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Community Planning and Development

Planning Services

201 W Colfax Ave, Dept 205

Denver, CO 80202

p: 720-865-2915

f: 720-865-3056

www.denvergov.org/planning

Michael B. Hancock, Mayor

GENERAL DEVELOPMENT PLAN APPLICATION FORM Pursuant to Section 12.4.12 of the New Code, completion of this form will be necessary to initiate the General Development Plan Review Process. Please email an electronic copy to: (Analiese Hock, Senior City Planner) ([email protected]) (720-865-2607) Pre-Application Meeting Date: Date Submitted by Applicant: Fees Paid: Project Information

Name of project Fox North

Address of project (closest major cross streets)

4400 Fox Street Denver, CO

Current zoning C-MX-12, I-B, UO-2

Land area size 41.05 acres

General Project Description Redevelopment of 41 acres of vacant land and former Denver Post Production facility in Globeville near the 41st and Fox RTD Station.

Contact information:

Name Kathleen Fogler and Rachel Prestidge

Firm Tryba Architects / CRL Associates

Address 1620 Logan St, Denver, CO 80203 1660 Lincoln Street Suite 1800, Denver, CO, 80206

Email address [email protected] [email protected]

Phone number KF: 303-831-4010 RP: 303-592-5494

Owners information:

Name John Woodward & Graham Benes

Email address [email protected] [email protected]

Phone number 303-792-3456

Fax number na

Engineer information:

Name Chris Strawn

Email address [email protected]


Fax number na

Architect/Planner information:

Name Kathleen Fogler

Email address [email protected]


Fax number na

mailto:[email protected]





APPLICANT INFORMATION

Application Number

Applicant’s Name

Property Address(es)

4400 Fox Street (see application)

Signature of Applicant Date Signed

March 8, 2017 Analiese Hock, AICP | Senior City Planner City and County of Denver Community Planning and Development 201 W. Colfax Ave., Dept 205 Denver, CO 80202

Re: 4400 Fox Street General Development Plan Repeal Submittal Dear Miss Hock: Following positive community support for the refined Fox North vision and Infrastructure Master Plan (IMP) we are submitting the following application to repeal the existing 25/70 General Development Plan (GDP). In doing so the Fox North IMP will replace the GDP as the guiding document for future development while supporting the fundamental goals of the GDP. The IMP was initiated to support a more refined, integrated development vision, centered on preserving the opportunity to save the Denver Post Building, while building on the foundations laid in earlier concepts, including centralized open space, walkable streets, and a diversity of uses throughout the redevelopment.

By adjusting the street grid—particularly Fox Street—we have maintained the potential

to reuse the former Denver Post Printing Plant.

We have maintained the 3.87 acre central open space, added additional open space

and are working with the City and County of Denver (City) to include detention in our street design and parks that create buffers along 47th and I-70 and between the railroad tracks and Huron Street.

Street Grid Connections have been improved with a more complete street grid for car, bike, pedestrian and bus transportation methods with special emphasis on connecting to 41st and Fox Transit Station. This will allow for more refined connectivity to the surrounding communities and improved circulation at the site.

Providing the opportunity for higher density mixed-use development of the site increases

residential units and employment opportunities for the community.

The IMP captures the improved vision for the site, positioning it as a transformative mixed-use

center for North Denver fully realizing the vision of the City for the 41st and Fox station area.

The IMP process was initiated in accordance with the previously agreed on Summary of

Regulatory Tools for Ascendant Capital Partners DNA, LLC Redevelopment at former Denver

Post Site at I-70 and I-25 (4400 Fox Street), which is enclosed with this Letter. The Summary

defines a process by which the Development Review Committee would support repealing the

existing GDP in place of a new IMP assuming the neighborhood is generally receptive during

initial public outreach. This Letter is meant to supplement and build upon the goals and

determinations made in the Summary. We have also enclosed with this Letter, our proof of

ownership and letter of authorization for this submittal, the legal description and ALTA survey of

the 25/70 GDP area, and future submittals as we move through this process. We previously

provided you and your office with a Fee Waiver Request Letter and a written summary of the

comments/questions from our previous public meetings with respect to the 25/70 GDP and IMP.

Based upon items that you have referred us to as references and the known issues that Denver wants us to address that you provided to us in our pre-application meeting, we believe that this initial submittal covers all known issues. We are excited to continue to work with you throughout this process and look forward to hearing from you. Sincerely, WOODSPEAR PROPERTIES, a California General Partnership Zakary A. Kessler Associate General Counsel cc: John A. Woodward – Ascendant Capital Partners DNA, LLC Graham T. Benes – Ascendant Development Corp. Kathleen Fogler – Tryba Architects Rachel Prestidge – CRL Associates

• Maintained 3.87 acre central open space and added additional open space acreage

• Improved Street Grid Connections to Neighborhood and 41st and Fox Transit Station

• Adjusted street grid to maintain the potential to reuse the former Denver Post Printing Plant

• Providing higher density mixed-use increases residential units and employment opportunities for the community

Plan Evolution

PROPOSED OPEN SPACE

PARK

DETENTION

PLAZA

GDP

MIXED-USE RESIDENTIAL A

MIXED-USE RESIDENTIAL B

OPEN SPACE

DETENTION

PROPOSED USES

RETAIL/ MARKETPLACE

MIXED-USE MAKER/INDUSTRIAL

MIXED-USE OFFICE

MIXED-USE RESIDENTIAL

OPEN SPACE

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Summary of Regulatory Tools for Ascendant Capital Partners DNA, LLC Redevelopment at former Denver Post Site at I-70 and I-25 (4400 Fox Street)

1. Purpose of this Summary

The Department of Community Planning and Development (“CPD”) has been working with other City and County of Denver (“City”) agencies and Ascendant Capital Partners DNA, LLC, (“Developer”) the developer of the former Denver Post Site at I-25 and I-70 (“Property”), to identify appropriate regulatory documents and applications that will be submitted the City in connection with the redevelopment of the Property. This document outlines the regulatory documents and applications and establishes the submittal requirements and process for review of the documents and applications. A property map is attached as Exhibit A to this summary for reference.

2. Regulatory Documents and Approvals Governing Development of the Site A. 41st and Fox Station Area Plan and Globeville Neighborhood Plans

The property is subject to both the 41st and Fox Station Area and Globeville Neighborhood Plans and Blueprint Denver. These plans describe a framework plan, vision elements, strategies, transformative projects, and implementation strategies for the future evolution of the area. They also identify needs and make recommendations for infrastructure, mobility, parking, land use, open space, economic development, housing, partnerships, and other cultural and community investments.

All of these plans are available on the City’s website at www.denvergov.org/planning.

B. Rezoning The Property is currently zoned both I-B, UO-2 and C-MX-12, UO-2. In connection with redevelopment, the Developer will seek rezoning of the Property to one or more zone districts under the Denver Zoning Code. This rezoning process will follow the procedures for rezoning set forth in Article 12 of the Denver Zoning Code. The rezoning application(s) will be considered by the Planning Board, which makes a recommendation to City Council. The City Council has the final decision on the rezoning application(s).

C. New General Development Plan May Not Be Necessary

The Property currently is subject to a General Development Plan (the “25/70 General Development Plan”) which was approved by City in December of 2015. The City’s Development Review Committee (“DRC”) is exploring the possibility of not requiring a Major Amendment to the existing GDP because in accordance with Section 12.4.12.2 of the Zoning Code, the land use, development and infrastructure issues related to the development will be adequately resolved through the Station

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Area Plan, rezoning, contractual agreements and the infrastructure plan documents described in Section D. Final determination will be dependent on initial neighborhood outreach by the Developer with the (Globeville) neighborhood on the proposed redevelopment application. DRC supports an Infrastructure Master Plan process assuming the neighborhood is generally receptive during initial public outreach., Under this scenario, DRC would not require an Amendment to the GDP. If the determination is made that a GDP Amendment is not required because the Globeville neighborhood feedback is generally positive, then the City shall affect the withdrawal of the existing GDP after approval of the Infrastructure Master Plan and rezoning for the Property. The withdrawal would be schedule concurrently with or shortly after rezoning of the Property per procedures outlined in Section 12.3.8. of the Denver Zoning Code.

D. Infrastructure Master Plan The Infrastructure Master Plan (“IMP”) is a narrative document combined with supplemental engineering studies that outlines the on-site and off-site infrastructure and open space requirements associated with developing the Property. The IMP and supporting supplemental engineering studies will include conceptual design and layout of all transportation, water, wastewater, storm water, and open space. The submittal requirements, review process and criteria for administrative approval of the IMP are provided in Exhibit B.

E. Contractual Agreements

The City anticipates that it will enter into agreements with various parties in connection with redevelopment of the Property. The City and the Developer will work in good faith to have all agreements finalized prior to City Council hearings on the rezoning of the Property. The components of these agreements have yet to be determined, but will likely address items including:

• Minimum amount, location, design, construction by whom, timing for construction, ownership, operation and maintenance of privately owned but publicly accessible open space, with such requirement not to exceed that required for a GDP.

• What infrastructure is to be constructed; who will construct the infrastructure; who will own, operate and maintain the infrastructure; funding of such infrastructure construction, and timing of such infrastructure construction.

F. Required Public Outreach A minimum of two public meetings are required:

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• The first public meeting is to present the overall redevelopment proposal to the general public as outlined below to seek overall input on the proposal and gauge public reaction to the proposed development. The meeting will be documented with a public meeting report reflecting invited individuals, groups and agencies, a list of attendees, and documentation of comments received at the meeting. This meeting will serve as input to determine whether the process outlined in this memo is feasible or whether a major amendment to the GDP is required based on reasonable assessment of the outcome of the public meeting. A public notice of this meeting is required to be sent to the following groups at least 21 days prior to the meeting:

o The City Council member(s) in whose district the IMP is located and the at-large Council Members

o All property owners within the defined IMP boundary who are not co-applicants to the IMP

o All property owners within 200 feet of the project boundary o Denver Public Schools o Any special districts of which any part of the district’s boundaries is

included in the IMP boundaries; and o All Registered Neighborhood Organizations whose boundaries include

or are within 200 feet of the property boundary.

• The second public meeting is required prior to approval of the IMP to discuss the specific rezoning application and final infrastructure plan documents. If the GDP is proposed to be repealed or amended, this meeting could also serve as the official Public Meeting outlined in Section 12.4.12.10 of the Denver Zoning Code. Public Notice of this meeting should occur at least 21 days prior and be sent to the same groups identified above. Nothing would preclude an additional meeting specifically to address withdraw or amendment of the GDP if it is determined by the City and Developer to be more practical.

• While the above two meetings are mandatory, it is highly suggested that a

robust outreach plan occur separate from public meetings.

G. Approvals for Vertical Development

After approval of an IMP, additional approvals for final engineering studies and other applications will be required prior to issuance of construction permits. Anticipated engineering studies and other applications include, but are not limited to:

• Transportation Engineering Plan

• Stormwater Construction Plans

• Sanitary Sewer Construction Plans

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• Site Development Plan(s) related to pedestrian bridges, privately owned open spaces, plaza and streetscapes

• Subdivision Plat

• Other Agency Approvals (Denver Water, etc)

• Construction activities storm water discharge permit (CASDP)

• Erosion Control Plans

• Site Development Plans for Vertical Construction Submittal requirements, review and approval criteria, and fees will be per standard City policies and procedures. Submittal requirements, timing of submittals and reviews and approvals may be altered in negotiated agreements with the City. It is anticipated that several of these applications may be initiated and reviewed concurrently or prior to approval of the IMP. All site specific applications for individual parcel development will be in accordance with established City procedures and policies. If requested by the Developer during the IMP process, the Site Development Plans and permitting for the existing former Denver Post Printing facility will be considered and processed by CPD concurrently with the IMP process.

H. Interim Site Uses The applicant intends to remodel and repurpose the existing building on site under the existing I-B zone district through the City’s standard Site Development Plan Process. Uses that are legally established through applicable Site Development Plans and any issued zoning permits are anticipated to continue after rezoning of the property, even though the uses may not be permitted under new zoning. Any legally permitted uses may continue per the standards set forth in Division 12.5 and 12.6 regarding compliant uses even if they are not permitted under any future zoning.

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Exhibit A

Property Map

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Exhibit B

Infrastructure Master Plan Documents

Document Submittals, Process for Review and Criteria for Review

The Infrastructure Master Plan (“IMP”) is an executive summary of the proposed redevelopment combined with supplemental engineering studies that outlines the on-site and off-site infrastructure and open space requirements associated with developing the Property. The IMP and supporting supplemental engineering studies include conceptual design and layout of all transportation, water, wastewater, storm water, utilities and open space. The IMP and its components will be reviewed concurrently across City agencies to ensure coordination and organization. The IMP will serve as the conceptual infrastructure design document on which final engineering plans and other submittals will be based.

A. IMP Submittals

The following is a list of information and documentation that will be included in the IMP. 1. Executive Summary

a. Proposed development concept including land use and maximum number of units and square footage of uses and open space. [What would be binding here?]

b. Narrative overview of infrastructure needed to serve the project that is in narrative form with conceptual level overview diagrams along with general assumptions on infrastructure phasing.

2. Transportation Network and Development Parcels Layout and Concept Design

3. Street typologies and cross sections

4. Water Supply and Distribution System and Concept Design

5. Drainage and Water Quality System and Concept Design

6. Sanitary Sewer System and Concept Design

7. Open Space layout, connectivity and Concept Design

8. Phasing Plan for infrastructure and vertical development

9. Preliminary Cost Estimates for major off-site improvements

10. Supplemental Engineering Studies a. Transportation Impact Study

b. Sanitary Sewer Master Study

c. Stormwater/Drainage and Water Quality Master Study

d. Master Water Study

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e. ALTA Survey

B. Process for Review

1. Application and Fees

All infrastructure plan documents shall be filed in writing with Community Planning and Development, Development Services. The applicant shall pay all required fees at the same time the application is submitted as established in Community Development and Planning, Department of Public Works, Development Engineering Services Schedule of Fees. [Are these the same fees as a GDP or are these actual permitting fees?]

2. Pre-Application Meeting

A pre-application meeting with applicable City staff is required before the preparation of the IMP. The purpose of the pre-application meeting is to discuss and agree on information required within the IMP and discuss the scope and information needed to be included in the supplemental engineering studies.

3. Concept IMP Submittal and Review

a. Submittal - The applicant shall submit a Concept IMP for review. The Concept IMP will include the items listed in Section A above, as necessary.

b. The City shall provide consolidated comments and meet with the applicant after submittal. The City shall work with the applicant to review and comment on the Concept IMP. Once major issues have been resolved, the Development Review Committee may approve the Concept IMP, in its reasonable discretion, such that a formal IMP may be submitted. The City shall provide comment within the established timeframes for review, which are currently 4 to 5 weeks for the 1st review and lesser review timeframes for subsequent reviews. The City will strive to meet or beat current deadlines, but cannot agree to specific timelines due to uncertain application levels.

4. IMP Submittal and Review

a. Submittal Timing After Concept IMP

• The applicant shall submit an application for IMP review within 180 days after completion of the Concept IMP review. The Manager of Community Planning and Development may approve up to one 180-day extension of this filing deadline upon a showing of good cause by the applicant. If the 180 day filing period expires, and is not otherwise extended, the applicant shall be required to submit a new application for concept IMP review and pay all required fees.

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b. Submittal Requirements

• The formal IMP application shall contain all items and elements of the Concept IMP as discussed during the pre-application meeting and Concept IMP review and as noted above. The City shall provide consolidated comments on the formal IMP application within a timeframe agreed to by both parties during the concept review.

C. Review Criteria

The DRC shall approve the formal IMP documents if the DRC reasonably finds:

1. The formal IMP is consistent with applicable City plans which generally include Blueprint Denver, Comprehensive Plan 2000, 41st & Fox Station Area Plan, Globeville Neighborhood Plan, and related regulations;

2. The pedestrian, transit, and street pattern is appropriate to serve the formal IMP area and

provide connectivity to surrounding properties, as applicable, and promotes and accommodates multi-modal transportation;

3. The formal IMP contains an adequate master plan for provision of drainage, water

quality, sewage, and water systems;

4. The formal IMP contains an adequate master plan for the provision of publicly accessible and usable open space of at least 10% of the total site area (excluding public rights-of-ways) that enhances the connection to transit facilities, plazas or streets, and the pedestrian environment; and

5. The formal IMP provides an adequate master plan to ensure that all phases of

development will occur in an orderly fashion, and that infrastructure improvements necessary to serve future development have been identified and will be provided concurrent with such development as further approved through subsequent regulatory processes.

D. Amendments, and Minor Deviations to an Approved IMP

1. Intent

The amendment, supplements and minor deviations processes are intended to allow for the components of the approved IMP (“Approved IMP”) to change over time as needed and to establish appropriate procedures, including initiation of amendments and communication to property owners and the general public.

2. Applicability of Amendment and Minor Deviation Processes

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a. Amendment: The DRC may approve amendments to the Approved IMP. Any of the following changes to the Approved IMP, if included in the Approved IMP, shall be considered an amendment, as determined by the DRC.

• Significantly altering the location or amount of land area intended for publicly accessible open space required by the Approved IMP or by other City ordinances, rules, or regulations, in place at the time of City approval of the IMP;

• Substantially moving or altering the vehicle access and circulation to or within the development;

• Substantially moving or altering stormwater drainage or water quality to or within the development;

• Changing or negating a condition of approval; or

• Modifying any other element of the Approved IMP that would substantially change its character or impacts on surrounding property, as determined by the Manager of Community Planning and Development.

b. Minor Deviations to the Approved IMP: The DRC may approve minor deviations

from the Approved IMP in its reasonable discretion. Minor deviations are allowed provided such deviation does not constitute an Amendment to the Approved IMP as defined and determined in Section 2a above.

3. Procedure for Amendments and Minor Deviations

An amendment or minor deviation to an approved IMP may be reviewed concurrently with other applications. An amendment or minor deviation to an Approved IMP shall be reviewed according to the following procedures and subject to the same limitations and requirements as established in this Exhibit. a. A concept meeting will be scheduled to discuss the proposed change. At the concept

meeting, a determination on whether a proposed change to an Approved IMP constitutes a minor deviation or amendment will be determined, the submittal requirements, referral agencies based upon the scope of change and other pertinent information.

b. Amendments will require a public meeting before a formal application is submitted, but minor deviations will not.

c. After the concept meeting, and public meeting, as applicable, a formal application will be submitted for review to agreed upon referral agencies.

d. Minor deviations will be approved as redlined edits to the Approved IMP.

e. Amendments will be approved as superseding the Approved IMP.

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4. Filing of the Approved IMP, Approved IMP Amendments and Approved IMP Minor

Deviations

The Approved IMP and any amendments or minor deviations shall be put on file in the City Clerk’s Office and assigned a City Clerk File Number.

Notes from Ownership Group What: Public Meeting regarding the proposed repeal of the 25/70 General Development Plan (GDP), proposed Map Amendment (Rezoning), and Infrastructure Master Plan (IMP) located at approx. 4400 Fox Street. When: May 24, 2017 at 6:00pm Where: District 1 Police Station- 1311 West 46th Avenue, Denver CO 80211 Attendees:

• Analiese Hock (City and County of Denver) • Jeff Brasel (City and County of Denver) • Graham Benes (Ascendant Development- ownership) • Zak Kessler (Woodspear Properties- ownership) • Kathleen Fogler (Tryba Architects) • Claire Morris (Tryba Architects) • Mariah Hiemelspach (Tryba Architects) • Rachel Prestidge (CRL Associates) • Two English-Spanish translators

• Jordan Dame (Community Member)

Meeting: Analiese Hock kicked off the meeting and discussed why the City and ownership group are pursuing an Infrastructure Master Plan (IMP). An IMP offers a greater level of detail and was a better tool given the refined vision for the site. Analiese also discussed a general timeline for the process. Kathleen Fogler then presented comparisons between the existing GDP and the proposed IMP, including circulation, open space, uses and heights, street sections, drainage, sanitary sewer, water, and phasing. Rachel Prestidge presented the proposed zone districts – C-MX-12, UO-2; C-RX-12, UO-2; and C-RX-8, UO-2 – along with the envisioned uses in each of those new zone districts. The community member, who works for a nearby construction company, had a few questions about timing of the various approvals and the process up until this point. He also asked that a copy of the presentation be emailed to him.

To: Jeff Brasel, Senior Planner, Community Planning and Development

Analiese Hock, Senior Planner, Community Planning and Development

From: Ascendant Capital Partners Date: February 21, 2017 Re: Summary of Public Meeting #1 for Fox North Development Per your request, following is a summary of our public meeting regarding the Fox North development and related Infrastructure Master Plan located at 4400 Fox St. Twenty-one days prior to our meeting we sent notice of our meeting to the list of required stakeholders provided by your office. The meeting was held at 7:00 pm on Thursday, February 2nd at Garden Place Elementary School. Twenty-three people attended the meeting. SUMMARY Introduction Graham Benes, Ascendant Development, opened the meeting. He noted that the site was acquired 9 years ago and the project has been evolving. He introduced the project team and indicated that the meeting was intended to update the public on the status of the development process. He noted that over the last 2-3 years, sections of the site have been rezoned and a General Development Plan was approved. With new partners, the group has updated their vision for the site. The intent is to present the vision, including a proposed Infrastructure Master Plan and gather public input. Project Summary Kathleen Fogler, Tryba Architects, provided an overview of the project, noting that the ownership group was in the process of refining the vision for the 41-acre property. The intent is to honor the history of the neighborhood and utilize access to the 41st & Fox commuter rail station. She highlighted:

• Housing, workforce housing and creative space • Potential reuse of the former Denver Post Printing Plant • Expanding the street grid to access the former Denver Post Printing Plant • Relocation of central green open space and expansion of total open space • Potential south connections to the Fox Station • Galapago as a potential direct connection to the station, but limited to pedestrians, bikes, and

limited service access • 43rd, 44th and 45th Avenues connected to the rest of the neighborhood

The vision for the site includes three districts: • Brickyard -- creative arts space and residential - highlighting the relationship to historic

connections of the area • Printing Plant – mixed use, even potentially including light industrial • Fox Park – residential living

Kathleen provided a comparison of the current General Development Plan to the proposed Infrastructure Master Plan. The IMP:

• Provides more open space • Envisions a mix of uses, jobs, residential, and creative arts opportunities • Includes retail, office, industrial in addition to the planned residential • Has a relation to Station Area Plan

She reviewed additional highlights of the vision for the site: Printing Press Building A large concrete building with the potential for a marketplace including shops, vendors, food, creative arts space and office space. The warehouse has the potential to house fabrication, welding, printing. Just the North Warehouse alone has 75,000 sf that can be used creatively and provide job opportunities. Fox Park An open space with a variety of activities, recreation as well as residential, townhomes and other residential uses. Galapago Street Market Will connect to the Former Denver Post Printing Building and include residential, creative space with coffee shops and other retail opportunities. QUESTIONS Kathleen discussed the need for public support as they move into the Infrastructure Master Plan submittal process and entertained questions. Will this (Galapago) be a pedestrian only street? Yes. However, we are not making assumption that we will provide a direct connection to the Fox Station – it will direct people toward the station. What sort of sound barriers to you plan to have? How will you mitigate fumes from highway? We’re planning a 60-72 ROW with sturdy trees to create a buffer. The form of the park will insulate from the highway sounds. The freeway is raised so it is not as noisy. The site also naturally slopes away from the freeway. In addition, RTD’s bridge insulates the property from the sound of the heavy rail. We also have additional retention space and trees that will provide a buffer This is all within Globeville, correct? Yes

What are the percentages of residential to business – do you have any commitments to the development? We have interest but don’t have commitments. Our next round of detailed plans has generated more interest and we have some interesting prospects. We have an interest from residential developers and are excited about the workforce housing possibilities. What we are proposing can change based on interest – we may have a corporation that wants to adaptively reuse space. This property has a lot of cool space and we look forward to the industry, maker spaces, etc. Can you speak to vehicular access? Still in the process of exploring the access at 47th and connections for both neighborhoods. Are there any brown field issues? Have you thought about building heights? There is a little bit of everything but not anything in large amounts. None of the results from the site studies show any specific remediation is required. There is a possibility of discovering something additional when excavation occurs but that will be addressed that if it happens with a materials management plan. Yes we have thought about heights. We anticipate higher density near the station, the southern portion of the site nearest the station is zoned 12 stories. We will have higher density near the railroad with a transition to 8 stories next to the neighborhood. Globeville and Sunnyside are among the few affordable places to live near the city. Can you speak to the impact of the development on affordability? We don’t have anything locked in regarding housing. We are not looking to build luxury housing. We believe it is a great place for affordable housing, micro units, townhomes. We think this is a good place for live/work space and hope to provide economic and attainable housing. This site affords the opportunity for mixed housing. We hope someone would want to do a condo development sooner rather than later and provide affordable housing. Can exterior lighting be part of the plan? Are there LEED possibilities? We are not quite at that point. There is great opportunity to light the site in an interesting way. Would the project be receptive to design standards that create a relationship with the neighborhood? The spirit and intention of the site is to honor the neighborhood. We are a horizontal developer and will work to honor the spirit. This is a curated project and this is why we have held onto the entire area and not sold off individual parcels. What do you need from the community; we want you to be successful? We need you to encourage the city to get this project going as soon as possible and appreciate the continued support. There are great opportunities for workforce housing, jobs, etc. We need your support to get our IMP through. We haven’t had opposition – we will continue to reach out. We believe people are ready to see something happen on the site.

How are you communicating with owners of adjacent properties? We are staying in touch with the adjacent owners and are tracking transactions and re-zonings. We will continue to work with our neighbors. What is the timing of the project? The city process we are going through now is for the IMP. We are going to run the IMP and rezoning concurrently and hope to have entitlements by the end of summer 2017. We have potential developers and they are eager to get things going. We hope we can start working on the existing building while other entitlements are being acquired. The Denver Flea was a huge success. Will you activate the property? We have already made a commitment for additional activation of the site and will announce it when we can. We want to bring people to the site look forward to providing people the opportunity to see the site. Is the slideshow available? No, it is not available publically.

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PARCEL DESCRIPTION

A PARCEL OF LAND BEING A PORTION OF THE WEST HALF OF SECTION 22, TOWNSHIP 3 SOUTH, RANGE 68 WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY AND COUNTY OF DENVER, STATE OF COLORADO, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BASIS OF BEARINGS: THE NORTH RIGHT-OF-WAY LINE OF WEST 43RD AVENUE, PER THE VIADUCT ADDITION TO THE CITY OF DENVER, BEING MONUMENTED AS SHOWN HEREIN, AND CONSIDERED TO BEAR SOUTH 89°45’13” WEST. BEGINNING AT THE SOUTHEAST CORNER OF BLOCK 6, SAID VIADUCT ADDITION, THENCE ALONG SAID NORTH RIGHT-OF-WAY THE FOLLOWING THREE (3) COURSES:

1. SOUTH 89°45’13” WEST, A DISTANCE OF 286.05 FEET TO THE BEGINNING OF A NON-TANGENT CURVE CONCAVE SOUTHERLY, HAVING A RADIUS OF 50.00 FEET, THE RADIUS POINT OF SAID CURVE BEARS SOUTH 16°00’50” WEST;

2. ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 32°31’13”, AN ARC LENGTH OF

28.38 FEET;

3. SOUTH 89°45’13” WEST, A DISTANCE OF 31.95 FEET; THENCE SOUTH 00°15’07” EAST, A DISTANCE OF 28.36 FEET TO THE WESTERLY RIGHT-OF-WAY OF SAID 43RD AVENUE AND THE BEGINNING OF A NON-TANGENT CURVE CONCAVE EASTERLY HAVING A RADIUS OF 50.00 FEET, THE RADIUS POINT OF SAID CURVE BEARS SOUTH 67°11’39” EAST; THENCE SOUTHERLY ALONG SAID WESTERLY RIGHT-OF-WAY AND SAID CURVE THROUGH A CENTRAL ANGLE OF 13°54’55”, AN ARC LENGTH OF 12.14 FEET TO THE CENTERLINE OF VACATED 43RD AVENUE AS DESCRIBED IN ORDINANCE NUMBER 30, SERIES OF 1943; THENCE, ALONG SAID CENTERLINE SOUTH 89°45’13” WEST, A DISTANCE OF 175.06 FEET TO THE EASTERLY BOUNDARY OF THAT CERTAIN PARCEL OF LAND DESCRIBED IN RULE AND ORDER RECORDED UNDER RECEPTION NO. 2012112161 IN THE RECORDS OF THE CLERK AND RECORDER OF SAID CITY AND COUNTY OF DENVER; THENCE ALONG SAID EASTERLY BOUNDARY THE FOLLOWING EIGHT (8) COURSES:

1. NORTH 02°28’59” WEST, A DISTANCE OF 57.22 FEET;

2. NORTH 02°23’14” WEST, A DISTANCE OF 4.86 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE EASTERLY HAVING A RADIUS OF 5440.25 FEET;

3. NORTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 01°28’25”, AN ARC

LENGTH OF 139.92 FEET;



6. NORTH 00°10’36” EAST, A DISTANCE OF 471.64 FEET;

7. NORTH 00°20'10" WEST, A DISTANCE OF 70.02 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE WESTERLY HAVING A RADIUS OF 37775.14 FEET;

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8. NORTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 00°12'54", AN ARC LENGTH OF 141.82 FEET;

THENCE, DEPARTING SAID EASTERLY BOUNDARY, NORTH 89°45’13” EAST, A DISTANCE OF 471.48 FEET; THENCE SOUTH 00°14’47” EAST, A DISTANCE OF 462.12 FEET; THENCE NORTH 89°45’13” EAST, A DISTANCE OF 59.44 FEET TO THE WESTERLY RIGHT-OF-WAY OF FOX STREET, AS DEDICATED ON SAID PLAT OF THE VIADUCT ADDITION; THENCE, ALONG SAID WESTERLY RIGHT-OF-WAY, SOUTH 00°14’47” EAST, A DISTANCE OF 438.04 FEET TO THE POINT OF BEGINNING. CONTAINING 456,911 SQUARE FEET OR 10.489 ACRES, MORE OR LESS. PREPARED BY: JOHN R. WEST, JR. COLORADO LICENSED PROFESSIONAL LAND SURVEYOR NO. 25645 FOR AND ON BEHALF OF AZTEC CONSULTANTS, INC. 300 E. MINERAL AVE., SUITE 1, LITTLETON, CO 80122 303-713-1898