HomeMy WebLinkAboutFRONT RANGE VILLAGE FIRST REPLAT LOT 7 FAMOUS DAVES - Filed OA-OTHER AGREEMENTS - 2010-04-069^a City of Fort Collins Zoning Department
281 N. College Ave, PO Box 580
Fort Collins, CO 80522
L"of Collins (970) 416-2745 FAX (970) 224-6134
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Comments Due By: r-
Minor Ame dment # i1A 14 A
Planner.
Effective Date
Minor Amendment Application Form
Date Submitted: --- �v �' i 'v �3 3----: 6_0- _ _
Project Name: f—AAC't 15r:5Q mektat ps�pLJ
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Project Location (Street Address): -/3�0146 � /y�r, r Minor Amendment Fee: $11y92.00
Legal Description: ��� j Gl�l� �✓�� �l�n%L, ViIL`!�C'I� / lli� �)911A-r 1 ✓ l: 1PV A6fibt/J
General Information: List all property owners havan�j/a-�legal/equitable interest in the property (Attach separate sheets if necessary).
Owner's Name (s): %1�,/�] b�C---rt�G
City/State/Zip: �%/�L�l�K C-C� G
Street Address:
Telephone: '�F1 "c%� 5 / Xr Fax: Sy b) �9L''
Applicant's/Consultant's Name _ �!n ✓�J (� � � U Name of firm:
Street Address: 0 J �yl J /�%iy> City/State/Zip:�asi/11
Telephone: 9 /� �;�t>��d, Fax: �iJ'��a���� Email:blyda�s'fgn�SG•Gom
SUBMITTAL REQUIREMENTS:
1) Six (6) copies of RECORDED plan (i.e. site, landscape, elevation, etc. - whichever is being altered) on
24" x 36" size (usually available at the Technical Services Department at 281 N. College) — RED -LINE
THE CHANGES ON the six plans or provide six copies of revised drawings showing the changes in
addition to the six originals;
2) Completed and signed application form; and
3) Application fee of $192.00.
MINOR AMENDMENT
Detailed description of the change and reason(s) for the request:
CERTIFICATION
I certify the information and exhibits submitted are true and correct to the best of my knowledge and that in filing this application, I am acting with
the knowledge, consent, and authority of the owners of the property (including all owners having a legal or equitable interest in the real property, as
defined in Section 1-2 of the City Code; which is the subject of this application) without whose consent and authority the requested action should not
lawfully be accomplished. Pursuant to said authority, I hereby permit City officials to enter upon the property for the purpose of inspection, and if
necessary, for posting a public notice on the property.
Name (please PRINT): C��v 0�
Address: 119 �Irll
✓�q 5� C���go Signature:
Telephone: �,%/
ESTOPPEL CERTIFICATE
MASTER DECLARATION
Date: April 7, 2008
To: Front Ranje BBQ, LLC ("Famous Dave's")
630 E. 17 Avenue
Denver, CO 80203
Attention: Mr. Bill Ferguson
Re: Front Range Village, Fort Collins, Colorado -- Estoppel Certificate
Reference is made to that certain Declaration of Protective Covenants, Easements and
Agreements, dated February 28, 2007 by Front Range Retail Company, L.L.C. ("FRRC"),
recorded at Reception Number 20070016190 in the land records of Larimer County, Colorado
(the "Master Declaration").
In connection with the purchase of property by Famous Dave's from FRRC, the
undersigned hereby certifies to Famous Dave's that as of the date hereof:
a. the Master Declaration is in full force and effect as of the date hereof;
b. the Master Declaration has not been assigned, modified or amended in any
material way; and
C. to the knowledge of the undersigned, there is no default by FRRC nor does there
exist any circumstance, occurrence, or set of facts which, with the presence of
time or the giving of notice or both, would give rise to a default under the Master
Declaration.
(Signature appears on the following page)
AO 1637750.1
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f
FRONT RANGE AIL COMPANY, L.L.C.
By:
Name: �I Wilarzfain
Title:
AO 1637750.1
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s'
1'.ECEPTION#: 20080022704, 04/11/2008 at 02:01:42 PM, 1 OF 55, R $276.00 TD Pgs:
0 Scott Doyle, Larimer County, CO
When Recorded Return To:
Brownstein Hyatt Farber Schreck, LLP
410 Seventeenth Street,22nd Floor "
Denver, Colorado 80238
Attn: Howard J. Pollack, Esq.
CONSTRUCTION, OPERATION AND RECIPROCAL
EASEMENT AGREEMENT CICOREA")
RE: Lot 7
Front Range Village
Ft. Collins, Colorado
-THIS AGREEMENT AND DECLARATION (this 'Declaration's. dated effective as
of April 7, 2008 (the "Effective .;'Date"), by and between FRONT RANGE RETAIL
COMPANY, L.L.C., a Delaware limited liability company, hereinafter known as "Owner", and
FRONT RANGE BBQ, LLC, a Colorado limited liability company, hereinafter known as
"Transferee".
WITNESSETH:
WHEREAS, Owner, Lowe's HIVJ, Inc. C%6we's') and Target Corporation ("Target")
are the owners of parcels of land, respectively the "Owner-Projact Parcel", "Lowe's Parcel"
and "Target Parcel", in Ft; Collins, Colorado, collectively known as Front Range Village (the
"Project"), and such parcels are more particularly described in Exhibit `B" attached hereto; and
WHEREAS, a portion of the Owner Project Parcel located on the East side of Corbett
Drive within Front Range Village, as more particularly described on Exhibit `B" (the "Owner
Parcel"), and the Target Parcel are collectively.referred.to herein as the "Shopping Center';
and
WHEREAS, Transferee desires to purchase and acquire for development, and Owner
desires to transfer and convey unto Transferee subject to the terms and conditions of this
Declaration, Lot 7 as depicted on Exhibit "A" and more particularly described in Exhibit "C"
(hereinafter referred to as "Lot 7") and Transferee shall constrict on that portion of Lot 7 shown
on Exhibit "A" as a building pad from curb to curb (hereinafter referred to as the "Building
Pad'o certain improvements and landscaping and exterior signage in accordance with the terms
and conditions hereinbelow; and
WHEREAS, Transferee acknowledges that the construction, operation and maintenance,
of Lot 7 shall be subject to the terms and provisions of the Plat of Subdivision of Front Range
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in this Section 1.1, it is hereby acknowledged and agreed to by the parties hereto that any
approval given by Owner in accordance with this paragraph shall also be deemed approval by all
such Approving Parties (as such term is defined in the Master Declaration Documents) pursuant
to the Master Declaration Documents. .For purposes of this Declaration, "commencement of
construction" or "commence construction" shall mean the date on which Transferee commences
grading activities on Lot 7 necessary for construction of the Improvements.
1.2 Construction Timetable. Subject to Force Majeure (as defined in Section 10.17
below) and the completion of Owner's obligations under Article 7 of this Declaration, Transferee
shall commence the construction of the Improvements in accordance with the Approved Plans on
the later to occur of (i) ninety (90) days following the closing date of the acquisition of Lot 7 by
the Transferee, or (ii) ninety (90) days following Transferee's receipt of Owner's written approval
of the Plans and Improvements (the "Construction Commencement Date"). Subject to Force
Majeure, the construction of the Improvements shall be completed and Transferee shall be open
for business in accordance with Section 4.1' hereinbelow within two hundred seventy-five (275)
days following the Construction Commencement Date (the "Construction Completion Date'D.
If Transferee shall fail to commence construction on or before the Construction Commencement
Date or if Transferee shall fail to substantially complete construction and open for business as a
"Famous Dave's" on or before the Construction. Completion Date, subject only to Force
Majeure, Owner shall have the option to repurchase Lot 7 and any Improvements thereon for the
same purchase price, plus the unamortized cost of Transferee's Improvements, and otherwise
upon the same terms and conditions pursuant to which Transferee purchased the same from the
Owner. Subject to this Section 1.2, Transferee agrees to cooperate in good faith with Owner in
connection with any "Grand Opening" of the Shopping Center.
1.3 Construction Activities.
(a) Transferee agrees that all construction activities performed by it pursuant
to this Article 1 shall be performed in compliance with the Approved Plans and in compliance
with the Master Declaration Documents, all applicable laws, rules, regulations, orders, and
ordinances of the city, county, state and federal governments, or any department or agency
thereof. Transferee further agrees that it shall be solely responsible for all impact fees, including
utility impact fees, related to Lot 7's construction and development. To the extent available from
Owner and permitted by the City, Transferee agrees to purchase water taps for the Property from
Owner in an amount not to exceed the per acre foot price charged by the City of Fort Collins for
such water rights.
(b) Transferee agrees that its construction activities shall not:
(i) unreasonably interfere with construction work being performed on
any other part of the Project;
(ii) unreasonably interfere with tenants or occupants of the Project and
their ability to do business in the Project or the ability of their
customers and employees to use the Common Areas for the
purposes thereof; or
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Common Areas of the Shopping Center as provided in Section 3.1 hereof. The term "Common
Area" or "Common Areas" shall refer to .and include all parking areas, landscaped areas,
driveways, entrances, exits, walkways, service roads, lighting facilities (if used to illuminate the
Common Areas), utility lines serving the Shopping Center,.the Common Areas and the Building
Pad and Improvements (except as provided in Section 3.2 below), surface drainage facilities, trash
control center, fences, and other such facilities designed for the common use of all tenants and
occupants of the Shopping Center. Notwithstanding the foregoing, if Target elects to retain the .
maintenance obligation relating to the Common Area of the Target Parcel pursuant to Section 4.2.7
of the Target OEA, the Common Area shall not include that portion of the Shopping Center located
within the Target Parcel.
2.2 Lot 7 Common Area Maintenance. Transferee agrees to maintain or cause to be
maintained the Common Area located on Lot 7 in good condition and in compliance with all
applicable governmental laws, rules,, regulations,. orders, and ordinances and the provisions of
this Declaration.'
2.3 Common Area Payment. Transferee acknowledges that Owner will incur
"Shared Facilities Costs" (as such term is defined in the Master Declaration) and "Common Area
Maintenance Costs" (as such term is defined in the Target OEA) in connection with the
maintenance of the Shopping Center. As such, Transferee, and any subsequent owner of.Lot 7,
will pay Owner a common area payment ("Common Area Payment"), monthly in advance, on
the first (1') day of each month for each and every month so long as such owner occupies Lot 7.
If the Effective Date of this Declaration is not the first (1") day of a calendar month, Transferee
shall pay a pro rata portion for such partial month. The initial monthly Common Area Payment
is $11,000.00 per year, but payable monthly. The monthly Common Area Payment for
subsequent years shall be increased from the prior year's Common Area Payment by three and
one-half percent (3.5%). No event of Force Majeure shall ever give rise to a delay in
Transferee's payment of the Common Area Payment.
2.4 Taxes. Transferee shall pay all Taxes (as hereinafter defined) imposed or assessed
on Lot 7, the Building Pad, the Improvements and any personal property thereon. As used herein,
"Taxes" are defined as any and all ad valorem, property, income, sales or other taxes, assessments,
license or permit fees, excises, imposts and charges of every nature and classification, payment
thereof, that are levied, assessed, charged or imposed upon the respective properties at any time.
2.5 PIF Covenant. Transferee shall collect and pay to the City of Ft. Collins,
Colorado, all taxes, fees or other charges on gross sales from Lot 7 in accordance with all
applicable ordinances and requirements of the City of Fort Collins, including, without limitation,
that certain public improvement fee (sales tax) imposed pursuant to Resolution 2006-126,
adopted by the City Council on December 5, 2006, and recorded pursuant to the PIF Covenant,
in the amount of seventy-five one hundredths percent (.75%) of all sales from Lot 7.
2.6 Trash Removal. Transferee shall be responsible for the cost of the removal of its
trash and rubbish.
III. Grant of Easements
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Shopping Center, and the customers employees, agents, contractors, licensees, and invitees of
any of the foregoing, a non-exclusive, perpetual easement over, under, across, through and upon
the roadways, driveways, walkways and Common Areas located on Lot 7 as shown on Exhibit
"A", including that portion of the Shared Driveway situated on Lot 7, as depicted on the attached
Exhibit H (the "Lot 7 Driveway Easement"), as the same may exist from time to time, for the
purpose of ingress, egress and parking. Such Common Areas located on Lot 7 shall be subject to
those rights reserved by Owner in Section 3.1(a), (b), (c), (d), (e) and (1).
3.4 Shared Accessway. Owner is the owner of that portion of the Owner Project
Parcel known as Lot 6, Front Range Village, situated immediately to the west of Lot 7. The
parties hereby acknowledge and agree that it shall be beneficial for the ownership, operation and
maintenance of Lot 6 and Lot 7 to construct a driveway on the western boundary line of Lot 7
and the eastern boundary line of Lot 6, as more fully described on the attached Exhibit G (the
"Shared Driveway"), to be shared by the respective owners of Lot 6 and Lot 7, and their tenants.
occupants, subtenants, agents, employees, guests, invitees, customers, licensees and visitors for
purposes of ingress and egress to and from each respective parcel in accordance with the temis
and conditions contained in this Article 3. The Shared Driveway shall not be a part of the
Common Areas of the Project and shall be maintained in accordance with the terms and
conditions of this Declaration.
IV. Use of Lot 7
4.1 The Improvements on Lot 7 shall be constructed on a timely basis in accordance
with the Approved Plans and this Declaration, shall be equipped with all equipment, trade
fixtures, furniture and furnishings essential to the operation of a "Famous Dave's B.B.Q."
restaurant, shall be open for business, fully stocked and staffed, as a "Famous Dave's B.B.Q."
restaurant, and shall be operated as the foregoing restaurant under such name for a term of at
least ten (10) years from the date of opening (the "Initial Operating Covenant'). During such
time, Lot 7 shall only be operated as a Famous Dave's and for no other reason whatsoever
without the prior written consent of Owner. Such business shall be conducted in a high quality,
reputable manner and to help establish and maintain a first class reputation for the Shopping
Center. The term "open for business" as used .in this Declaration shall mean the conduct of
business within the entire Improvements for seven (7) days per week from 12:00 p.m. to 9:00
p.m. Monday -Saturday and 12:00 p.m. to 8:00 p.m. on Sunday. After the Initial Operating
Covenant described above and subject to the exclusive or restricted uses set forth in Exhibit "D",
Lot 7 shall be used only as a restaurant (or such other -use upon Owner's prior written consent,
such consent not to be unreasonably withheld) normally or customarily found in first class, high
quality, upscale specialty or fashion shopping centers of a regional character such as may be
located in upscale or fashionable sections of major metropolitan areas of the United States. In no
event shall such restaurant operation or other permitted use be in violation of any exclusive use
granted by Owner to another_ restaurant operation if Owner has disclosed such exclusive use to
Transferee within five (5) days after written request by Transferee. Notwithstanding anything to
the contrary herein contained, Lot 7 shall not be used for any of the exclusive or restricted uses
as set forth in Exhibit "D" nor for any use or business which shall be in competition with the use
or business actively engaged in by any tenant or other occupant of the Shopping Center to whom
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4.7 Transferee shall install, preserve and maintain on Lot 7 such shrubbery, trees and
other landscaping in an amount harmonious and consistent with the landscaping of the Shopping
Center and shall cause such landscaping to be reasonably protected from vehicular traffic.
4.8 In addition to any of the rights Owner may have, Transferee grants to Owner the
right and option to repurchase Lot 7, the Building Pad and all Improvements thereon for a
purchase price ("Option Price") equal to the "fair market value" of the same (the "Option") in
the event Transferee, its assignees or lessees, shall fail to operate for a period of sixty (60)
consecutive days (other than in conjunction with a remodel, eminent domain or casualty loss),
and also fail to provide evidence to Owner of an executed lease or sales agreement with a third
party acceptable to Owner to open a business. consistent with the requirements of Section 4.1 of
this Declaration. The "fair market value" shall mean: (i) that amount agreed to by Owner and
Transferee within the fifteen (15) day period after Owner gives notice of its intent to exercise this
Option to recapture or (ii) in the event that the parties cannot agree, then that amount determined
the majority vote of three (3) M.A.I. appraisers, one of whom shall be chosen by Seller, one of
whom shall be chosen by Purchaser and the third to be selected by the appraisers chosen by
Seller and Purchaser. If any party shall fail to select an appraiser within ten (10) days following
notice from the other party, the party giving such notice may choose an appraiser on behalf of the
other party. Each parry shall be responsible for the cost of the appraiser selected by (or for) it
and one-half of the cost of the third appraiser. In the event that the Transferee fails to operate its
business from Lot 7 for a period of two (2) years or more, then, in the event that the Owner
exercises the Option at any time thereafter, the Option Price shall be automatically discounted by
ten percent (10%).
Owner shall have the right. to inspect Lot 7, the Building Pad and the Improvements
before deciding whether to exercise its Option under this Section 4.8. if Owner elects to
exercise the Option, Owner shall give written notice of such intent. to Transferee at any time
following the happening of the event set forth above. The closing of the transaction shall occur
no later than sixty (60). days from the date Owner provides such notice. The Lot 7 Option Price
shall be paid in full at closing by wire transfer. Transferee shall convey title at closing by special
warranty deed subject only to easements, covenants, restrictions and other matters of record
existing as of the date hereof or otherwise approved by Owner and the Transferee shall pay the
costs of the title insurance policy issued in connection with the aforementioned commitment,
preparation of the deed and one-half of the escrow closing fee. Owner will pay all other costs
associated with the closing.
4.9 Notwithstanding anything to the contrary herein contained, Transferee hereby
grants Owner and Owner shall have a right of first refusal (the "Right of First Refusal") to
repurchase Lot 7, the Building Pad and any Improvements from Transferee upon the same terms
and conditions as any offer to Transferee by an entity that is not related to Transferee, provided
that Owner elects to exercise the same within fifteen (15) days of the date that the written offer is
delivered to Owner. Notwithstanding the foregoing, any. merger, consolidation or financing by
Transferee via a sale -leaseback or synthetic lease transaction or an acquisition of Lessee on a
corporate level or sale of substantially all of its assets or a portfolio sale of more than five (5)
Famous Dave's restaurants to the same purchaser shall not be considered a transfer for the
purposes of the Right of First Refusal granted herein. In the event Owner shall exercise this
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(c) The policy shall insure Owner, Transferee and any designee of Owner
against loss or liability in connection with bodily injury, death or property damage or destruction
occurring in, upon or about Lot 7, the Building Pad and the Improvements or arising out of the
use thereof by Transferee or its employees, agents, contractors or invitees. The policy shall
name Owner and any designee of Owner as additional insureds.
(d) The policy shall include a contractual liability endorsement relating to the
indemnities pursuant to this Article, and the coverage limits shall be at least Three Million and
001100 Dollars ($3,000,000.00) combined single limit as to personal injury or wrongful death
and any occurrence as to property damage.
(e) If Transferee is engaged in any way in the sale of alcoholic beverages,
either for consumption of alcoholic beverages on or off Lot 7, Transferee will also maintain
liquor liability insurance with limits of not less than $1,000,000.00 per occurrence and
$2,000,000.00 aggregate. If written on a separate policy from the commercial general liability
policy, such policy shall name Owner (and any of its affiliates, subsidiaries, successors and
assigns designated by Owner) as an additional insured. Such policy shall contain a cross liability
endorsement or severability provision and shall be primary, and any insurance available to
Owner shall be considered excess and non-contributory.
5.3 Property Insurance.
In addition to any requirements or levels of insurance coverage required under the Master
Declaration Documents:
(a) Transferee shall carry an "A11 Risk" insurance policy with respect to Lot 7
and the other, Improvements.
(b) The coverage limits shall not be less than a reasonable estimate of the cost
of replacing Improvements. Coverage shall be at least sufficient so that losses shall be paid in
full up to the face amount of the policy.
(c) Transferee shall also carry an "Agreed Amount Endorsement" in the
amount of the estimated cost of replacement. Transferee shall furnish all information requested
by the insurer in connection with the issuance of the Agreed Amount Endorsement.
5.4 General Clauses Concerning Insurance.
In addition to any requirements or levels of insurance coverage required under the Master
Declaration Documents:
(a) Each insurance policy carried pursuant to the foregoing provisions shall be.
issued by an insurance company that is rated as A- or better by A. M. Best Company.
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7.1 Construction of Shared Driveway Costs. Subject to reimbursement as more
fully described below, Transferee shall complete, or cause to be completed, on or before the
Construction Completion Date, the construction of the Shared Driveway in substantial
accordance with the plans and specifications identified on the attached Exhibit I (the "Driveway
Work"). Notwithstanding anything to the contrary contained in the Driveway Work, the parties
hereby acknowledge and agree that the area comprising the Shared Driveway shall be 40' wide,
with 20' located on each respective lot. Provided the costs associated with the construction of the
Shared Driveway are agreed upon in advance by Owner, such costs shall be equally shared
between Owner and Transferee. Owner shall reimburse Transferee within thirty (30) business
days of written demand, which such demand shall be given no earlier than upon completion of
the Driveway Work and shall include copies of all paid invoices related to such reimbursement
and all lien waivers of Transferee's contractors. If any payment obligation is not satisfied within
such thirty (30) days as set forth above, interest shall accrue on such amount at the rate of eight
percent (89/6).
7.2 Temporary Construction Easement. Owner does hereby declare, establish and
create for the benefit of Transferee, and its designated contractor, employees and agents, a
temporary, non-exclusive construction easement on, over and across the area comprising the Lot
6 Driveway Easement that are reasonably necessary for Transferee to complete the Driveway
Work (the "Temporary Construction Easement"). The Temporary Construction Easement
shall terminate on the earlier of (i) the completion of construction of the Driveway Work, or' (ii)
one year following the Effective Date of this Declaration. Prior to termination or expiration of
the Temporary Construction Easement, Transferee shall remove all of its equipment from the
Temporary Construction Easement area and shall restore and repair the Temporary Construction
Easement area and all improvements thereon to the condition existing prior to Transferee's use
thereof. Should any mechanic's liens or other liens or affidavits claiming liens be filed against
the Owner Project Parcel or any portion thereof for any reason incident to act or omissions of
Transferee, its agents or contractors, Transferee shall cause the same to be cancelled and
discharged to record by payment, bounding or otherwise, within thirty (30) days after notice by
Landlord.
7.3 Existing Utilities. The parties hereby acknowledge and agree that certain
utilities,_ including, without limitation, irrigation pipe(s) and an electrical vault (the "Vault") are
located under the area comprising Shared Driveway (the "Existing Utilities") and that the
easements granted in this Article 7 shall be expressly subject to all existing easements
evidencing the Existing Utilities. Prior to Transferee commencing the Driveway Work,
Transferee shalt relocate or cause to be relocated, the Vault to a location reasonably acceptable to
Owner that is not otherwise situated, on, under or over the Shared Driveway or Lot 7. All costs
associated with the relocation of the Vault shall be equally shared between Transferee and
Owner in accordance with the terms and conditions of Section. 7.1 (c) above.
7.4 Maintenance of Driveway Easements. Transferee and Owner shall keep each
respective Driveway Easement located on their lot in accordance with Sections 1.7 and 2.2
herein.
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(b) Within fifteen (15) business days of written demand (including providing
copies of invoices reflecting costs), the Transferee shall reimburse the Owner for any sum
reasonably expended by the Owner to cure the default, together with interest'thereon per annum
at the rate of eight percent (M). If such amount is not paid within sixty (60) days following
demand, it shall, together with interest thereon and costs of collection thereof, thereupon become
a continuing hen on Lot 7 which. shall bind such property until such amount is paid, at which
time Owner will record a release of such lien after written request by Transferee.
(c) In the event either party shall institute any action or proceeding against the
other parry relating to the provisions of this Declaration, or to any default hereunder, or to collect
any amounts owing hereunder, or in the event an arbitration proceeding is commenced by
agreement of the parties to any dispute, the unsuccessful litigant in such action or proceeding
shall reimburse the successful litigant therein for costs and expenses incurred by the successful
litigant in connection, with such action or proceeding and any appeals therefrom, including
reasonable attorney's fees and court costs.
(d) All remedies are cumulative and shall be deemed additional to any and all,
other remedies to which any parry may entitled in law or in equity. Each parry shall also have
the right to restrain by injunction any violation or threatened violation by any other Parry of any
of the terms, covenants, or conditions of this Declaration, 'or to obtain a decree to compel
performance of any such terms, covenants, or conditions, it being agreed that the remedy at law
for a breach of any such term covenant, or condition (except those, if any, requiring the payment
of a liquidated sum) is not adequate.
IX. TERM
9.1 This Declaration and the rights, obligations and liabilities created herein shall -
extend for a term of seventy-five (75) years from the date hereof and shall automatically be
extended for terms of ten (10) years each thereafter unless both parties mutually agree to
terminate this Declaration. In any event, the easements contained in Article 3 hereof shall be
perpetual to the extent permitted by law and unless otherwise specified herein. Upon termination
of this Declaration, all rights and privileges derived from and all duties and obligations created
and imposed by provisions of the Declaration, except as related to the easements mentioned
above, shall terminate. and have no further force or effect; provided, however, that the
termination of this Declaration shall not limit or affect any remedy at law or in equity that a party
may have against any other party with respect to any liability or obligation arising or to be
performed under this Declaration prior to the date of such termination.
X. MISCELLANEOUS
10.1 Estoppel Certificate. Each party agrees that within fifteen (15) days of written
request from time to time of the other Party, -it will issue to a prospective mortgagee of such
other Party or to a prospective successor Party to such other party, an estoppel certificate stating:
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ESTOPPEL CERTIFICATE
OPERATION AND EASEMENT AGREEMENT
Date: April 7, 2008
To: Front Range BBQ, LLC ("Famous Dave's")
630 E. 17 Avenue
Denver, CO 80203
Attention: Mr. Bill Ferguson
Re: Front Range Village, Fort Collins, Colorado -- Estoppel Certificate
Reference is made to that certain Operation and Easement Agreement, dated February 28,
2007 by and between Front Range Retail Company, L.L.C. ("FRRC") and Target Corporation
recorded at Reception Number 20070016205 in the land records of Larimer County, Colorado
(the "OEA').
In connection with the purchase of property by Famous Dave's from FRRC, the
undersigned hereby certifies to Famous Dave's that as of the date hereof.
a. the OEA is in full force and effect as of the date hereof;
b. the OEA has not been assigned, modified or amended in any material way; and
C. to the knowledge of the undersigned, there is no default by FRRC nor does there
exist any circumstance, occurrence, or set of facts which, with the presence of
time or the giving of notice or both, would give rise to a default under the OEA.
(Signature appears on the following page)
AO 1637750.1
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10.6 Not a Public Dedication. Nothing herein contained shall be deemed to be a gift
or dedication of any portion of the Shopping Center or of any tract or portion thereof to the
general public, or for any public use or purpose whatsoever. Except as herein specifically
provided, no rights, privileges or immunities of any party hereto shall inure to the benefit of any
third -party, nor shall any third -party be deemed to be a beneficiary of any of the provisions
contained herein.
10.7 Severability. Invalidation of any of the provisions contained in this Declaration,
or of the application thereof to any person by judgment or court order shall in a no way affect
any of the other provisions hereof or the application thereof to any other person and the same
shall remain in full force and effect.
10.8 Amendments. This Declaration may be amended by, and only by, a written
agreement signed by all of the then current parties and shall be effective only when recorded in
the appropriate land evidence records where the Shopping Center is located. No consent to the
amendment of this Declaration shall ever be required of any person other than the parties, nor
shall any person other than the owner have any right to enforce any of the provisions hereof.
10.9 Cautions and Capitalized Terms. The captions preceding the text of each
article and section are included only for convenience of reference. Captions shall be disregarded
in the construction and interpretation of this Declaration. ,
10.10 Notices. Any notice or other instrument required or permitted to be given or
delivered under the terms of this Declaration shall be deemed to have been given and delivered,
upon receipt, when deposited in the United States mail, postage prepaid, certified or registered,
return receipt requested, addressed as follows:
IF TO OWNER: Front Range Retail Company, L.L.C.
c/o Bayer Properties, L.L.C.
2222 Arlington Avenue
Birmingham, Alabama, 35205
Attn: General Counsel
With a Copy to: Baker, Donelson, Bearman, Caldwell &
Berkowitz, P.C.
1600 Wachovia Tower
420 North 20" Street
Birmingham, Alabama 35203
Attn: Ms. Denise W. Killebrew
IF TO TRANSFEREE: Front Ran&e BBQ, LLC
630 E. 17 Avenue
Denver, CO 80203
Attention: Mr. Bill Ferguson
With a copy to: Brownstein Hyatt Farber & Schreck, P.C.
B UP 752686 v6 17
1018192-02103011120/2007
11715\1\1135157.5
all courses of dealing, usage of trade and all prior representations, promises, understandings and
agreements, whether oral or written, are suspended by and merged into this Declaration.
10.17 Force Maieure. For purposes of this Declaration, the term "Force Majeure" shall
mean any delay, hinderance or the prevention from the performance of any act or obligation
required hereunder to be performed by reason of unusual or consistent adverse weather
circumstances, strikes, lock -outs, labor troubles, inability to procure materials, failure of power,
restrictive governmental laws or regulations, riots, terrorist acts, public health concerns causing
mass quarantines, insurrection, war or any reason beyond such performing party's reasonable
control. In the event of a Force Majeure event, the performance of such act or obligation by the
performing party shall be excused for the period of the delay and the period for the performance
of any such act or obligation shall be extended for a period equivalent to the period of such delay
within 10 days following the occurrence of Force Majeure, the party claiming delay due to such
event shall. give written notice to the other setting forth a reasonable estimate of such delay. In no
event shall any failure to pay as required hereunder ever be considered to be Force Majeure.
[SIGNATURES ON FOLLOWING PAGE]
B CJP 752686 v6 19
1018182-02103011/20/2007
1171AW 135157.5
STATE OF ALABAMA )
) SS:
COUNTY OF JEFFERSON )
The foregoing Declaration, including the certificate of consideration, was subscribed,
sworn 6avid
and acknowledged before me thisI day of �- 2008, by
L. Silverstein in his/her capacity ad of FRONT
RANGE RETAIL COMPANY, L.L.C., a Delaware limited li61`l ty compan , on ehalf of said
limited liability company. NOTARY PUBLIC STATE OF ALABAMA AT LARGE
MY COMMISSION EXPIRES: June 23, 2010
BONDED THRU NOTARY PUBLIC UNDERWRI•DERS
My commission expires:
STATE OF
SS: .
COUNTY OF
No lic
The foregoing Declaration, including the certificate of consideration, was subscribed,
sworn to and acknowledged ' before me this day of 2008, by
in his/her capacity as of FRONT
RANGE BBQ, LLC, a Colorado limited liability company, on behalf of said limited liability
company.
My commission expires:
Notary Public
[SEAL]
C-21
B CJP 777913 A
1018182-021020 4/2/2008
11715\1\1135157.2
STATE OF ALABAMA )
) SS:
COUNTY OF JEFFERSON )
The foregoing Declaration, including the certificate of consideration, was subscribed,
sworn to and acknowledged before me this day of , 2008, by
in his/her capacity as of FRONT
RANGE RETAIL COMPANY, L.L.C., a Delaware limited liability company, on behalf of said
limited liability company.
My commission expires:
Notary Public,
[SEAL]
STATE OF upl09wao0 )
SS:
COUNTY OF kQ )
The foregoing Declaration, including the certificate of consideration, was subscribed,
sworn to and acknowledged before me this _q_ day of fir, 1 (, , 2008, by
in his/her capacity as n% M P)re (' of FRONT
RANGE BBQ, LLC, a Colorado limited liability company, on behalf of said limited liability
company...
My commission expires: 10 1&--, 11 v
Notary Public
[SEAL]
B CJP 752686 v6 21
1018182-021030 11/20/2007
11715\1\1135157.2
SCHEDULE OF EXHIBITS to COREA
1.
Exhibit A:
Lot 7 Site Plan
2.
Exhibit B:
Owner Project Parcel, Owner Parcel, Lowe's Parcel and Target Parcel
Property Descriptions
3.
Exhibit C:
Lot 7 Property Description
4.
Exhibit D:
Exclusive Use Restrictions and Other Use Restrictions
5.
Exhibit E:
Elevations and Signage
6.
Exhibit F:
Master Declaration Documents
7.
Exhibit G:
Lot 6 Legal Description
8.
Exhibit H:
Depiction of Shared Driveway, Lot 7 Driveway Easement, Lot 6
Driveway Easement
9.
Exhibit I:
Driveway Work
10.
Exhibit J:
Tree Mitigation
Exhibits to COREA
B CJP 752686 v6
1018182-021030 11/202007
11715\1\1135157.5
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EXHIBIT "C" to COREA
"Lot 7 Property Description"
Lot 7 according to the Front Range Village First Replat recorded in the land records of Larimer
County, Colorado at Reception No. 20070067890
C-1 to COREA
B CJP 752686 v6
1018182-021030 11/20/2007
1 1715\1\1 135157.5
With the exceptions of outparcels 1, 2 and 3, no portion of the Shopping Center located within
300 feet of the TSA Stores, Inc. premises will be used for a restaurant. No portion of the
Shopping Center located within 300 feet of the TSA Stores, Inc. premises will be used for a
health club or any other use which would place an undue burden on parking.
No portion of the Shopping Center will be used for any of the following:
1. Tanning, health, exercise or racquet club or spa, gymnasium, bowling alley, fitness
center, skating rink, or other sports or recreational facility;
2. School, library (except that a public library may be located on the second level of
Building 400), reading room, beauty school, barber college or house of worship;
3. Theater (movie or live), gallery, auditorium, meeting hall, banquet facility, dance hall or
ballroom;
Hotel or motel;
5. Massage parlor, adult bookstore (which will include a store which sells or offers sexually
explicit videos, DVDs, audiotapes, films, devices, apparel and the like), "peep show" store, or
topless or strip club;
6. A so-called "second hand" or surplus store, pawn shop, flea market, swap meet or junk
yard;
Off-track betting, gambling, gaming or check cashing facility;
8. Drug paraphernalia store or so called "head" shop;
9. Car wash, automobile repair work, automotive service, automobile body shop or gas
station;
10. Automobile, boat, trailer, mobile home or truck leasing or sales;
11. Tavern, bar or other establishment whose annual gross sales (or projected annual gross
sales) from the sale of alcoholic beverages for on -premises consumption exceeds 75% of the
gross sales for such business;
12. Amusement park, carnival, fair, disco, nightclub or other entertainment facility including
video game room, pool hall, arcade, indoor children's recreational facility or other amusement
center (provided, however, that incidental interactive kiosks, games and equipment related to the
otherwise permitted primary use of an owner, occupant or tenant, will not be prohibited
hereunder);
D-2 to COREA
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and grocery stores, .utilizing 500 square feet or more for the sale of pet food and supplies, fish,
birds, small animals, reptiles, grooming, training, boarding and/or veterinary services.
Great Clips Exclusive Use:
Landlord agrees that it will not, after the Effective Date, directly lease space in the Shopping
Center to a "Competing Business", which is defined as any other business whose primary
business will be the operation of a unisex family oriented hair salon, including barber shops and
kids cuts with a similar price point to Great Clips in the buildings north of the "Main Street" also
referred to as buildings F-2, 100 and 500. This limitation shall not apply to any tenant over
30,000 square feet or to any present occupants of the Shopping Center (or their assignees or
sublessees) whose leases or occupancy agreements may not prohibit such use or any business,
present or future, who may operate a unisex family oriented hair salon on an incidental basis and
not as its primary business.
Qdoba Exclusive:
Landlord agrees that it will not, after the effective date, directly lease space in the Shopping
Center to a "Competing Business", which is defined as any other business whose primary
business will be the retail sale of "Tex-Mex", "Fresh Mex" or Mexican -style cuisine. This
limitation shall not apply to any tenant over 30,000 square feet, any grocery stores, or to any
present occupants of the Shopping Center (or their assignees or sublessees) whose leases or
occupancy agreements may not prohibit such use, nor to any business (present or future) who
may sell "Tex-Mex", "Fresh Mex" or Mexican -style cuisine on an incidental basis and not as its
primary business, nor to any business, present or future, whose square footage exceeds 4,500
square feet and whose permitted use includes full -service sit-down "Tex-Mex", "Fresh Mex" or
Mexican -style cuisine.
Staples Exclusive:
No part of the Shopping Center shall be used for the sale, leasing or distribution of equipment
(including computers and telecommunications equipment), furniture or supplies for business or
office (including home office) use, or the provision of business or office services (including
copying, printing, telecommunications, packing, shipping and business equipment repair services)
(collectively, the "Exclusive Goods and Services"). The foregoing exclusive use provision shall
not apply to the Lowe's premises or Target's premises within the Shopping Center or any
subsequent occupant or transferee of the Lowe's or Target Tracts.
Notwithstanding the foregoing, this section shall not prohibit any tenant under a lease existing on
the date of this Lease from using space occupied by it for any use permitted under such tenant's
lease as of the date hereof, nor prohibit any future tenant or occupant from selling, leasing,
distributing or providing the Exclusive Goods and Services incidental to such tenant's or
occupant's primary business in no more than an aggregate of 5% of such tenant's or occupant's
sales floor area. Further, this section shall not preclude the operation of (i) a so-called consumer
electronics store which sells incidentally computers and computer related accessories (so long as
D-4 to COREA
D CJP 752686 v6
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business. The foregoing limitations shall not apply to (i) any tenant or other occupant whose
premises contains 5,000 square feet or more, or (ii) to any full service sit-down restaurants with a
complete dinner, lunch or breakfast menu that may sell blended fruit beverages, fruit juice
smoothies, fresh fruit juices and fruit shakes as part of its full -service restaurant operations, or
(iii) to any tenant or other occupants of the Shopping Center (or their assignees or sublessees)
whose leases or occupancy agreements may not prohibit such use or any business, present or
future, who may sell blended fruit beverages, fruit juice smoothies, fresh fruit juices and fruit
shakes on an incidental basis and not as its primary business.
Famous Footwear Exclusive Use:
Landlord agrees that it has not and will not lease space in the Shopping Center to any other
retailer nor permit any other retailer to operate for the "primary use" (as defined below) of the
sale of men's and women's branded shoes, such as the retail entities currently operating under
the trade names "Shoe Carnival," "Rack Room" or "Shoe Department" (individually, a
"Competing Tenant"). This limitation shall not apply to (i) any tenant over 50,000 square feet or
(ii) to any tenants or occupants of the Shopping Center (or their assignees or sublessees) with
existing lease or occupancy agreements, whose leases or occupancy agreements do not prohibit
such use, which consist of and are limited to Target, Lowes, TSA Stores, Inc. (The Sports
Authority), Staples The Office Superstore, LLC, and TGI .Friday's of the Rockies, Inc., or (iii)
any business, present or future, who may sell footwear on an incidental basis and not as its
primary business (such as Pacific Sunwear, Zumiez, etc.) or (iii) tenants operating under the
trade names "DSW" or "Designer Shoe Warehouse" and "Off Broadway" or "Off Broadway
Warehouse" and "Payless ShoeSource." For purposes of this section, "primary business" shall
mean thirty-five percent (35%) of gross sales are generated from the sale of men's and women's
branded shoes.
Foothill Cleaner's Exclusive:
Landlord agrees that it will not, after the effective date, directly lease space in
Buildings 2000, 2100 or 2200 of the Shopping Center to a "Competing Business", which is
defined as any other business whose primary business will be the operation of an on -site service -
oriented, drop-off and pickup dry cleaning and/or laundry facility. This limitation shall not apply
to any tenant over 30,000 square feet or to any tenants or other occupants under existing lease or
other occupancy agreements (or their assignees or sublessees) whose leases or occupancy
agreements may not prohibit such use or any business, present or future, who may perform
garment cleaning on an incidental basis and not as its primary business.
DSW's Prohibited Uses:
Landlord agrees that Landlord will not lease, rent, occupy or permit to be occupied any space in
(i) the Shopping Center (and any enlargement or expansion thereof), (ii) the second floor office
or second floor library located in the 100, 300 or 400 Buildings or (iii) the outparcels (the
foregoing shall sometimes herein be collectively referred to as the "Prohibited Uses Area") for a
bingo parlor; bar/cocktail lounge (except as incidental to a restaurant); restaurant (but only to the
D-6 to COREA
B CJP 752686 v6
1019182-021030 11/20/2007
11715MI 135157.5
FRONT RANGE RETAIL COMPANY, L.L.C.
By
ii�►� ` '
-; -. Anoint
AO 1637750.1
B CJP 778396 v1
1018182-021020 4/2/2008
(10%) of the gross leaseable area of the Prohibited Uses Area. Landlord and DSW Shoe
Warehouse, Inc. agree that (1) no auction, fire or going -out -of -business sales shall be conducted
in the Prohibited Uses Area except a going -out -of -business sale conducted during the last thirty
(30) days, of an existing retail operation; (2) no exterior identification signs attached to the
exterior facade of any building in the Prohibited Uses Area shall be flashing, moving or audible
signs, or signs employing exposed neon tubes, exposed ballast boxes or exposed transformers;
and (3) no sidewalk sales shall be allowed in the Protected Area, except by a tenant in the
sidewalk area immediately adjacent to its leased premises or in areas designated for such use on
the Site Plan,
ULTA Restricted Uses:
The following uses shall not be permitted in Ulta Salon, Cosmetics & Fragrance, Inc.'s restricted
area: drive-throughs; children's recreational, educational or day-care facility, and schools of any
nature, and an area not less than a radius of 300 feet from the Ulta Salon, Cosmetics & Fragrance,
Inc.'s premises. As used herein, "school" includes, but is not limited to, a beauty school, barber
college, reading room, place of instruction or any other operation catering primarily to students and
trainees rather than customers.
ULTA Exclusive:
Ulta Salon, Cosmetics & Fragrance, Inc. shall have the exclusive right to conduct any portion of
"Tenant's Primary Business" in the Shopping Center. As used herein, the term "Tenant's
Primary Business" shall mean (i) the retail sale of cosmetics, fragrances, health and beauty
products, hair care products such as shampoos, conditioners, gels, and accessories; personal care
appliances; skin care products, and body care products (collectively, the "Restricted Items"); (ii)
the operation of a full service beauty salon with spa services; (iii) the operation of a professional
day spa provided such professional day spa does not exceed 1,500 square feet; and (iv) the sale of
goods and services related to the foregoing (i)-(iii). Further, Landlord covenants that it will not
lease any space in the Shopping Center to tenants whose primary use is substantially similar to
Ulta's Primary Business, such as: Beauty Brands, Beauty First, Pure Beauty, Sephora, or Trade
Secret. Notwithstanding the foregoing, Ulta's exclusive right shall not apply to uses associated
with (a) existing tenants or occupants in the Shopping Center who are entitled to sell such products
and/or provide the services that are covered by Ulta's exclusive rights, (b) family hair care such as
Great Clips, Fantastic Sam's, Sport Clips, or other similar value oriented type operations, (c) any
national retail tenant in excess of twenty-five thousand (25,000) square feet that sells the goods
and/or provides the services that are covered by UIta's exclusive rights as a part of its normal
business operations, but not as its primary use, (d) incidental sales (less than 200 square feet total
of such tenant's premises is used to sell of the products that comprise Tenant's Primary Business),
(e) one (1) tenant operating as a full service day spa provided such tenant does not use more than
1,500 square feet of its floor area for the sale of the Restricted Items and is not in the restricted
area, and (f) one (1) full service hair salon provided such tenant does not use more than 1,500
square feet of its floor area for the sale of the Restricted Items and further provided such tenant is
not located in the restricted area. No provision set forth above shall be construed as prohibiting (y)
a Sally Beauty, Bath & Body, or any other tenant whose merchandise is of private label (e.g.,
D-8 to CORER
B CJP 752686 v6
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(d) Any mobile home park, trailer court, labor camp, junkyard, or stockyard;
provided, however, this prohibition shall not be applicable to the temporary use of
construction trailers during periods of construction,, reconstruction, or maintenance);
(e) Any dumping, disposing, incineration, or reduction of garbage; provided,
however, this prohibition shall not be applicable to garbage compactors located near the
rear of any Building;
(f) Any fire sale, bankruptcy sale (unless pursuant to a court order) or auction house
operation, except for one (1) such sale for any single Occupant of 80,000 square feet or
more of building area, and then only for seven (7) consecutive days; provided, however,
this provision shall not restrict the right of an Approving Parry to determine its own
selling prices, promotional or clearance sales or legitimate going out of business sales;
(g) Any central laundry, dry cleaning plant or Laundromat; provided, however, this
prohibition shall not be applicable to nominal supportive facilities for on -site service
oriented to pickup and delivery by the ultimate consumer as the same may be found in
retail centers in the metropolitan area where the Center is located provided that such
supportive facilities do not use perchloroethylene ("PERC") or any other chemical or
substance that is considered to be hazardous or toxic under any environmental law, that
such facilities are in compliance with environmental laws, and that such facilities use
sanitary sewer and stormwater drainage lines that are entirely separate from those utilized
by the Lowe's Parcel);
(h) Except on the Lowe's Parcel in the area designated on the Site Plan, any
automobile, truck, trailer, or recreational vehicles sales, leasing, display or body shop or
repair operation (except that this provision shall not prohibit automobile, truck or other
vehicle sales conducted entirely within an enclosed Building but only as incidental to an
otherwise permitted use);
(i) Any bowling alley or skating rink;
0) Any movie theater or live performance theater (except in Buildings F7, F8, F11 or
F 12 in the "Plaza Area" designated on the Site Plan which use shall not exceed 10,000
square feet in Floor Area);
(k) Any hotel, motel, short- or long-term residential use, including but not limited to:
single family dwellings, townhouses, condominiums, other multi -family units, and other
forms of living quarters, sleeping apartments, or 1pdging rooms;
(1) Any veterinary hospital or animal raising or boarding facility; provided, however,
this prohibition shall not be applicable to pet shops or pet supply stores. Notwithstanding
the foregoing exception, any veterinary or boarding services provided in connection with
the operation of a pet shop shall only be incidental to such operation; the boarding of pets
as a separate customer service shall be prohibited; all kennels, runs and pens shall be
D-10 to COREA
B CJP 752686 v6
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117151111135157.5
(s) Any gambling facility or operation, including, but not limited to: off-track or
sports betting parlor; table games such as blackjack or poker; slot machines, video
poker/blackjack/keno machines or similar devices; or bingo hall.
(3) Restriction for the Benefit of the Lowe's Parcel.
(a) No portion of the Developer Parcel may be used for the following purposes:
A hardware store or center containing more than 5,000 square feet of floor area.
An appliance and/or lighting store or center containing more than 5,000 square feet of
floor.
A nursery and/or lawn and garden store or center containing more than 4,000 square feet
of floor area (including any outdoor areas).
A paint store or center, wall paper store or center, tile store or center, flooring store or
center, carpeting store or center, and/or home decor store or center containing more than
5,000 square feet of floor area.
A retail and/or warehouse home improvement center, lumber yard, building materials
supply center, home improvement service center and/or other stores or centers similar to
those operated by or as Lowe's, Home Depot, Home Depot Expo, Villagers Hardware, 84
Lumber, Wickes, Hughes Lumber, McCoys, Menard's, Sears Hardware, Great Indoors,
Sutherlands, Scotty's and Orchard Supply.
(b) These restrictions or exclusive rights shall also apply to prohibit a larger business
having space in its store devoted to selling the merchandise described in subparagraph (a)
when such space exceeds the limitations of subparagraph (a). Notwithstanding anything to
the contrary in this Section, in the event a retail and/or warehouse home improvement
center, lumber yard, building materials supply center, hardware store, lawn and garden
store, appliance, home electronics and/or lighting store, and/or paint, wall paper, tile,
flooring, carpeting and/or decor store or center is not operated in any portion of the Lowe's
Parcel for a period in excess of three (3) consecutive years (excluding temporary closings
due to alterations, casualty, condemnation, or other unavoidable delays beyond the
reasonable control of the Owners of the Lowe's Parcel), the above stated exclusives shall
be of no further force and/or effect until such time as Lowe's or its successors, assigns or
tenants shall re -open a store on any portion of the Lowe's Parcel for any one of the
foregoing uses, which reopening shall not prohibit uses in violation of such exclusives if
such uses were begun during such time as the above exclusive use restrictions were of no
force and/or effect. This Section can be enforced by, and is solely for the benefit of, the
Owner of Lowe's Parcel.
(4) Restrictions for the Benefit of the Target Parcel. The following use and occupancy
restrictions shall be applicable to the Developer Parcel:
(a) No drug store shall be permitted, and no store of any size selling or offering for sale
any pharmaceutical products requiring the services of a licensed pharmacist shall be permitted.
D-12 to COREA
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the Lowe's Parcel, (2) no portion of the Lowe's Parcel shall be utilized for parking of customer
or employee vehicles related to the operation of such facility, (3) any such business shall be
operated by a national or regional chain of facilities having at least ten (10) other locations under
a national or regional trade name, and (4) any such facility must comply with all local, state and
federal storage and disposal regulations rules, law and ordinance for petroleum products or
petrochemicals, batteries and tires and have in place and functioning adequate facilities and
programs for monitoring and preventing any release of petroleum products or chemicals into the
environment.
5. A car wash except on an Outparcel in conjunction with a service station (if and as
permitted above) and only if all liquids utilized in connection with the washing operations are
reclaimed, reused and passed through a sewer filtration system (grease interceptor) and no
contaminants are allowed to enter into any Utility Facilities in the Shopping Center.
6. A movie theater or live performance theater (notwithstanding what may be permitted
under the Master Declaration for the rest of the Commercial Center).
7. An open air market or tent sale (except that tent sales within the Outside Sales Areas
designated under Section 2.2(C)(ii) of the ECC&Rs for use by occupants of the Shopping Center
is permitted).
8. A training or educational facility (including, without limitation, a school, college, reading
room or other facility catering primarily to students and trainees rather than customers; provided
that such restriction shall not prohibit: (a) the incidental use of an otherwise permitted business
for training or classes, such as "how to" classes taught in conjunction with the sale of retail items
from an otherwise permitted retail use) or (b) one learning center (such as a Sylvan Learning
Center) not to exceed 2,500 square feet of floor area (notwithstanding what may be permitted
under the Master Declaration for the rest of the Commercial Center).
9. A child day care facility except that one (1) child day care facility may be located on the
Developer Parcels (except on Lot C2) provided that all outside areas utilized in such operation
(including all waiting areas and play areas) are fully fenced at a height and with materials
satisfactory to Lowe's, and all gates and doors are secured to prevent children from leaving the
facility unattended by adults, to the satisfaction of Lowe's.
10. A medical clinic or medical office provided however, medical offices may be located
within the Center so long as no single medical use exceeds two thousand five hundred (2,500)
square feet and so long as the aggregate of all medical office uses within the Shopping Center
does not exceed five thousand (5,000) square feet.
11. A storage or mini -warehouse facility.
12. Governmental offices.
D-14 to COREA
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11715\1\1135157.5
(E) No pet shop shall be located thereon within three hundred (300) feet of the main entry door
of the Building located on the Target Tract, unless such pet shop is located on an Outparcel.
(F) No grocery store, supermarket, convenience store or other store, or department within a
store, for the sale of food, groceries, ,fruit, produce, dairy products, vegetables, bakery products,
meats or delicatessen products shall be permitted.
Sprouts
Subject to the rights of tenants under existing leases and exclusive of the Lowe's Parcel, no portion
of the Shopping Center shall be permitted or used as a theater, educational facility (excluding
educational lectures, product display demonstrations, health clinics and similar presentations
allowed under Tenant's Permitted Use), or arcade or any kind (collectively, "Prohibited Uses"),
provided, however, that the Prohibited Uses shall be applicable and limited to new or prospective
tenants, or assignees, but shall include and be applicable to any use changes of any existing tenants
at the Shopping Center wherein such use change requires the consent and/or approval of Landlord
wherein the Landlord is entitled to approve or consent to such change.
Landlord covenants and agrees that Landlord shall not lease, rent or occupy or permit any other
premises in the Project to be occupied by any tenant, sublessee, assignee, licensee or other
occupant, or itself, for the operation, sale, rental or distribution, either singly or in any
combination, of any of the following activities and/or merchandise: (a) operate a grocery store,
meat or seafood market, produce market; (b) sell vitamins and supplements, pre -packaged ethnic
food, natural or health food, or ice cream (excepting a "scoop store" such as Baskin Robbins, Dairy
Queen, Cold Stone Creamery, Marble Slab Creamery and the like), (c) offer for sale natural
cosmetics, natural health or beauty products, etc. (collectively, "Health and Beauty Aids"), (d)
operate a full service bakery or delicatessen (excepting Subway, Quizno's, and the like), all of
which activities, or sales of products as set forth in clauses (a) through (d) Tenant shall have the
exclusive right to sell such products or conduct such activities at the Project. Notwithstanding the
foregoing, the following shall riot be a violation of this Section: (i) a restaurant -oriented bakery or
deli (such as Panera Bread, Corner Bakery or Cosi) occupying less than 4,500 square feet and
which is located not less than 250 linear feet away from the front door of the Premises; (ii) a beauty
supply store, health club, hair and/or nail salon, day spa or other use that sells Health and Beauty
Aids (such as Bath & Body Works, Ulta, Aveda and Sephora); (iii) a GNC occupying
approximately 1,212 square feet; or (iv) any "mass merchandiser" occupying more than 100,000
square feet, such as Target and Lowe's.
D-16 to COREA
B C7P 752686 v6
1018182-021030 11 /20/2007
117151111135157.5
EXHIBIT "E" to COREA
"Elevation Plan and Signage"
Elevation Plan and Signage shall be pursuant to that certain Utility Plans for Front Range Village
(Replat) Lot 7—Famous Daves BBQ—MA #5, Fort Collins, Colorado dated March 24, 2008,
prepared by Stantec, copies of which have been received by the parties.
E-1 to COREA
B CJP 752686 v6
1018182-021030 11/20/2007
1171AW 135157.5
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ESTOPPEL CERTIFICATE
RECIPROCAL EASEMENT AGREEMENT
Date: April 7, 2008
To: Front Range BBQ, LLC ("Famous Dave's")
630 E. 17 Avenue
Denver, CO 80203
Attention: Mr. Bill Ferguson
Re: Front Range Village, Fort Collins, Colorado -- Estoppel Certificate
Reference is made to that certain Reciprocal Easement Agreement, by and between Front
Range Retail Company, L.L.C. ("FRRC") and Casa Grande Capital Group, L.L.C. recorded at
Reception Number 20070016188 in the land records of Larimer County, Colorado (the "REA").
In connection with the purchase of property by Famous Dave's from FRRC, the
undersigned hereby certifies to Famous Dave's that as of the date hereof
a. the REA is in full force and effect as of the date hereof;
b. the REA has not been assigned, modified or amended in any material way; and
C. to the knowledge of the undersigned, there is no default by FRRC nor does there
exist any circumstance, occurrence, or set of facts which, with the presence of
time or the giving of notice or both, would give rise to a default under the REA.
(Signature appears on the following page)
AO 1637750.1
B CJP 778397 vl
1018182-021020 4/2/2008
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RECEPTION#: 20080022705, 04/11/2008 at 02:01:43 PM, 1 OF 4, R $21.00 TD Pgs: 0
Scott Doyle, Larimer County, CO
TEMPORA Y CONSTRUCTIO' N EASEMENT
. • KNOW .ALL MEN BY THESE PRESENTS: That CASA • GRANDE CAPITAL
GROUP, L.L.C., an Arizona limited liability company, whose address is 7202 E. Carefree,Drive,
Suite 200, Carefree, Arizona 85377, Attn: Mr. Douglas A. Dragoo ("Grantor'), in consideration of
Ten Dollars ($I0.00) in hand -paid, •receipt of which is hereby acknowledged, and other good and
valuable consideration, does hereby grant, bargain, sell and convey to FRONT RANGE BBQ,
LLC, a Colorado. limited liability company ('Grantee );. a temporaryconstruction easement for the
purposes of removing existingpavement and curbing and constructing curbing, sidewalk and chase
near the intersection of Garantor's*property and Harmony. Road as•depicted on ELhibit "A" attached
hereto and amade a part hereof*(the `Work"), togetherwith all'rights. and, privileges as .are:necessary
or incidental to,the:reasonable and proper use of such e.as'ement..iri+*and to,, over,.and:underind:across
Grantor's property'(the:'Troperky").
It is further understood that the easement described herein ierrrunatea 30 days after Grantee's
completion of the Work, but.in no event later than December 31:,.2008.
AND THE UNDERSIGNED, foritself and its successors -and assigns;, does hereby covenant
and agree that until termination'of this. easement, no'permaaent structures or improvements sliall be
placed on said easement by the undersigned or its successors or assigns and that said use of such
easement shall not otherwise be obstructed or interfered with. Grantee agrees;.by acceptance of this
easement:
1. To repair any physical damage to -the premises resulting directlyfrom its actions. on
the premises hereunder;
2. Ihat it will beyresponsible for all. contraction costs related to the Work on the
Property;
3. That it will indemnify Grantor for all liabilities related to the Work it (or its agents)
perform on the Property; and
4. It will not. allow any mechanic's or materialman's liens to be-place'd on the Property,
and if any mechanic's or materialman's liens are.placed on the Property, it shall'have
such liens removed within thirty (30) daXs.
B CJP 776787 v3
1018182-021020 3/21/2008
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uiazag pauiEluoo suoilrpuoo pue suual Burnnojjoj aql of Ioafgns
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Jo asn aqI uo suopoirlsaa pus slueuanoo uielaao osodmi of saaisap aaunn0 'SVa HaHa
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EXHIBIT "F" to COREA
"Master Declaration Documents"
Plat of Subdivision of Front Range Village, Fort Collins, Colorado, recorded in the land
records of Larimer County, Colorado at Reception Nos. 20070016164 and 20070061890.
2. Declaration of Covenants Imposing and Implementing the Front Range Village Public
Improvement Fee by Front Range Retail Company, L.L.C., recorded March 2, 2007 at
Reception No. 20070016189.
3. Declaration of Protective Covenants, Easements and Agreements by Front Range Retail
Company, L.L.C., recorded March 2, 2007 at Reception No. 20070016190.
4. Operation and Easement Agreement between Target Corporation and Front Range Retail
Company, L.L.C. recorded March 2, 2007 at Reception No. 20070016205.
Terms, conditions, provisions, agreements, obligations, and easements specified under
the Reciprocal Easement Agreement between Casa Grande Capital Group, L.L.C. and
Front Range Retail Company, L.L.C. recorded March 2, 2007 at Reception No.
20070016188.
6. Front Range Village First Replat recorded in the land records of Larimer County, Colorado
at Reception No. 20070067890.
F-1 to COREA
B CJP 752686 v6
1018182-02103 0 11/20/2007
117151111135157.5
EXHIBIT "H" to COREA
"Depiction of Shared Driveway, Lot Driveway Easement, Lot 6 Driveway Easement,
Access Road to North of Shared Driveway"
[See Attached]
H-1
B CJP 752686 v6
1018182-021030 11/20/2007
11715\1\1135157.5
A REPRESENTATION OF EXHIBIT A
AN EASEMENT ACROSS LOT 7, FRONT RANGE VILLAGE FIRST REPLAT
LOCATED IN THE SE 114, SEC. 32, T. 7 N., R. 68 W., 6TH PM
CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO
N90'00'00"E
20.00'
j
j
EASEMENT
/ m 5,559 SF
c^v j N 0.128 AC.
LOT 5 LOT 7
FRONT RANGE VILLAGE FRONT RANGE VILLAGE
w FIRST REPLAT
O j O
Z V)
20.00'
POINT OF BEGINNING
SW COR, LOT 7
N89'26.30�W
20.00'
HARMONY ROAD
(SH 68)
LIVE,
of eE -SEC.
_ _ ROW VARIES
VS. LlNE S£ 1 4, SEC. 32
N89.26'04"w 264z26' ASPHALT PAVED
S 1 /4 COR., SEC. 32 SE COR., SEC. 32
FND 1" PIPE IN FND 3" LARIMER COUNTY
RANGE BOX BRASS CAP
David L. Swanson
Colorado Professional Land Surveyor
Registration Number 36070 0 60' go, 120'
` %%%FW II
ORIGINAL SCALE 1'=60'
THIS REPRESENTATION DOES NOT REPRESENT A MONUMENTED LAND SURVEY.
IT IS INTENDED ONLY TO DEPICT THE ATTACHED DESCRIPTION.
w rtO1xn
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ww[,�
D. SwANSON
STulrEC CONSULTING
SERVICES, INC.
209 9-th Mold..
FL Coin-iCO. SM 1.2603
E239?2
nt0.CCT
A REPRESENTATION OF EXHIBIT
FRONT RANOE VILLAGE
FIRST REPLAT
FORT COLLINS CO
�RG[CTxR
187710251
w `om
_
A. WARNER
F o.(
ec(970) .32E7tt9
$t�1teC HvwJb"I�C—
SHEET 2 OF 2
nncwau.wa
A REPRESENTATION OF EXHIBIT A
10251vex-051.d
.cu y
t'.So' o3't2 OS
w\s1�1t\.�wUndtdast\n"MA+Nw\ter\ \/otst.+�+t.M 3/1212MG 1AWD FW
A REPRESENTATION OF EXHIBIT A
AN EASEMENT ACROSS LOT 6, FRONT RANGE VILLAGE
LOCATED IN THE SE 1/4, SEC. 32, T. 7 N., R. 68 W., 6TH PM
CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO
N90'00'00"E
EASEMENT
5,555 SF
0.128 AC.
LOT 6
FRONT RANGE VILLAGE
20.00'
N89'26'3(
20.00'
_ BASIS OF SWIMS
S. G114E, SE 1 44, S£C. 32
N89'26'04 NW 2647.26'
is 1 /4 COR., SEC. 32
FND 1 " PIPE IN
RANGE BOX
David L Swanson
Colorado Professional Land Surveyor
Registration Number 3607D
LOT 7
FRONT RANGE VILLAGE
FIRST REPLAT
POINT OF BEGINNING
SE COR, LOT 6
sa �
HARMONY ROAD
(SH 68)
ROW VARIES _
A
—�`—
ASPHALT PAVED
SE COR.. SEC. 32
FND 3" LARIMER
COUNTY
BRASS CAP
IWI
0 60, 90' 120'
ORIGINAL SCALE: 1"=60'
THIS REPRESENTATION DOES NOT REPRESENT A MONUMENTED LAND SURVEY.
QT IS INTENDED ONLY TO DEPICT THE ATTACHED DESCRIPTION.
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D. SWANSON
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A.•..,WARNER
STANrEC CONSULTING
�� SERVICES, INc.
209 SauN N"Nrun
FL CdOna, CO. eW21.2801
Td:(970)�E2Si
F.X070) 4E24W
SYAfKEC ..yw.ylp„t ,
A REPRESENTATION OF EXHIBIT A
FRONT RANGE VILLAGE
FORT COLLINS CO
187710251
artww"orq
SHEET I OF 1
TRc 0! ou"wo
A REPRESENTATION OF EXHIBIT A
10251—.062Am
— =x
1'= 03 12 08
WITNESS .OUR HAND (S) AND SEAL (S) this. � � day of March, 2008.
GRANTOR:
CASA GRANDE CAPITAL GROUP, L.L.C.
an Arizona limited liability company
By: PACIFIC SOUTHWEST CAPITAL, L.L.C.,
an Arizona limited liability company, its Manager
By: APEX PffOPERTY SOLUTIONS, L.L.C.,
an Arizona li ed liability�y, its Manager
By:
Dodglas A. Dragoo, its Manager
p4t„E4�,••w••—••OFFICIALSEAI••••••••�
STATE OF C& O) t s PALMIRA MALONE
M Notary Public - Slate ofAtizona
0.r;�'°p°�-) S.S.SS. IVARICOPACOUNly -
COUNTY OF. h-ARiNfl-i-R) j ,9u
—y Comm. Expires Nov, 5, 2011
Subscribed and sworn to before me this -0 day of . kcv� , 2008, by Douglas A.
Dragoo, Manager. of APEX PROPERTY SOLUTIONS, L.L.C., an Arizona limited liability
company, Manager of PACIFIC SOUTHWEST CAPITAL, L.L.C., an .Arizona limited liability
company, Manager of CASA GRANDE CAPITAL GROUP, L.L.C., an Arizona limited liability
company, on behalf of the company as Grantor.
Witness my hand and official seal.
My Commission expires: )�-c�.�lI
Notary Public
B CJP 776787 v3
1018182-021020 3/21/2008
EXHIBIT `°I" to COREA
"Driveway Work"
Driveway Work shall be pursuant to that certain Utility Plans for Front Range Village (Replat)
Lot 7—Famous Daves BBQ—MA #5, Fort Collins, Colorado dated March 24, 2008, prepared
by Stantec, copies of which have been received by the parties.
I-1 to COREA
B CJP 752686 v6
1018182-021030 11/20/2007
11715\1\1135157.5
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EXHIBIT "J" to COREA
"Tree Mitigation"
Tree Mitigation for Lot 7 shall be completed pursuant to that certain Front Range Village
Landscape and Irrigation Plans dated March 3, 2008 prepared by BHA Design, Inc., copies of
which have been received by the parties.
J-1
B C7P 752686 v6
1018182-021030 11/20/2007
117151111135157.5
EXHIBIT "J" to COREA
"Tree Mitigation"
Tree Mitigation for Lot 7 shall be completed pursuant to that certain Front Range Village
Landscape and Irrigation Plans dated March 3, 2008 prepared by BHA Design, Inc., copies of
which have been received by the parties.
J-1
H CJP 752686 v6
1018182-021030 11/20/2007
11715\1\1135157.5
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City of Fort Collins Zoning Department Comments Due By: 9-�g 4 - n�
281 N. College Ave, PO Box 580 Minor Ame dment # i4A A06 Wo i q
Fort Collins, CO 80522 Planner Z.z.
City of Fort Collins (970) 416-2745 FAX (970) 224-6134 I&
Effective Date
Al a rc.
Minor Amendment Application Form
Date Submitted: 9 t v ,' i V,1 S3 - 3- J- - _
Project Name: ��o��T f-An1611E 96Q
Project Location (Street Address): 065fmgn�}" a,_ Minor Amendment Fee: $192.00
if�Legal Description: /� �T � >�r�r��� 6[, VIUAI;� r 0l 7" l i�G (5 �Tt���1 ���
General Information: List allpro er owners havi�n�j�a.�legal/equitable interest in theproperty (Attach separate sheets if necessary).
Owner's Name (s): y A) L 92910 b,,�
Street Address: k�0 5, AVER Y � City/State/Zip: /,0' D" CJ
Telephone:3)3 -A) "29 5 7 4�-x20
Applicant's/Consultant's Naml? _ JAJ�f\) R Zf) Name of firm:
Street Address: �fl� S0411A 5J City/State/Zip:
Telephone: q6� t q _ Fax: %� ' �� � 63� Email: h i rd e !ZWY1�"�G •cA (n
SUBMITTAL REQUIREMENTS:
1) Six (6) copies of RECORDED plan (i.e. site, landscape, elevation, etc. - whichever is being altered) on
24" x 36" size (usually available at the Technical Services Department at 281 N. College) — RED -LINE
THE CHANGES ON the six plans or provide six copies of revised drawings showing the changes in
addition to the six originals;
2) Completed and signed application form; and
3) Application fee of $192.00.
MINOR AMENDMENT
Detailed description of the change and reason(s) for the request: /� ��% � i� �i 1,-K-1.�A Z
—PI-AN AEeEO JM �- PJIT11 SFLOIt ALAS-<>' A 1rA1,Yioa5
CERTIFICATION
I certify the information and exhibits submitted are true and correct to the best of my knowledge and that in filing this application, I am acting with
the knowledge, consent, and authority of the owners of the property (including all owners having a legal or equitable interest in the real property, as
defined in Section 1-2 of the City Code; which is the subject of this application) without whose consent and authority the requested action should not
lawfully be accomplished. Pursuant to said authority, I hereby permit City officials to enter upon the property for the purpose of inspection, and if
necessary, for posting a public notice on the property. ) r�j/�
Name (please PRINT): 9AAIC�� !� 0V � { K'
o
Address:
Telephone:_), J �' ✓�� 5 Signature Ad
mAou000 ►sc
Transportation Development Review Fee Date Received/ PaidO`d'�
Total Amount Paid
Cityof Fort Collins Project Namt7�e: le T �� �1: tAor A vKe'd S
Project Location: " AIYIOP 10Date:
�"r r,�cNT �fi,N F Vl1-Lfi6 ,C1 s - A NAr'
Type of Submittal
Please indicate the type of application submitted by checking the box
preceding the appropriate request(s).
Fee structure amount due
❑ Overall Development Plan (ODP) $500 each
❑ Fitial Development Plan (FDP)
This fee includes 2 rounds of review $1000 each
❑ Additional round of review $ 500 each
❑ Annexation $20 x —acres = _ + $250 =
V Minor Amendment $250 each ��<^
❑ Major Amendment $2,500 each
❑ Re -zone $200 each
❑ Modification to Land Use Code $200 each
❑ Wireless Telecommunication Equipment (WTE) $65 each
❑ Road Projects acres (of roadway) X $250 =
❑ Vacation of Easement(s) * * * # of vacations _ X $400 =
11 Vacation of Right(s)-of-Way *** # of vacations _ X $800 =
❑ Dedication of Easement(s) and/or Right(s)-of-Way ***
# of dedications X $250 =
*** This fee does not include the cost of filing fees. Filing fees shall be
determined at the time of final document submittal and will be required prior
to filing.
❑ Project Development Plan (PDP) or Basic Development Review Project
requiring Transportation Services Review and/or utility plan review. This fee
includes 3 rounds of review.
Detached Single Family $160 per unit
# of units X $160 =
Multifamily or other residential units $115 per unit
# of units X $115 =
Commercial, Industrial; Retail, and/or Non residential
building square footage $0.25 per square foot
sgftX$0.25=
Size of the development (area being platted or if not being
platted size of parcel accompanying all development
improvements) $250 per acre acres X $ 250 =
Project fee $2,000 each
Total of above amounts
If this fee amount exceeds $30,000 then the fee amount shall be adjusted with
the following formula:
$30,000 + %: (the amount over 30,000 _
The maximum fee for any residential ONLY project shall be $500 per
residential unit. This check should be used to verify the fee amount (does not
apply to mixed -use developments). PDP fee shall be the lesser of this amount
or the above calculated amount.
# of residential units X $500 =
Reduction for affordable housing - a copy of the City letter certifying/
authorizing the affordable housing shall be provided with this application.
Amount of reduction to be applied
Total owed for PDP $ r 5 0
Land Use Information:
Total number of single family detached units:
Total number of multifamily/other residential units:
Total number of certified affordable dwelling units (a copy
of the letter/ authorization is required):
Non residential buildin square footage: ^ ^ 0 sq ft
Gross Acreage: 11 acres
General Information:
Owners Name(s)o 0r/�VT /(f V & 9 %� 1
L fi �i.. 75 �LL i6i�l7i9 ✓ ni -M; IV A`� /6��
Street address: (� % f � _A !/�/ li
City/State/Zip: bV N VL- ('0. qd'- -o S
Telephone:303 YI )f 3 i Fax: ,; Z, ! jL%E
xr a- Q
Applicants/ Consultants Firm Name: 'f ',6
Contact: J A. � c l)�y�I
Street address:
City/State/Zip:t�-/pC�
Telephone:?22 —, ��o�ax `� '/ �t',%�'0
Certification:
By signing this permit I acknowledge that I am acting
with the knowledge, consent, and authority of the
owners of the property (including all owners having
legal or equitable interest in the real property, as
defined in Section 1-2 of the City Code; and
including common areas legally connected to or
associated with the property which is the subject of
this application) without whose consent and authority
the requested action could not lawfully be
accomplished. Pursuant to said authority, I hereby M
permit City officials to enter upon the property for �J-
purposes of inspection...
Name (please p 'n ): Ac' •,� � q
Signature d i' f A
Telephone:
cc: Christie White, Engineering
Development Review Engineering
�c
4
STATE-
OF COLORADO)
) ss
COUNTY OF LA.RIlVIER)
GRANTEE:
FRONT RANGE B.BQ, LLC, a Colorado limited
liability company
NaA-
,.� P;rr v
Its:
Subscribed sworn to before me this Q(6 day of M1�1r� , 2008, by
u t �l1 AYY)r' i the M •�t+ (-qf FRONT RANGE BBQ, L.L.C., a Co 61
' liabiliity company, on behalf of the company as Grantor.
Witness my hand and official seal..y
My Commission expires: lo-►� r
Near li •.,, : -=< <... .. ;'
B CJP 7767B7 v3
10188S2-021020 3/21/2008
AhCity of Fort Collins Zoning Department Comments Due By: 3 - 5 -O�
281 N. College Ave, PO Box 580 Minor Ame dment # AAs4 t78 WO►q
Fort Collins, CO 80522 Planner
City of Fort Collins (970) 416-2745 FAX (970) 224-6134 Effective Date
Alt j/if&L f-a
Minor Amendment Application Form
Date Submitted: /}
Project Name: /CXOA/J (/`,p/a/JL 913Q t/itn�anr ,�teh�(wte;.� -S
Project Location (Street Address): On j���Y Xl/ Minor Amendment Fee: $192.00
Legal Description: �_07_ 1� r_JrOr/1r42MJGF VIVA t �1r51� 12L)91-A-r (5a ATMAW)
General Information: List all pro er owners haven a legal/equitable interest in the property (Attach separate sheets if necessary).
Owner's Name (s): ��1"Ar 16C 4L�
Street Address: E'30 City/State/Zip: nlV ; , L'� '25 U� a�
Telephone:3D3 _h) -a9 37 �xeii Fax
Applicant's/Consultant's NamE? S0n) I Z Name of firm:
Street Address: City/State/Zip:,'T
Telephone: (L70 '/Y.� -S l a,'�, Fax: Email: b f rd
SUBMITTAL REQUIREMENTS:
1) Six (6) copies of RECORDED plan (i.e. site, landscape, elevation, etc. - whichever is being altered) on
24" x 36" size (usually available at the Technical Services Department at 281 N. College) — RED -LINE
THE CHANGES ON the six plans or provide six copies of revised drawings showing the changes in
addition to the six originals;
2) Completed and signed application form; and
3) Application fee of $192.00.
MINOR AMENDMENT
Detailed description of the change and reason(s) for the request: f���l� �}�� /,il%/� Zj
CERTIFICATION
I certify the information and exhibits submitted are true and correct to the best of my knowledge and that in filing this application, I am acting with
the knowledge, consent, and authority of the owners of the property (including all owners having a legal or equitable interest in the real property, as
defined in Section 1-2 of the City Code; which is the subject of this application) without whose consent and authority the requested action should not
lawfully be accomplished. Pursuant to said authority, I hereby permit City officials to enter upon the property for the purpose of inspection, and if
necessary, for posting a public notice on the property. ,� / jj ) �•
Name (please PRINT): �® ,dam AA/�/'1j L/
Address: (�� Q O
n
Telephone: 13%) �'� ' -� 5 / al 90 Signature:
11
Appendix E-4
City of Fort Collins
Requirements for Utility Plans
PROJECT NAME: FC`O�� P-- e-
PROJECT PLANNER: D H A 'DvSt, 0 v\
DESIGN ENGINEERING FIRM:
DEVELOPER:
Ff on-k 944v.
q e— 4-+--. l
cor—?C*-�
All applications for final development plans must include final development plan documents
("Utility Plans"). The standards for these Utility Plans are set forth in Division 3.3 of the City of
Fort Collins Land Use Code, these Standards, and as further noted in this appendix.
THIS LIST PROVIDES THE DESIGN ENGINEER INFORMATION TO HELP HIM/HER
DETERMINE WHAT THE CITY OF FORT COLLINS EXPECTS TO SEE ON DRAWINGS
SUBMITTED FOR REVIEW AND APPROVAL. THIS LIST IS NOT INTENDED TO BE ALL-
INCLUSIVE AND SHALL NOT, IN ANY WAY, OVERRIDE OR SUPERCEDE THE
STANDARDS SET FORTH IN THE CITY OF FORT COLLINS LAND USE CODE AND/OR THE
LARIMER COUNTY URBAN AREA STREET STANDARDS MANUAL. ADDITIONAL
INFORMATION MAY BE REQUIRED ON SPECIFIC PLAN DESIGNS AND IS NOT INTENDED
TO RELIEVE THE DESIGN ENGINEER OF THEIR OBLIGATION TO UTILIZE GOOD
ENGINEERING PRACTICES.
The two "check list" columns to the left of the Utility Plan requirements below are provided for the convenience of both City staff
and the Developer's Engineer. The columns are organized as follows:
(1) The first column, "Applicant Validation," is provided as a check list for the applicant to ensure that all
required items are addressed within the Utility Plans.
(2) Upon submittal, City staff will check off the items in the second column to ensure that all the required
items are included within the Utility Plans.
PLEASE NOTE: All items with an arrow (►) are items required prior to public hearing.
All items without an arrow will be required during final compliance.
Last edited : 3/23/07
I,,
Applicant
Staff
Validation
Check
N/A Included
L Cover
Sheet
"Utility
A. ►
Preamble title of Plans For...
/
B. ►
Legal description below the project name
C. ►
Vicinity map including project location,
nearest two Arterial Streets, existing street
system, street names for collector and
Arterial Streets, City limit lines, north arrow
and major public facilities
JD.
►
Index to all sheets contained within the Utility
Plan placed on right side of sheet.
E.
The current date (month and year) under the
Jlegal
description
F.
General Construction Notes, and if
applicable, CDOT General Construction
Notes (see attached Appendix E-2) placed
on left side of sheet
y/
G. ►
Project Bench Marks referencing the City of
J
Fort Collins' datum
H.
Reference to the updated or current soils
investigation report
Stamp and signature of a licensed Civil
Engineer registered in the State of Colorado
(on approved final development plan
documents) in accordance with State
/ Statutes and Board Rules.
A J. The following statement is annotated on the
Cover Sheet:
1 hereby affirm that these final
construction plans were prepared under
my direct supervision, in accordance
with all applicable City of Fort Collins
and State of Colorado standards and
statutes, respectively, • and that / am fully
responsible for the accuracy of all
design, revisions, and record conditions
/ that 1 have noted on these plans.
K. No, Typical street section(s) provided for each
street type being proposed. Sections include
appropriate horizontal and vertical
dimensions and cross slopes, type of curb
and gutter and any deviations from
standards. See Figures 7-1F thru 7-13F.
(These sections may also be located on the
plan/profile sheets or a separate sheet within
2
the utility plan set.)
L. The names, addresses, phone numbers for
the Developer(s), Owner(s), and Consultant
Engineer are provided.
f � �
Applicant
Staff
Validation
Check
N/A Included
M.
Indemnification Statement provided and
annotated as follows:
These plans have been reviewed by the
Local Entity for concept only. The
review does not imply responsibility by
the reviewing department, the Local
Entity Engineer, or the Local Entity for
accuracy and correctness of the
calculations. Furthermore, the review
does not imply that quantities of items
on the plans are the final quantities
required. The review shall not be
construed in any reason as acceptance
of financial responsibility by the Local
Entity for additional quantities of items
shown that may be required during the
construction phase.
H. Grading,
Drainage & Erosion Control Plan
A. No -Drainage
report submitted
I %
B. No,
Existing and proposed contours provided at
2' (min.) intervals and labeled.
%
v
C. ►
Contours extended a minimum of 50' offsite
/
and tie into existing contours.
JD.
Finish grade elevations provided for streets,
lot corners, and finish floors/top of foundation
of buildings for all lots.
E.
This statement provided:
"The top of foundation elevations shown
are the minimum elevations required for
protection from the 100-year storm.
F. ►
Drainage arrows are provided and show
positive drainage to streets or to an
approved drainage facility.
G.
Phasing of development and construction of
all public improvements. All public
improvements within each phase stand
alone. Phases separated by a thick, ghosted
line and identified by either numbers or
/
letters.
H.
Temporary and long term erosion control
devices are provided and labeled.
I. ►
Revegetation methods and specific notes
are provided.
J. No.
If the project proposes any construction in a
floodplain, please pick up the separate
"Preliminary Floodplain Submittal
Requirements" available at the Stormwater
Utility.
3
f
Applicant
Staff
Validation
Check
N/A
Included
111. Overall Utility Plan Sheet(s)
/
A. Streets — fK V��
v
1. ► R.O.W., property lines and
easements with dimensions and
labels.
2. ► Cross -pans
3.
—L
► Access ramps
yT6.
4. ► Curb and gutter
► Sidewalks
6. ► Driveway locations
/
7. ► Medians, including flowline and lip
of gutter
8. General location of signs (speed,
stop, monument, etc.)
B. Phasing lines of development and
construction of all public improvements. All
public improvements within each phase
stand alone. Phases separated by a thick,
ghosted line and identified by either numbers
or letters.
/
C. Water Facilities
1. ► Mains with sizes
2.
�L
► Fire hydrant locations
3. ► Valves
V
4. Meter pits and curb stops
5. ► Manhole locations
6. No. Show service locations at
preliminary, except for single family
/
uses.
7. Waterline lowerings
8. Dimensioning of manholes and
cleanouts from the centerline of the
roadways.
/
D. Sanitary Sewer Facilities
1. ► Mains with sizes
2. ► Manhole locations and numbering
y
3. Length of segments between
manholes
%
v
4. Type of pipe
J5.
Slopes
4
Applicant
Staff
Validation
Check
N/A Included
6. Clean-outs
y
7. No, Show services at preliminary,
except for single family uses.
/
E.
Storm Sewer Facilities
1. ► General layout of stormsewers,
channels and swales.
2. ► Manhole locations
✓/
3. No -Junction structures
`L
4. ► Clean -outs
f
5. ► Type of pipe
V
6. ► Sizes
V
7. ► Slopes
8. ► Length of segments between
manholes
9. Subdrains (where applicable)
.!
10. ► Manhole numbering
F. ►
Existing features shown for a minimum of
150' beyond the project limits
G. No,
Proposed utility connections with existing
utilities.
/
IV. Street
Plan and Profile Sheets (Horizontal Alignment)
•�//
A. ►
Largest possible curve radii used on Arterial
and Major Arterial roadways. Minimum
curve radii used only where necessary. See
Table 7-3.
B. ►
Minimum tangent lengths at intersections.
See Table 7-3.
C. No,
Crossing streets intersect at 90° (minor
street can vary t10°).
D. ►
Angle of departure of streets at intersections
do not exceed 100 for the length of the
required tangent.
E. ►
Minimum tangent between reverse curves
provided. See Table 7-3.
F. ►
Broken -back curves are separated by a
length equal to 2 times the tangent length.
See Table 7-3.
G. ►
Compound curves: ratio value of s1.5
(Larger radius divided by the smaller radius).
5
Applicant
Staff
Validation
Check
NN/ Included
I. ►
Minimum centerline arcs for curves with
V
deflection angles 10' or less. See Table 7-5.
J.
Horizontal curves do not begin at the top of a
X
crest curve or the bottom of a sag curve.
K. ►
Tapers and transitions: Refer to Chapter 8
L. ►
Sight distance triangles and easements:
Shown on all plan & profile sheets. Sight
distance easements dedicated on the Plat.
M. ►
Minimum Local Street widths provided per
Table 7-1 and are consistent with the TIS.
N. ►
Access ramps and crosswalks provided.
Crosswalk lengths are a maximum of 56' in
length. See Chapter 16, Pedestrian
Facilities Design and Technical Criteria.
O. ►
Minimum of one mid -block access ramps
provided at all "T" intersections.
P. ►
Complete horizontal alignment includes, but
is not limited to: centerline of roads,
intersecting streets, driveway locations, and
storm drainage facilities.
0. ►
Existing and proposed Property and/or ROW
lines, easements and/or tracts provided,
dimensioned, and labeled clearly.
R.
Existing utilities and structures (shown as
phantom line) included:
1. IN. Storm sewer and appurtenances
J2.
Fence lines and gates
J/
3. Do.Water lines and appurtenances
y
4. ► Ditches and swales
J5.
► Electric lines and appurtenances
J/
6. ► Curbs and gutters
~
7. ► Sanitary Sewer lines and
appurtenances
8. ► Pavement limits
9. ► Telephone lines and appurtenances
10. ► Bridges and/or culverts
.1
11. ► CAN lines and appurtenances
12. ► Guardrails
J
13. Signs
^'
14. ► Gas lines and appurtenances
6
Applicant Staff
Validation Check
N/A Include
S. Station, critical elevation, and dimension of
all existing and proposed utility and/or
drainage structures provided.
T. Intersections show construction and lane
details for new and existing facilities for a
minimum of 150' beyond the limits of
construction.
JV.
Street Plan and Profile Sheets (Vertical Alignment)
A. ►
Maximum grades for streets comply. See
Table 7-3.
YB.
►
Maximum grades of cul-de-sacs are 3.0%.
C.
Continuance of profile and ground lines for
all Local and Collector Streets that dead end
(excluding cul-de-sacs) shown for 500'
beyond the proposed construction.
D.
Continuance of profile and ground lines for
Arterial Streets shown for 1000' beyond the
proposed construction.
E. ►
Minimum crest and sag curve lengths for
street classifications. See Figures 7-17 and
7-18. Lengths must meet or exceed these
minimums.
F.
Crest curves: street centerline, curb and
gutter designed with vertical curves. See
Table 7-3.
G.
Sag curves: street centerline and flowline
designed with a vertical curve (see exception
below). See Figure 7-18 and Table 7-3.
H.
Sag Curves: For grade changes <1.0%:
gutter flowlines at low points are not
designed with vertical curves, but must meet
the minimum .5% grade into the inlet.
1.
Sag Curves: For grade changes >1.0%: both
street centerline and curb and gutter are
designed with vertical curves, but a minimum
flowine grade of .5% must still be
maintained.
J. ►
Single point grade breaks do not exceed
0.40%, except at inlets where min .5% grade
into the inlet is required.
K. ►
Series of grade breaks meet the vertical
alignment criteria for the design speed of the
roadways.
L. ►
Minimum centerline and flowline grade for
streets is 0.50%.
M.
Minimum flowline grade for cul-de-sacs is
1.0%.
Applicant
Staff
Validation
Check
N/A
Include id
N.
Minimum desirable grade around curb
returns is 1.0%. Minimum allowable grade
Y
around curb returns is 0.50%.
O.
Curb return profiles (except medians) are
Jprovided.
P. ►
Centerline profiles through intersections
provided.
Q.
Flowline profiles provided on both sides of all
Jstreets
(Final compliance).
R. ►
Centerline profiles provided for all streets
J(Preliminary).
S. ►
Proposed (solid line type) and existing
(dashed line type) ground lines provided and
JT.
labeled.
►
All proposed and existing vertical curves and
grade breaks are dimensioned (Preliminary)/
stationed and labeled clearly (Final
compliance).
JVI.
Cross
Slopes
A.
Minimum cross slope of new streets is 2.0%.
B.
Minimum cross slope of any reconstruction
or overlay is 1.5%.
C.
Maximum allowable cross slope on all new
%
streets is 3.0%.
v
D.
Maximum allowable cross slope on any
reconstruction or overlay of existing
roadways is 4.0%.
E.
Street modifications (widening, turn -lane,
etc): the widened portion is within the stated
limits and is not less than the existing cross
/
slope.
F.
When tying to existing cross slopes: Curb
and gutter or centerline shall be designed
such that the when the existing pavement is
overlaid it results in a straight line cross
Jslope
grade that meets standards.
G.
Cul-de-sacs: See Figure 7-19.
VII. Design
Speed
JA.
►
Roadways are designed according to their
proper design speed. See Table 7-3.
/
VIII. Curb Return Radii
V/
A.
Curb return radii used in accordance with
Table 8-2.
8
Applicant Staff
Validation Check
N/A Include
B. Minimum desirable flowline grade around
curb returns is 1 %.
C. Minimum allowable flowline grade around
curb returns is 0.50%.
J
IX. Medians
A.
Provided as stated on Figures 7-1F thru 7-
13F.
/
v
B. ►
Width of medians are no less than 4' wide.
JC.
►
Turn Lane and Access: Left -turn lanes
(where warranted) designed using criteria
contained in Figures 8-2, 8-3 & 8-11.
JD.
►
Landscaped medians include drainage
facilities to handle sprinkler runoff and
nuisance flows. Refer to Appendix C.
E. ►
Median(s) are designed with keyed curb or
curb with outfall gutters (if gutters are not
needed to handle drainage), or medians are
designed with curb with inflow gutters (if
gutters are needed to handle drainage).
F. ►
Nose of median(s) located such that vehicle
turning movements comply with vehicle
tracking templates.
%
G. ►
Transition points of medians do not have
"angle points". A 100' minimum radius with
minimum arc length of 50' is used at
Jtransition
locations.
H. ►
Permanent structures within medians are a
minimum of 5' from the closest travel lane.
I. No.
Pedestrian refuge areas are provided in the
noses of medians. See Chapter 16,
Pedestrian Facilities Design and
Technical Criteria.
J.
Profiles shall be provided for all areas of
inflow curb and gutter. Profiles or adequate
spot elevations, dimensions and any other
information necessary for review and
construction shall be provided for all
medians.
X. Cul-de-sacs
A. ► Provided only on Local Streets. See
Figures 7-19 & 7-21.
B. No. Maximum length of 660' (1320' max.) if fire
sprinkler systems are installed in structures.
JC. ► Minimum radii used. See Figure 7-19.
9
t
T
B CJP 776787 v3
1018182-021020 3/21/2008
Exhibit "A"
1.1,50 SF OF
EXJS'Wl-'G PAVEMENT
AND IIUR.a)Wl
LF SIDEWALK
�Y iy , ,•_ =R.OPOSED 2' WICESLZWm LK
w.t{A:+ E TO MAINTAIN E<ISTING
MAIN
Applicant
Validation
N/A Included
J
J
I/
J
J
J
J
J
Staff
Check
XI. Eyebrows
A. ► Provided only on Local Streets. See Figure
7-23.
B. ► Spaced in conformance with the
requirements in Chapter 9, Access
Requirements and Criteria.
XII. Dead-end Streets
A. ► Temporary dead-end streets provided only
on streets that do not have direct access
from adjoining property.
B. ► Temporary turnarounds with a minimum
radius of 50' provided for permitted dead-end
streets. See Figure 7-26.
C. Temporary access easements dedicated on
the Plat.
X111. Driveways
A.
Where curb cuts are provided, concentrated
runoff from adjoining properties does not
discharge across the sidewalk.
B. ►
Spacing of curb cuts conform to spacing
requirements. See Figure 9-1 and Table 7-3
C.
Drive approaches slope toward the street.
D. ►
Driveways intersect streets at 90° ±10' for a
minimum of 25' measured perpendicular to
the street from the curb edge or EOA.
E. ►
All access/driveway approaches are paved
with Portland cement from the street to the
ROW.
10
1. SF Residential Approaches
a. ► Minimum width of driveway(s)
is 12' and the maximum width
is 24'. See Standard
Drawings 706 and 707.
b. ► Sidewalks are continuous
through driveways. See
Standard Drawing 1601.
C. When pedestrian accessible
driveways are required in lieu
of mid -block access ramps, the
slope of the driveway is <_ 1:12
and spaced at 300' intervals on
both sides of the street.
Applicant Staff
Validation Check
N/A Included
2. High Volume Driveway
�! a►*. Driveways accessing Arterial
Streets or meeting criteria in
Section 9.3.2.A shall conform
with Standard Drawing 707.
Jb►*. Maximum width is 36'. If wider,
a median separates the
inbound and outbound traffic.
3. ► Multi -Family Dwelling Unit
Driveways
Minimum width of driveway(s) is 24'.
Minimum of 28' for driveways serving
12 units or more with maximum width
of 36'.
/ XIV. Grading In The ROW
J. A. Maximum slope for all areas within the ROW
is 4:1.
JB. Maximum slope outside of the ROW
affecting public improvements is 4:1.
JC. Retaining walls provided where slopes
exceed 4:1. Retaining walls designed in
accordance with Chapter 11, Structures.
D. Minimum slopes in non -roadway areas is
2.0%
/ XV. Sub -drains
JA. Engineered sub -drain systems meet criteria
set forth in Section 7.7.3
B. Hydrologic study submitted if criteria in
Section 5.6.1. A. is met or sub -drains are
needed for basements.
XVI. Cross -pans
A. Cross -pans adjacent to Local Streets are a
minimum of 6' wide and'/." deep.
B. Cross -pans adjacent to Collector Streets are
a minimum of 8' wide and 1'/a" deep.
C. Cross -pans adjacent to Arterial Streets are a
minimum of 10' wide and 1%" deep.
D. Mid -block cross -pans are a minimum of 12'
in width and 1%" in depth.
E. Minimum grade of cross -pans are 0.50%.
F. Pavement transitions approaching cross -
pans designed using the design speeds in
Table 7-3 and meet the requirements of
Figure 7-27 and Standard Drawing 710.
11
Applicant
Staff
Validation
Check
N/A
Included
J
V
J
V
J
J
j
J
G. Spot elevations provided as shown on
Figure 7-27.
XVII. Inlets
A. ►
Inlets are not located within the curb returns.
XVIII. Bus Bays
A. ►
Bus bays are 11' wide.
B. ►
Bus bays are constructed with concrete in
accordance with Chapter 22, Construction
Specifications.
C. ►
Bus bays shall be designed in accordance
with Section 7.9 and Standard Drawing
711.
XIX. Intersections
A. ►
Travel lanes are aligned through
intersection(s) (a 2' shift is allowed in
hardship cases only).
B. ►
Intersections cross at 900 t10°.
C. ►
Horizontal alignment of streets thru
intersections are designed in accordance
with Table 7-3.
D. ►
Exclusive left -turn lanes provided where
required. See Section 8.2.5, Exclusive Left
Turn Lanes.
E. ►
Exclusive right -turn lanes provided where
required. See Section 8.2.6, Exclusive
Right Turn Lanes.
F. ►
Adequate turning radii used for each type of
intersection. See Section 8.2.8, Turning
Radius.
G. ►
ROW is dedicated as shown on Figure 8-12.
H. ►
Additional ROW dedicated for right and left
turn lanes.
I. ►
Sight distances comply with Figure 7-16.
J. ►
Street grades approaching intersections
shall be between 0.50% (min.) and 4.0%
(max) for a distance equal to the tangent
length of the street classification. See Table
7-3)
K. ►
Profile grades within the intersection do not
exceed 3%
XX. General
Requirements
A.
Phased improvements shown clearly.
12
Applicant Staff
Validation Check
NN/ Included
B.
Phases within the project limits stand alone
and do not leave necessary improvements to
/
future projects.
C. ►
Design of State streets meet the
requirements presented in the State
/
Highway Access Code Manual.
D. ►
North arrows and the appropriate bar/graphic
scale(s) are provided.
E. ►
Existing features adjacent to this
development are shown in a ghosted or
/
alternate line weight.
F.
The City's signature block is provided in the
lower right corner of each sheet contained
within the utility plan set. Each signature
/
block measures 3Y2" high by 4Yz" wide.
JG.
►
Ditch company approval block is provided.
H. ►
Water and Sanitary District approval block is
provided.
I.
County approval block is provided.
J.
CDOT approval block is provided.
K. ►
Title block is provided on each sheet of the
utility plan set and includes the project name,
sheet name, engineer's name, address,
telephone number and fax number, sheet
numbering, and revision block.
L. ►
The utility plans correlate with the Site and
IY-
Landscape Plans
M.
Spot elevations at all intersections provided
/
as shown on Figures 7-27 and 7-28.
y/
N. No.
Proposed construction within the Property
boundary drawn with solid lines and existing
Jfeatures
shown with hidden or dashed lines.
O.
Stations and elevations provided at all PC's,
driveway intersections and roadway
%
intersections in both plan and profile views.
•//
P.
Flowline curve table provided on each plan
and profile sheet that includes radius, angle,
Jarc
length, and tangent length.
Q.
Centerline stationing is the standard and
shall be used except at cul-de-sacs, where
flowline stationing is used (Station equations
provided.), unless approval to use flowline
Jstationing
is given.
R. ►
Street names provided on all sheets.
T. ►
All easements shown in the plan views.
13
Applicant Staff
Validation Check
N/A Included
U. ► Match -lines provided in both plan and profile.
Page number, station and elevation
included.
V. The scale of all sheets are as follows:
1. ► Horizontal - 1" = 20', 30', 40', or 50'
/
^'
2. ► Vertical - 1" = 5' or 10'
3. ► Overall Plan - 1" = 100'
v
W. ► All private improvements, including but not
limited to, roadways, driveways, utilities, etc.
/
are clearly shown and labeled as such.
X. ► A legend is provided on each sheet
identifying the symbols used on that
particular sheet.
y/
Y. ► Key map is provided on the plan and profile
sheets (for utility plans having 3 or more plan
and profile sheets).
XXI. ► Street Cross Sections (Preliminary = typical for each
street)
A. Cross sections for Arterial Streets and
Collector Streets are provided at 50'
intervals. Cross also required where special
conditions warrant the need (i.e. widening of
an existing street). The interval may be
adjusted where site topography is unique.
1. Information Provided on each
Cross Section
a. ► Curb & gutter, existing(f) and
proposed(*)
b. ► Roadway surface, existing and
proposed
v
c. ► Sidewalk, existing and
proposed
J
d. No, Cross slopes, existing(f) and
proposed(*)
/
v%
e. ► ROW, existing and proposed
J
f. Side slopes, existing and
proposed, 15' beyond the
proposed ROW
g. Stations
h. Proposed flowline and
centerline elevations
JI.
Utility crossings
j. ► Dimensions
14
Applicant
Validation
N/A Included
Staff
Check
k. Areas of overlay, milling,
pavement removal and/or
reconstruction
XXII. Plat
A. ►
Maintenance Guarantee, Repair Guarantee,
Notice of Other Documents notes.
B. ►
Planning & Zoning Board/Hearing Officer
certification statement (to be signed at final
compliance).
C. ►
Surveyor certification statement (to be
signed at final compliance)
D. ►
Statement(s) of land ownership
E. ►
Statement(s) of ownership and/or
maintenance of all tracts.
F. ►
Statement(s) of the dedication of any
easements, ROW, tracts, and other public
areas.
G. ►
Vicinity Map: Project location, nearest 2
Arterial Streets, street names, City limits,
major public facilities.
H.
Curve data complete for all curves.
I. ►
2 ties to aliquot corners.
J. ►
All existing and proposed easements and
ROW clearly defined.
K. No,
Adjoining properties labeled.
L. ►
Scale, graphic scale, north arrow, date of
preparation, complete title w/ location.
M. ►
Boundary legal description closes.
N. ►
Lot lines.
O. ►
Designation of areas subject to flooding,
including floodplain, floodway, and product
corridors. (Elevation Datum must be
referenced to City of Fort Collins datum.)
1I