City and County of Broomfield, Colorado

To: Mayor and City Council From: Prepared By:

George Di Ciero, City and County Manager Anna Bertanzetti, Acting Planning Director Kevin Standbridge, Assistant City and County Manager for Community Development

Meeting Date Agenda Category Agenda Item # July 10, 2007 Authority Business 14 (a)

Agenda Title:

1. Public Hearing on Proposed Broomfield Corners Urban Renewal Site Plan 2. Redevelopment and Reimbursement Agreement’ 3. Cooperation Agreement

Property Location: North of W. 120th Avenue and East of Sheridan Boulevard. Applicant: Drake Real Estate

4. Consideration of Resolution No. 2007-76-UR, No. 2007-111-UR, and No. 2007-131-UR. Summary

• The applicant requests approval of an Urban Renewal Site Plan (URSP) for the purpose of developing an approximately 20,605 square foot commercial center on a 5-acre parcel. (The applicant is also requesting Final Plat and Use by Special Review approval, by the Broomfield City Council).

• The property is approximately five acres of the A and B Subdivision located north of W. 120th Avenue and east of Sheridan Boulevard.

• As part of the Urban Renewal Plan, deviations are requested to the sign size and method for open area calculation.

• The URSP meets the applicable requirements in Title 17 of the Broomfield Municipal Code, with the exception of the deviations noted above and is substantially consistent with the W. 120th Avenue Corridor Sub-Area Plan and the Broomfield 120th Avenue Gateway Corridor Urban Renewal Plan.

• On April 23, 2007, the Land Use Review Commission (LURC) recommended approval with seven conditions: 1) That the applicant put more brick on the building facades to comply with design standards, 2) That the Land Use Review Commission recommended approval of a twenty foot sign for 120th Avenue in accordance with the Broomfield Municipal Code and approved a ten foot sign for First Avenue in accordance with the Broomfield Municipal Code, 3)That the Land Use Review Commission recommended approval of the provision of open area with consideration that Tract A provides both landscaping and a drainage channel, 4) That the applicant continue working with staff to resolve technical issues related to site engineering including: a. Minor modifications to the alignment of utility lines; b. Modifications to the engineering reports; c. Possible modifications to the driveway median at the Vrain Street entrance; d. Corrections relating to the new “Broomfield Standards and Specifications Edition,” and e. corrections to the certifications on the plat, 5) That the applicant remove ‘daycare facilities’ from permitted uses on the coversheet of the PUD, 6) That the applicant permanently screen utility meters and panels, 7) That the applicant have the design of the guard rail more clearly defined in the Site Development Plan prior to going before City Council. All conditions have been met.

• Proposed Resolution No. 2007-76-UR would approve the proposed Urban Renewal Site Plan. • Proposed Resolution No. 2007-111-UR would approve the proposed Redevelopment and Reimbursement Agreement. • Proposed Resolution No. 2007-131-UR would approved the Cooperation Agreement. Prior Authority Action • On November 9, 2004, City Council approved the West 120th Avenue Gateway Corridor Sub-Area and Urban Renewal Plan. • The concept plan for the project was reviewed at a City Council study session on August 29, 2007.

Financial Considerations • The proposal is consistent with the "commercial retail" land use assumptions in the Long Range Financial Plan.

Alternatives Based on the testimony and evidence presented on the record at the public hearing:

• If the proposed application complies with applicable Broomfield Municipal Code (BMC) review standards and is consistent with the intent of the Comprehensive Plan and Urban Renewal Plan:

o Approval. • If the proposed plans do not comply with applicable BMC and URP review standards:

o Remand the case to the Land Use Review Commission (LURC) for additional review and recommendations; o Postpone action on the resolution and continue the hearing to a date certain; or

• Direct the City & County Attorney to draft findings to support denial. Proposed Actions/Recommendations

• Hold the public hearing. • Following and subject to the results of the public hearing, if the Authority wishes to approve the application and Redevelopment and

Reimbursement Agreement it is recommended… That Resolution No. 2007-76-UR, Resolution No. 2007-111-UR, and Resolution No. 2007-131-UR be adopted.

City and County of Broomfield, Colorado

BROOMFIELD URBAN RENEWAL AUTHORITY AGENDA MEMORANDUM

Broomfield Corners Urban Renewal Plan and Redevelopment and Reimbursement Agreement Page 2

BACKGROUND

Property Location and Area Context

The proposed development site is located on the north side of W. 120th Avenue approximately one-third mile east of Sheridan Boulevard. The following vicinity map shows the project location over an aerial of the area.

The area to the north and west of the property is currently occupied by Barber’s (a cold storage and distribution company) and recreational vehicle storage. A proposal for redevelopment of the Barber’s property was recently approved for the Barber’s property. The Barber’s property is also included in the A and B Subdivision. The area east of the property is occupied by Rooster’s Bar. The area to the south is within the City of Westminster and is occupied by commercial uses.

Broomfield Corners Urban Renewal Plan and Redevelopment and Reimbursement Agreement Page 3 The following vicinity map shows an enlargement of the proposed project site. The site is currently undeveloped.

Zoning and Prior Approved Plans The site is undeveloped and zoned I-2 and Urban Renewal Area. I-2 allows industrial uses. The Urban Renewal Area overlay allows commercial retail uses on the site. The proposed uses are consistent with the current zoning of the property. The property is within the W. 120th Avenue Gateway Corridor Sub-Area Plan and the Broomfield 120th Avenue Gateway Corridor Urban Renewal Plan areas. Regardless of the zoning, applicable elements of the Urban Renewal Plan and Sub-Area Plan would still apply. The property was platted in 1992 as part of the A & B Subdivision which also included the Barber property to the west and north. The A & B Subdivision is shown on the following page.

Broomfield Corners Urban Renewal Plan and Redevelopment and Reimbursement Agreement Page 4 Relationship to Comprehensive Plan and Financial Plan

Comprehensive Plan The Broomfield Comprehensive Plan designation for the proposed development is "Commercial/Retail." The following map shows the portion of the Comprehensive Plan Land Use Plan that pertains to the subject property and surrounding area.

Subject Parcel

Broomfield Corners Urban Renewal Plan and Redevelopment and Reimbursement Agreement Page 5 Financial Plan The proposal is consistent with the land use assumptions established in the Long Range Financial Plan. Goals and Policies The proposed project would help meet the following Comprehensive Plan goals and policies:

§ Goal LU-E - Encourage a variety of employment land use types and intensities in designated areas that are both supported by and compatible with surrounding land uses.

Relationship to Sub-Area Plan and Status of Corridor Development The property was platted in 1992 as part of the A & B Subdivision which also included the Barber property to the west and north. The property has not been developed to date. There have been a variety of recent plans approved for other developments within the Sub-Area planning area. These include:

§ Refurbishing Broomfield Plaza at the northeast corner of W. 120th Avenue and Sheridan Boulevard;

§ Refurbishing Safeway at the northeast corner of W. 120th Avenue and Main Street;

§ Approving Pacific Ocean Market and refurbishing of the Villager Square shopping center at the southeast corner of W. 120th Avenue and Main Street;

§ Approving a car wash facility and automotive store on the south side of W. 120th Avenue, near Chase Street; and

§ Approving a new in-line retail store along E. First Avenue, generally south of Home Depot.

§ An Urban Renewal Plan for redevelopment of the Barber property located north and west of the subject site was approved by Council on June 26, 2007. The approved plan includes a large format retailer (Wal-Mart) as well as additional commercial development pads along W. 120th Avenue.

Concept Review The concept plan for the project was reviewed at a City Council study session on August 29, 2006. Status of the Development The area immediately surrounding the proposed property includes Barber’s to the west, Recreational Vehicle Storage to the northwest, Rooster’s Bar to the east, and commercial development to the south. The subject site is currently vacant.


CURRENT APPLICATION – DETAILED DESCRIPTION AND STAFF REVIEW

Background Base Data 1. PROPERTY OWNER/Applicant Drake Real Estate 2. PROPERTY LOCATION North of 120th Avenue, West of Sheridan

Boulevard 3. PROPERTY SIZE Approximately 5 Acres 4. CURRENT ZONING I-2 and Urban Renewal Area 5. CURRENT LAND USE Undeveloped 6. PROPOSED LAND USE Commercial Retail and Restaurant 7. COMPREHENSIVE PLAN DESIGNATION

Commercial Retail

Project Description The Urban Renewal Plan for the property will establish the architecture, overall circulation, parking field placement, and access to facilitate development of a commercial center consisting of a bank, retail shops, and two drive-through restaurants. Collectively, the buildings comprise 20,605 square feet. The drive-through restaurants will be subject to future urban development plan review to ensure architectural compliance with the remainder of the center. A Use by Special Review is requested for all three drive-through facilities and will be reviewed by the City Council as a concurrent development application. The application complies with applicable requirements set forth in the Broomfield Municipal Code. Property Ownership and Developer The owner of the property is Vrain Shops LLC. Drake Real Estate is the applicant and developer.

Broomfield Corners Urban Renewal Plan and Redevelopment and Reimbursement Agreement Page 7 Land Use Summary

Based on the proposed site development plan, which will be reviewed at a future City Council meeting, the composite land use summary for the development is as follows:

BROOMFIELD CORNERS COMPOSITE LAND USE SUMMARY

SF Densit

y

Lot Sizes Square Feet

Floor Area

Land Use

% of Total Site

Lots DU/A Min Avg Max Min Avg Max

Projected Selling Price

Commercial/Retail 22,605 13% N/A N/A N/A N/A N/A N/A N/A N/A N/A

Open Area 18,589 11%

Tract A 19,603 11%

Parking & Drives 111,041 65%

Total 171,838 100%

Surrounding Land Uses

ADJACENT USE/ZONING COMPREHENSIVE PLAN DESIGNATION

North Undeveloped / I-2 Commercial/Retail South Mixed Use Development Westminster East Bar / B-2 Commercial/Retail West Industrial, Warehouse / I-2 Commercial/Retail

Open Area 18%

Building 13%

Tract A 11%

Lot Coverage Diagram Broomfield Corners Urban Renewal Plan

Parking And Drive 57%

Broomfield Corners Urban Renewal Plan and Redevelopment and Reimbursement Agreement Page 8 Site Layout The proposal is for six buildings on 5 acres with possible users identified as a Chase Bank and space for in-line retail. Two drive-through restaurants are included, but separate Urban Renewal Plan approval will be required when tenants are known in order to establish building architecture for the drive-through restaurants. Collectively, the buildings comprise 20,605 square feet. The individual building sizes range approximately 2,470 square feet to 5,308 square feet. The proposed site layout is not completely consistent with the Sub-Area Plan. For example, the key design standards and guidelines call for:

§ Lining E. First Avenue (W. 121st Avenue) with buildings; § Discouraging individual stand-alone buildings except for large format retail or

offices; § Placing buildings adjacent to street frontages with front doors oriented to the

street; and § Not facing drive-through window lanes to pedestrian oriented streets (B

Street).

There are two buildings sited adjacent to W. 121st Avenue, however, neither is oriented toward the street to promote a "main street" image (pedestrian-friendly with one- to three-story buildings, and store fronts offering visual interest) as called for in the Sub-Area Plan. The proposed plan for Broomfield Corners does meet the intent of the W. 120th Avenue Gateway Corridor Plan and other objectives of the Urban Renewal Plan including:

• Enhancing land values and generating higher tax revenue; • Extension of W. 121st Avenue; • Construction of onsite storm water drainage improvements to facilitate

correction of long time flooding issues along the corridor; • Improving the visual appearance and eliminating blight through the general

upgrade of the overall appearance of the area. Circulation The site is accessible from W. 120th Avenue. The site will be bound by two new streets in the future: Vrain Street to the west and W. 121st Avenue to the north. A third street is identified as "B" Street toward the east end of the development. This street is anticipated to be restricted to right-in movements onto W. 120th Avenue from W. 120th Avenue until redevelopment of the Roosters Property occurs at some point in the future. Several shared access points are shown into the development from Vrain Street, W. 121st Avenue, and “B” Street.

Broomfield Corners Urban Renewal Plan and Redevelopment and Reimbursement Agreement Page 9 The Colorado Department of Transportation (CDOT) controls access onto W. 120th Avenue. The developer and staff have met with CDOT to discuss the development and CDOT has informally approved the location of Vrain Street. Formal CDOT approved will be required for all improvements to W. 120th Avenue and access points to W. 120th Avenue. The developer is proposing a future traffic signal immediately west of the site at the intersection of W. 120th Avenue and Vrain Street. This signal is expected to be approved by the Colorado Department of Transportation and will serve the larger area. Another traffic signal was recently installed at the intersection of W. 120th Avenue and Bradburn Boulevard; the main entryway into Westminster's Bradburn development. The developer will be responsible for contributing one-half of the construction costs for the extension of W. 121st Avenue adjacent to the property. The roadway meets the design and treatment requirements of the Sub-Area Plan design standards. Pedestrian Access The plan includes sidewalks along the streets and walkways through the development. An outdoor eating area is proposed at the center of the development as a pedestrian focal point. Artwork with an adjacent seating area is located at the northwest corner of the site adjacent to 121st Avenue. Since the proposal is one of the first new developments in the area, there are no existing adjacent sidewalks for this project to connect to in the near term. Utilities Water, sanitary sewer, gas, and electric utilities are presently available in the vicinity of the proposed development. The electric lines in the area are currently overhead. The lines within this development will be placed underground. Parking The surface parking is distributed throughout the site. The 195 proposed parking spaces exceed the 122 spaces required by the Broomfield Municipal Code. Lot 1 will not individually meet the parking ratio requirement, but a joint parking agreement for the entire development will ensure adequate parking is provided for customers of Lot 1. The parking spaces adjacent to W. 120th Avenue will include a 1.5-foot overhang onto the landscape tract. The parking stalls meet requirements for compact parking spaces and do not exceed the maximum number of compact spaces.

Broomfield Corners Urban Renewal Plan and Redevelopment and Reimbursement Agreement Page 10 Architecture The architecture for buildings on Lots 1, 2 and 3 are shown on pages 8 through 11 of the Urban Renewal Plan. The building materials include a combination of stucco, brick or stone veneer accents, standing seam metal roofs, and metal awnings. All buildings show space for wall-mounted signs. The design standards call for the primary building material to be stone or brick. The plans demonstrate four-sided architecture that incorporates elements outlined in the design standards and guidelines (i.e., the use of primarily stone or brick material and generous storefront window along streets), consistent site furnishings, and appropriate screening for service functions. The architecture for buildings on lots 4 and 5 are not included in the Urban Renewal Plan. Separate plan review and approval will be required for these future buildings to ensure conformance with the Sub-Area Plan standards. Landscaping Sheet 5 shows the landscape plan which includes a variety of trees and shrubs. The plan incorporates a 50-foot landscape edge adjacent to W. 120th Avenue. A grass-lined drainage swale is proposed along 120th Avenue as part of a regional drainage plan. The drainage swale includes retaining walls adjacent to W. 120th Avenue and the parking lot. The railing will protect pedestrians on W. 120th Avenue from the significant drop created by the retaining wall. Signage Signage is included in the Urban Renewal Plan. Specific sign locations are identified for the Lot 2 building including directional signs, building signs, and public safety signs. Other buildings include possible locations for building mounted signage. Four freestanding multi-tenant signs are proposed for the site. The two signs located adjacent to 120th Avenue are 20-feet in height. The two signs located adjacent to W. 121st Avenue are 10-feet in height. This exceeds the maximum height of seven feet for monument signs per the Sub-Area Plan.

Broomfield Corners Urban Renewal Plan and Redevelopment and Reimbursement Agreement Page 11 Consistency with W. 120th Avenue Sub-Area Plan The proposed site layout, signage, and landscaping are not completely consistent with the Sub-Area Plan. For example, the key design standards and guidelines call for:

§ Lining W. 121st Avenue with buildings; § Discouraging individual stand-alone buildings except for large format retail or

offices; § Placing buildings adjacent to street frontages with front doors oriented to the

street; § Facing drive-thru window lanes to pedestrian oriented streets (B Street); § Providing a minimum of 3500 square feet of landscaping at the intersection

of Vrain Street and W. 121st Avenue; and § Sign heights exceed the seven foot height limitation.

Redevelopment and Reimbursement Agreement The proposed Redevelopment and Reimbursement Agreement is included as an attachment to Resolution No. 2007-76-UR. The proposed agreement is a legally binding contract between the Broomfield Urban Renewal Authority and Vrain Shops LLC, which identifies and provides for the reimbursement for the cost of construction of certain public improvements by the developer. The public improvements include W. 120th Avenue road widening and utility relocations, regional drainage facility improvements, traffic signal installation at 120th Avenue and Vrain Street, construction of Vrain Street, construction of 121st Avenue, construction of a portion of B Street, Vrain Street drainage improvements, and relocation of an existing sewer line. Broomfield has financially participated in a number of projects to enhance the quality of the projects and to provide infrastructure to improve the area in which they are located. Examples include:

Project Amount of Participation Improvements Broomfield Town Centre King Soopers, Home Depot

$6,416,762 Park buffer, First Avenue, drainage improvements

Broomfield Marketplace King Soopers

$3,609,589 Park, drainage, plaza

Pacific Ocean Marketplace Redevelopment

$582,057 Architectural enhancements, parking area

Villager Square Redevelopment $400,000

Architectural enhancements, parking area

Sun Microsystems $3,035,171 Roads, drainage, and enhancements Lambertson Farms Grocery

$7,295,200 Roads, drainage, open space

The proposed financial participation in the redevelopment of the Broomfield Corners property is consistent with prior agreements regarding other developments in Broomfield.

Broomfield Corners Urban Renewal Plan and Redevelopment and Reimbursement Agreement Page 12 Key Changes Since Concept Review After the concept review, the applicant revised the architectural renderings to more accurately depict the elevations. Additional information regarding materials and colors was also provided. The architecture, site configuration, parking, and access have not been changed since the concept review. The applicant has submitted a narrative which includes a summary of their response to the concept review comments (Attachment 1).

STAFF REVIEW OF KEY ISSUES

During the development review process, staff identified the following key issues related to the development application: The proposed plan for Broomfield Corners meets the intent of the W. 120th Avenue Gateway Corridor Plan and Urban Renewal Plan objectives including:

• Enhancing land values and generating higher tax revenue; • Extension of W. 121st Avenue; • Construction of onsite storm water drainage improvements to facilitate

correction of long time flooding issues along the corridor; • Improving the visual appearance and eliminating blight through the general

upgrade of the overall appearance of the area. 1. The proposed URSP is in substantial, but not full, compliance with the W. 120th Avenue

Gateway Design Standards and Guidelines in that it does not line W. 121st Avenue with buildings, faces drive-through window lanes to a pedestrian street, exceeds the seven foot height limitation for signs, does not provide a minimum of 3500 square feet of landscaping at the intersection of Vrain Street and W. 121st Avenue, and includes stand-alone buildings that are not large format retail or office uses.

The developer has requested that the configuration of the site, relative location between four streets, and the regional drainage facility be taken into consideration for the limited site design opportunities for the subject parcel. Many of the goals, guidelines, and standards have been incorporated into the plan including public art, four sided architecture, and a café zone.

2. Deviations are requested as part of the Urban Renewal Plan. These deviations include

increasing the maximum size of monument signs and a modification to the method for calculating open area.


The proposed sign height of twenty feet exceeds the standards of the Sub-Area Plan of seven feet. Broomfield Plaza, located west of the subject site, has an existing sign of approximately 20 feet in height adjacent to 120th Avenue. Although the sign heights are not consistent with the Sub-Area Plan, they are of similar size to other signs in the area. The Broomfield Municipal Code requires a minimum of 25% (38,058 square feet) of the site be open area, not including areas dedicated to the City for streets, parks, or other purposes. The applicant has requested that the Tract A area, which is dedicated for open area, be able to be included in the open area calculation. Including Tract A, over 38,192 square feet of open area is provided for Broomfield Corners. Staff believes that the request is appropriate given the fact Tract A will be landscaped and will serve as an important segment of a new regional drainage facility.

APPLICABLE URBAN RENEWAL PLAN PROVISIONS

A public hearing is required. At the conclusion of the public hearing, the Broomfield Urban Renewal Authority reviews the application based on the following provisions of the 120th Avenue Gateway Corridor Urban Renewal Plan.

F.3.d Plan Review Process; Urban Renewal Plan. Each plan or proposal shall consist of an Urban Renewal Site Plan (“site plan”). The site plan shall be submitted to the Authority in a form consistent with Site Development Plan submittal, format and contents requirements of the Broomfield Municipal Code as they may be amended from time to time. F.3.d Plan Review Process; Public Hearings, Notice. The Authority shall hold a public hearing on any proposed site plan. Additionally, the City and County of Broomfield Land Use Review Commission shall hold a public hearing on Urban Renewal Site Plans prior to consideration of the site plan by the Authority. The Land Use Review commission shall make recommendations to the Authority as to conformity to the Plan and applicable urban renewal design standards. Notice of hearings shall be consistent with notice requirements for Site Development Plans in the Broomfield Municipal Code as they may be amended from time to time. F.3.d Plan Review Process; Review Standards. The decision of the Authority shall be based on whether a proposed site development plan meets the following standards. (1) The proposal should be consistent with any element, purpose, vision and standard of this Plan and the Sub-Area Plan. (2) The proposal should identify and specify factors that mitigate any potential negative impacts on nearby properties. (3) The proposal should identify and specify factors that maximize potential positive impacts on nearly properties. (4) The proposal should include adequate facilities for pedestrians, bicyclists and motorists. (5) The proposal should optimize conservation of energy, water, and other resources on a site-specific scale.


(6) The land uses within the proposal should be compatible with one another. (7) The proposal should include any common areas serving the site, and contain adequate provisions for ownership and maintenance of such areas. (8) The proposal should include adequate public improvements (both on and off site) to be provided in a timely fashion.

APPLICABLE MUNICIPAL CODE PROVISIONS

A public hearing is required. At the conclusion of the public hearing, the Broomfield Urban Renewal Authority reviews the application based on the following provisions of the BMC.

17-38-140 Site development plan; scope.

A site development plan may include one or more platted lots. A PUD plan and a final subdivision plat must be approved before, or together with, a site development plan. (Ord. 725 §1, 1987)

17-38-150 Site development plan; format.

(A) Site development plans shall be in black ink or photographic reproduction, on four-mil thickness Mylar (double matted polyester film). The scale shall ordinarily be 1” = 50'. A larger scale or a smaller scale (not less than 1” = 200') may be used with prior approval of the city manager or his or her designee. (B) The size of the sheets shall be as required by the county where the site development plan is to be filed. (C) Plans of two or more sheets shall be referenced to an index map placed on the first sheet. (Ord. 725 §1, 1987)

17-38-160 Site development plan; contents.

The site development plan shall contain the following information: (A) Site plan showing the following: (1) Name of project; (2) Location and boundaries of site development plan, including a legal description; (3) Names, addresses, and signatures of the owner, subdivider, and surveyor (who shall be registered by the Colorado State Board of Registration for Professional Engineers and Land Surveyors); (4) Date of preparation and of any revisions, written and graphic scale, the north arrow (designated as true north); (5) Chart with each land use area listed showing the following information: a. Gross acreage; b. Floor area ratios (for commercial and industrial); c. Number of dwelling units (for residential); d. Dwelling units per acre (for residential); e. Minimum lot sizes; f. Building coverage, parking and drive coverage, and open space area (all expressed in square feet); g. Minimum setbacks of principal, accessory buildings; h. Minimum floor areas (for residential); i. Maximum building height; j. Principal and accessory uses; and k. A statement that any element of the construction, location, design, use, or operation of land or buildings not specifically shown on the approved site development plan in graphic or written form shall conform to the requirements of a specified zone district (e.g., R-1, B-1, I-1); (6) Location and dimensions of all existing and proposed streets and alleys (showing curb, gutter, and sidewalk location), and location and dimensions of all easements, rights-of-way, and lot lines; (7) Location and dimension of walks, trails, parking spaces, curb islands, and driveways (with direction of travel shown); (8) A list of any proposed deviations from the provisions of titles 14, 16, or 17, B.M.C.; and


(9) Location and dimensions for all structures, including refuse and recycling facilities in accordance with section 17-34-060. (B) Architectural elevations for each structure showing the following: (1) Overall exterior dimensions; (2) Materials; (3) Color scheme; (4) Signs; and (5) All faces of the structure, clearly labeled. (C) Landscape plan showing the following: (1) Location, species, and size of existing trees; (2) Trees to be retained; (3) Location, species, and size of new trees and shrubs; (4) Location and type of turf, ground cover, and planting areas; (5) Type and extent of irrigation; and (6) Retaining and decorative walls, fences, and similar structures. (D) Grading plan showing the following: (1) Existing and proposed topography at two-foot contour intervals, referenced to U.S.G.S. data; (2) Outline drawings of major structures and improvements (existing and proposed); and (3) Storm drainage improvements and appurtenances. (E) Site development plans for wireless communications towers shall include the criteria set forth in section 17-35-030 and meet the requirements set forth in section 17-35-050. (F) The location of any plugged and abandoned oil and gas well and its production site or any former oil and gas production sites located within the boundaries of the site development plan or within 200 feet of such boundaries on abutting property. Site development plans shall be subject to the provisions of chapter 17-56, B.M.C. (Ord. 725 §1, 1987; Ord. 750 §7, 1987; Ord. 1026 §2, 1994; Ord. 1194 §10, 1996; Ord. 1514 §10, 2000; Ord. 1698 §8, 2002; Ord. 1739 §3, 2003)

17-38-170 Site development plan; accompanying information.

The site development plan shall be accompanied by: (A) Evidence of the existence and status of an organization for ownership and maintenance of any common areas; and (B) Proof of ownership satisfactory to the city attorney, which may include a recently issued title commitment or title policy. (C) An earthen fill design report that addresses and mitigates any negative impacts of earthen fill materials. Such report shall be consistent with the uniform codes adopted in title 15 of the Broomfield Municipal Code and the standards and specifications adopted in chapter 14-04 of the Broomfield Municipal Code. (D) For plugged and abandoned oil and gas wells or former oil and gas production sites either within the boundaries of the site development plan or within 200 feet of such boundaries on abutting property, the Form 6, the well abandonment report, the plugging verification reports for such wells filed with the Colorado Oil and Gas Conservation Commission, and any Colorado Oil and Gas Conservation Commission reports regarding former oil and gas production sites. (Ord. 725 §1, 1987; Ord. 1598 §3, 2001; Ord. 1698 §9, 2002)

LAND USE REVIEW COMMISSION’S RECOMMENDATION

The Land Use Review Commission held a public hearing and reviewed the proposed rezoning at the Commission’s April 23, 2007, meeting. After completing its hearing and review, the Commission voted unanimously to adopt Resolution LUR-2007-10, Option B (Attachment 2), recommending approval of the proposed plan with the following conditions. The responses to the conditions are listed below.

Broomfield Corners Urban Renewal Plan and Redevelopment and Reimbursement Agreement Page 16 1. That the applicant put more brick on the building facades to comply with design

standards.

Additional brick areas have been added to buildings located on Lots 1 and 3. The building located on Lot 2 already complied with the design standards.

2. That the Land Use Review Commission recommends approval of a twenty foot sign for 120th Avenue in accordance with the Broomfield Municipal Code and approve a ten foot sign for [W. 121st] Avenue in accordance with the Broomfield Municipal Code.

The applicant reduced the height of the signs along W. 120th Avenue from 25

feet to 20 feet in height. No action was required by the applicant regarding the signs along W. 121st Avenue.

3. That the Land Use Review Commission recommends approval of the provision of

open area with consideration that Tract A provides both landscaping and a drainage channel.

No action required by the applicant.

4. That the applicant continue working with staff to resolve technical issues related to site engineering including: a. Minor modifications to the alignment of utility lines; b. Modifications to the engineering reports; c. Possible modifications to the driveway median at the Vrain Street entrance; d. Corrections relating to the new “Broomfield Standards and Specifications Edition”, and e. corrections to the certifications on the plat.

All technical issues have been addressed with staff.

5. That the applicant remove ‘daycare facilities’ from permitted uses on the coversheet of

the PUD.

The applicant has withdrawn the request for rezoning to PUD. 6. That the applicant permanently screen utility meters and panels.

A tube steel trellis painted to match the canopy structures will be utilized to add architectural interest around the utility meter locations as shown on sheets 8 through 11 of the Site Development Plan. Utilities will be painted to match the building.

Broomfield Corners Urban Renewal Plan and Redevelopment and Reimbursement Agreement Page 17 7. That the applicant have the design of the guard rail more clearly defined in the Site

Development Plan prior to going before City Council.

The applicant has provided a detail of the guard rail on sheet 2 of the Site Development Plan. In addition, the 36-inch screen wall adjacent to the sidewalk on W. 120th Avenue was replaced with a 42-inch guard rail fence due to concerns expressed during the LURC meeting regarding the height of the screen wall.

ATTACHMENT I

NARRATIVE

PUD Submiftal for NEC 120th & VramBroomfield, Colorado

Due to the complicated naturp of this development, the Applicant $"Drake"$ thought a

brief descripti\on of the project would help explain the submittal\.

BACKGROUN\D

Drake first went before City Council on August 29, 2006, revealing the site plan,

discussing the hardships that are involved with developing the property and attempting

to rezone the property to B-2. The result of that meeting, generally speaking, was as

follows: $1$ no rez\one, wor\k wit\h pla\nning to cre\ate a PUD\; $2$ red\uce the number of

freestanding drive thru restaurants; $3$ cre\ate a mor\e ped\estrian-friendly atm\osphere

wit\h upg\raded arc\hitecture and common area elements; $4$ wor\k wit\h the City to obtain

Tax Incremental Financing as part of the urban renewal; $5$ be the leader for designing

and constructing the first project following the I 2O" Avenue Corridor Plan. We have had

numerous meetings with all of the departments at the City, including traffic, fire and

engineering, as well as adjacent property owners and the design team from the Wal-

Mart project in order to make this a complete submittal that has the foresight to

accommodate the future, adjacent development. We believe that we have or exceeded

the expectations of City Council and staff with the planning of this project. Unfortunately,

significant issues still remain, as follows:

DRAINAGE AND WATER QUALITY

Drainage and water quality is the most significant issue facing the development because

of cost, land constraints and existing cpnditions. The project is burdened with having the

requirement of carrying 300 CFS through the site due to the surrounding drainage

conditions. A 75-foot drainage easement and existing flood plain constrain the project

further. A need for a 54" pipe and large box culvert will ultimately be required to satisfy

the long-term regional drainage needs. Our submittal proposes that we construct a pond

that satisfied approximately 69% of the water quality and detention requirements during

our initial development and when the property to the north is deveIopeqrwIenhe

regional drainage improvements are completed, we will be in 100% compliance Wfth the

NOV 22 2006

requirements. Initially, we attempted to design a 54" pipe $significant size$ in the bott\om

of our pond to meet all requirements, but the depth of the pipe would not comply with the

Outfall System Plan $OSP$, which pushes us into detaining water in the proposed pond

to the north. We have spent a tremendous amount of effort trying to solve this issue.

Due to unknown situation with the Wat-Mart project we may not have a solid solution

unless the city can require the north development to allow us to incorporate our drainage

solution into theirs. Mitigating the Detention on our site would also allow us to provide

more landscaping along 120th per the 120th Sub-Area Guidelines.

FIRE AND WATER

Obtaining water for the fire hydrants and creating an acceptable access strategy for the

fire department has also been a challenge because three proposed streets surround the

site and the adjacent properties $barbers and Roosters$ are insuffic\iently equipped\. We

have prelimin\arily agreed to extend the water line from the north $to be in future B Street$

and to extend the water line from the east $across Roosters property$ to meet up in

future 1st Avenue on the east side of our developm\ent and extend it west to the other

end of our developm\ent with the understa\nding that the future developm\ent of 1st

Avenue will extend this line to another connecti\on further west. This strategy involves

Drake obtaining private easements from Roosters and barbers. We have preliminarily

agreed on creating a temporary drive lane on future B Street going into the eastern

portion of our property, assuming CDOT approves. This drive lane will be gated and not

open to the public until B Street .can be constructed.

RIGHT OF WAY DEDICATIONS AND IMPROVEMENTS

We are proposing to give a substantial amount of right-of-way to the City for this project.

In short, the property is five acres and after the dedications, it will be 3.6 acres. We

have confirmed with traffic, engineering and planning that our dedications are consistent

with their requirements. The dedications are as follows: $1$ Vra\m Str\eet - 46.5’; $2$1st

Avenue - 37.5’; $3$ B Str\eet - 26.5’; and, $4$120\th

Ave\nue - 30.7’. We have estimated

the costs to complete all of the R.O.W. improvements, including the signal and future

detention facilities to be $1,601,500, which is not feasible for this project to absorb. A

proposal for Tax Incremental Financing was submitted on October 25, 2006.

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CONCLUSION

We have taken pride in the design of this project, especially in the landscaping, activity

nodes and amenity zones for pedestrians. We have offered clusters of benches, litter

receptacles, a public art project, pedestrian courtyard, lighting bollards and fantastic

architecture. Our goal is to work through the issues outlined in this narrative and bring a

first-class project to this blighted property. Please call to discuss any at $303$ 825-6200.

Jon Hauser

Drake Real Estate Services

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ATTACHMENT 2

LAND USE REVIEW COMMISSION

RESOLUTION NO. LUR-2007-10 Option B

A RESOLUTION RECOMMENDING CONDITIONAL APPROVAL OF BROOMFIELD CORNERSSITE DEVELOPMENT PLAN, PLANNED UNIT DEVELOPMENT, FINAL PLAT

AND URBAN RENEWAL SITE PLAN APPROXIMATELY LOCATEDNORTH OF 120TH AVENUE AND EAST OF SHERIDAN BOULEVARD

BE IT RESOLVED BY THE LAND USE REVIEW COMMISSION OF THE CITY AND COUNTY OFBROOMFIELD, COLORADO:

Section 1. The Broomfield Land Use Review Commission finds that:1.1 An application for Broomfield Greens Site Development Plan, Planned Unit Development

Plan, Final Plat and Urban Renewal Site Plan has been submitted.1.2 Said application consists of the following sheets:

Site Development Plan/UrbanRenewal Site Plan fifteen 11" x 17" sheetsPUD Plan seven 11" x 17" sheetsFinal Plat two 11" x 17" sheets

1.3 Said application was considered during a public hearing held April 23, 2007.1.4 Proper notice was given in accordance with chapter 17-52 of the Broomfield Municipal

Code.1.5 Said application is in conformance with the applicable requirements of the Broomfield

Municipal Code.

Section 2. This Resolution constitutes the written report, findings, and recommendation or decision of theBroomfield Land Use Review Commission.

Section 3. Recommendation. On the basis of the above, the Broomfield Land Use Review Commissionrecommends approval of the application with the following conditions:

1. That the applicant put more brick on the building facades to comply with design standards;2. That the Land Use Review Commission approved a twenty foot sign for l2O" Avenue in

accordance with the Broomfield Municipal Code and approve a ten foot sign for FirstAvenue in accordance with the Broomfield Municipal Code;

3. That the Land Use Review Commission approve the provision of open area withconsideration that Tract A provides both landscaping and a drainage canal;

4. That the applicant continue working with the Staff to resolve technical issues related to siteengineering, including: a. Minor modifications to the alignment of utility lines; b.Modifications to the engineering reports; c. Possible modifications to the driveway medianat the Vram Street entrance; and d\) C\orrections r\elating t\o t\he n\ew "\Broomfield S\tandardsa\nd S\pecifications, 2007 Edition."

5. That the applicant removed ’daycare facilities’ from permitted uses on the coversheet of thePUD;

6. That the applicant permanently screen utility meters and panels; and7. That the applicant have the design of the guard rail more clearly defined in the Site

Development Plan prior to going before City Council;

April 23, 2007.

Lan se Review Commission

Ch manLand Use Review Commission

RESOLUTION NO. 2007-76-UR

A RESOLUTION APPROVING THE URBAN RENEWAL SITE PLAN FORBROOMFIELD CORNERS

IN WEST 120TH AVENUE GATEWAY CORRIDOR URBAN RENEWAL PLAN

BE IT RESOLVED BY THE BROOMFIELD URBAN RENEWAL AUTHORITY:

Section 1. The Authority has reviewed the urban renewal site plan for Broomfield Corners in theWest 120th Avenue Gateway Corridor Urban Renewal Plan and finds the site plan in compliancewith the West 120th Avenue Gateway Corridor Urban Renewal Plan. The site plan is approved.

Section 2. This resolution is effective upon its approval by the Broomfield Urban RenewalAuthority.

APPROVED on July 10, 2007.

BROOMFIELD URBAN RENEWAL AUTHORITY

Chairman

ATTEST:

Secretary

APP OVEDASTO FORM:

City & County Attorney Dep


A RESOLUTION AUTHORIZING AND APPROVING AN REDEVELOPMENT ANDREIMBURSEMENT AGREEMENT BY AND BETWEEN VRAIN SHOPS LLC AND THE

BROOMFIELD URBAN RENEWAL AUTHORITY FOR PURPOSES OF THE 120TH AVENUEGATEWAY CORRIDOR URBAN RENEWAL PROJECT


Section 1. The Redevelopment and Reimbursement Agreement attached hereto by andbetween Vram Shops LLC and the Broomfield Urban Renewal Authority is hereby approved.

Section 2. The Chair or Vice-Chair of the Broomfield Urban Renewal Authority is authorizedto sign and the secretary to attest the Acquisition and Disposition Agreement, in form approvedby the city & county attorney.

Section 3. This resolution is effective upon its approval by the Broomfield Urban RenewalAuthority.


BROOMFIELD URBAN RENEWAL AUTHORITY

Chair

ATTEST:

Secretary

APPROVED AS TO FORM:

City & County Attorney

REDEVELOPMENT AND REIMBURSEMENT AGREEMENT

THIS AGREEMENT is made and entered into as ofthis____ day of , 2007, by andbetween THE BROOMFIELD URBAN RENEWAL AUTHORITY, a body corporate and politicof the State ofColorado $the "Authority"$ and VRAIN SHOPS LLC, a Colorado limited liabilitycompany $the "Owner"$.

NOW, THEREFO\RE, in conside\ration of the mutual covenan\ts and agreeme\nts of theparties contained herein, and other valuable consideration, the receipt and adequacy of which arehereby acknowledged, the Authority and the Owner $collectively, the "Parties" and individually,a "Party"$ agree as follows\:

SECTION 1. DEFINITIONS

In this Agreement, unless a different meaning clearly appears from the context:

"Act" means the Colorado Urban Renewal Law, Part 1 of Article 25 of Title 31 of theColorado Revised Statutes.

"Agreement" means this Redevelopment and Reimbursement Agreement, as it may beamended or supplemented in writing. References to sections or exhibits are to this Agreementunless otherwise qualified.

"Authority" means the Broomfield Urban Renewal Authority, a body corporate andpolitic of the State of Colorado, and its successors and assigns.

"Available Sales Tax Revenue" means the municipal sales tax revenue allocated to theAuthority by the Act and the City, which is 50% of the revenues produced by the municipal salestax rate of3.5% by the City on imposed upon taxable sales or rentals and services $if any$ in thePrivate Improvements constructed on the Property, as further described in and limited by Section4.02.

"City" means the City and County ofBroomfield, Colorado.

"Commence Construction" or "Commencement of Construction" means the obtaining ofa building, excavation, grading or similar pennit for the construction of any portion of the PrivateImprovements and the commencement and diligent prosecution of physical constructionoperations on the Property in a manner necessary to achieve Completion ofConstruction.

"Complete Construction" or "Completion of Construction" means $a$ for the PrivateImprovements the issuance of a certificate of occupancy by the City so that the PrivateImprovements described in such certificate may open for initial retail sales $b$ for the EligiblePublic Improvements, acceptance by the City Council of the City in accordance with theStandards and Specifications for Design and Construction of Public Improvements of the City in

effect as of the date the site development plan covering such Eligible Public Improvements isapproved by the City.

"Cooperation Agreement" means the agreement between the City and the Authority thatincludes, without limitation, terms and conditions whereby the City agrees to transfer to theAuthority $in accordance with the Act$, the Available Sales Tax Revenue that will be depositedinto the Special Fund in accordance with this Agreement.

"Default" means one or more ofthe events described in Section 6.01 or 6.02.

"Effective Date" means the date upon which this Agreement has been adopted andapproved by the Board of Commissioners of the Authority.

"Eligible Expenditure" or "Eligible Expenditures" means the reasonable and customaryexpenditures, documented and certified in accordance with Exhibit E, for the items listed onExhibit C, but not to exceed $2,439,211, which amount is the Maximum Net ReimbursementObligation.

"Eligible Public Improvements" means the public improvements listed in Exhibit C.

"Maximum Gross Reimbursement Obligation" means the Maximum Net ReimbursementObligation multiplied by 2.4.

"Maximum Net Reimbursement Obligation" means the total certified actual costs of theEligible Public Improvements shown on Exhibit C up to a maximum of $2,439,211, subject toadjustment as described in Section 4.01.

"Owner" means Vram Shops LLC, a Colorado limited liability company, and itssuccessors and assigns approved by the Authority pursuant to Section 3.03.

"Plan" means the urban renewal plan for the 1 20" Avenue Gateway Corridor UrbanRenewal Project, as amended to date, a copy ofwhich is on file with the Clerk of the City.

"Private Improvements" means the total gross square footage of floor area of taxableimprovements constructed on the Property pursuant to this Agreement.

"Property" means the real property described and depicted in Exhibit A.

"Reimbursement Obligation" means the obligation described in Section 4.01.

"Special Fund" means the fund described in Section 4.02.

"Term" means the term of this Agreement, which shall be the period commencing on theEffective Date and terminating on the first to occur of $a$ the last day of the 276th monthfollowing the Effective Date or $b$ pay\ment in ful\l by the Authority of the ReimbursementObligation.

SECTION 2. PURPOSE

The purpose of this Agreement is to: $a$ eli\minate bli\ght and otherwise implement andfurther the purposes ofthe 120th Avenue Gateway Corridor Urban Renewal Project as describedin the Plan; and $b$ fur\ther the policy of the City as embodied in Ordinance No. 1344, Chapter 3-40 ofthe Broomfield Municipal Code in connection with the development ofthe Property byfacilitating the construction of the Private Improvements. Such improvements are expected togenerate substantial new sales and use tax revenues and extraordinary public benefits for theAuthority and the City.

SECTION 3. THE OBLIGATIONS OF THE OWNER

3.01 The Improvements. Subject to the terms and conditions set forth in thisAgreement, the Owner agrees as follows:

a. The Owner shall design and construct approximately 22,560 square feet ofPrivate Improvements described in Exhibit B. Commencement ofConstruction of the PrivateImprovements shall occur on or before December 31, 2008, subject to an enforced delay pursuantto Section 6.06. Completion of Construction ofone half$Y2$ of the tota\l squa\re foot\age thePriv\ate Impr\ovements shal\l be on or befo\re Dece\mber 31, 2009\, subj\ect to an enfo\rced dela\y

purs\uant to Sect\ion 6.06\.

b. The Owne\r shal\l Comp\lete Cons\truction of the Elig\ible Publ\icImpr\ovements on or befo\re Dece\mber 31, 2008\, subj\ect to an enfo\rced dela\y purs\uant to Sect\ion

6.06\.

3.02 Plan Approval. Prior to Commencement of Construction of the PrivateImprovements the Owner will obtain such approvals from the City and the Authority as may berequired by applicable law, ordinance, regulation and the Plan, including, without limitation, theBroomfield Subdivision Improvement Agreement for Broomfield Corners.

3.03 Restrictions on Assignment and Transfer. Except as set forth herein or inconnection with obtaining its financing and the exercise oflender remedies with respect thereto,the Owner shall not assign or otherwise transfer all or any part ofthis Agreement or the Propertywithout the prior written approval of the Authority, which approval shall not be unreasonablywithheld, conditioned or delayed; provided, however, the Authority shall not be obligated toapprove any transfer that includes the obligation to construct any of the Eligible PublicImprovements without the corresponding right to receive the portion ofthe Reimbursement

3

Obligation attributable thereto. For the purposes of this Agreement, transfer shall include achange in the identity of the parties in control of the Owner. The Owner shall promptly notifythe Authority ofany and all changes whatsoever in the identity of the parties in control of theOwner, or the degree thereof. No voluntary or involuntary successor in interest ofthe Ownershall acquire any rights or powers under this Agreement except as expressly set forth in thisAgreement. The restrictions set forth herein shall terminate upon the Completion ofConstruction of the Private Improvements and the Eligible Public Improvements.

3.04 Insurance. At all times prior to Completion of Construction of the PrivateImprovements, the Owner within ten $10$ days after request by the Authority, will provide theAuthority with proof of payment ofpremiums and certificates of insurance showing that theOwner is carrying, or causing its successors or prime contractors to carry, builders risk insurance,comprehensive general liability and workers compensation insurance policies in amounts andcoverages set forth on Exhibit D. Such policies of insurance shall be placed with financiallysound and reputable insurers, require the insurer to give at least thirty $30$ days advance writtennotice of cancellation to the Authority and will include the Authority and the City as additionalinsureds on such policies.

3.05 Indemnification. The Owner shall defend, indemnify, assume all responsibilityfor and hold the Authority, the City, City Council members, commissioners, officers andemployees harmless from all claims $including, without limitation, for attorney fees and costs$ orsuits for and damages to property and injuries to persons, including accidental death, that may becaused by any of the construction activities under this Agreement or while making tests orsurveys on the Property or the Private Improvements, whether such activities are undertaken bythe Owner or anyone directly or indirectly employed by or under contract to the Owner andwhether such damage shall accrue or be discovered before or after termination of this Agreement,provided, the foregoing provisions shall not apply to loss, damage, or claims therefor attributableto acts or omissions of the Authority, the City, or their agents, employees or contractors.

SECTION 4. THE OBLIGATIONS OF THE AUTHORITY.

4.01 Reimbursement Obligation. The Authority agrees to promptly pay to the Ownerthe total of the Eligible Expenditures $certified and approved in accordance with Exhibit E$ p\lus

i\nterest n\ot t\o e\xceed e\ight a\nd o\ne-half p\ercent $8.5%$ per annum; provided, however, interestshall not accrue on any Eligible Expenditure until the date upon which the Private Improvementsbegin to produce Available Sales Tax Revenue as confirmed in writing by the City, whichobligation constitutes the Reimbursement Obligation; provided, further, the ReimbursementObligation shall not exceed the Maximum Gross Reimbursement Obligation. If the EligibleExpenditures are reduced because the Eligible Public Improvements listed in Exhibit C areeliminated or reduced in number or amount, then the Maximum Net Reimbursement Obligationshall be reduced by a like amount and the Reimbursement Obligation shall not exceed the revisedMaximum Gross Reimbursement Obligation calculated in accordance with this Agreement. Theterms and conditions governing the Reimbursement Obligation are set forth in Exhibit E.

4

4.02 Special Fund. Subject to the terms and conditions set forth in this Agreement,including, without limitation Section 4.03 and Section 4.04, the Authority agrees to establish,make deposits into, and make disbursements from the Special Fund as provided in thisAgreement. The Special Fund and any payments or contributions made in accordance withSection 4.03 shall be the sole and exclusive source ofpayment ofthe Reimbursement Obligation.The Special Fund shall be used for no other purpose. On or before the Effective Date, theAuthority will enter into a Cooperation Agreement with the City that obligates the City to deliverto the Authority fifty percent $5 0%$ ofthe revenues produced by the municipal sales tax rate ofthree and one-half percent $3.5%$ impose\d upon taxabl\e sales or rental\s and servic\es in thePrivat\e Improv\ements constr\ucted on the Proper\ty, which revenu\es consti\tute the Availa\ble SalesTax Revenu\e. The Author\ity will deposi\t the Availa\ble Sales Tax Revenu\e and any prepay\mentsreceiv\ed pursua\nt to Sectio\n 4.04 into the Specia\l Fund. The obliga\tion to make deposi\ts into theSpecia\l Fund and paymen\t of the Reimbu\rsement Obliga\tion shall expire at the end of the Term.Available Sales Tax Revenue does not include $a$ sal\es tax revenues that are deposited in theCity Account for Fiscal and Treasury Management ofthe General Fund, $b$ amo\unts sub\ject toval\id cla\ims for refunds, paid into certain rebated funds, $c$ the reasonable and necessary costsand expenses ofenforcing and collecting Available Sales Tax Revenue, or $d$ any increase insuch sales tax rates that may be approved after the Effective Date.

4.03 Reimbursement Procedure. The Reimbursement Obligation shall be promptlypayable solely from: $a$ the amounts in the Special Fund, and $b$ any prepayment or third partycontributions made in accordance with Section 4.04, and $c$ any contribution obtained by theCity or the Authority from third parties.

a. It is the intention of the Parties that there be no double compensation paidto the Developer. If the Developer receives payment in whole or in part for any of the EligiblePublic Improvements from any source other than the Special Fund, the ReimbursementObligation shall be reduced by a like amount and the Authority shall not be obligated to depositthe amount ofany such payment in the Special Fund.

b. At all times while it is holding and maintaining the Special Fund, theAuthority will earn interest on $and credit interest to$ th\e Sp\ecial Fu\nd in accordance with itsnormal practices and procedures. Payments from the Special Fund $including all interest earnedon and credited to the Special Fund$ will be made to or on behalf of the Owner and shall becredited in accordance with the procedure in Exhibit E. Except for the Available Sales TaxRevenue contemplated by this Agreement, the Authority will not take any action or utilize anyother means to satisfy its obligations under this Agreement that would result in any tax, charge,imposition or assessment on the Owner or the Property unless the same is of a general City-wideapplication.

4.04 Authority Pre-Payment Rights. The Authority shall have the right to prepay theReimbursement Obligation in whole or in part at anytime. If the City or the Authority receives apayment from a third party for all or part of the cost to install any of the Eligible Public

Improvements, the Authority shall cause that part of such payment $if any$ rec\eived for suchEligible Public Improvement in excess of the amount required by the City to be paid for

redevelopment of the Property to be deposited in the Special Fund and reimbursed to the Owner

in accordance with the terms of this Agreement if such excess amount was previously paid by the

Owner.

4.05 Obligations Subject to Act and Charter. The obligations of the Authority and the

City under this Agreement and the Cooperation Agreement are subject to the requirements of the

Act and the Charter of the City.

4.06 Expeditious Processing. The Authority will use reasonable efforts to require theCity to expedite all development regulatory processes including, without limitation, zoning, use

permits, variances, design review and building permit processes to the extent necessary for the

timely development, construction and leasing of the Private Improvements.

4.07 Books and Accounts; Financial Statement. During the Term, the Authority will

keep, or cause to be kept, proper and current books and accounts in which complete and accurate

entries shall be made ofthe amount ofAvailable Sales Tax Revenue received by the Authority;

the amounts deposited into and paid out from the Special Fund; and such other calculations,

allocations and payments required by this Agreement. During the Term, the Authority shall

prepare or cause the City to prepare within 180 days after the close of each fiscal year of the City,

a complete financial statement for such year in reasonable detail covering the above information,

certified by a public accountant selected by the City, and shall furnish a copy of such statement to

the Owner upon its receipt.

4.08 Inspection of Records. All books, records and reports $except those required by

applicable law to be kept confidential$ in the possession of the Authority relating to the Property,the Private Improvements\, the sales taxes collected therefrom, allocation ofAvailable Sales Tax

Revenue to the Special Fund, including the books and records described in Section 4.07, shall at

all reasonable times be open to inspection by such accountants or other agents as the Owner may

from time to time designate.

4.09 Limitation. During the Term, the Authority shall not enter into any agreement or

transaction that impairs the rights of Owner under this Agreement, including, without limitation,

the right to receive the Reimbursemen\t Obligation in accordance with the procedures establishedin this Agreement.

SECTION 5. REPRESENTATI\ONS AND WARRANTIES

5.01 Representati\ons and Warranties by the Authority. The Authority represents andwarrants that:

6

a. The Authority is a Colorado urban renewal authority and has the power toenter into and has taken all actions to date required to authorize this Agreement and to carry outits obligations hereunder;

b. The Authority knows ofno litigation, proceeding, initiative, referendum,investigatio\n or threat of any of the same contesting the powers of the Authority or its officialswith respect to this Agreement that has not been disclosed in writing to the Owner;

c. The execution and delivery of this Agreement and the documents requiredhereunder and the consummation ofthe transactions contemplated by this Agreement will not$1$ con\flict wit\h or con\travene any law, order, rule or regulation applicable to the Authority orits governing documents, $2$ res\ult in the breach ofany of the terms or provisions or constitute adefault under any agreement or other instrument to which the Authority is a party or by which itmay be bound or affected, or $3$ per\mit any party to terminate any such agreement or instrumentsor to accelerate the maturity ofany indebtedness or other obligation of the Authority;

d. This Agreement constitutes a valid and binding obligation of theAuthority, enforceable according to its terms, except to the extent limited by bankruptcy,insolvency and other laws ofgeneral application affecting creditors rights and by equitableprinciples, whether considered at law or in equity. The Authority will defend the validity ofthisAgreement in the event ofany litigation arising hereunder that names the Authority as a party orwhich challenges the authority of the Authority to enter into or perform its obligations hereunder.

5.02 Representations and Warranties by the Owner. The Owner represents andwarrants that:

a. The Owner is a limited liability company duly organized, validly existingand in good standing under the laws of the State of Colorado and qualified to do business in theState of Colorado and has the legal capacity and the authority to enter into and perform itsobligations under this Agreement and the documents to be executed and delivered pursuanthereto;

b. The execution and delivery of this Agreement and such documents and theperformance and observance of their terms, conditions and obligations have been duly andvalidly authorized by all necessary action on its part to make this Agreement and such documentsand such performance and observance are valid and binding upon the Owner;

c. The execution and delivery of this Agreement and the documents requiredhereunder and the consummation of the obligations contemplated by this Agreement will not$1$ con\flict wit\h or con\travene any law, order, rule or regulation applicable to the Owner or itsgoverning documents, $2$ res\ult in the breach of any of the terms or provisions or constitute adefault under any agreement or other instrument to which the Owner is a party or by which it

7

may be bound or affected, or $3$ per\mit any party to terminate any such agreement or instrumentsor to accelerate the maturity ofany indebtedness or other obligation of the Owner;

d. The Owner knows ofno litigation, proceeding, initiative, referendum, orinvestigation or threat or any of the same contesting the powers of the Authority, the Owner orany of its principals or officials with respect to this Agreement that has not been disclosed inwriting to the Authority; and

e. The Owner has the necessary legal ability to perform its obligations underthis Agreement and has the necessary financial ability, through borrowing or otherwise, toconstruct the Private Improvements subject to the terms and conditions of this Agreement. ThisAgreement constitutes a valid and binding obligation of the Owner, enforceable according to itsterms, except to the extent limited by bankruptcy, insolvency and other laws of generalapplication affecting creditors rights and by equitable principles, whether considered at law or inequity.

SECTION 6. DEFAULT; REMEDIES

6.01 Default by Owner. Default by the Owner under this Agreement shall mean one ormore ofthe following events:

a. The Owner transfers or attempts to assign or otherwise transfer theProperty, the Agreement or any interest herein in violation of Section 3.03;

b. Any representation or warranty made in this Agreement by the Owner wasmaterially inaccurate when made or shall prove to be materially inaccurate during the Term;

c. The Owner fails to comply with the construction schedule requirements setforth in Section 3.01 hereof for any reason other than an enforced delay as provided in Section6.06;

d. The Owner permits or voluntarily places a lien on any publicimprovements, unless the Owner deposits in escrow sufficient funds to discharge such lien,bonds over such lien, or otherwise provides for removal or insurance over such lien to thereasonable satisfaction of the Authority and the City; or

e. The Owner fails to substantially observe or perform any other materialcovenant, obligation or agreement required of it under this Agreement.

6.02 Default by Authority. Default by the Authority under this Agreement shall meanone or more ofthe following events:

a. Any representation or warranty made in this Agreement by the Authoritywas materially inaccurate when made or shall prove to be materially inaccurate during the Term;

b. The Authority fails to deposit the Available Sales Tax Revenue in theSpecial Fund as and when provided in this Agreement $except to the extent such failure is theresult of the action, inaction or failure of the Owner or other owner or tenant of the Property orthe Private Improvements to document liability for, collect, account for or pay such taxes$;

c. The Autho\rity fails to make a payment of all or any portion of theReimbursement Obligation to the Owner as provided in this Agreement; or

d. The Authority fails to pay or perform any other material covenant,obligation or agreement required of it under this Agreement.

6.03 Grace Periods. Upon the occurrence ofa Default by either Party, such Party shall,upon written notice from the other, proceed immediately to cure or remedy such Default and, inany event, such Default shall be cured within thirty $30$ days $ninety \(90$ days if the Defaultrelates to the date for Completion of Construction or ten $10$ days with respect to payments tothe Owner from the Special Fund\) afte\r rece\ipt of such notice $the "Grace Period"$, or, if suchDefault is of a nature that is not capable ofbeing cured within such applicable Grace Period,shall be commenced within such Grace Period and diligently pursued to completion.

6.04 Remedies on Default. Whenever any Default occurs and is not cured $or cureundertaken$ under Section 6.03 hereof, the non-defaul\ting Party may take, as its sole andexclusive remedies, any ofone or more of the following actions:

a. Remedies of the Authority. The remedies of the Authority for an uncuredand unexcused Default by the Owner shall consist of:

$1$ Ter\mination of its remaining obligations under this Agreement;

$2$ rec\overy of its actual damages as ofthe time ofentry ofjudgment.The Authority hereby waives any right to seek special, consequential and/or exemplary damages.

b. Remedies of the Owner. The remedies of the Owner for an uncured andunexcused Default by the Authority shall consist of:

$1$ Rec\overy of its actual damages as ofthe time ofentry ofjudgment, limited to the amounts that would be deposited into and payable from the Special Fundas provided in this Agreement. The Owner hereby waives any right to seek special,consequential and/or exemplary damages. No commissioner, official, employee, attorney oragent of the Authority shall be personally liable to the Owner under the Agreement or in the

9

event ofany Default by the Authority or for any amount that may become due to the Ownerunder the Agreement, except for fraud, conversion or intentional acts; and

$2$ any other remedy available at law, in equity or under the terms ofthis Agreement, including, without limitation, specific performance.

6.05 Delays; Waivers. Except as otherwise expressly provided in this Agreement, anydelay by either Party in asserting any right or remedy under this Agreement shall not operate as awaiver ofany such rights or limit such rights in any way; and any waiver in fact made by suchParty with respect to any Default by the other Party shall not be considered as a waiver of rightswith respect to any other Default by the non-defaulting Party or with respect to the particularDefault except to the extent specifically waived in writing. It is the intent of the Parties that thisprovision will enable each Party to avoid the risk ofbeing limited in the exercise ofany right orremedy provided in this Agreement by waiver, laches or otherwise at a time when it may stillhope to resolve the problems created by the Default involved.

6.06 Enforced Delay in Performance for causes Beyond Control of Party. Neither theAuthority nor the Owner, as the case may be, shall be considered in Default of its obligationsunder this Agreement in the event of enforced delay due to $a$ cau\ses bey\ond its control andwithout its fault or negligence, including, but not restricted to, acts of God, acts of public enemy,acts of the Federal, state or local government, acts ofthe other Party, reasonably unanticipatedacts of third parties, litigation concerning the validity and enforceability of this Agreement orrelating to transactions contemplated hereby $including the effect of petitions for initiative orreferendum, fires, floods, epidemics, quarantine, restrictions, strikes, embargoes, and unusuallysevere weather or the delays of subcontractors or materialmen due to such causes$,

$b$ ban\kr\uptcy, ins\ol\vency or sim\il\ar act\io\n, or any forecl\osure or other exerci\se of remedi\es ofany lender with respect to the Owner; and $c$ wit\hout lim\iting the foregoing, in the case of theOwner, any action or inaction of the Authority, its officers or agents, or of the City, its agents,agencies, departments, committees, council or commissioners that delays, directly or indirectly,the ability to comply with any construction schedule or requirement imposed by this Agreement.In the event of the occurrence of any such enforced delay, the time or times for performance ofthe obligations of the Party claiming delay shall be extended for a period of the enforced delay;provided, that the Party seeking the benefit of the provisions of this section shall, within thirty$30$ days after such Party knows of any such enforced delay, first notify the other Party of thespecific delay in writing and claim the right to an extension for the period of the enforced delay;provided, however, that the failure of a Party to notify the other ofan event constituting anenforced delay shall not alter, detract from or negate its character as an enforced delay if suchevent of enforced delay was not known or reasonably discoverable by such Party.

6.07 Rights and Remedies Cumulative. The rights and remedies of the Parties arecumulative, and the exercise by either Party of any one or more of such rights shall not precludethe exercise by it, at the same or different times, ofany other right or remedy for any otherDefault by the other Party.

10

SECTION 7. MISCELLANEOUS

7.01 Titles of Sections. Any titles of the several parts and sections of this Agreementare inserted for convenience or reference only and shall be disregarded in construing orinterpreting any of its provisions.

7.02 Incorporation of Exhibits. All exhibits attached to the Agreement areincorporated into and made part of this Agreement.

7.03 No Partnership. Notwithstanding any language in this Agreement or any otheragreement, representation or warranty to the contrary, the Parties shall not be deemed partners orjoint venturers, and neither Party shall be responsible for any debt or liability of the other Party.

7.04 No Third-Party Beneficiary. Except for assignees permitted under Section 3.03who shall be third-party beneficiaries under this Agreement, no third-party beneficiary rights arecreated in favor of any person not a party to this Agreement.

7.05 Applicable Law. The laws of the State of Colorado shall govern the interpretationand enforcement of this Agreement.

7.06 Binding Effect. This Agreement shall be binding on the Parties and theirsuccessors and assigns.

7.07 Severability. If any provision of this Agreement is held to be illegal, invalid orunenforceable, in whole or in part, under present or future laws effective during the Term, to theextent it does not materially alter the rights and obligations of the Parties, such provision shall befully severable and this Agreement shall be construed and enforced as if such illegal, invalid orunenforceable provision had never comprised a part of this Agreement and the remainingprovisions ofthis Agreement shall remain in full force and effect and shall not be affected by theillegal, invalid or unenforceable provision or by the severance ofsuch provision from thisAgreement. Furthermore, to the extent it does not materially alter the rights and obligations ofthe Parties, in lieu of such illegal, invalid or unenforceable provision, there shall be addedautomatically as part of this Agreement, a provision as similar in terms to such illegal, invalid, orunenforceable provision as may be possible and still be legal, valid and enforceable and thisAgreement shall be deemed reformed accordingly. Without limiting the generality of theforegoing, ifall or any portion of the payments required by the terms of this Agreement aredetermined, by a court ofcompetent jurisdiction in a final non-appealable judgment, to becontrary to public policy or otherwise precluded, the Parties shall utilize their reasonable best,good faith efforts to promptly restructure and/or amend this Agreement, or to enter into a newagreement, and to assure, to the extent legally permissible, that all payments shall be made to theOwner as specified in this Agreement.

11

7.08 Entire Agreement. This Agreement constitutes the entire agreement between theParties with respect to the subject matter hereof and replaces in their entirety any prioragreements, understandings, warranties or representations between the Parties on the mattersspecifically covered in this Agreement. This provision shall not apply to any separate,supplemental or other agreement required by the Authority pursuant to its rules and regulations.

7.09 Counterparts. This Agreement may be executed in counterparts, each ofwhichshall constitute one and the same instrument.

7.10 Notices. A notice, demand, or other communication under this Agreement by anyParty to the other shall be in writing and shall be sufficiently given if delivered in person, byprepaid overnight express mail or reputable overnight courier service, or if it is dispatched inwriting by registered or certified mail, postage prepaid, return receipt requested; and

a. In the case of the Owner, is addressed to or delivered as follows:

Vram Shops LLCdo Drake Real Estate Services LLC496 S. BroadwayDenver, Colorado 80209

With a copy to:

Gregory A. Vallin, Esq.Brownstein Hyatt & Farber410 - l7tl Street, Suite 2200Denver, Colorado 80202

b. In the case of the Authority, is addressed to or delivered as follows:

Broomfield Urban Renewal AuthorityAttention: City and County ManagerOne DesCombes DriveBroomfield, Colorado 80020

With a copy to:

City and County ofBroomfield.Attention: City and County AttorneyOne DesCombes DriveBroomfield, Colorado 80020

12

or to such other address with respect to any such Party as that Party may, from time to time,designate in writing and forward to the other as provided in this section. Notices shall be deemedgiven upon such personal, courier or express mail delivery or on the third business day followingdeposit in the U.S. mail as provided above.

7.11 Good Faith of the Parties. Except where any matter is expressly stated to be in thesole discretion of a Party, in performance ofthis Agreement or in considering any requestedextension of time, the Parties agree that each will act in good faith and will not act unreasonably,arbitrarily, capriciously or unreasonably withhold any approval required by this Agreement.

7.12 Days. If the day for any performance or event provided for herein is a Saturday,Sunday or other day on which either national banks or the office of the Clerk and Recorder of theCity is not open for the regular transaction ofbusiness, such day therefor shall be extended untilthe next day on which such banks and said office are open for the transaction of business.

7.13 Further Assurances. The Parties agree to execute such documents or instrumentsand take such action as shall be reasonably requested by the other Party to confirm or clarify theintent of the provisions hereof and to effectuate the agreements herein contained and the intenthereof.

7.14 Certifications. The Parties hereto agree to execute such documents or instrumentsas the other Party hereto shall reasonably request to verify or confirm the status of thisAgreement and of the performance of the obligations hereunder and such other matters as therequesting Party shall reasonably request.

7.15 Amendments. This Agreement shall not be amended except by writteninstrument. Each amendment hereof, which is in writing and signed and delivered by the Parties,shall be effective to amend the provisions hereof.

7.16 Survival of Representations and Warranties. No representations or warrantieswhatever are made by any Party to this Agreement except as specifically set forth in Section 5 ofthis Agreement. Unless otherwise limited herein, the representations, warranties, andindemnities made by the Parties to this Agreement and the covenants and agreements to beperformed or complied with by the respective Parties under this Agreement shall be continuing tothe end of the Term.

7.17 Minor Changes. This Agreement has been approved in substantially the formsubmitted to the governing bodies of the Parties. The officers executing the Agreement havebeen authorized to make, and may have made, minor changes in the Agreement and the attachedexhibits as they have considered necessary. So long as such changes were consistent with theintent and understanding of the Parties at the time of approval by the governing bodies, theexecution of the Agreement shall constitute the approval of such changes by the respectiveParties.

13

IN WITNESS WHEREOF, the Authority and the Owner have caused this Agreement tobe duly executed as of the day first above written.

THE AUTHORITY: BROOMFIELD URBAN RENEWAL AUTHORITY,a body corporate and politic

ATTEST:

Secretary

By:Chair


By:City and County Attorney

THE OWNER: VRAIN SHOPS LLC, a Colorado limited liability company

By: Drake Real Estate Services, LLC, a Colorado limitedliability company, its Manager

By:Jon Hauser

14

EXHIBIT A

PROPERTY DESCRIPTION - BROOMFIELD CORNERS FILING NO . 1

A PARCEL OF LAND TO BE KNOWN, UPON FILING OF FINAL PLAT, AS LOTS1 TO 5 (INCLUSIVE) AND TRACT "A", A RESUBDIVISION OF LOT 2 . A & BSUBDIVISION, LOCATED IN THE SOUTHWEST QUARTER OF SECTION 31,TOWNSHIP 1 SOUTH, RANGE 68 WEST OF THE 6TH P .M., CITY AND COUNTYOF BROOMFIELD, STATE OF COLORADO, BEING A PORTION OF LOT 2, A & BSUBDIVISION AND MORE PARTICULARLY DESCRIBED AS FOLLOWS ;

ALL BEARINGS CONTAINED HEREIN ARE BASED UPON THE FOLLOWING :THE NORTHERLY LINE OF SAID LOT 2, A & B SUBDIVISION IS CONSIDEREDTO BEAR NORTH 8956'35" EAST, WITH ALL BEARINGS RELATIVE THERETO .THE NORTHWEST CORNER OF SAID LOT 2, A & B SUBDIVISION IS A FOUNDREBAR & CAP STAMPED PLS 20683 IN RANGE BOX, AND THE NORTHEASTCORNER OF SAID LOT 2, A & B SUBDIVISION IS A FOUND REBAR & CAPSTAMPED PLS 20683 IN RANGE BOX .

COMMENCING AT THE NORTHWEST CORNER LOT 2, A & B SUBDIVISION;

THENCE SOUTH 51O1'57" EAST 59.55 FEET, TO THE POINT OF BEGINNING;

THENCE NORTH 8956'35" EAST, 629 .35 FEET ;

THENCE SOUTH 0O22'39" EAST, 272 .09 FEET ;

THENCE SOUTH 8956'35" WEST, 630.09 FEET ;

THENCE NORTH OcYl3'18" WEST, 272.09 FEET TO THE POINT OF BEGINNING .

THE ABOVE DESCRIBED PARCEL CONTAINS 171338 SQ . FT. (3.933 ACRES)MORE OR LESS .

EXHIBIT ABROOMFIELD CORNERS 'File No . :DD06030-EXHIBITSjSheef

R&R ENGINEERS-SURVEYORS, INC .710 WEST COLFAX AVBIIUEW . 120th AVE. & VRAIN ST . IDate : 05/02/0 7

DRAKE REALESTATESERVICES Drawn : CJD # De4VE COLORADO 80204600 17th ST . SUITE 700 SOUT HDENVER, COLORADO 80202 Checked : CCH1 PH 303-753-8730 - FAX: 303-753-6568

Job No. : DDO6O3Oi 1 8IREVI W'OIECflS.COM

EXHIBIT B

DESCRIPTION OF PRIVATE IMPROVEMENTS

The Private Improvements consist of small format retail, specialty retail, banks, and restaurantscontaining approximately 22,000 square feet of floor area as depicted in the Broomfield CornersPUD Plan. The development plan includes a network ofpedestrian pathways and convenientsurface parking. Sidewalks will be wide enough to provide for cafØ style seating. Shade treesand plazas will create a relaxing atmosphere and emphasize the overall pedestrian experience.

The buildings are designed with a high standard of architectural detail. The Design Guidelinesfor this development include traditional red brick accented exteriors with pitched roof features,cornice elements, and cloth awnings. Colors will emphasize warm earth tones.

B-i

EXHBIT C

ELIGIBLE EXPENDITURES FOR ELIGIBLE PUBLIC IMPROVEMENTS

A.

B.

C.

D.

E.

F.

G.

H.

J.

120th Avenue - road widening $ 213,225

120th Avenue - utility relocations 91,722

Regional Drainage $water pass-through$ 757,301

Traffic Signal at 120th and Vram Street 346,966

Construct Vram Street 206,544

Construct 121st Avenue 402,538

B Street - construct temporary roadway 46,776

B Street - permanent construction and drainage 202,500Pipe $drainage fees equal to 50% of $240,000 and50% of $165,000$

Vram Street drainage improvements 101,434

Relate existing sewer line 70,205

TOTAL ELIGIBLE EXPENDITURES $2,439,211

Reimbursement for Eligible expenditures is subject to adjustment in accordance withSections 4.01, 4.03 and 4.04 and compliance with Exhibit E

EXHIBIT D

INSURANCE COVERAGES

OWNER

General Liability. The Owner shall carry insurance covering the Owner, the Authorityand the City $as additional insured$ against liability imposed by law or assumed in any writtencontract and arising from personal injury, bodily injury or property damage, with a limit ofliability of $2,000,000 per occurrence with a $2,000,000 general aggregate limit. Such policymust be primary insurance and written to provide blanket contractual liability, broad formproperty damage, premise liability and products and completed operations.

CONTRACTORS

Contractor. During the period ofany initial construction involving the Eligible PublicImprovements, any general contractor of the Owner shall be required to carry liability insuranceof the type and providing the minimum limits set forth below:

1. Workers Compensation insurance and Employers Liability, with statutory coverage,including the amount of deductible permitted by statute.

2. Commercial general liability insurance on a $1,500,000 per occurrence and aggregatebasis.

3. Business automobile liability including owned, non-owned and hired autos with a limit ofliability of not less than $500,000 combined single limit and aggregate for personal injury,including bodily injury or death, and property damage.

D-l

EXHIBIT E - SPECIAL FUND PAYMENT PROCEDURES

Subject to the terms and conditions of this Agreement, Eligible Expenditures shall bedocumented by the Owner and approved by the Authority as follows:

1. The Owner shall submit the following documentation to the Authority for any of theEligible Public Improvements for which the Owner seeks reimbursement:

$a$ An ite\mized sta\tement $o\n a for\m app\roved by the Authority$ of EligibleExpenditu\res for which the Owner seeks credit and a certifica\tion signed by the personsubmittin\g the statement that the information contained therein is true and accurate to the bestinformation and belief of such person and conforms with the requirements of the Agreement;

$b$ app\roval of suc\h pay\ment by the City engineer;

$c$ lie\n wai\vers pro\perly com\pleted, sig\ned, and approved by the engineerresponsible for reviewing such forms;

$d$ Eli\gible Exp\enditures sha\ll not include advance payments ofany kind forunperformed work or materials not delivered and stored on the Property. Each application forreimbursement shall be for work actually completed and certified as such by a representative ofthe Owner and the engineer responsible for reviewing contractor payment requests on behalf ofthe Owner. The Authority shall verify that the work represented in each payment request iscomplete and acceptable to the City and the Authority under this Agreement and all applicableCity requirements. The Reimbursement Obligation shall expire at the end of the Term.

2. The Authority will reimburse the Owner for the Eligible Expenditures no less frequentlythan every ninety $90$ days following receipt ofthe above documentation. The Authority shallcompile an aggregate running total of the Eligible Expenditures paid hereunder. In no event willthe Reimbursement Obligation exceed the Maximum Gross Reimbursement Obligation.

3. If required by the Authority, the Owner shall obtain bids for construction services andmaterials that do not exceed what is customarily paid for the same or similar work in the Denvermetropolitan area. The Owner will include a requirement similar in effect to the foregoingprovision ofthis paragraph 3 in all general contracts for construction of the Eligible PublicImprovements. All contracts for construction of the Improvements shall be fully enforceable bythe Owner.

4. The Authority shall have the right to audit in a reasonable manner any and all of thecontracts, subcontracts, books and accounts, budgets, payment requests, bills, statements,invoices, draw requests, and related documents with respect to items claimed and allocated asEligible Expenditures.

E- 1


A RESOLUTION AUTHORIZING AND APPROVING A COOPERATIONAGREEMENT BY AND BETWEEN THE CITY AND COUNTY OF BROOMFIELDAND THE BROOMFIELD URBAN RENEWAL AUTHORITY REGARDING THEBROOMFIELD 120TH AVENUE GATEWAY CORRIDOR URBAN RENEWAL

PROJECTBROOMFIELD CORNERS


Section 1. The Cooperation Agreement attached hereto by and between theCity and County of Broomfield and the Broomfield Urban Renewal Authority,regarding the Broomfield l2OI Avenue Gateway Corridor Urban Renewal Project- Broomfield Corners is hereby approved.

Section 2. The Chair or Vice-Chair of the Broomfield Urban Renewal Authorityis authorized to sign and the secretary to attest the Cooperation Agreement, inform approved by the city & county attorney.

Section 3. This resolution is effective upon its approval by the BroomfieldUrban Renewal Authority.


BROOMFIELD URBAN RENEWALAUTHORITY

Chair

ATTEST:

Secretary



COOPERATION AGREEMENTBROOMFIELD 120TH AVENUE GATEWAY CORRIDOR

URBAN RENEWAL PROJECTBARBER POULTRY

This Agreement $the Cooperation Agreement$ is made as of , 2007, by andbetween the CITY AND COUNTY OF BROOMFIEL\D COLORADO $the City$ and theBROO\MFIE\LD URBA\N RENE\WAL AUTH\ORIT\Y $th\e Auth\orit\y$.

RECI\TALS

A. The City is a political subdivision of the State ofColorado , a body corporate andpolitic, a home-rule city and county pursuant to Article XX ofthe State Constitution and a cityand county pursuant to Sections 10, 11, 12 and 13 of Article XX of the State Constitution $the

Constitutional Amendment$.

B. The Authority is authorized to transact business and exercise its powers as anurban renewal authority, all under and pursuant to the Colorado Urban Renewal Law,constituting part 1 of article 25 of title 31, Colorado Revised Statutes $the Act$. The Authority isa public body corporate and politic duly organized by the City on December 9, 1986, byResolution No. 155-86 adopted by the City Council of the City on December 9, 1986.

C. The Act provides that an urban renewal plan may contain a provision that taxeslevied after the effective date of the approval of the plan upon taxable property in an urbanrenewal area each year or that municipal sales taxes collected within said area or both such taxes,shall be divided and that a portion ofsaid property taxes or any portion of said sales taxes shallbe paid into a special fund of the authority to pay the principal of, interest on, and any premiumsdue in connection with bonds of an authority.

D. The City Council of the City and County ofBroomfield $the City$ by Ordi\nance

No. 1362\, appr\oved and adop\ted on seco\nd read\ing on Nove\mber 28, 1995\, has auth\orized andappr\oved the Urba\n Rene\wal Plan for the Broomfield 120th Avenue Gateway Corridor UrbanRenewal Project, as an urban renewal plan under the Act $the 1995 Plan$. By Ordi\nance No.1362\, fina\lly appr\oved and adop\ted on seco\nd read\ing on Sept\ember 8, 1998\, the City Council ofthe City approved the West 120th Avenue Urban Renewal Plan as an urban renewal plan underthe Act $the 1998 Plan$. The City Council of the City, by Ordinance No. 1784, finally approvedand adopted on second reading on November 9, 2004, authorized and approved a modification ofthe 1995 Plan and 1998 Plan and consolidated them into a single document under the originalname of the BroomfIeld 120th Avenue Gateway Corridor Urban Renewal Plan $the Plan$ for thearea described therein $the Urban Renewal Area$.

E. The Plan provides for the undertaking of the Broomfield 120th Avenue GatewayCorridor Urban Renewal Project as an urban renewal project within the meaning of the Act $the

Project$ pursuan\t to and in accorda\nce with the Act and Plan.

F. The Plan contain\s provisi\ons allocat\ing municip\al sales taxes upon approva\l of

the City Council of the City.

G. Pursuant to Section 31-25-109 ofthe Act, the Authority has the power and

authority to issue bonds, notes, and other obligations, to finance the activities and undertakings of

the Authority permitted and authorized under the Act in connection with the Project.

H. Barber Holdings LLC, a Colorado limited liability company $the Owner$ owns the

real prope\rty descr\ibed in Exhib\it A, attac\hed to and made a part hereo\f $the Property$, and

proposes to transfer the Property to the Authority for disposition and redevelopment in

accordance with the Plan.

I. To accomplish such redevelopment, the Owner requires the cooperation andassistance of the City and the Authority with respect to acquisition ofthe Property, relocation ofits business, and construction ofpublic improvements that benefit the entire Urban Renewal

Area.

J. The City and the Authority have determined that it is in the best interest of theCity and the Authority to enter into this Cooperation Agreement to facilitate the redevelopment

ofthe Property and construction of necessary public improvements.

AGREEMENT

NOW THEREFORE, in consideration of the foregoing the City and the Authority agree

as follows:

1. Sales Tax Increments From the Property. The City agrees to divide and pay into aspecial fund $the Special Fund$ esta\blished by the Auth\ority $or by the City on behalf of theAuthority$ pursuant to the Act, municipal sales tax revenues calculated and allocated to theAuthority by and in accordance with Sec. 31-25-107$9$$a$ of the Act, as follows:

$a$ Tha\t por\tion of mun\icipa\l sal\es tax revenues collected on all transactionssubject to municipal sales taxes within the boundaries of the Property in the twelve-month periodending on the last day ofthe month prior to the date of this Cooperation Agreement, $the BaseAmount, which Base Amount is $ $ and all municipal sales tax revenues in excess of the

Sales Tax TIF described in subsection $b$ of thi\s Sec\tion 1, sha\ll be pai\d int\o the funds oftheCity as are all other sales taxes collected by the City.

$b$ Fif\ty per\cent $50%$ of munic\ipal sales tax revenues collected from a levyof three and one-half percent $3.5%$ on all transa\ctions $up to a maximu\m of $67,000,000 ingross sales annually$ subject to municipa\l sales taxes within the boundari\es of the Property afterthe date of this Cooperation Agreement $the Sales Tax 1W$ sh\all be allocated to and whencollected by the City, deposited monthly into the Special Fund to pay the principal ofand interest

2

on the obligations of the Authority pursuant to an agreement or agreements approved by the

Board ofCommissioners of the Authority.

$c$ All ofthe annual municipal sales tax revenue produced by the ratecalculated in accordance with subparagraph $b$, abo\ve on tax\able tra\nsactions in exc\ess of six\ty

sev\en mil\lion dol\lars $$67,000,000$ taking place in all of the improvements and all of the use tax

revenue produced by the municipal use tax rate ofthree and one-halfpercent $3.5%$ collec\ted bythe City on constr\uction ofthe improv\ements to be constr\ucted on the Proper\ty pursua\nt toagreem\ents approv\ed by the Author\ity shall be deposi\ted and in a sinkin\g fund or in the Specia\l

Fund descri\bed above to be used as a contin\gent pledge of the Authority’s obligations under such

agreements.

2. Collection of Sales Tax TiP and Use Tax. The City agrees to pursue all lawful

procedures and remedies available to it in collecting and depositing the Sales Tax TIP and usetax as described above. To the extent lawfully possible, the City will take no action that wouldhave the effect ofreducing Sales Tax TIP or use tax from the Property in accordance with this

Cooperation Agreement.

3. The Authority’s Obligations. The Authority agrees to establish the Special Fund

and to deposit the Sales Tax TIP and use tax into the Special Fund or as otherwise determined bythe Authority for the uses specified herein.

4. Obligations Subject to Charter and Constitution. The covenants, duties andactions required of the parties under this Cooperation Agreement shall be subject to andperformed in accordance with the provisions and procedures required and permitted by the CityCharter, the Act, any other applicable provision of law and the Colorado Constitution.

5. Enforced Delay. Neither the City nor the Authority shall be considered in breachof, or in default in, its obligations with respect to this Cooperation Agreement in the event ofdelay in the performance of such obligations due to causes beyond its control and without itsfault or negligence, including, but not limited to, acts of God, acts of public enemy, acts offederal or state government, acts of the other party, acts ofthird parties, acts ofcourts, fires,floods, epidemics, quarantine restrictions, strikes, freight embargoes, and unusually severeweather or delays of subcontractors or materialmen due to such causes, it being the purpose andintent of this provision that if such delay occurs, the time or times for performance by either partyaffected by such delay shall be extended for the period of the delay. The party seeking thebenefit of this provision shall give written notice of any such delay to the other party within thirty$30$ days after such party knows of such delay.

6. No Third Party Beneficiaries. Neither the City nor the Authority shall beobligated or liable under the terms of this Cooperation Agreement to any person or entity not aparty hereto.

7. Severability. In case any one or more ofthe provisions contained in this

Cooperation Agreement or any application thereof, shall be invalid, illegal or unenforceable in

any respect, the validity, legality and enforceability ofthe remaining provisions of this

Cooperation Agreement, or any other application thereof, shall not in any way be affected or

impaired thereby.

8. Governing Law. This Cooperation Agreement shall be governed by, andconstrued in accordance with, the laws of the State of Colorado.

9. Headings. Section headings in this Cooperation Agreement are for convenience

of reference only and shall not constitute a part of this Cooperation Agreement for any other

purpose.

10. Additional or Suprlemental Agreements. The parties mutually covenant andagree that they will execute, deliver and furnish such other instruments, documents, materials,

and information as may be reasonably required to carry out the Plan and agreements required toimplement the Plan, including, without limitation, this Cooperation Agreement.

11. Minor Changes. This Cooperation Agreement has been approved in substantially

the form submitted to the governing bodies ofthe parties. The officers executing theCooperation Agreement have been authorized to make, and may have made, minor changes in

the Cooperation Agreement as they have considered necessary. So long as such changes wereconsistent with the intent and understanding of the parties at the time ofapproval by thegoverning bodies, the execution of the Cooperation Agreement shall constitute conclusiveevidence of the approval of such changes by the respective parties.

iN WITNESS WHEREOF, the parties hereto have caused this Cooperation Agreement to

be duly executed and delivered by their respective officers thereunto duly authorized as of thedate first above written.

THE CITY AND COUNTY OF BROOMFIELD, aColorado municipal corporation and county

ATTEST: MAYOROne DesCombes DriveBroomfield, CO 80020

City ClerkAPPROVED AS TO FORM:

4


BROOMFIELD URBAN RENEWALAUTHORITY

ATTEST:

Chair

Secretary

Item 14$a$

_

$

1’

4

BROOM\FIELD CORNE\RSURBAN RENEWAL PLAN

LOT 2, A AND B SUBDIVISION, LOCATED IN THE SOUTHEAST QUARTER OF SECTION 31,TOWNSHIP 1 SOUTH, RANGE 68, WEST, 6TH RM.,

CITY AND COUNTY OF BROOMFIELD, STATE OF COLORADO

GENERAL NOTES:

IHE OWNER$S$ DE ST PER 5\) A\ND/\OR S\UBD\ERDERS$S$ O\FIT\E S\ITE D\EVELOPMOAT P\LAN I\D/OWNA\S B\ROOMFLED C\ORNERS, T\HEIRR\ESPECTiVE S\UCCESSORS, H\EIRSA\ND/OR A\SSIENSAGREETO1HEF\OlLOWING N\OTES,

1\. A\NY E\LEMENTO\F T\hE C\ONSTRUCTiON. L\OCAl/ON. D\ESIGN U\SE, O\R O\PERATiONO\FLANO O\R 8\UR.DINGR N\OTSPICALJYS\HOWN O\N T\HIS A\PPROVED U\RBAN I\INIEWAL P\LAN I\N G\RAPHICS O\R W\RITTEN F\ORM S\WLLCONFOEM T\O l\EE R\EOLAREMENTSO\F 1144 PREVIOUSLY APPROVEDPLO EDIEDISTRICT. 11� WEST 120TH AVENUE CORRIDOR SJB.MEA, PLAN DATED NOVEMBER2004, ANOTIEBROOMFIELD 120TH AVENUE GATEWAY CORRIDOR URBAN FENEWAL PLAN DATED NOVEMBER1060 W1THT\)�2004

AMEND\MENTS.

2, ThE PROJE\CT DEVEL\OPER SHALL ESTASUSHA PROPERTY MANAGEMENTASSOCIATION TO MAINTNN THE PRiVATE COMMONAREAS. LANDSCAPING. AND WALKWAYS LOCATED 64 ThEADJACENT RIGHTOF WAYS.

I THE PROJECT DEVELOPER SHALL ESTABLISHA PROPERTY MANAGEMENT ASSOCIATION TO MAO/TAIl THEDRiVES, PARSINGAREAS. COMMON AREAS, LANDSCAPING, WAU\(WAYS,AND CRO\SS ACC\ESS EAS\EMEIEIS, LOC\ATED WIT\HIN THE PROPERTYBOUNDARIES.

4. SETBACKS.’WEST’ 120TH AVENUE 75 FEETVPAPI SIREETI 0 FEETBS1REET: 0 FEETFIRST SliEST; 0 FEETINTERNAL PROPERTY L1 0 FEET

S MINIMUM \(,ANDSCFPFIG INVITEWEST 120T14 AVENLEI 30 FEET \(BHEAFIER 120TH AVE. DEOICATESREMIl STREET; 4 FEETB STREET: 4 FEElFIRST SilENT 6 FEETINTERNAL PROPERlY LIES. 0 FEET

6. THE PROJECTDEVELOPOR SFTALLMAJNTAIN A TRAFFIC SIGHTTRIRMSE PROHIBTIIT9GERECTING OR GROWNG ANYOBSTRUCTiONS OVER THREE FEET Ill HEIGHT ABOVE ThEELEVATiON OFTHEWWESTFOINTONThECROV.14OFTIEADJA4T

7, A FEMA FLOOD ELEVATiON CERITFICATE SHALL BESUBMITTED FOR EACH BUtDW4G, BSPOREACERTTFICATSOFOCOJPANCYIS

S PROPERlY MANAGERS ASSOCIA.T1ON SHALl. BE FESFONSTBIEFOR MAINTAINING 120T1 VRAJN STREETAND EAST ISTAVENLIEFROM BACKOF CURS.

B. 1544PROPERlY MANAGERS ASSOCIATiON $PMA/ WILLBE RESPONSIBLE FOR MAJNTALMNG B STREETAS LONG AS SIBTEMPORARY. 1560 PMA SNAIL BE RESPONSIBLE FOR MAINTENANCEOF BSTREET FROM ThE BACh OPTHE CURB *DJACENTTOTHEIR PROPERTY ONCE THE FULL SECTiON OFBSTREETHAS BEEN CONSTRUCTED.

10. THE PMA INtL BE RESFONSELEFOR MAINTAINING tHECHANNELADJACENTTO ISETa

OPEN AREA DEVIA11ON:

1. ThETOTALOPEN AREAPROVIDED INCWDESTHEAREA FORIRRCTA.TSELA/E DEDICATEDBYII44OWER FORTHEPURPOSED OFALARISE ADDITIONALLANDSCAPE BUFFERED BELOCATEDALONG WEST I2IITHAVUIILIE.

CROSS ACCESS EASEMENT:

CROSSACCESS AND PARKING EASEMENTSHAIL BEGRANTED BETWEEN LOTS1, 2.3.4. AND 5.

PARIONG DEVTA1’lON:

THEPARKING LOT DESIGN SHALLINCORPORATE ThESTANDARD STALL DIMENSIONSAS GUTLESS$ 64 CHAPTER I7OPThECITYANDCOUNTY OP BROOMFIELOSZONING CODE, COMPACT STAU.S VEU.NOT BEU ON1T4S SITE. ISlE MINRAUM PAIASNO STALl.RAT/OS SHALLBE DETSIIMIFED BASED ONTSE USEREQUIREMENTS ESTASLISIED H CHAPTER 17,

OPEN AREAAND S1ECOVERASE:

A MINRIUM OFSI%OFOPENAREAWU,BEACHEVED PER WTACIREAWIGAN OVERALLUIMMUM OPEN AREAOF2S% F4O,UO*IGTHELAND DESIGNATED AS TRACTA, THE MASIMUM AMOUNTOF LAND DESIGIIATEDAS BULOINGS,PRPJJNGR/EONSITEALIIOMO8EECIRCUlATiON FOR THE OVERALLSITE SHAU. BE75%. OPEN AREA CA/I INCI.UDEPEDESIRIA/AONENTD7AREAS SUQIASSTOEWALITSAND HARDSCAPE PLAZASWIlSON 1144 OPEN AREAAND PEDESTRIANGATHERING SPACES,

SIGNAGE DEVIA’flON:

LARGE MONUMENTSIISIIS NI: SECTION 17.44.23040 PERMITS100SF PER FACE ON FREESTANDING SIGHT, 60SF PER FACE OPTSI4ANTEKSF4AGEAM\) 22.66SF PER FACE FOR SiTEIDENTiFICA\TION ISBEING REQUESTED FORBOTIE APPLICANT B PROPOSING 275SF OPSURFACE AREA PER FACE, INIIERE2005FSI PERMITTED.

SMALLMONUMENTSIGHS 06 SECTiON 17.44.23040 P0054115 1SSSFPER PACE 001 FREESTANDING SIGNS. UP 11\) SO\SPPERFA\CEIS

BE\ING RE\QUESTED FO\RTHESESI\GNS,

LE\GAL DE\SCRIP11ON AN\D DE\DICA’flON:

LO\T2,A AN\D B SU\BDIETSION, LO\CATES IN THESOUTHEASTQUARTEROFSECTIONS1,TOV#ISHTF I SOUT}E RNESSI.WEST; 6Th P.M. CITYARDCOUNTY OF BROOMFEI.D,STATE OF COLORADO.

PARKING INFORMATION:

LOT #BIIOOMRELDREQUIREDPARKING

NUMBER OFPARITIIIG SPACES

PROVIDED

REQL0REEPAIWING RATiO

PROPOSED MELPARTING RATiO

-

1 15 STAU.S 12STALI.S

____________

I STAI.L!2005F

____________

I STALIJ25O SF

2 20 STALLS 30 STALLS I STAUJ2IS SF 1 STALIIRE SF

3 S3STALI.S 55 STALLS I STALL/20S SF I STAL1JISOSF

4 17 STALLS 37 STALLS 1 STAI.L/ISO SF I STALl/TOO SF

5 I7STALLS Al SIALLS 1 STALL/ITOSF I STALUISOSF

TOTAL 122 STALLS 105 STALLS I STALL/HASP 1 STALL! 100 SF

SHEETINDEX

SHEET ISHEET 2 SITE DEVELOPMENT PLANSHEET 3 PHASING PLANSHEET 4 GRADING PLANSHEET 0 SECTION PLANSHEET 6 SITE DEVELOPMENT DETALSSHEET 7 SITEII..ANDSCAPE DESIGN INFLUENCE PLANSHEET 6 LANDSCAPE PLANSHEET BA RENDERED LANDSCAPE PLANSHEET B PHOTOMETRICILIGHT14G PLANSHEET IS FECTURE DETASSSHEET’ II ARCH/TECTURAL ELEVATIONS LOT ISHEET 12 ANCHIIECTIJRAL ELEVATIONS .012SHEET 13 ARCHITECTURALElEVATIONS LOTSBLDGASHEET 14 ARCHITECTURAL ELEVATiONS LOT\) BLD\G BSHE\ET 15 SIG\N LOC\ATION PLA\NSHE\ET 16 SIG\N LOC\ATION PLA\NSHE\ET IT DES\/ON OUE\IELR4ESSHE\ET 10 DES\IGN GUK\IELIIES

DEV\ELOPER:

DRA\ITE REA\L EST\ATE SER\IESS496 SOUTH BROADWAYDENVER, COLORADOBCONTACT JONNA.USERPHONE 20SAD5FAX $303$555.7200

ARCHI\TECT/PLANNER:MCD ARCHI\TECTUREOFFIC\E PLAZA I ATIIINSTTNESS10030EAST DRY CREEK ROAD, SUITE 270ENGI.EINOOD,COLORADO 60112CONTACTTRACY JORDAEP1/ONE 720.523.0766FAX720.0234774

CML ENGINEER:RER ENGINEER SURVE1’ORS INC.710 WEST COLFAX AVEIAJEDENVER, COLORADO 60204CONTACT: COLE flOWERERPHONE 305.753.6730FAX \(3031 7S36560

LANDSCAPE ARCHITECT:UME GREEN DESIGN. 0005 EASTLOUSIANAAVENUE, SUITE100DENVER, COLORADO ESlOCONTACT: ANNE DESJRNDINSPHONE, 303.735.7558FAX 3OII 7330966

CER11FICATE OF RECORD OWNERS:

I HEREBYCEHTSYTTIATIAM ThE OWNER ORAUTHORITSDADERTOFTHECOOPORAT1ON FIAVR4G OWNERSHIP FOTERESTINTABPROPERTY DESCRIBED HEREIN. KZ4OWII AS BROOMAEL.D CORNERS.

VRAIN SHOPS.LLC

STATEOF IS.S.

COUNTY OF____________

THE FOREGOING INS1RUMENTWAS ACIGIOWLEDGED BEFORE METHIS

_________DAYOF .20_BY

AS OFFICEROF ENROl SHOPS.LLC

AN AIJIHOIEZED SIGNATORY

BY WITNESS MYHANDAND SEAL

MY COMMISSON ESPIRES_______

SURVEYORS CERTIFiCATE:

BroomfieReimburAgreeme

Res. 200URFor the P5

Id Corners URSP, Redevelopment andement Agreement and Cooperationnt7-76-UR, 2007-111-UR, and 2007-131-

leeting of July 10, 2007

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IUL O3 2001

I C.J. BIEWENGA. ADULT’ REGISTERED PROFESSIONAL LAND SURVEYOR INTHE STATE OFCOLORADO. DO USFS? STATTIIATTHIS SIlODEVELOPMETNPLAN OF BROOMAELD CORNER TRULYAND CORRECTLYREPRESENTS ThE RESULT OFASURY’IEY MADEUNDER MYRESPONSINLECHARGE, SUPERVISONAND CHEDIING AND HAS BEEN PERFORMED IN ACCORDANCEWITH COLORADO STATSLAW.

Ci BEWENGA, F0OFESSONALLAND SURVEYOR NO.23002FORAtE BEHALF OFR & R ENGINEER5.SIJIIVEYORS. INC.

LAND USE REViEW COMMISSION CERTIFICATE:

FIR APPROVAL SYTHE CITY AND COUNTY OPBROOUFIELDLAND USERE’.IEACOMMISSO\)NThIS

DAYOF .20

URBANRENEWAL AUT}IOFIITf CERTIFICATE:

1105 URBAT4RENEWALSI\TE PLANS RECOMMENDED FOR APPROVALSYTIIE 0000MFIELO URBAN RENEWALAUIHOPJI\YTHISDAYOF .25

Ij CITY AND COUNTY

OFBRCOMFIELO ’I

>IiiRmAIRAVE.

$lit$

V1CIN\IIY MAP

LAND USE INFOR\MATION:

MAXIM\UM F.S,S\, MAXIM\UM SF. MAXIM\UMREQUI\RED OPEN

QEDOP\EN- PROVI\DED OPEN

AREA ._.PRNCF\AL LAND

____ _____ _____BUILDINGAREA_____

BUILDING IMIIT_____ $OPEN LANDS$ USE

_____\__

I 15,132SF. .2 3,000SF. 3APEET

_____

25%

_____

3 760S.F 3510SF.RETAIL!.

AESTAURANT

2 27,525SF. .15 4500SF. 3OFEET 25% 9,756SF 4132SF.RETAIL!

, RESTAURANT

3 56,256SF. 19 IO 665S.F. SBFEET 25% 14572S.F 12,322SFRETAIL!

_________ _____________. , . RESTAURANT

4 20,054SF. IS 2.500 S.F. 36 FEET 55% 5,413655 5,601 S.F. RETAIL!RESTAURANT

5 24,150SF, .10 2,300SF. 56 FEET 25% 6,040SF 5,277SF RETAIL!RESYMOWIT

LOT TOTALS 132.2355.F. - 22.666 S.F. . 25% 38506 SF. 30.575 S.F.

TRACTA 19,663 SF. ’ - - - ’ 10,053SF.DRIANAGE!

52 LANDSCAPE BUFFER

TOTAL . - ’ ’ - 36,056SF. S1,514S.P

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7TH SUBMITTAL 07.03-076TH SUBMITTAL 06-06-07

5TH SUBMITTAL 05-21-07

4Th SUBMITTAL 06-08-073RD SUBMITTAL 04-11-07

2NDSUBMITTAL 02-16-07

1ST SUBMITTAL 11-22-06DRC SUBMITTAL 08-15-06

No, Desaiptlon Date

Pro\)0S No,\: 06,164.10ONABSBy. TLN

R8s46.dBlI OPSo.W AS NOTED

2-16-07F0.nioRI 06164-SHEET 1 OF1O

SAME 110.

COVERSHEET

SheRtE

SHEET 1 OF 18SI MCD /,RCIAITECTS 2007 AlLRIGHTS RESERVED

BROOMFIELD CORNERSURBAN RENEWAL PLAN

LOT 2, A AND B SUBDIVISION, LOCATED IN THE SOUTHEAST QUARTER OF SECTION 31,TOWNSHIP 1 SOUTH, RANGE 68, WEST, 6TH P.M.,


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NOTE:0ST CROSSWAJJ< DESIGN AND STREET UGHTFiXTURES SHALL BE COORDINATED WITHThE ADJACENT DEVELOPMENT IF THELAI1ER IS APPROVED BY THE URBANRENEWAL AIJTHORIIY AT THE TIME OFCONSTRUCTION DOCUMENT REVIEW.

N0 15 SE

SCALE:


6TH SUBMrITAL 06-06-07

5Th SUBMIITAL 05-21-07

4Th SUBMITTAL 05-08-07

3RD SUBMITTAL 04-11-07

2ND SUBMITTAL 02-16-07

1ST SUBMITTAL 11-22-06

DRC SUBMITTAL 08-15-06

No. Desaipllon Date

P,oj.ElNO. 06.164.10

By TIN

DP

AS NOTED

2-16-07

06164-SHEET I OF1O

SltTl

SITE DEVELOPMENTPLAN

000.1 SI

SHEET2OF 18El MCD ARCHITECTS 2001 ALLRIGHIS RESERVED

E1RRE -

BROOMFIELD CORNERSURBAN RENEWALPLAN

LOT 2, A AND B SUBDIVISION, LOCATED IN THE SOUTHEAST QUARTER OF SECTION 31 ,TOWNSHIP 1 SOUTH, RANGE 68 WEST 6TH P M PHAn, , . .,

CITY AND COUNTY OF BROOMFIELD, STATE OF COLORADO MO1U. ..

PHASE III:ONSTRUC11ON OF ISTAVENUEANG 1/2QFBSTREET$a

STREETI8ATEM\PORARYONEWYSI1_ErFORVEHIOLESmO FIRE DEPMtuBU4rcc\ESs.$

PHASEIV:-

CONSTRUCGON OF LOTS 1.3,4 AND 500TH SIIENI\)

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2ND SUBMI1TAL 02-16-07



No. Descflption Date

PI0I.GNo. 06.164,10

UN

DP

ASNOTED

2-16-07Fkn 06164-SHEET 2

PHASING

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BROOMFIELD CORNERS

URBAN RENEWAL PLANLOT 2, A AND B SUBDIVISION, LOCATED IN THE SOUTHEAST QUARTER OF SECTION 31,

TOWNSHIP 1 SOUTH, RANGE 68, WEST, 6TH P.M.,CITY AND COUNTYOF BROOMFIELD, STATE OF COLORADO

,. /N , - 1’/ .- - - .._. .- j I

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BUILOINQ"A BUILDING B5308 .F. U 5,297 S.F.

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2,500 S.F.+/-T.0.F. = 5269.75

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1STSUBMUTM. 11-22-06DRCSUBMI1TAL 06-15.06

No. D.ecttptlon Data

PFOEBNO 06.164.l0

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2-16.07

GRADING PLAN

8hNO

SHEET 4 of 18ID Mc43MOI1Ts BOOT ALL #OHTS MESEREED

BROOMFIELD CORNER SURBAN RENEWAL PLAN

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2-16-07

SECTION PLAN

SHEET 5 of 1 8O MGGAR08TECTSOI ALLRIGI0.SRESEIWED

BROOMFIELD CORNERS

URBAN RENEWAL PLAN.

. LOT 2, A AND B SUBDIVISION, LOCATED IN THE SOUTHEAST QUARTER OF SECTION 31,TOWNSHIP 1 SOUTH, RANGE 68, WEST, 6TH P.M.,


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4T\h SU\BMflTAL 05\-08-07

3R\D SU\BMItTAL 04\-11-07

2N\D SU\BMITTAL 02\-16-07

1S\T SU\BMITTAL 11\-22-06

DR\C SU\BMITTAL 08\-15-06

No\. De\salpilon Da\te

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PSS00RE 061E4-SHEET6

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SITE DESIGN STANDARDS ISTREETSCAPE The Intent Is to conforn to theVest 120Th Avenue Corr- I doe Su-AreP Ian.

LANDSCAPE ENTRY PLANTING The Intent Is to conforn to theVest 120th Avenue Corr I do.’ S,.Ł-AreaP$n.

L\ANDSCAPE I\NTERSECTION P\LANTING T\he I\ntent I\s t\o c\onfornt\o t\he V\est 120th Avenue Cot-ri do.’ SiA-AreP Ian.

ENHANCED STREETSCAPE The ntent Is to confori, to theVest 120thV. 120TH AVEP&E Avenue Car.’ Idot- Sub-Area P tan.

EP4IANCED PEDESTRIAN STREETThe Intent Is to conforn to theVest 120th FUTURE 1ST AVEMJE Avenue Cot-ri dot-Sub-Area Plan.

ACTIVITY NODE The Intent Is to conforn to theVest 120th Avenue Cot-ri do.’ Sub-AreaPtan.

LANDSCAPE NODE Th. Intent is to conforn to theVest 120th Avenue Cart-Ida.’ Sub-AreaP lan.

PARKING LOT PLANTING The Intent Is to conforn to the

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6THSUBMITFAL 06-06-07

5TH SUBMIITAL 05-21.074Th SUBMI1TAL 05-08-073RD SUBMI1TAL 04-11-072NDSUBMIITAL 02-16-07

1ST SUBMnTAL 11-22-06DRC SUBMITTAL 08-15-06

No. Descilption DateP*dN0. 06.164.10

RN

DP8001., AS NOTED

2-16-07

06164-SHEEr 1 OF 10

Sh.1.N

COVERSHEET

SHEET 7 OF 18'UCG AHCHrFECTS 2007 0LLRIGTS AESEAVED



CITY AND CUEINTY oF RRUUMFIFI fl STATF UF CUl URAF\)U BOHT -’

..... .....

..

.. .......... ..........

1. ALL SHRUB, PERENNIALAND GROUND COVERBEDS TO BE PREPARED AS CONTINUOUS BEDS.2. LANDSCAPE INSTALLATION SHALL FOLLOW THE.

POPP

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PERENNLALS/GRASSESNINES

PENNISETUM ALOPECUROIDES ’HAMEIRDWARF FOUNTAIN GRASS :D LANDSCAPE PLANTING CONCEPT FOR SWALE A-A’

NTS0 15 30 10

Scale: 1’ 30’

10. PLANT MATERIALSAND STAKING SHALL MEETBROOMFIELD STANDARDS AND SPECIFICATiONS.

LI EXIST. 4" CAL SIBERIAN EI.NTO BEREMOVED.U EXIST. ECAL SIBERIAN ELMTO BE REMOVED.

EX\IST. 6’ TALL MULTI-STEM CRABAPPLETO BE

REMOVED.

DECIDUOUS TREE PLAN11NG

$�J> EVERGREEN TREE PLANTING

§ SHRUBPLAN11NG

GROUNDCOVER PLANTING

IRRIGATED 90% FESCUE SOD

IRRIGATED SEED WITH EROSION CONTROLBLANKET

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$}$ TRE\ES IN SIG\HT TRI\ANGLES SHA\LL BE LIM\BEDUPTOA MIN\IMUM OF 6!ABO\VE FIN\ISH GRA\DE.TRE\ES SNA\Il BE PLA\CEDTO AVO\IDALI\GNMENT OF TRU\NKS ALO\NG SIG\HT LIN\ES.SHR\UB SPE\CIES HAV\E BEE\N SEL\ECTEDTOGRO\W LES\S THA\N 2’ IN HEI\GHT INACC\ORDANCE WIT\H CIT\Y OF BRO\OMFIELDSTA\NDARDS AND SPECIFICATIONS.

E\) 5\.5jj.\--"--- .... : . . .. .1’. - . . . . ,.....’. ri IRRIGATEDSOD-.0%TURFTWETALLFESCUEAND- -____ _______ -- -

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URBAN RENEWAL PLAN

LOT 2, A AND B SUBDIVISION, LOCATED IN THE SOUTHEAST QUARTER OF SECTION 31,

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2N\D SU\BMITTAL 02\-16-07

1S\T SU\BMITTAL 11\-22-06

DR\C SU\BMITTAL 08\-15-06

No\. De\scriptIon Da\te

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QUANTITY: 2 MANUFACTURE AND INSTALL

ALUM. TOPCAP SECTIONS PAINTED CUSTOMERAPPRU HODCOLOR IMED. TEXCOATI.

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5TH SUBMITTAL 05-2107


3RD SUBMITTAL 04-11.07

2ND SUBMI1TAL 02-16-07


ORG SUBMITTAL 08-1506

No. Descflption DateP.0\(04440.: 06,164.1001.000 8pr TLNR.Mw.d8y OP

5011. AS NOTEDOw. 2-16-07P40.0,., 06164-SHEET8Sold TI.:

DESIGN

GUIDELINES

Sh..t 40

SHEET 18 OF 18

Documents

City and County of Broomfield, Colorado