless they area consisting of more than one square mile will serve an 512 The proposed development does not create a significantly disproportionate liability risk to the City in accepting and maintaining the public improvements associated therewith 52 The following standards are aspirational only However the degree to which a proposed residential development meets these aspirational standards may be considered by the Planning Commission and City Council in determining whether the proposal meets the PUD approval criteria found in Section b5 521 The proposed utility plan does not place a significantly disproportionate burden on the City maintenance function 52 The proposed transportation plan does not place a significantly disproportionate burden on the City maintenance function 523 Infill residential projects will be encouraged Section 60 Schools Code Section b1 provides that the City shall support and encourage the best quality education for Lafayette children 61 The following mandatory standards shall be met by all residential PUDs Failure of any proposed PUD to meet the following mandatory standards shall constitute grounds for denying sketch plan preliminary plan final plan site plan or architectural review approval as the case may be 61 Based upon the City s own information and experience the City determines that all public schools expected to serve the proposed

53 Resolution Page 6 development have sufficient current and projected capacity to accept the children expected to live in the development taking into consideration both the children expected to live in the proposed development and children expected to live in other previously approved developments which are not yet built out 62 The following standards are aspirational only However the degree to which a proposed residential development meets these aspirational standards may be considered by the Planning Commission and City Council in determining whether the proposal meets the PUD approval criteria found in Section b6 621 All children expected to live in the proposed development will have the opportunity to attend neighborhood schools 62 School impacts are mitigated by means of a school site dedication contributes a substantial element which 623 The proposed development complements or supplements education within the community Section 70 Prior agreements Code Section26 185b7 provides that to the extent any prior development and or annexation agreements do not conflict with the provisions of this ordinance the City shall consider any prior commitments made in such agreements in reviewing a PUD 71 The following mandatory standards shall be met by all residential PUDs Failure of any proposed PUD to meet the following mandatory standards shall constitute grounds far denying sketch plan preliminary plan final plan site plan or architectural review approval as the case may be 71 City approval of the proposed development shall be consistent with any and all prior City of Lafayette contractual obligations 72 The following standards are aspirational only However the degree to which a proposed residential development meets these aspirational standards may be considered by the Planning Commission and City Council in determining whether the proposal meets the PUD approval criteria found in Section b7 721 Reserved for Future use Section 80 Community housin needs Code Section b8 provides City shall promote a variety of housing types prices and ownership forms to satisfy the needs of all segments of the community that the

54 Resolution Page 7 81 The following mandatory standards shall be met by all residential PUDs Failure of any proposed PUD to meet the following mandatory standards shall constitute grounds for denying sketch plan preliminary plan final plan site plan or architectural review approval as the case may be 81 Allocation of any of the 50 permits made available by Section610 of the City Charter shall be allocated only to projects that provide units in conformance to the Community Housing Guidelinesie are priced to be affordable to houseliolds with annual incomes of 80 of the area median income as calculated by HUD 813 The location of units made available by any of the 50 permits provided by Section610 of the City Charter will not be grouped in such as way excessive economic division within the neighborhood as to cause 814 The exterior appearance of units made available by any of the 50 permits provided by Section610 of the City Charter will be substantially similar in appearance to other units in terms of quality 82 The following standards are aspirational only However the degree to which a proposed residential development meets these aspirational standards may be considered by the Planning Commission and City Council in determining whether the proposal meets the PUD approval criteria found in Section b8 821 The City s prior approvals for new housing projects will be considered when granting any approvals so that to the best of the City s ability the public is provided choices in rype of housing including single family duplex and multi family ownership and rental units as well as a full price range of housing Section 90 Developer s abilitv to complete construction of the PUD Code Section b9 provides that the City will commit City resources only to developments that are likely to be completed as proposed 91 The following mandaton standards shall be met by all residential PUDs Failure of any proposed PUD to meet the following mandatory standards shall constitute grounds for denying sketch plan preliminary plan final plan site plan or architectural review approval as the case may be material breaches 91 The developer shall be free of any past or present of development contracts with the City and or County governments within the last five 5 years

55 Resolution Page 8 92 The following standards are aspirational only However the degree to which a proposed residential development meets these aspirational standards may be considered by the Planning Commission and City Council in determining whether the proposal meets the PUD approval criteria found in Section b9 921 Reserved for future use Section10 Build out rate Code Section b10 provides manage residential growth in accordance with the City s ability to provide allow a variety of housing developments to be completed the City shall encourage building to occur subject to an agreed upon time schedule and build out rate that in order to services and to 101 The following mandatory standards shall be met by all residential PUDs Failure of any proposed PUD to meet the following mandatory standards shall constitute grounds for denying sketch plan preliminary plan final plan site plan or architectural review approval as the case may be 101 Each proposed development will submit its projected requirements for the issuance of building permits with the preliminary plan submittal The development can be approved only under the City s growth cap as set in compliance seq of the City s Code of Ordinances if this level of service can be met with Section et 1012 The applicant should present sufficient information to demonstrate that the development has a reasonable likelihood of completion given the requested building permit schedule 102 The following standards are aspirational only However the degree to which a proposed residential development meets these aspirational standards may be considered by the Planning Commission and City Council in determining whether the proposal meets the PUD approval 5b10 criteria found in Section Reserved for future use Section 110 Community amenities Code Section b11 provides City shall encourage residential developments that contribute significant development itself and to the community at large that the amenities to the 11 The following mandatory standards shall be met by all residential PUDs Failure of any proposed PUD to meet the following mandatory standards shall constitute grounds for denying sketch plan preliminary plan final plan site plan or architectural review approval as the case may be

56 Resolution Page 9 11 Reserved for future use 112 The following standards are aspirational only However the degree to which a proposed residential development meets these aspirational standards may be considered by the Planning Commission and City Council in determining whether the proposal meets the PUD approval criteria found in Section b The proposed development will include some community amenities including but not limited to an appropriately located park site above the minimum requirement private funding of park construction a site for a public school fire station or police substation ar instructional facility a city identification sign and or sign location wildlife preservation heavily landscaped streetscape in excess of the minimum requirements which improves the public image of the City an historic marker Section 120 Goal fulfillment Code Section b12 provides that the City shall encourage residential developments that fulfill specific Comprehensive Plan or City Council goals 121 The following mandatory standards shall be met by all residential PUDs Failure of any proposed PUD to meet the following mandatory standards shall constitute grounds for denying sketch plan preliminary plan final plan site plan or architectural review approval as the case may be 121 Reserved for future use 12 The following standards are aspirational only However the degree to which a proposed residential development meets these aspirational standards may be considered by the Planning Commission and City Council in determining whether the proposal meets the PUD approval criteria found in Section b The proposed project fulfills a specific City Council Downtown Plan or Comprehensive Plan goal Section 130 City s financial abilitv to serve Code Section b13 provides that the City shall demonstrate that it is financially able to provide general municipal services to all new residential development 131 The following mandatory standards shall be met by all residential PUDs Failure of any proposed PUD to meet the following mandatory standards shall constitute grounds for denying sketch plan preliminary plan final plan site plan or architectural review approval as the case may be

57 Resolution Page The project is presumed to meet this criteria unless the City demonstrates it is not financially able to serve tlie development 132 The following standards are aspirational only However the degree to which a proposed residential development meets these aspirational standards may be considered by the Planning Commission and City Council in determining whether the proposal meets the PUD approval criteria found in Section b Reserved for future use Section 140 Transportation Code Section b14 provides that the City shall encourage an efficient and environmentally sound transportation system 141 The following mandatory standards shall be met by all residential PUDs Failure of any proposed PUD to meet the following mandatory standards shall constitute grounds for denying sketch plan preliminary plan final plan site plan or architectural review approval as the case may be 141 Unless there is no practical alternative every proposed development over 50 units shall include more than one access point to an arterial or major collector street regardless of whether an individual cu de sac or street within said development or portion thereof is less than 500 feet in length Where practical neighborhoods shall be interconnected to provide vehicular pedestrian bicycle and similar access between neighborhoods 1413 Adequate parking will be supplied 142 The following standards are aspirational only However the degree to which a proposed residential development meets these aspirational standards may be considered by the Planning Commission and City Council in determining whether the proposal meets the PUD approval criteria found in Section b Private streets are discouraged 142 The proposed development contributes to the efficient and effective operation of the Regional Transportation District by providing facilities or enhancements to the system such as bus shelters at bus stops adjacent to or within the development

58 Resolution Page The City will favor those developments that provide encourage transportation modes alternative to the automobile Section 150 Environment Code Section b15 provides environment assets of a property shall be preserved to the extent practicable for and that the natural 151 The following mandatory standards shall be met by all residential PUDs Failure of any proposed PUD to meet the following mandatory standards shall constitute grounds for denying sketch plan preliminary plan final plan site plan or architectural review approval as the case may be 151 The proposed development design recognizes and mitigates impacts provided to the City and filed with the Planning Department on wildlife areas as defined on the Division of Wildlife s map The developer will survey the property to identify any endangered plant or animal species and all wetland areas both according state standards and shall comply with any applicable federal and state standards relating to endangered species and wetlands to federal and 1513 No structures will be approved without full compliance with Lafayette s Flood Plain Standards Abatement techniques for mine shafts and slopes shall be required of developers and no undeveloped land overlying high risk subsidence zones will be developed unless the design is approved by the State Geologist office 152 The following standards are aspirational only However the degree to which a proposed residential development meets these aspirational standards may be considered by the Planning Commission and City Council in determining whether the proposal meets the PUD approval criteria found in Section b The proposed development will enhance and or expand the City s and County s recycling program 152 Existing healthy trees will be preserved whenever possible 1523 To the extent reasonably practicable the proposed development will be designed to utilize the natural topography of the site and to preserve natural grades 1524 Prairie dog colonies will be humanely removed or relocated prior to the start of construction

59 Resolution Page The proposed development promotes and incorporates energy and water conservation measures Such energy conservation measures may include but are not limited to the following Energy efficient construction or use of energy efficient components such as but not limited to low E windows higher than normalrvalues for insulation highly efficient heating ventilation and air conditioning systems HVAC efficient lighting systems etc Passive solar design Solar hot water heating or Photovoltaic solar panels Such water conservation measures may include measures that are over and above the minimum existing standards for landscape irrigation plumbing fixture usage etc 185b16 provides that the City or cultural facilities including its library theater etc Section 160 Cultural Code Section 26 existing historical and values its 161 The following mandatory standards shall be met by Failure of any proposed PUD to meet the following mandatory standards shall all residential PUDs constitute grounds for denying sketch plan preliminary plan final plan site plan or architectural review approval as the case may be 16 Reserved for future use 162 The following standards are aspirational only However the degree to which a proposed residential development meets these aspirational standards may be considered by the Planning Commission and City Council in determining whether the proposal meets the PUD approval criteria found in Section b The proposed development provides a means for cultural enrichment of the community such as providing public visual art or providing opportunities for the performing arts 162 The proposed development contributes in a material way City s existing cultural resources such as a site for public art to the 1623 The proposed development preserves interest on the site an element of historical

60 Resolution Page 13 Section 170 Strong homeowners associations Code Section b17 provides that the City shall encourage the development of strong homeowners associations to promote a sense of community and to ensure the continued existence of a viable entity responsible for maintenance of private open space and other similar duties 171 The following mandatory standards shall be met by all residential PUDs Failure of any proposed PUD to meet the following mandatory standards shall constitute grounds for denying sketch Plan Prelimina Plan final Plan site Plan or architectural review approval as the case may be 17 The following elements are included within the homeowner s documents a Covenants Conditions and Restrictions providing for a homeowners association and architectural control committee b Articles of incorporation of the homeowners association c Bylaws for the homeowners association d Provision for automatic renewal of the covenants without a vote of the property owners e Provision for mandatory dues or other funding mechanism f If the association will be responsible for a master water meter provision to allow the City to charge association members their pro rata share of the water bill in the event that the association does not make timely payments g Provision for adequate authority to enforce the covenants h Provision for the architectural control committee to meet regularly 172 The following standards are aspirational only However the degree to which a proposed residential development meets these aspirational standards may be considered by the Planning Commission and City Council in determining whether the proposal meets the PUD approval criteria found in Section b The following elements are included within the homeowners documents a Overall design guidelines

61 b Provisions stating the substance ofca elements to provide guidance completed the project Resolution Page 14 S concerning the insurance policies that may or must be maintained by the association property and commercial general liability ins on common to owners associations after the developer has and withdrawn from the association c Provision requiring that when an owner or employee of an association controls or disburses association funds the association must maintain fidelity insurance coverage of an amount not less than the aggregate of two months assessments plus reserves as set forth incrs d If the association will have 30 or more units provisions comply with CRS a by requiring that when the association delegates power to a managing agent the agent must I maintain fidelity insurance in an amount no less than or such greater amount as the association may require ii maintain association funds in an account separate from other associations and maintain association operating funds in an account separate from association reserve funds and iii present an annual accounting and financial statement to the association e Provision for regular audits of the association finances at least once every five years at the association expense or more often if a member requests and agrees to pay for it Section 180 Diversitv and quality of development Code Section26 185b18 provides that the City shall encourage residential developments that present a diversity of design a feeling of spaciousness and an enhanced quality of life 181 The following mandatory standards shall be met by all residential PUDs Failure of any proposed PUD to meet the following mandatory standards shall constitute grounds for denying sketch plan preliminary plan final plan site plan or architectural review approval as the case may be 181 Reserved for future use 182 The following standards are aspirational only However the degree to which a proposed residential development meets these aspirational standards may be considered by the Planning Commission and City Council in determining whether the proposal meets the PUD approval criteria found in Section b The project will include a mix of residential densities building types and price levels Innovative housing that reflects community values and preserves environmental assets will be encouraged

62 Resolution Page 15 Section 190 Failure of a residential development to meet at least one or more of the foregoing aspirational criteria may constitute grounds to deny sketch plan preliminary plan final plan site plan or architectural review approval as the case may be Section 20 This resolution shall be effective upon its adoption RESOLVED AND PASSED this 3RD day of APRIL 2012 CITY OF LAFAYETTE COLORADO Carolyn D tler Mayar ATTEST Susa oster CMC CD OF Lq tire q City Clerk p 9 0 APP OVED AS TO FORM z 3 Ig5 Q CDNTY 0G Davi Williamson City Attorney

63 MEMORANDUM DATE: February 14, 2018 TO: Paul Rayl, Planner FROM: Aaron Asquith, P.E., City Engineer RE: Plan Review Sketch Plan Submittal Sundar Apartments I have completed review of the Sundar Apartments Sketch Plan Submittal package dated January 25, 2018 and have the following comments: Narrative and Application 1. The narrative indicates that the developer would support the City and property owner east of US 287 in relocation of Drainageway H. What is meant by support in this case? And who would complete the work? 2. Signal installation at the northeast corner of the property could be supported by the City provided variances in lane lengths and approval of proposed progression impacts are accepted by CDOT. I believe the signal would need to be built with the first phase of construction and we would prefer to have it built by the developer and reimburse our portion. Drawings 1. Sheet 5 per City Code, Sketch Plan submittals shall include the proposed street system layout with approximate ROW width. I understand that the proposed roads are to be privately owned and maintained, however, lack of roadway widths does not allow evaluation of the roads as acceptable emergency vehicle access routes or if the road widths are adequate to house multiple utilities (i.e. water, sewer and storm). 2. Sheet 5 lane geometry is not defined at the US 287 and Dillon Road access points. The widths of theses road segments, especially at the US 287 intersection may affect existing drainage features. More specifically, it is unclear if the relocation of Drainageway H and culvert crossing of US 287 is required to make the intersection at US 287 function. This is a major design point and would require agreements from CDOT and the downstream property (east of US 287) to allow channel relocation. 3. Sheet 6 I am not in favor of the two waterlines entering the property from the east to be located in the same utility corridor. If one water line breaks it could undermine the adjacent water line and cut off water supply. A better route for the eastern line would be to continue south along US 287 to the southeast corner of the property before crossing US 287 to the west for a tie in. 4. Sheet 6 note that the two water lines coming from the north are in two different pressure zones. The line on the west side of US 287 is in our mid zone (Orange) and the line on the east side is in our low zone (Red). These lines cannot be simply combined with this project. Based on elevation, the site would be best served from the Orange Zone and considerations will need to include a boost of the Red zone to provide true looping to the property.

64 General Comments 1. We received a letter regarding longitudinal and crossing impacts to a ditch owned by the adjacent Maple Grove Water System group. Ditch agreements, where appropriate, will be a requirement of final plan approval. 2. The potential commercial portion of the property will impact traffic circulation, pass through drainage and site drainage. For these reasons, the approach to this piece should be better defined prior to moving into Preliminary Plan submittal. Please don t hesitate to have the applicant call me at with questions or for additional information regarding these items.

65 SITE NORTHWEST PARKWAY 112th STREET Sheet Index Sheet 1: Cover Sheet/Index Sheet 2: Alta Survey/Existing Conditions Sheet 3: Alta Survey/Existing Conditions Sheet 4: Concept Site Plan Sheet 5: Contextual Site Plan & Vehicular Circulation Plan Sheet 6: Conceptual Water & Sanitary Sewer Plan Sheet 7: Grading & Drainage Plan Sheet 8: Conceptual Landscape Plan Sheet 9: landscape Typical Concept VICINITY MAP Scale: 1"=600' Cover Sheet / Sheet Index SUNDAR APARTMENTS Sheet #1 Lafayette, CO KA # NORTH

66 T1TLI CQ)QQ]'l(BNT B2 BXCEPTION NOTES; THE SURVEYED PROPERTY IS SUBJECT TO THE TERMS, PROVISIONS, COVENANTS, CONDITIONS, RESTRICTIONS, OBLIGATIONS AND RESERVATIONS CONTAINED IN THE FOLLOWING RECORDED DOCUMENTS ln THE TITLE COMMITMENT AS REFERENCED IN GENERAL NOTE 1. (ITALIC TEXT IS THE SURVEYOR'S PARENTHETICAL NOTE) <$/ - INDICATES THE EXCEPTION NUMBER WITHIN THE SCHEDULE B-2 OF THE TITLE COMMITMENT REFERENCED IN NOTE NUMBER 1{EXCEPTIONS 1-6 ARE STANDARD EXCEPTIONS). 7. RIGHT OF WAY FOR EXISTING DITCHES AS THE SAME NOW EXIST ON SAID LAND. ALTA/NSPS LAND TITLE SURVEY {NOT PLOTTED, BlANKIT OVER ALL OF SUBJECT PROPERTY) 9. RESERVATION OF THE RIGHT TO CONTINUED USE OF IRRIGATION DITCHES OVER ANO ACROSS SAID LAND FOR THE DELIVERY OF WATER TO ADJACENT LANDS, AS RESERVED BY DONALD L IMEL IN THE DEED RECORDED AUGUST 5, 1970 AT RECEPTION NO , AND AS RESERVED BY MARVIN H. STRACK AND LINDA E. STRACK IN THE DEED RECORDED FEBRUARY 17, 1972 AT RECEPTION NO AFFECTS PARCELS ONE AND TWO. (NOT PLOTTED, BLANKIT OVER PARCELS 1 AND 2) 10. AN OIL AND GAS LEASE FROM ARTHUR H. NEUMANN AND PAULA NEUMANN TO MARTIN EXPLORATION MANAGEMENT COMPANY FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS ANO PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN, AND ANY AND ALL ASSIGNMENTS THEREOF OR INTERESTS THEREIN. RECORDING DATE: JANUARY 14, 1992 RECORDING NO: RECEPTION NO AFFECTS PARCELS THREE OF FOUR NOTE: CORRECTION OF DESCRIPTION IN LEASE RECORDED FEBRUARY.5, 1992 AT RECEPTION NO NOTE: AFFIDAVIT OF LEASE EXTENSION OR PRODUCTION RECORDED MARCH 15, 1973 AT RECEPTION NO NOTE: NOTICE.OF RIGHT TO USE SURFACE OF LANDS RECORDED NOVEMBER 6, 2000 AT RECEPTION NO NOTE! REQUEST FOR NOTIFICATION OF SURFACE DEVELOPMENT RECORDED OCTOBER 29, 2007 AT RECEPTION NO NOTE: REQUEST FOR NOTIFICATION ( MINERAL ESTATE OWNER) RECORDED DECEMBER 21, 2007 AT RECEPTION NO. 290Q941. (NOT PLOTTED. BLANKET OVER PARCELS 3 AND 4. RECEPTION NUMBERS ANO ARE BLANKET OVER ENTIRE PARCEL, DOCUMENTS REFERENCES RECEPTION./ WHICH WAS NOT PROVIDED) 11. AN OIL AND GAS LEASE FROM ROSCOE E. HAIGHT AND JANICE D. HAIGHT TO MARTIN EXPLORATION MANAGEMENT COMPANY FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN, AND ANY AND ALL ASSIGNMENTS THEREOF OR INTERESTS THEREIN. RECORDING DATE: FEBRUARY 5, 1992 RECORDING NO: RECEPTION NO AFFECTS PARCELS ONE AND TWO NOTE: AFFIDAVIT OF LEASE EXTENSION OR PRODUCTlON RECORDED MARCH 15, l973 AT RECEPTION NO NOTE: NOTICE OF RIGHT TO USE SURFACE OF LANDS RECORDED NOVEMBER 6, 2000 AT RECEPTION NO NOTE: REQUEST FOR NOTIFICATION OF SURFACE DEVELOPMENT RECORDED OCTOBER 29, 2007 AT RECEPTION NO NOTE: REQUEST FOR NOTIFICATION ( MINERAL ESTATE OWNER) RECORDED DECEMBER 21, 2007 AT RECEPTJON NO (NOT PLOTTED, BLANKET OVER ENTIRE PARCEL WITH EXCEPnONS THAT LIMIT THE SIZE, EXCEPTION DOCUMENTS WERE NOT PROVIDED, RECEPTION NUMBERS ANO ARE BLANKET OVER ENTIRE PARCEL) 12. TERMS, CONDITIONS, PROVISIONS, AGREEMENTS AND OBLIGATIONS CONTAINED IN THE!MEL/NEUMANN ANNEXATION AGREEMENT WITH THE CITY OF LAFAYETTE AS SET FORTH BELOW: RECORDING DATE: AUGUST 7, i 997 RECORDING NO.: RECEPTION NO AFFECTS PARCELS THREE AND FOUR (DOCUMENTS NOT PLOTTED, BLANKET OVER PARCELS 3 AND 4) 13. TERMS, CONDITIONS, PROVISIONS, AGREEMENTS AND OBLIGATIONS CONTAINED IN THE INTERGOVERNMENTAL AGREEMEll!T AS SET FORTH BELOW: RECORDING DATE: MARCH 15, 1999 RECORDING NO.: RECEPTION NO NOTE: SECOND AMENDMENT RECORDED JULY 8, 1999 AT RECEPTION NO {NOT PLOTTED, BLANKIT IN NATURE, ALL OF THE SUBJECT PARCEL IS LOCATED WITH IN THE' THE PLAN AREA BOUN()ARY, THE SECOND AMENDMENT CHANGES THE STATUS OF PARCEL 11 OF THE ORIGINAL AGREEMENT (NW; SECTION 15} WHICH IS LOCATED OUTSIDE THE BOUNDARY OF SUBJECT PROPERTY (SE SECTION 15), THE "HAIGHT ANNEXATION LEGAL DESCRIPnONF LISTED IN THE SECOND AMENDMENT IS BLANKIT OVER ALL OF PARCELS 1 AND 2) TERMS, CONDITIONS, PROVISIONS, AGREEMENTS AND OBLIGATIONS CONTAINED IN THE HAIGHT ANNEXATJON AGREEMENT WITH THE CITY OF LAFAYEITE AS SET FORTH BELOW: RECORDING DATE: JUNE 26, 1999 RECORDING NO.: RECEPTION NO AFFECTS PARCELS ONE ANO TWO (NOT PLOTTED, BLANKET OVER PARCELS 1 AND 2) 15. ANY TAX, LIEN. FEE, OR ASSESSMENT BY REASON OF INCLUSION OF THE LAND IN THE NORTHWEST PARKWAY PUBLIC HIGHWAY AUTHORITY, AS EVIDENCED BY INSTRUMENT(S) RECORDED JUNE 30, 1999 AT RECEPTION NO NOTE: RE-RECORDED NOVEMBER 18, 1999 AT RECEPTION NO. 200D703. {NORTH UN ' OF NORTHWEST PARKWAY PUBUC HIGHWAY AUTHORITY AS SHOWN HEREON) 16. A DEED OF TRUST TO SECURE AN INDEBTEDNESS IN THE AMOUNT SHOWN BELOW, TRUSTOR/GRANTOR AUTOMOTIVE SERVICES, INC., A COLORADO CORPORATION TRUSTEE: PUBLIC TRUSTEE OF BOULDER COUNTY BENEFICIARY: GENERAL MOTORS ACCEPTANCE CORPORATION DATED DATE: AIJGUST 9, 2002 RECORDING DATE: AUGUST 14, 2002 RECORDING NO: RECEPTION NO NOTE: ASSIGNMENT OF RENTS AND PROFlTS RECORDED AUGUST 14, 2002 AT RECEPllON NO {NOT PLOTTED, BLANKIT OVER ENTIRE PROPERTY) ;: LOCATED IN THE SOUTHEAST QUARTER OF SECTION 15, TOWNSHIP 1 SOUTH, RANGE 69 WEST 6TH P.M. COUNTY OF BOULDER, STATE OF COLORADO (NO DITCHES WERE OBSERVED ON SUBJECT PROPERTY) 8. RESERVATIONS MADE BY THE UNION PACIFIC RAILWAY COMPANY IN THE DEED SET FORTH BELOW. PROVIDING SUBSTANTIALLY AS FOLLOWS: RESERVING UNTO THE COMPANY AND ITS ASSIGNS ALL COAL THAT MAY BE FOUND UNDERNEATH SURFACE OF THE LAND ANO THE EXCLUSIVE RIGHT TO PROSPECT ANO MINE FOR SAME, ALSO SUCH RIGHT OF WAY AND OTHER GROUNDS AS MAY APPEAR NECESSARY FOR PROPER WORKING OF ANY COA.L MINES THAT MAY BE DEVELOPED UPON THE LAND, AND FOR TRANSPORTATION OF COAL FROM SAME, AND ANY AND All ASSIGNMENTS THEREOF OR INTERESTS THEREIN: RECORDING DATE: JUNE 9, 1896 RECORDING NO.: BOOK 157 AT PAGE Ii, LEGAL DBSCRIM]ON SHEET10F2 PARCEL ONE: A TRACT OF LAND LOCATED IN THE SOUTH HALF OF THE SOUTHEAST OUAR'TER OF SECTION 15, TOWNSHIP 1 SOUTH. RANGE 69 WEST OF THE 6TH P.M., COUN1Y OF BOULDER. STATE OF COLORADO. AND BEING MORE PARTICULARLY DESCRIBED ~ FOLLOWS: BEGINNING AT A POll'IT ON THE SOUTH LINE OF SAID SECTION 15, FROM WHICH THE SOUTHEAST CORNER OF SAID SECTION 15 BEARS NORTH 89.54'00" EAST A DISTANCE OF FEET, AND FROM WHICH THE SOUTH QUARTER CORNER OF SAID SECTION 15 BEARS SOUTH 89'54'00" WEST A DISTANCE OF FEET; THENCE NORTH 00'17'19" EAST, PARALLEL TO THE EAST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 15, A DISTANCE OF FEET TO A POINT ON THE NORTH RIGHT- OF-WAY LINE OF DILLON ROAD: THENCE CONTINUING NORTH 00'17' 19" EAST A DISTANCE OF FEET TO THE NORTHEAST CORNER OF THE NORTHWEST PAAKWAY PARCEL TI<-48, RECORDED AT RECEPTION NO OF THE RECORDS OF THE BOULDER COUNTY CLERK AND RECORDER. SAID POINT ALSO BEING THE; TRUE l>oint OF BEGINNING; THENCE NORTH 87'32'19" WEST, ALONG THE NORTH LINE OF SAID PARCEL TI<-48, A DISTANCE OF i51.33 FEET; THENCE SOUTH 70-06'53" WEST, ALONG SAID NORTH LINE OF PARCEL TI<-48, A DISTANCE OF FEET: THENCE NORTH 00'19'35'. EAST, PARALLEL TO AND FEET EAST OF THE WES'f LINE OF THE SOUTHEAST QUAATER OF SAID SECTION 15, A DISTANCE OF FEET; THENCE NORTH 89"54'00.. EAST, PAAALLEL TO THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 15, A DISTANCE OF Fffi; THENCE SOUTH 00'17'19" WEST, PARALLEL TO THE EAST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 15, A DISTANCE OF FEET TO THE TRUE POINT OF BEGINNING. PARCEL TWO: A TRACT OF LAND LOCATED IN THE SOUTH HALF OF THE SOUTHEAST QUARTER OF SECTION 15, TOWNSHIP 1 SOUTH, RANGE 69 WEST OF THE 6TH P.M., COUN1Y OF BOULDER, STATE OF COLORADO, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORTH-SOUTH CENTERLINE OF SAID SECTION 15, AND BEING A POll'IT ON THE NORTH LINE OF THE NORTHWEST PARKWAY PARCEL TI<-48, RECORDED AT RECEPTION NUMBER OF THE RECORDS OF THE BOULDER COUNTY CLERK AND RECORDER, PROM WHICH THE SOUTH!4 CORNER OF SAID SECTION 15 BEARS SOUTH 00'19'35" WEST, A DISTANCE OF FEET; THENCE ALONG THE ARC Ofr A NON-TANGENT CURVE TO THE LEFT AND ALONG THE NORTH UNE OF SAID PARCEL TK-48, HAVING A RADIUS OF FEET, AN INCLUDED ANGLE OF 01'21'00'' (THE CHORD OF WHICH BEARS NORTH 70' 47'23" EAST, A CHORD DISTANCE OF FtET) AN ARC DISTANCE OF Fffli TO A POINT OF TANGENCY; THENCE NORTH 70.06'53" EAST, ALONG THE NORTH LINE OF SAID PAAC.EL TK-48, A DISTANCE OF FEET; THENCE NORTH ~ EAST, PARALLEL TO AND FEET EAST OF THE WEST LINE OF PARCEL ONE ABOVE, A DISTANCE OF FEET; THENC'E SOUTH 89'54'00" WEST, PARALLEL TO THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 15, A DISTANCE FEET TO A POINT ON THE NORTH-SOUTH CENTERLINE OF SAID SECTION 15; THENCE SOUTH 00'19'35" WEST, ALONG THE NORTH - SOUTH CENTERLINE OF SAID SECTION 15, A DISTANCE. OF fffi TO THE TRUE POINT OF BEGINNING. PARCEL THREE; A TRACT OF LAND LOCATED IN THE SOUTH HALF OF THE SOUTHEAST QUARTER OF SECTION 15. TOWNSHIP I SOUTH, RANGE 69 WEST OF THE 6TH P.M., COUN1Y OF BOULDER, STATE OF COLORADO, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A POOINT ON THE SOUTH LINE OF SAID SECTION 15, FROM WHICH THE SOUTHEAST CORNER OF SAID SECTION 15 BEARS SOUTH 89'54'00" WEST A DISTANCE OF FEET. AND rrom WHICH THE SOUTH QUARTER CORNER OF SAID SECTION 15 BEARS SOUTH 89'54'00" WEST A DISTANCE OF 683,00 FEET; SURVEY BOUNDARY DESCRIPTION A PARCEL OF LAND BEING ALL OF RECEPTION NO LOCATED IN THE SOUTHEAST QUARTER OF SECTION 15, TOWNSHIP 1 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, COUNTY OF BOULDER, STATE OF COLORADO AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BASIS OF BEARINGS: BEARINGS ARE BASED ON SOUTH UNt OF TI-IE SOUTI-IEAST QUARTER OF SAID SECTION 151 BEING ASSUMED TO BEAR SOUTH EAST AS STATED IN RECEPTION NO , A DISTANCE OF FEET BETWEEN THE FOU.OWING DESCRIBED MONUMENTS: -- Olllon Rd THENCE ALONG THE NORTH/SOUTH CENTERLINE Of SAID SECTION 15 NORTH 00'19'25" EAST, A DISTANCE OF FEET TO THE POINT OF BEGINNING; THENCE CONTINUING NORTHERLY ALONG SAID LINE, A DISTANCE OF FEET TO THE SOUTHWEST CORNER OF MAPLE GROVE SUBDIVISION, RECEPTION NO ; THENCE ALONG THE SOUTHERN LINE OF SAID RECEPTION NO NORTH a9 53 2s EAST, A DISTANCE Of 2, FEET TO A POINT FEIT WEST OF THE EAST LINE OF SAID SOUTHEAST QUARTER; H,T.S, GJNJBAl: NOTES: THENCE SOUTH 00 17' 17" WEST BEING FEET WEST OF AND PARALLEL TO SAID EAST LINE OF SAID SOUTHEAST QUARTER, A DISTANCE OF FEET TO THE NORTHEAST CORNER OF THAT PARCEL DESCRIBED AT RECEPTION NO ; THENCE ALONG THE NORTHERLY LINE OF SAID RECEPTION NO AND THE NORTHERLY LINE OF RECEPTION NO THE FOLLOWING FIVE (5) COURSES AND DISTANCES; 1- THENCE SOUTH 72'43'05" WEST, A DISTANCE OF 278,41 FEET; 2. THENCE SOUTH 85'24'47" WEST, A DISTANCE OF FEET; 3. THENCE NORTH 8732'18' WEST, A DISTANCE OF 1, FED TO A POINT ON SAlD NORrnERLY LINE OF RECEPTION NO ; 4. THENCE SOUTH 70 05'53 WEST, A DISTANCE OF FEET; 5. THENCE ALONG A NON- TANGENT CURVE ro THE RIGHT, HAVING A RADIUS OF FEIT. A CENTRAL ANGLE OF 01'21 '01", WHOSE CHORD BEARS SOUTH 70-47'23" WEST A DISTANCE OF FEET. FOR AN ARC DISTANCE. OF 17,52 FEET TO THE POINT OF BEGINNING. CONTAINING 1,799,377 SQUARE FEET OR ACRES, MORE OR LESS. NOTE: SURVEY BOUNDARY DESCRIPTION HAS BEEN PREPARED TO PROVIDE A DESCRIPTION OF THE PERIMETER BOUNDARY OF ALL FOUR PARCELS EXCLUDING THE RIGHT OF WAY PARCELS 1N PREPARATION OF PREPARING A FINAL PLAT OF SUBJECT PROPERTY. ~... p - SOUTHEAST CORNER SECTION 15 FOUND 5' WITNESS CORNER 2.5" ALUMINUM CAP PLS MATCHES MONUMENT RECORD 3/29/04. - SOUTH QUARTER CORNER OF SECTION 15 FOUND 2.5 ALUMINUM CAP PLS MATCHES MONUMENT RECORD 3/31/13. COMMENCING AT SAID SOUTH QUARTER CORNER; 1. TI-IIS SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY JEHN ENGINEERING TO DETERMINE OWNERSHIP OR EASEMENTS OF RECORD. FOR ALL INFORMATION REGARDING E'ASEMENTS, RIGHTS- OF- WAY AND TITLE Of RECORD, JEHN ENGINEERING RELIED UPON COMMITMENT FOR TITLE INSURANCE, COMMITMENT NO. 508-F t7-017, AMENDMEl'IT 2, ISSUED BY FmELITY NATIONAL TITLE INSURANCE COMPANY AND HAVING AN EITTCT1VE DATE OF DECEMBER 27, 2017 AT 7:00 A.M. 2. NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEfECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FlRST DISCOVER SUCH DEFECT. IN NO EVENT MA.Y ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF CERTIFlCATION SHOWN HEREON. J. THIS SURVEY IS VALJD ONLY IF PRINT HAS ORIGINAL SEAL ANO SIGNATURE OF SURVEYOR. 4. BASIS OF BEARINGS: BEARINGS ARE BASED UPON THE SOUTH LINE OF THE.SOUTHEAST QUARTER OF SECTION 15 BEARING S89'54'00'W BElWEEN THE MONUMEl'ITS SHOWN HEREON AND fts GIVEN WITHIN RECEPTION NO BOULDER COUNTY RECORDS. ~ 5. UNITS: ALL DIMENSIONS SHOWN HEREON ARE IN U.S. SURVEY FEET. All BEARINGS SHOWN HERE ON ARE IN DEGREE-MINUTES-SECONDS. 8. GROSS LAND AREA (TABLE A 64): THE SUBJECT PROPERTY IS 1,799,377 SQ. FT ACRES± 9. UTILITIES (TABLE A #1]) UTILITIES SHOWN HEREON ARE FROM VISIBLE FIELD INFORMATION, JEHN ENGINEERING DOES NOT GUARANTE:E THESE LOCATIONS, OR THAT THE UTIUTIES SHOWN HEREON COMPRISE ALL UTILITIES IN THIS AREA, ElTHER IN SERVICE OR ABANDONED. FOR THE EXACT LOCATION OF ALL UNDERGROUND UTILITIES, CONTACT THE APPROPRIATE UTILITY COMPANY PRIOR. TO CONSTRUCTION. 10. BENCHMARK FOR VERTICAL RELIEF (TABLE A ELEVATION= '.. #5); BENCHMARK IS NATIONAL GEODEflC SURVEY STATION 0413, NAVD88 THENCE NORTH EAST, PARALLEL TO THE EAS.T LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 15, A DISTANCE OF FEET TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF DILLON ROAD: THE'NCE CONTINUING NORTH 00 17'19" EAST A DISTANCE OF FEET TO THE NORTHWEST CORNER OF THE NORTHWEST PARKWAY PARCEL TK-47, SAID POINT ALSO BEING THE TRUE POINT OF BEGJNNING; THENCE CONTINUING NORTH 00'17' 19" EAST A DISTANCE OF FEET; THENCE SOUTH 89'54'00" WEST, PARALLEL TO THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 15, A DISTANCE OF FEET, TO A POll'IT ON THE WEST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 15; THENCE NORTH 00'19'35" EAST ALONG SAID WEST LINE OF SAID SECTION 15, A DISTANCE OF FEET, TO THE NORTHWEST CORNER OF THE SOUTA HALF OF THE SOUTHEAST QUAR'IER OF SAID SECTION 15; SURYEIQR'S CM' CATE: TO: AUTOMOTIVE SERVICES, INC., A COLORADO CORPORATION FIDELITY NATIONAL mle INSIJRANCE COMPANY THENCE NORTH y EAST ALONG THE NORTH LINE OF THE SOUTH HALF OF THE SOUTHEAST QUARTER OF SAID SECTION 15. A DISTANCE OF 742,14 FEET: THENCE SOUTH WEST, PARALLEL TO THE EAST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 15, A DISTANCE OF 762,98 FEET. TO A POINT ON THE NORTH LINE OF SAID PARCEL TI<- 47; THENCE NORTH 87"J2'1'9'" WEST, ALONG SAID NORTti LINE OF PARCEL TK-47, A DISTANCE OF FEET, TO THE TRUE POIITT OF BEGINNING. PARCEL FOUR: A TRACT OF LAND LOCATED IN THE SOUTH HALF OF THE SOUTHEAST QUARTER OF SECTION 15, TOWNSHIP I SOVT11, RANGE 69 WEST OF THE 6TH P.M., COUNiY OF BOULDER, STATE OF COLORADO, AND BEiNG MORE PARTICULARLY DESCR.IBEO ~ FOtLOWS: BEGINNING AT A POINT ON THE SOUTH LINE OF SAID SECTION 15, FROM WHICH THE SOUTHEAST CORNER Of" SAID SECTION 15 BEARS NORTH 89.54'00.. EAST A DISTANCE OF FEET: THENCE NORTH 00'17' 19" EAST, PARALLEL TO THE EAST LINE OF THE SOUTHEAST QUARTER OF SAlD SECTION 15, A DISTANCE OF 30.1 Fffi TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF DILLON ROAD; THENCE CONTINUING NORTH 00' 17'19" EAST, A DISTANCE OF FEET TO A POINT ON THE NORTH LINE OF THE NORTHWEST PAAKWAY PARCEL TK-47, SAID POINT BEING THE TRUE POINT OF BEGINNING; THENCE ALONG THE NORTHERLY BOUNDARY OF SAID NORTHWEST PAAKWAY PARCEL TI<- 47 THE FOLLOWING THREE COURSES AND DISTANCES: THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE. MADE IN ACCORDANCE WITH THE 2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOlNTLY ESTABLISHED AND ADOPTED BY ALTA ANO NSPS, AND INCLUDES ITEMS 1, 2, +, 5, 81 11, AND 13 OF TABLE A THEREOF. THE ACCOMPANYING PLAT ACCURATELY AND PROPERLY WITHIN APPLICABLE STANDARDS OF PRACTICE SHOWS SAID SURVEY BASED UPON MY KNOWLEDGE, INFORMATION AND BELIEF. THIS SURVEY IS NOT A GUARANTY OR WARRANTY, EITHER EXPRESSED OR IMPLIED. THE FlELO WORK W~ COMPLETED ON 1/25/18. DATE OF PLAT OR MAP; 1/26/2018 fo MARK T. l'(ilson REGISTERED COLORADO LAND SURVEYOR NO FOR AND ON BEHALF OF JEHN ENGINEERING, INC... I 01/30/ :01 :26 AM 1) SOUTH 72'43'05.. WEST, A DISTANCE OF ' FEET; THENCE 17. ANY TAX, LIEN, FEE, OR ASSESSMENT BY REASON OF INCLlJSION OF THE LAND IN THE. NORTHERN COLORADO WATER CONSERVANCY DISTRICT. AS EVIDENCED BY INSTRUMENT(S) RECORDED SEPTEMBER 8, 2004 AT ~ECEPTION NO ; (DOCUMENT NOT PLOTTED, BLANkET OVER ENTIRE PROPERTY} 3) NORTH 8732'19: WEST, A DISTANCE OF FEET; 18. EASEMENT GRANTED TO PUBLIC SERVICE COMPANY OF COLORADO, FOR UTILITY LINES, AND INCIDENTAL PURPOSES, BY INSTRUMENT RECORDED SEPTEMBER 27, 1950, IN BOOK 874 Al PAGE 370. THENCE NORTH 00'17'19" EAST, PARALLEL TO THE EAST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 15, BEING THE EAST LINE OF PARCEL THREE ABOVE, A DISTANCE OF FEET TO A POINT ON THE NORTH LINE OF THE SOUTH HALF OF THE SOUTHE'AST QUARTER OF SAID SECTION 15; (EASEMENT IS LOCATED OUTSIDE OF THE BOUNDARY OF THE SUBJECT PROPERTY. DOCUMENT REFERS TO PARCELS WITHIN SECTION 3 TOWNSHIP 1 SOUTH, RANGE 69 WEST) 19. RESERVATIONS SET FORTH IN DEED TO ARTHUR W. ROSSITER AND D.OROTHY A. ROSSITER IN BOOK 820 AT PAGE 174. (DOCUMENT DESCRIBES LAND IN SECTION 14, ns, R69W ANO IS OUTSIDE THE BOUNDARY OF SUBJECT PROPERTY} 20. TERMS, CONDITIONS, PROVISIONS, AGREEMENTS AND OBLIGATIONS CONTAINED IN THE REQUEST FOR NOTIFICATION OF APPLI CATION FOR DEVELOPMENT RECORDED JULY 12, 2016 AT RECEPTION NO AND THE AMENDED REQUEST FOR NOTIFICATION OF APPLICATION FOR DEVELOPMENT RECORDED NOVEMBER 1, 2016 AT RECEPTION NO (NOT PLOTTED, BLANkIT OVER ENTIRE PROPERTY} 2) SOUTH a5 24'4T WEST. A DISTANCE OF FECT; TI-IENCE CIW AND RECORDER'S CBIDmCATE; THENCE NORTH89'53'13" EAST, ALONG THE NORTH LINE OF THE SOUTH HALF OF THE SOUTHEAST QUARTER OF SAID SECTION 15. A DISTANCE OF FEET; THENCE SOUTI-1 00'17'19" WEST, PARALLEL TO THE EAST LINE OF THE SOUTHEAST QUARTER SECTION 15, A DISTANCE OF Fffi, TO THE TRUE POINT OF BEGINNING. or RECEPTION NUMBER ACCEPTING FOR FlLING IN THE OFFlCE OF THE CLERK AND RECORDER OF BOULDER COUNTY, AT BOULDER, COLORADO ON THIS DAY OF, 20_ AT O'CLOCK. SAID EXCEPTING THEREFROM THAT PORTION DESCRIBED ln THE RULE AND ORDER RECORDED JUNE 27, 2003 AT RECEPTION NO COUNTY CLERK AND RECORDER BY: DEPUTY CLERK. Sheet #2 r, -,,, \.J:\1457\ SUNDAR\SURvEY\7112 AlTA.DWG JeHN ENGINEERING JE 6690 WEBSTER STREET ARVA0/1. CO Pl-I ( FAX (30~) 4()7 $438

67 ALTA/NSPS LAND TITLE SURVEY LOCATED IN THE SOUTHEAST QUARTER OF SECTION 15, TOWNSHIP 1 SOUTH, RANGE 69 WEST 6TH P.M. COUNTY OF BOULDER, STATE OF COLORADO SHEET20F2 N89'52'24"E ,_' --~NO~R~T~H:_L=!.IN~E~O'..'.._F_T'..'.:H!.=E...:S~O~U:'...!.TH~EA~S~T~Q~U~A~R-.!.!: 1E~R:... -;:::::--:-;-;- i CENTER 1 / 4 CORN_E_R EAST 1 / 4 CORNER SECTION, SECTION 15 FOUND 2,5" 15 FOUND 3.25" ALUMINUM CAP IN MONUMENT BOX PLS ALUMINUM CAP PLS MATCHES MONUMENT MATCHES MONUMENT RECORD / RECORD 1/8/ ~. -30' Lu..., 0::: ~, t AlAP1E OR..] RECEPTION I 30 I -13( MAPI.E GROVE JuanMSION RECEPTION #.T'2C85 0 ~ FOUND 1.5".ALUMINUM CAP PLS UNLESS OTHERWISE NOTED FOUND SECTION CORNER AS DESCRIBED HEREON TITLE COMMITMENT SCHEDULE 8-2 TITLE EXCEPTION NUMBER, SEE COVER PAGE &- ' LIGHT POLE - ) GUY FLAG POLE F!ELEC!,0 a a SIGNS ELECTRIC TRANSFORMER UTILITY POLE TREE DECIDUOUS GAS VALVE FENCES -~~x---~x~~~ Q :.A:.:D-=-J0=-:1:..:.N=.:ER"--=L:::.:.IN.:..:E'----- EDGE OF ASPHALT EDGE OF GRAVEL SECTION LINE BOUNDARY LINE 0::: WWI ~~ LL :3 00 RIGHT- OF-WAY LINE POINT OF SOUTH 1 / 4 CORN ER SECTION 15 FOUND 2.5" ALUMINUM CAP PLS MATCHES O. /MONUMENT RECORD 3/31/13 - SOUTHEAST CORNER SECTION 15 FOUND 5' WITNESS POINT OF POINT OF CORNER 2.5" ALUMINUM CAP COMMENCEMENT COMMENCEMENT PLS MATCHES BASIS OF BEARINGS..._!~':!.~~~~g:!::.~t~?!:!~~~E!:,.!E= =-SO~U~T!!.H!...:::LI~N~E...:O~F.!.Tc.!.HE=--::S~O~U:.:.TH~EA~S'..'..T...:O~U~A~R~TE::!.R~ P-A_RC_E_L_FO_U_R M_ON_U_M_E_N_T RECORD 3/29/04 S89'54'00"W ' ' RECORD RECORD DISTANCE PER RECEPTION #'S & or 01/30/ :11:29 PM Sheet #3 ' ' J: \ 1457\ SUNDAR\SURVEY\7112 ALTA.DWG (',.,.~ k j I I ORIGINAL SCALE: 1"= 100' HORIZ. 200 I JeHN ENGINEERING Ji! 5690 WEBSTER SlREET ARVADA.. CO PH (J-03)42:l-6036 FA)( (303) 467 M38

68 Maple Rd. Full Movement Access Removed Right In / Right Out Only Clubhouse/Pool Amenity Imagery Elevation Imagery Overall Site Summary: Amenity Area (Typical) BBQ Community Garden Gathering Space Shade Structures Outdoor Games Project Acreage 41.3 Ac Number of Units 636 Du* Density 15.3 Du/Ac ±1.85 Sp/Du Parking Open Space % Ac (53%) Zoning R-4 (Allows up to 18 Du/Ac) Phase Du ± 15.5 Ac ±1.8 Sp/Du Elevation/Clubhouse Amenity Imagery Access to Maple Road Phase 1 Community Trail 324 Du ± 12.7 Ac ±1.9 Sp/Du Community Trail Potential At-Grade Pedestrian Crossing *110% of the unit count shown may be requested (up to 700 Units) Emergency Access Only Amenity Area Secondary Entry Future Traffic Signal Common Open Space/ Amenity (2.5 Ac) Dog Run Detached Garage (Typical) US 287 Detention 36 Plex Building (Typical) 3 Story Walkup Detention h c it D e g a in ra D g n ti Exis Existing Traffic Signal Existing Drainage Ditch Clubhouse Leasing Pool Amenity n o l l i D Rd. Primary Entry (Full Movement) Clubhouse Leasing Pool Amenity SUNDAR APARTMENTS Lafayette, CO 100 Setback from Capped & Abandoned Oil & Gas Well 36 Plex Building (Typical) 3 Story Walkup Conceptual Site Plan Sheet # KA # NORTH

69 Contextual Site Plan & Vehicular Circulation Plan SUNDAR APARTMENTS Sheet # Lafayette, CO KA # NORTH

70 Conceptual Water and Sanitary Sewer SUNDAR APARTMENTS Sheet # Lafayette, CO KA # NORTH

71 OFF SITE TREE TO REMAIN EXISTING TREE TO BE REMOVED AND MITIGATED PER CODE EXISTING TREES TO REMAIN (UNDISTURBED DRAINAGE AREA) SUNDAR APARTMENTS Lafayette, CO Grading & Drainage Plan Sheet # KA # NORTH

72 Plants will be selected and arranged according to the City of Lafayette's recommend plant list based on water usage and physical conditions of the site. Water usage for the entire site will not exceed 15 gal/s.f./season. IRRIGATION DESIGN INTENT Maple Rd. The landscape shall be watered by a permanent irrigation system installed in accordance with an approved final irrigation plan. The final irrigation plan will be designed in accordance with the City of Lafayette's code, standards and specifications. Full Movement Access Removed Right In / Right Out Only LANDSCAPE REQUIREMENTS Site: 41.3 acres 1,799,028 square feet Required Landscape: Required Plantings: 15% of gross site 1 tree per 1,000 sf 1 tree per 150 sf 1 tree per 40 linear feet 269,854.2 sf 270 trees 1799 shrubs N/A Right of Way: OPEN SPACE Common Open Space/Amenity Imagery Site: 41.3 acres Open Space: Plaza Hardscape: Sidewalks: Undisturbed Drainage: Landscape Area: acres acres acres acres acres Amenity Area Imagery Amenity Area Dog Run 472,626 sf Annual Water Budget Worksheet ANNUAL WATER BUDGET WORKSHEET HYDROZONE AREA (SF) WATER NEEDED ANNUAL WATER USE (GALLONS/SF) (GALLONS) HIGH (TURF) 250, ,000,000 MODERATE (SHRUB BED) 170, ,703,540 LOW VERY LOW (DRYLAND SEED) 52, TOTAL 472,626 Clubhouse/Pool Amenity Imagery Amenity Area (Typical) BBQ Community Garden Gathering Space Shade Structures Outdoor Games Irrigation Design Intent SHEET INDEX The landscape 1 Cover Sheetshall be watered by a permanent system 2 Gradingirrigation and Drainage Plan installed in 3 accordance Landscape with Plan an approved final irrigation plan. Lot TheTypical final irrigation 4 Landscape plan will be designed in accordance with City of Lafayette s code, standards and specifications at the time of Final Plan Submittal. Evergreen Tree Community Trail Community Trail Common Open Space/ Amenity (2.5 Ac) 14.2 Open Space Site: Ac Open Space: Ac Plaza Hardscape: Ac Sidewalks: Ac Undistributed Drainage: Ac Landscape Area: Ac Detention Detention h c it D e g a in ra D g n ti is Ex Landscape Requirements Site: Required Landscape: Required Plantings: Right of Way: 41.3 acres 1,799,028 square feet 15% of gross site 269,854.2 sf 1 tree per 1,000 sf 270 trees 1 tree per 150 sf 1799 shrubs 1 tree per 40 linear feet N/A Primary Entry (Full Movement) Entry Monumentation Clubhouse (Typical) Leasing Pool Amenity SUNDAR APARTMENTS Lafayette, CO Conceptual Landscape Plan Secondary Entry (Full Movement) Entry Monumentation Shade Tree 6,703,540 AVERAGE GAL/SF Ornamental Tree Access to Maple Road Dillon Rd. UNDISTURBED DRAINAGE AREA (7.9 ACRES) LIMITS OF SITE DISTURBANCE (10.85 ACRES LANDSCAPE AREA) Sheet # KA # NORTH

73 EVERGREEN TREE LARGE SHRUBS FOR PORCH SCREENING SOD EDGER UPRIGHT EVERGREEN DECIDUOUS SHRUB EVERGREEN SHRUB ROCK MULCH DOG WASTE STATION FOUNDATION SHRUBS ORNAMENTAL GRASSES SHADE TREE ORNAMENTAL TREE GROUND COVER BIKE RACK Landscape Design Intent NOTE: LANDSCAPE TO BE WATERED BY AN AUTOMATIC IRRIGATION SYSTEM WITH SEPERATE ZONES FOR SHRUB BEDS AND SOD. SOIL TO BE AMENDED WITH (4) CUBIC YARDS OF BIOCOMP COMPOST PER 1,000 SF TO A DEPTH OF (8) INCHES. The landscape intent for the proposed Sundar development is to enhance the overall site plan, architecture and adjacent developments while also focusing on landscaping techniques specific to relevant conditions occurring in Colorado s Front Range. Landscaping shall be used to to enclose street corridors helping to create a sense of place, enhance entries into the site, provide screening for privacy and parking, accent and anchor architectural features and reinforce pedestrian circulation paths. Plants will be selected and arranged according to the City of Lafayette s recommend plant list based on water usage and physical conditions of the site. Water usage for the entire site will not exceed 15 gal/s.f./season. Landscape Typical Concept SUNDAR APARTMENTS Sheet # SAMPLE PLANT LIST DECIDUOUS TREES COCKSPUR HAWTHORN (M+/-) WASHINGTON HAWTHORN (M+/-) WINTER KING HAWTHORN (M+/-) HONEYLOCUST VARIETIES (M-H) SNOWDRIFT CRABAPPLE (M+/-) CALLERY PEAR (M+/-) ENGLISH OAK (M-H) NORTHERN RED OAK (M-H) SHUMARD S OAK (M-H) JAPANESE TREE LILAC (M-H) LITTLELEAF LINDEN (H) NORWAY MAPLE (M-H) RUSSIAN HAWTHORN (M+/-) EVERGREEN TREES COLORADO SPRUCE (M-H) AUSTRIAN PINE (M-H) PONDEROSA PINE (M+/-) DECIDUOUS SHRUBS REDTWIG DOGWOOD (H) APACHE PLUME (VL-L) DAVIDII BUTTERFLYBUSH (M+/-) PEKING COTONEASTER (M+/-) SCOTCH BROOM (L-M) BURNING BUSH EUONYMUS (M+/-) FORSYTHIA (M+/-) ROSE-OF-SHARON HIBISCUS (M+/-) COMMON PRIVET (M+/-) DWARF NINEBARK (M+/-) ANTHONY WATERER SPIREA (M+/-) VANHOUTTE SPIREA (M+/-) MISS KIM LILAC (M+/-) COMMON LILAC (M+/-) WAYFARING VIBURNUM (M+/-) EVERGREEN SHRUBS CHINESE JUNIPER (L-M) HORIZONTAL JUNIPER (L-M) BAR HARBOR JUNIPER (L-M) WILTON CARPET JUNIPER (L-M) BUFFALO JUNIPER (L-M) TAM JUNIPER (L-M) MUGO PINE (M-H) CAROL MACKIE DAPHNE (M+/-) MANHATTAN EUONYMUS (M-H) BURKWOOD VIBURNUM (M-H) MOHICAN VIBURNUM (M-H) PERENNIALS MOONSHINE YARROW (VL-L-M) SHASTA DAISY M-H DAYLILIES M H WETLAND GAYFEATHER H RUSSIAN SAGE (VL -L) SALVIAS M+/ - Lafayette, CO KA # NORTH