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HomeMy WebLinkAbout05/20/2021 - Planning and Zoning Commission - AGENDA - Regular MeetingPlanning and Zoning Commission Page 1 May 20, 2021 Michelle Haefele, Chair Virtual Hearing Ted Shepard, Vice Chair Zoom Webinar Jeff Hansen Per Hogestad David Katz Jeff Schneider Cablecast on FCTV, Channel 14 on Connexion & Channels 14 & 881 on Comcast The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221 -6515 (TDD 224- 6001) for assistance. Regular Hearing May 20, 2021 6:00 PM Planning and Zoning Commission Hearing Agenda Participation for this remote Planning and Zoning Commission meeting will be available online or by phone. No one will be allowed to attend in person. Public Participation (Online): Individuals who wish to address the Planning & Zoning Commission via remote public participation can do so through Zoom at https://fcgov.zoom.us/j/95969542622. Individuals participating in the Zoom session should also watch the meeting through that site. The meeting will be available to join beginning at 5:45 p.m. on May 20, 2021. Participants should try to sign in prior to 6:00 p.m. if possible. For public comments, the Chair will ask participants to click the “Raise Hand” button to indicate you would like to speak at that time. Staff will moderate the Zoom session to ensure all participants have an opportunity to address the Commission. In order to participate: Use a laptop, computer, or internet-enabled smartphone. (Using earphones with a microphone will greatly improve your audio). You need to have access to the internet. Keep yourself on muted status. If you have any technical difficulties during the hearing, please email smanno@fcgov.com. Public Participation (Phone): If you do not have access to the internet, you can call into the hearing via phone. Please dial: 253-215-8782 or 346-248-7799, with Webinar ID: 959 6954 2622. (Continued on next page) Packet pg. 1 Planning and Zoning Commission Page 2 May 20, 2021 • ROLL CALL • AGENDA REVIEW • CITIZEN PARTICIPATION Individuals may comment on items not specifically scheduled on the hearing agenda, as follows: • Those who wish to speak are asked to state their name and general address before speaking. • The presiding officer will determine and announce the length of time allowed for each speaker. • Each speaker should state their name and address and keep their comments to the allotted time. • Any written materials should be provided to the Secretary for record -keeping purposes. • A timer will beep once and the time light will turn to yellow to indicate that 30 seconds of speaking time remain and will beep again and turn red when a speaker’s time to speak has ended. • CONSENT AGENDA The Consent Agenda is intended to allow the Planning and Zoning Commission to quickly resolve items that are non-controversial. Staff recommends approval of the Consent Agenda. Anyone may request that an item on this agenda be “pulled” for consideration within the Discussion Agenda, which will provide a full presentation of the item being considered. Items remaining on the Consent Agenda will be approved by the Planning and Zoning Commission with one vote. The Consent Agenda generally consists of Commission Minutes for approval, items with no perceived controversy, and routine administrative actions. The meeting will be available beginning at 5:45 p.m. Please call in to the meeting prior to 6:00 p.m., if possible. For public comments, the Chair will ask participants to click the “Raise Hand” button to indicate you would like to speak at that time – phone participants will need to hit *9 to do this. Staff will be moderating the Zoom session to ensure all participants have an opportunity to address the Committee. Once you join the meeting: keep yourself on muted status. If you have any technical difficulties during the hearing, please email smanno@fcgov.com. Documents to Share: If residents wish to share a document or presentation, City Staff needs to receive those materials via email by 24 hours before the meeting. Please email any documents to smanno@fcgov.com. Individuals uncomfortable or unable to access the Zoom platform or unable to participate by phone are encouraged to participate by emailing general public comments you may have to smanno@fcgov.com . Staff will ensure the Commission receives your comments. If you have specific comments on any of the discussion items scheduled, please make that clear in the subject line of the email and send 24 hours prior to the meeting. As required by City Council Ordinance 079, 2020, a determination has been made by the chair after consultation with the City staff liaison that conducting the hearing using remote technology would be prudent. Packet pg. 2 Planning and Zoning Commission Page 3 May 20, 2021 1. Draft Minutes for the P&Z April Hearing The purpose of this item is to approve the draft minutes of the April 1, 2021, Planning & Zoning Commission hearing. 2. NE Prospect & I-25 Annexation and Zoning PROJECT DESCRIPTION: This is a request for a 100% voluntary annexation of a former frontage road that was recently vacated by Colorado Department of Transportation (CDOT). The vacated 4-acre tract of land was dedicated to the adjacent property owner, who is now petitioning for annexation and zoning of the property. The adjacent properties have already been incorporated into the city. The requested zoning for this annexation is General Commercial (C-G). APPLICANT: Jason Messaros BHA Design Inc. 1603 Oakridge Dr Fort Collins, CO 80525 STAFF ASSIGNED: Kai Kleer, City Planner 3. NE Prospect & I-25 Rezone PROJECT DESCRIPTION: This is a request to rezone 4.625-acres in the northeast quadrant of the I-25 and East Prospect Road interchange (parcel # 8715000009). The site is currently zoned Urban Estate (UE) and the request is for placement into the Industrial (I) zone district. APPLICANT: Jason Messaros BHA Design Inc. 1603 Oakridge Dr Fort Collins, CO 80525 STAFF ASSIGNED: Kai Kleer, City Planner • DISCUSSION AGENDA 4. Sam’s Club Fuel Station Major Amendment and APU PROJECT DESCRIPTION: This is a proposed Major Amendment, MJA#200002, of the Harmony Market 1st Filing PUD. The proposed development would add a Sam’s Club fuel station in a bay of the existing Sam’s Club parking lot. This request requires an Addition of a Permitted Use (APU) for the gasoline station because that use is not listed as a permitted use in the Harmony Corridor Standards and Guidelines for Regional Shopping Centers. Sam’s Club is part of a designated Regional Shopping Center per the Standards and Guidelines. APPLICANT: Sam’s Real Estate / Sam’s East, Inc. Chelsea Penn 2101 SE Simple Savings Dr Bentonville, AR 71716-0745 STAFF ASSIGNED: Clark Mapes, City Planner Packet pg. 3 Planning and Zoning Commission Page 4 May 20, 2021 5. Magnolia Dwellings PROJECT DESCRIPTION: This is a request to construct a 3,795 square foot 4 -plex located at 335 E Magnolia Street. The proposal includes two modifications of standards to allow for a reduced parking lot landscape setback and to exceed the compact parking stall maximum from 40% to 42%. APPLICANT: Shelley LaMastra Russell + Mills Studios 506 S College Ave Fort Collins, CO 80524 STAFF ASSIGNED: Kai Kleer, City Planner 6. Mosaic Neighborhood Center PROJECT DESCRIPTION: This is a Project Development Plan (P.D.P.) to develop a neighborhood center for the Mosaic Community. The proposal includes approximately 4,000 square feet of commercial space as well as a community pool with an affiliated 1,000 square foot building, a neighborhood open space area, and 19 off-street parking spaces. Future access will be taken from Conquest Way to the east. The request includes a Modification of Standard and is located within the Low- Density Mixed-Use Neighborhood (LMN) zone district, which requires Planning & Zoning Board (Type 2) review. APPLICANT: John Beggs Russel + Mills Studios 506 S College Ave Fort Collins, CO 80524 STAFF ASSIGNED: Pete Wray, Senior City Planner • OTHER BUSINESS • ADJOURNMENT Packet pg. 4 Agenda Item 1 Item 1, Page 1 AGENDA ITEM SUMMARY May 20, 2021 Planning and Zoning Commission STAFF Shar Manno, Customer and Administrative Manager SUBJECT MINUTES OF THE APRIL 1, 2021 P&Z HEARING EXECUTIVE SUMMARY The purpose of this item is the consideration and approval of the draft minutes of the April 1, 2021 Planning & Zoning Commission hearing. ATTACHMENTS 1. Draft April 1, 2021 P&Z Minutes Packet pg. 5 Michelle Haefele, Chair Virtual Hearing Ted Shepard, Vice Chair City Council Chambers Jeff Hansen 300 Laporte Avenue Per Hogestad Fort Collins, Colorado David Katz Jeff Schneider Cablecast on FCTV, Channel 14 on Connexion & William Whitley Channels 14 & 881 on Comcast The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224- 6001) for assistance. Regular Hearing April 1, 2021 Chair Haefele called the meeting to order at 6:00 p.m. Roll Call: Haefele, Hansen, Hogestad, Katz, Schneider, Shepard, Whitley Absent: None Staff Present: Everette, Sizemore, Yatabe, Stephens, Claypool, Von Koepping, Virata, Hahn, Wray, Gloss, Bzdek, Saha, Zentz, Kleer, Haigh, Smith, and Manno Chair Haefele provided background on the board’s role and what the audience could expect as to the order of business. She described the following procedures: •While the City staff provides comprehensive information about each project under consideration, citizen input is valued and appreciated. •The Board is here to listen to citizen comments. Each citizen may address the Board once for each item. •Decisions on development projects are based on judgment of compliance or non-compliance with city Land Use Code. •Should a citizen wish to address the Board on items other than what is on the agenda, time will be allowed for that as well. •This is a legal hearing, and the Chair will moderate for the usual civility and fairness to ensure that everyone who wishes to speak can be heard. Agenda Review CDNS Interim Director Sizemore reviewed the items on the Consent and Discussion agendas, stating that all items will be heard as originally advertised. Planning and Zoning Board Minutes DRAFTPacket pg. 6 Planning & Zoning Board April 1, 2021 Page 2 of 10 Public Input on Items Not on the Hearing Agenda: None noted. Consent Agenda: 1. Draft Minutes from March 11, 2021, P&Z Hearing – pulled from consent 2. Gil Boyer Annexation Public Input on Consent Agenda: None noted Chair Haefele did a final review of the items that are on consent and reiterated that those items will not have a separate presentation unless pulled from the consent agenda. Item 1 from the Consent Agenda was pulled and placed on the Discussion Agenda. Member Whitley made a motion that the Fort Collins Planning and Zoning Board approve the Consent agenda which consists only of the Gil Boyer Annexation ANX200002. This approval is based on the agenda materials and information presented during the work session, this hearing and discussion. It also includes information, analysis and finding of fact and conclusion contained in the staff report including the agenda materials and the hearing adopted by this Board. Member Schneider seconded the motion. Vote: 7:0. Discussion Agenda: 1. Draft Minutes from March 11, 2021, P&Z Hearing Vice Chair Shepard has changes that he would like made but did not want to initially have the item pulled. Member Hogestad also had some changes and stated he could forward them in an email. Attorney Yatabe commented that since the minutes are on adoption by the Board that he hesitates having corrections made after the Board has adopted them. The members should state what the corrections are. Chair Hafele asked if this item should be pulled. Vice Chair Shepard pulled the item from Consent. Vice Chair Shepard had the following revisions to the minutes; pg. 4 of 10 – correct spelling of pallet (of colors), pg. 5 – Fossil Creek Boulevard return lane should be Fossil Creek Boulevard turn lane, pg. 6 – correct spelling of floodplain, pg. 7 - need correct spelling for the word site. Member Hogestad had the following revisions to the minutes; pg. 7 of 10 – paragraph halfway down the page, Member Hogestad, the sentence that now reads this is enhanced architectural design. It should read this is not enhanced architectural and then it follows the definition of enhanced architecture is intended to set a standard for other buildings in the area. Chair Haefele commented that she will still rely on both individuals to send an email message with specific locations. Is this ok with staff? Public Input None noted Member Whitley made a motion that the Fort Collins Planning and Zoning Board approve the Draft Minutes from the March 11, 2021 P&Z hearing as edited by Vice Chair Shepard and Member Hogestad. This approval is based on the agenda materials and information presented during the work session, this hearing and discussion. It also includes information, analysis, findings of fact, and conclusion contained in the staff DRAFTPacket pg. 7 Planning & Zoning Board April 1, 2021 Page 3 of 10 report, including the agenda materials and hearing that are adopted by this Board. Member Shepard seconded. 7:0 3. Apex-Haven Apartments PDP Project Description: This is a request for the 100% voluntary annexation of a 9,800 square foot property containing a single-family residence located at 241 N Taft Hill Road. The annexation site is located approximately 425 feet northwest of the intersection of Laporte Avenue and N Taft Hill Road, catty-corner to 7-Eleven. Recommendation: Approval Secretary Manno reported that there was no additional citizen emails or letters received. Staff and Applicant Presentations Planner Wray gave a brief verbal/overview of this project. Shelley Lamastra, landscape architect and planner, Ian Shuff, project architect, Kevin Brazelton, project civil engineer & Company and owners of the project CSurf and Maximo Development also provided a brief verbal/visual overview of this project. Member Hogestad disclosed that he lives within the notification area and this this will not have any influence on his person or financial wellbeing and will not cause any difficulty to make a fair decision. He also commented that he provided design work for the applicants will have no personal or financial influence on his ability to make a fair decision. Member Hansen disclosed that he has done some design work for the developer in the past and that there is no immediate project with this developer. Public Input (3 minutes per person) Sue White, 714 W. Prospect Rd., presented slides of trees on her property. She feels that the zone around the trees needs to be expanded to fully protect them. Trees were not watered during site prep. Please protect the trees. Jim Swanstrom, 638 W. Prospect Rd., he is glad to see the project has been moved. He is concerned as to how the 25’ is being measured. Are they allowed to have a roof overhang within the 25’? He feels the fence becomes the property line as it has not moved within the past 25 years. Measurement should be taken off the fence line. He questions the amount of space around the trees for their protection, it should be more. He requests that if the trees die, that the developer is responsible for the cost to remove and replace the trees. He prefers a masonry fence between. Denise, she feels there will be a trash issue. She agrees with Diane about the critical root zone, and we should be adding to the measurement. Construction workers urinating by fence, who do I call? Natasha Davila, 808 W. Prospect, the public really has no idea about this project. There is more trash than before, and the racoons are bad in the area. This is all concerning. Diane, 714 W. Prospect Rd., she spoke of the oak tree that is being saved. She is concerned for the critical root zone and appreciates anything anyone can do to save the tree. Staff Response Mrs. Lamastra responded to citizen comment. She spoke generally to what is expected for tree protection specs and what is required. There is a list that was created by forestry. There must be a construction fence erected 6 feet away or half of the drip line whichever is greater. They do not permit any cut or fill over a 4” fill within the drip line of any tree and do not permit any cleaning, storage or disposal of equipment. The off-site trees were looked at DRAFTPacket pg. 8 Planning & Zoning Board April 1, 2021 Page 4 of 10 and based on the information it is a 36” oak, 80 to 100 years old. There is nothing in the land use code that speaks to off-site trees. Forestry recommends that the applicant and developer be a good neighbor. On-site mitigation is based on the size and condition. Planner Wray commented that the land use code does not require off-site replacement or mitigation. However, the intent of the owner is to agree to show additional information on the plans to protect the roots that extend onto the site. But there is not a requirement to replace trees off-site. Chair Haefele commented that there were questions about how tenants will deal with trash. Mrs. Lamastra responded that there will be two trash locations with regular pickup scheduled along with a cleaning crew. Residents can contact the property management firm with any issues. Mrs. Lamastra addressed Natasha’s comments about not knowing about this project. Only the property owners are notified. The City does post on-site, which there has been a posting for the past year and a half. The amenities will be shared for the Apex tenants as well. Construction issues and violations, this is a local developer, and their information is available, they will continue to own and operate this site. If there are issues, this is someone right down the street, not another state. The masonry fence would be more detrimental to the trees than a cedar fence. We will continue to work on the mulch on the East side for the trees, this should be added as a note from this hearing. The existing fence is 6” over form the existing property line, it is fairly negotiable, they can certainly install on the correctly property line when it is installed 6” over. The overhang is in compliance. Vice Chair Shepard asked about the fence being off property line. Mrs. Lamastra responded that it is off to the west. Setbacks are measured from a property line, not a fence. Member Hansen spoke to the fence and how long it has been in place. He would like clarification from legal on how that all works. Attorney Yatabe responded that common law under principals of adverse position that a person would need to establish. In Colorado there is a statutory provision regarding this. It is understood that at this point the property owner who believes they are in a position of adverse possession of another owners’ property would have to establish that in court, for the title to be adjudicated in that manner. The person that is claiming adverse possession does not have a particular right to the property as against the actual owner of the property. Member Hogestad asked if there was a ramp down into the retention pond. Mr. Shuff responded that the retention pond is not deep. Kevin, Civil Engineer, responded that the pond has an access ramp down to on the west side and the pod is only 36” deep. It is not intended for gather and use. Kevin does not see the pond area as a gathering space, it is required for a means of getting maintenance personnel and equipment to the bottom. The ramp is to be grass just as the other existing pond. Member Hogestad is concerned with the Juliet balconies. They look right down on the existing property and people can hang out of them. There is a lack of privacy. Applicant team member responded that the evergreen trees are the buffer with a 25’ distance. They can open the windows and hang out. Board Questions / Deliberation Clarifying questions Member Hogestad asked a question of legal counsel. Attorney Yatabe sent an email the previous day that instructed the Board that they could not consider any construction activities if there is a condition of approval. There was a project that was approved in June of 2019, as condition of approval it sets hours and days of operation. How is different? This is for Sunshine House, Bucking Horse major amendment. Attorney Yatabe responded that those are hours operation of the proposed use and he suggests that if the Board has questions relating to the confidential memorandum that was distributed, he suggests the Board go into Executive Session to discuss the issue. Member Hogestad does not know if that would prove fruitful. He just wants to understand how in one project hours and days of operation can be considered and then in another project, it cannot. Attorney Yatabe stated that the Sunshine House was restrictions on the use, not the construction of the project, and that is the difference. Vice Chair Shepard commented that it was mentioned that bldg. 3, the house that is already designated, will become a duplex and that he did not see where the second entrance would be, or if there will be one or if the entrance will be through the existing front door. The applicant team responded that bldg. 3 has two existing doors, DRAFTPacket pg. 9 Planning & Zoning Board April 1, 2021 Page 5 of 10 a front porch facing front entry on the south side and in addition to that on the west elevation tucked around the corner there is a back door which will be retained. Vice Chair Shepard, on the east side fence, a reference was made that it will be 6’ south to the front line of bldg. 3 and from the front line of bldg. 3 that went down to 4’ and extended further south. Is this correct, will there be a 4’ fence located south of bldg. 3 and if so, how far will it go? Ms. Lamastra responded that there is some existing fence on the property line. The 6’ section will come down to the front of the home and tapper down to the utility easement on the front to replace the existing split rail. The new fence will be cedar with a height change. Will the fence create the site distance for vehicles exiting the driveway onto Prospect Rd.? Mrs. Lemastra could not confirm. Vice Chair Shepard asked if the new spruce trees that will be planted, will they continue to be sprayed for the Ips beetle? Ralph Zentz, Assistant City Forester, an evaluation would have to happen on an annual basis to determine if it is necessary or not. If after care is done correctly it should not be necessary. The two larger trees should be treated for the next several years due to their condition. Vice Chair Shepard wanted to know if the lofts were considered bedrooms. Applicant team responded yes that they took some units that were studios and converted them to one-bedrooms. Vice Chair Shepard asked Mrs. Lamastra if the replacement trees were on-site trees or if they were off-site mitigation trees. Mrs. Lamastra responded that they are mitigating on-site and reiterated that the trees that were taken down along Prospect are being replaced on-site. Vice Chair Shepard asked Planner Wray where the enclosed bicycle parking located. Mrs. Lamastra responded that they are in the basement and enclosed stairs of the Haven Building. Vice Chair Shepard asked if there will be chutes or hallway pickup or if each tenant hand carry materials to the trash location. Mrs. Lamastra said that this is being discussed and not completely flushed out on how they will be handling this. There are two trash and recycling locations on the site. Member Hansen commented that it looks as though there is no east bound access from Prospect, is this correct? Mrs. Lamastra responded that this is correct. They are all right-in, right-out and that the intent is that future build out of Prospect is that there will be a median that runs along this section. Vice Chair Shepard as about the oak tree on the abutting property. How close is the trunk of the tree to the property line? Mrs. Lamastra responded just shy of 36’ between the building and the tree, and about 10 ½ from their property line. The new trees will be drip irrigated. Deliberation Member Hogestad wanted to finish the conversation regarding the Juliet balconies. He is concerned about these balconies and the privacy of the people below. He would the applicant to change these to fixed window. Member Hansen commented that the top of the railing is a minimum of 42”, how is this different than a sliding window? Member Hansen does not see the balconies being any different than a window. Member Hansen wanted to know what materials Member Hogestad was looking at that is causing this concern. Member Hogestad responded asking if it took a description or if it was intuitive? 3-stories high looking down 25’ feet. Member Hansen mentioned that there will be Evergreen trees there as well. Member Hogestad said that those trees will be 8’ in height and take 40-years to achieve a height great enough to obscure the view. Chair Haefele feels it is styling and that if it were a true window instead of a door, the screen could be fixed and help to prevent people from leaning out. She also agrees that the Evergreens will take a long time to grow. Member Schneider commented that the screens can be popped out of the windows and he does not understand the argument. Member Hogestad commented that it is a perception of a lack of privacy. Chair Haefele commented that if it is a floor to ceiling, sliding glass door, the tendency might be to leave the space completely open and available to walk up to. If it is a window, the opening could be blocked by a chair or couch. These types of balcony treatments do end up activating. Member Schneider feels the Board is over analyzing this aspect. The second story has the same concern until the trees grow. Member Hogestad commented that the vantage point is somewhat less, and he would like to be reasonable, he feels changing the third floor is a simple and easy concession. Member Katz appreciates Member Hogestad interpretation of the code, but he feels if you remove the wrought iron, then it is just a window design standard and would be very subjective. He also feels that this is being over analyzed and is wasting time. Member Hogestad DRAFTPacket pg. 10 Planning & Zoning Board April 1, 2021 Page 6 of 10 disagreed. Ian feels that this is semantics as it is a living room space. It is not a balcony; it is a guardrail. You could hang out of it about a foot or so, but this is not the intent of a balcony like this. Ian commented that there are 5-stories buildings just down the way. Everything that can be done to mitigate has been done. Member Hogestad asked what the floor elevation of the 3rd floor was. Ian responded just below 30’, and to keep in mind the house to the East is just over 100’ away from the property line. Member Hogestad commented that the enjoyment of the property is not restricted to the house, it is the entire property. Member Hansen feels they are getting into semantics. Vice Chair Shepard asked Pete or Shelly to respond to whether the foliage from the Burr Oak would help screen the yard from the balconies. Mrs. Lamastra responded that the images shared by citizens, there are several other large shrubs and smaller trees along the west property line, in addition to the oak. In leafed out condition, and on the west side of the property, when you get that high, the tree is significantly higher than the windows of this building. There will also be new evergreens planted. They are slow growing, but they are being planted at a larger height than code requires. Planner Wray added that staff found privacy was addressed in combination with the 25’ buffer. The new trees are at approximately two-thirds maturity and will grow taller than the building. On the east side, removal of the open stairways, staff found that really helped block any type of internal building activities and that also affected the lighting. In combination this helped with screening and privacy. Member Hogestad asked, for confirmation, that the east most, third-story balcony will be obscured by the oak. Mrs. Lamastra commented that they cannot definitively say yes. She had slides pulled up to help visualize. No assessment was completed on the elm tree as this is an off-site tree belonging to Jim. The canopy was not measured, but in all actuality, is larger than 25”. Vice Chair Shepard commented that the forestry believes the existing evergreen trees would benefit from annual spraying for the ips beetle. There may be a condition of approval that includes annual spraying for the ips beetle. Member Schneider asked, for clarification, if there should be monitoring as some may not need to be sprayed on an annual basis. Also, that this could be accomplished through a final development plan. Vice Chair Shepard stated that is acceptable and verified with Planner Wray. Chair Haefele asked if there were requirements that the opening be treated and clearly built in a way as to not be construed as doors or openings? Are there building codes that ensure that these are flush safety railings as opposed to a step out on balcony? In addition to privacy, there are safety issues and did not realize it was part of the proposal. She feels these structures have been problematic. Member Schneider responded that the building codes require a minimum of 42” tall and that the Board should be cautious of trying to put a condition based on the building code now with a land use code. The building code will take care of those design standards and how that is implemented. Member Hansen commented that the building code will not prevent you from building a balcony there, that is part of this development plan. The development plan that the Board is approving does not have balconies. If they were to add balconies, it would require at least a minor amendment. Vice Chair Shepard has issues with heavy equipment and soil mounds being in close proximity to the trees. He requested that Rick Callan and Robin Bachelet provide all contact information so citizens can contact them with any issues in relation to the tree. Attorney Yatabe commented on Vice Chair Shepard’s comment that a note on the landscape plan be added. Attorney Yatabe hesitates to have one Board member unilaterally creating a condition. Forestry may be able to add additional detail as to staff’s responsibilities. He clarified that what Vice Chair Shepard is requesting is not a reiteration of the municipal code requirements, but an additional ask of this project. It would be improper for individual Board members to give direction to staff to be executed. If additional clarification is needed as to what the requirement is that may be more useful for the Board, but if there is a condition to be imposed, the Board would need to figure out the basis for the condition and pose it as part of the motion. Member Katz commented that he does not feel this condition belongs in the motion and wanted to know if watering and maintaining the buffers is addressed in the development agreement. These motions are more complicated than they need to be and difficult to enforce. Planner Wray commented that with the notes that are on the plans now, the intention is to finalize them in the final plan review and additional notations for clarification can be addressed after the hearing. This can be addressed at FDP. DRAFTPacket pg. 11 Planning & Zoning Board April 1, 2021 Page 7 of 10 Member Hansen agrees with Member Katz. Noting concerns in the general discussion suffices and he feels they do not be codified as part of the approval of the project. Vice Chair Shepard brings this all up because of the image brought forth by Sue White. Based on the loss of those evergreen trees over time through the ips beetle and deteriorating health and that the trees were not treated well during construction. This raised the concern that we have gone beyond the normal bounds of standard operating procedure. The plan has the existing trees, these trees are bound to be preserved. Given the track record of the owner, applicant, developer, possibly contractor, he is worried about the trees. There is nothing in the land use code that states you have to monitor your trees for the ips beetle and that you need to spray. Because the site benefits so much from the trees, this was the motivation for the conversation. Chair Haefele agrees. Member Whitley is concerned with the privacy issue, but he feels it is addressed largely by the trees. If the trees go away the privacy issues come back. It is appropriate in this case. Member Katz is concerned with the trees, if there was a way to do this cleanly, he would support it, but it is not in the land use code. How much can go outside of the lane? Attorney Yatabe commented that as a Board, you need to identify the basis for that actions as they extend to conditions and his understanding is that principally. Quite a few of the tree provisions are in the municipal code and there are a number in the land use code as well. Zero in on what you are looking at for this. Justify the condition that you are putting on it. Chair Haefele feels this is possible. She would encourage Vice Chair Shepard if possible, to craft a motion that puts a condition that says that “given that the existing trees, with tenuous health, are part of the landscape plan, which is part of the land use code, that there is a condition that extraordinary measures are taken to ensure that the trees survive”. Member Hogestad agrees with Chair Haefele that much of the conversation about privacy has been based upon trees and what they are going to do in terms of privacy and sound mitigation. This is not something that the Board should lightly consider or dismiss. It should be in the motion as a condition. Member Katz does not feel the argument is trying to find a way to protect the trees, it is trying to find a way to protect the trees. He just does not know what the appropriate way to do it might be. What if the project gets sold, where is it showing up for the new buyers? How is this enforced? Attorney Yatabe stated that as to enforcement, an approved project development plan by the Board serves as a template for the final plan. The final plan undergoes a review to ensure that it complies with the guardrails of the project development plan. The final approved plans include something about tree protection and if that is not followed through on, that is viewed as being out of compliance with the approved plan. This is where the enforceability comes in. The subsequent property owner would inherit the final plan. Vice Chair Shepard echoed what Attorney Yatabe stated. Also, integral to the project is the character of the trees to this project. Member Hansen agrees that the trees improve the privacy to the properties to the East. These trees are not on the property in question tonight. It would be reasonable to ask the owner and development team to protect the trees during construction, but after a certain period the responsibility should go back onto the owner of the trees and this should not go on indefinitely. Vice Chair Shepard is concerned with the existing evergreen trees. Chair Haefele commented that these are two separate items, and she agrees that there should be a request that the applicant and owner make their contact information available to the adjacent property owners, but this is not part of the motion. It is reasonable to put it in a condition of approval to ensure that the landscape plan is met, something specific is done to address the specific known threat to the trees. Mrs. Lamastra pointed out that the remaining spruce trees were treated on March 2nd, by ArborX with systemic treatment to protect the from the ips beetle. This was part of the staff requirement and will be assessed on an annual basis. The trees are important to the owners and assessment and treatment will continue moving forward. Chair Haefele commented that having a condition of approval that an annual inspection and treatment of the spruce trees will be of no impact on the anticipated plan. Attorney Yatabe commented that forestry staff prefer that the inspection be completed by a certified arborist. Vice Chair Shepard recommended that a condition of approval be added. “Prior to submittal of a final plan, a note be added to the tree mitigation plan that states generally that given the importance and the character of the existing spruce trees, and the importance that these tress to the visual character of the property, the sound attenuation from Prospect road, and privacy that it is of utmost importance that these trees be maintained given their life and that DRAFTPacket pg. 12 Planning & Zoning Board April 1, 2021 Page 8 of 10 they be annually inspected by a certified arborist and if necessary, be treated for the ips beetle upon inspection results. Member Katz would approve the above and Member Schneider asked if a timeframe should be added. Member Schneider made a motion that the Fort Collins Planning and Zoning Board approve the Apex Haven Apartments PDP210002 with the following condition. The existing trees have an annual inspection by a certified arborist to determine the health and any future needs for survival to help protect the privacy and conditions of those trees. This approval is based on the materials and information presented at the work session, during this hearing and Board discussion. All items comply with the land use code requirements, the finding of facts that have been listed in the staff report. Vice Chair Shepard seconded. Member Hogestad commented on the new design, he feels it is much better and more deliberate. It is refreshing to have a project that does not require any modifications, he will be support the motion. Member Hansen commented likes how the design has evolved. He has concerns about renters that are in the notification area that are not getting the notifications. In 7.5 years, he has not seen a good resolution to this issue. Member Schneider echoed what has been said previous and express gratitude to the applicant team for working with the neighbors. Member Whitley feels one of the challenges of the site is blending the two very different usages. The new design and trees help. Chair Haefele agrees and will be supporting. Vote: 7:0 4. Residential Metro District Evaluation Process Member Katz disclosed that he is a board member of a metro district that is not in the City of Fort Collins. Project Description: This is a request to amend the City of Fort Collins Metropolitan (Metro) District policy by adopting a Residential Metro District Evaluation system. Recommendation: Approval Secretary Manno reported that there was no additional citizen emails or letters received. Staff and Applicant Presentations Planner Gloss gave a brief verbal visual overview of this project. Public Input (3 minutes per person) Bill Swalling, thanked everyone for including innovation into this topic. This is a great start. Thanked Cameron for his work in this project. Gene Myers, builder in town. Has worked with Cameron and staff on the energy portion. He feels like voices have been heard. This is an aggressive plan and yet realistic to the point where a builder would sign on and support. Staff Response None noted Board Questions / Deliberation Member Hansen thanked Cameron for taking a second look at this and is a big improvement. There are many definitions that need clarification. Airtight homes, there is no such thing as “airtight”. What is the threshold? Planning Manager Gloss responded that true there is no such thing as airtight, that the amount of air exchange is used as a means of measurement for airtightness. Member Hansen asked to have more detail and clarifications added to the report. Member Schneider commented that the devil is in the details. Those in the industry can make all this happen if we know what the details are. He would like to know what the requirements are. Transparency and disclosures. How DRAFTPacket pg. 13 Planning & Zoning Board April 1, 2021 Page 9 of 10 are we going to control the building, property, or neighborhood to stay within the confines of what is approved within the Metro District. Planning Manager Gloss responded that it is the requirement of the Metro District and the authority to enforce the standard. Practically speaking, probably not. Someone could wheel in a new water heater, plumb it themselves and who would be the wiser? The system has been designed so that basically the improvements that go with the valuation system to satisfy the requirements with go with that metro district. Is there any way to put notes on those properties at the building department level “here is what you can and cannot do”? Planning Manager Gloss: we would have the capacity to identify those properties within a metro district and what those standards were with the building permit. The bigger challenge is the monitoring over a long period of time. Member Schneider agrees with Member Hansen in that as people put these together, trying to understand the thresholds, there are implications to multiple things. Knowing on the frontend for design is important. Member Hansen commented that by the time this gets finalized, making those thresholds very clear, so that there is no ambiguity, it is imperative. Vice Chair Shepard asked if Utilities would continue to be involved so the building permit is approved in accordance with metro district standards? Planning Manager Gloss responded that, that was the idea and added that the changes to the energy code are moving forward rapidly. This is one step, and the next step will accelerate. Many of the points that you see today will be modified within the next few years so that they will be mandatory for all developments. Member Shepard feels this is an impressive outcome. By raising the bar of the metro districts, you bring the balance of the community along. Member Shepard ask if the references to electric air source heat pump is for heating, cooling, and water heater. Planning Manger Gloss responded that it is for heating and cooling. Basically, you are taking the ground temperature and using a pump to even things, the water heater is on a separate outlet. The whole house fan is not listed but is still standard. Same with the swamp cooler. Chair Haefele feels that the evaporative cooler is a good way to cool and save energy. Member Hansen wanted to know if there were any extra points for innovation. Planning Manager Gloss responded that it would qualify for innovation points. Vice Chair Shepard commented that it is important for the group to stay together and reconvene quarterly or twice a year to keep monitoring, learning, and updating as we go. Maybe there is an annual report. Planning Manager Gloss commented that there is a commitment to evaluate success every two-years and looking at changes to the system. Planning Manager Gloss spoke to the standard that would be followed through the governance plan. The City Council has essentially adopted. Member Katz was curious if Planning Manager Gloss has had any conversations with any of the third-party companies that manage metro districts. Planning Manager Gloss commented that there have been conversations and have had several very meaningful comments during the course of creating the evaluation system. Member Shepard feels this is much improved. Chair Haefele spoke to the net benefits. Member Katz agrees that this has to be a living project. Member Hansen made a motion that the Fort Collins Planning and Zoning Board recommends City Council approval of an amendment to the Metro District Policy by adopting a Residential Metro District Evaluation System. This recommendation is based upon agenda material, the information and materials presented during the work session and this hearing and the Board discussion on this item. Member Whitley seconded. Member Hansen is excited to see this implemented. Member Hogestad is please to see the innovation in the plan and is looking forward to seeing what this looks like. Member Katz agrees with Member Hansen. How do small adjustments get made? Is there latitude without a big to do? Attorney Yatabe responded that the answer is not clear cut. This differs and is not to be an element of City Plan, which would require the Board or Commission to make recommendations. There could be a different process for making changes. Changes would be run past Council. Vice Chair Shepard asked if when Council adopts this will they be adopting by resolution or ordinance? DRAFTPacket pg. 14 Planning & Zoning Board April 1, 2021 Page 10 of 10 Attorney Yatabe did not know. Chair Haefele commented that if a change is needed it is reasonable to have it reviewed by Council. She is not concerned. Vote: 7:0. For more complete details on this hearing, please view our video recording located here: https://www.fcgov.com/fctv/video-archive.php?search=PLANNING%20ZONING Repeat (copy/paste) above format for each additional item. Other Business None noted Adjournment Chair Haefele moved to adjourn the P&Z Board hearing. The meeting was adjourned at 10:12 pm. Minutes respectfully submitted by Shar Manno. Minutes approved by a vote of the Board on: ____________. Paul Sizemore, Interim CDNS Director Michelle Haefele, Chair DRAFTPacket pg. 15 Development Review Staff Report Agenda Item 2 Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com Planning & Zoning Commission Hearing: May 20, 2021 Northeast Frontage Road Annexation and Zoning (ANX210001) Summary of Request This is a request for a 100% voluntary annexation of a former frontage road that was recently vacated by Colorado Department of Transportation (CDOT). The vacated 4-acre tract of land was dedicated to the adjacent property owner, who is now petitioning for annexation and zoning of the property. The adjacent properties have already been incorporated into the city. The requested zoning for this annexation is General Commercial (C-G). Zoning Map Next Steps The Planning and Zoning Commission’s zoning recommendation and any comments related to the annexation will be forwarded to City Council for their consideration. Site Location The site is located 500 feet northeast of I-25 and E Prospect Road and was formerly the frontage road right-of-way. Proposed Zoning General Commercial (G-C) zone district. Property Owner CW Subtrust; White, Eric S. 4 W Dry Creek Cir Ste 100 Littleton, CO 80120 Applicant/Representative Jason Messaros BHA Design Inc 1603 Oakridge Drive Fort Collins, CO 80525 Staff Kai Kleer, City Planner p. (970) 416.4284 e. kkleer@fcgov.com Contents 1. Project Description ..................................... 2 2. Public Outreach ......................................... 4 3. Article 2 – Applicable Standards ................ 4 4. Findings of Fact/Conclusion ...................... 5 5. Recommendation ....................................... 5 6. Attachments ............................................... 5 Staff Recommendation Approval E E Prospect Rd I CG Packet pg. 16 P&Z Agenda Item 2 ANX210001 | Northeast Frontage Road Annexation and Zoning Thursday, May 20, 2021 | Page 2 of 5 Back to Top 1. Project Description BACKGROUND According to the policies and agreements between the City of Fort Collins and Larimer County contained in the amended (2006) Intergovernmental Agreements – Growth Management Area (IGA), the City will agree to consider annexing property in the Growth Management Area (GMA) when such property is eligible for annexation in accordance with State law. According to the IGA, as amended: “It is the City’s intent to annex properties within the GMA as expeditiously as possible consistent with the terms of this Agreement. Except as provided in Section 8(B), the City agrees to consider the annexation of any parcel or parcels of land located within the GMA which are eligible for voluntary annexation pursuant to provisions to Title 31, Article 12 Colorado Revised Statutes.” The surrounding zoning and existing land uses are as follows: North South East West Zoning General Commercial (C-G) General Commercial (C-G) General Commercial (C-G) General Commercial (C-G) Land Use Undeveloped Undeveloped Interstate 25 and undeveloped land Undeveloped The proposed annexation gains the required contiguity and is wholly surrounded by City limits by the Galatia Annexation (1990), Highway I-25 Second Annexation (1989), and Interstate Associates Annexation (1989). This satisfies the state requirement that at least one-sixth of the perimeter boundary be contiguous to the existing City of Fort Collins municipal boundary. One of the stated intents of the IGA is to have urban development occur within the City to minimize the provision of urban level services by the County. This is a 100% voluntary annexation and the annexation of the parcel does not create an enclave. On May 18, 2021, City Council will consider a Resolution to accept the annexation petition and establish that the petition is in compliance with State statutes. The Planning and Zoning Commission will be notified if the City Council decision on May 18 impacts the Commission’s hearing of this item on May 20. ZONING The proposed zoning for the Northeast Frontage Road Annexation is General Commercial (C-G). The purpose of the C-G zone district is as follows: “…to be a setting for development, redevelopment and infill of a wide range of community and regional retail uses, offices and personal and business services. Secondarily, it can accommodate a wide range of other uses including creative forms of housing. While some General Commercial District areas may continue to meet the need for auto-related and other auto-oriented uses, it is the City's intent that the General Commercial District emphasize safe and convenient personal mobility in many forms, with planning and design that accommodates pedestrians.” CITY PLAN (2019) The Structure Plan Map in City Plan provides a framework for the ultimate buildout of Fort Collins. It focuses on the physical form and development pattern of the community, illustrating areas where new greenfield development, infill, and redevelopment are likely to occur, as well as the types of land uses and intensities to encourage. The Structure Plan: Packet pg. 17 P&Z Agenda Item 2 ANX210001 | Northeast Frontage Road Annexation and Zoning Thursday, May 20, 2021 | Page 3 of 5 Back to Top • Guides future growth and reinvestment and serves as the official Land Use Plan for the City; • Informs planning for infrastructure and services; • Fosters coordinated land use and transportation decisions within the city and region; and • Helps implement principles and policies. One of the most significant changes to the 2019 City Plan from the 2011 version is the use of “place types” on the Structure Plan Map to describe future development character rather than specific land use districts. “Place type” descriptions provide a set of visual and narrative criteria to describe the look, feel, and general character of a part of the community. Thirteen place types, describing three types of neighborhoods, eight districts, and two open lands categories, are depicted on the Structure Plan. The place type that is designated for this site is Suburban Mixed-Use District and is generally described as follows: • Principally used for retail, restaurants, office and other commercial services. • A place supported by high-density residential, entertainment, childcare centers and other supporting uses. Principal Land Use: Single-family detached homes. • Densities and building heights will vary; building heights will generally be between one and five stories, but may be higher in some locations. • Key characteristics include walkable mixed-use districts that provide a range of retail and commercial services, as well as high-density residential. • An area supported by direct pedestrian and bicycle linkages to surrounding neighborhoods, as well as by [bus rapid transit] or high-frequency bus service.” The requested zoning (C-G) aligns with both the City’s Structure Plan Map designation and key characteristics described by the Suburban Mixed-Use place type. NORTHERN COLORADO I-25 CORRIDOR PLAN – REGIONAL COMMUNITIES (2001) AND I-25 SUBAREA PLAN (2003) The subject parcel is contained within the I-25 Subarea Plan boundary. In 2001 the City of Fort Collins adopted the Northern Colorado I-25 Corridor Plan in conjunction with Larimer County, Weld County, Town of Berthoud, Town of Timnath, Town of Johnstown, Town of Windsor, City of Loveland and the Colorado Department of Transportation. This joint planning effort encompassed an area of 60 square miles, measuring roughly one-mile on either side of I-25 for 32 miles. The basic elements of this Plan were for the jurisdictions to collaborate on a unified vision for the Corridor, particularly regarding the visual and physical community separation; retaining individual characteristics and identities; and addressing aspects of the built and natural environment. After adoption of the regional plan in 2001, the City of Fort Collins followed up with its own I-25 Subarea Plan in 2003, covering the area along I-25 between Larimer County Road 54 (Richards Lake Road) and CR 32 (aka Carpenter Road and Colorado State Highway 392). One of the most pertinent findings of the Subarea Plan is that this area is designated as a Commercial Corridor and an Activity Center. The Plan states: “The Commercial Corridors classification is intended to provide for a wide range of community regional; retail uses, as well as offices, business and personal services... While this classification is typically the location for highway business and auto-related uses, it also presents opportunities over time to transform existing developed areas into mixed-use (including residential), multi-modal centers, concurring with the overall community vision for Fort Collins.” (p 24) According to the I-25 Subarea Plan Land Use Plan (p 26), the subject parcel is identified as Commercial Corridor. While the Commercial Corridor zone district is not a City zone district, the General Commercial district provides direct alignment with this designation, therefore, is consistent with Subarea Plan guidance. Packet pg. 18 P&Z Agenda Item 2 ANX210001 | Northeast Frontage Road Annexation and Zoning Thursday, May 20, 2021 | Page 4 of 5 Back to Top LIGHTING CONTEXT AREA On March 26, 2021 the City of Fort Collins adopted a new exterior lighting standards and established Lighting Context Areas that correspond to the City’s zone districts. The corresponding district identified by Table 3.2.4-1 of the City’s lighting code is LC2. As part of this item, staff recommends placement of the property into the LC2 Lighting Context Area. 2. Public Outreach NEIGHBORHOOD MEETING The City of Fort Collins Land Use Code and the Colorado Revised Statutes do not stipulate that a neighborhood meeting be held in conjunction with a voluntary annexation. Therefore, a neighborhood meeting was not held. No public comment has been received to date and there is no known controversy. 3. Article 2 – Applicable Standards PROJECT DEVELOPMENT PLAN PROCEDURAL OVERVIEW 1. CONCEPTUAL REVIEW # CDR200086 A conceptual review meeting was held on November 19, 2020. 2. INITIATING RESOLUTION Scheduled for City Council’s consideration on May 18, 2021. 3. FIRST SUBMITTAL (ANX200002) Submittal Date: January 27, 2021. 4. NOTICE (POSTED, WRITTEN AND PUBLISHED) Posted Notice (ANX210001): February 2, 2021 (Sign #597). Written notice: May 6, 2021, 43 letters sent. Published Notice: May 9, 2021, Confirmation #0004725937 5. FIRST READING Scheduled for City Council’s consideration on July 6, 2021. 6. SECOND READING Scheduled for City Council’s consideration on July 20, 2021. Packet pg. 19 P&Z Agenda Item 2 ANX210001 | Northeast Frontage Road Annexation and Zoning Thursday, May 20, 2021 | Page 5 of 5 Back to Top 4. Findings of Fact/Conclusion In evaluating the request for the Northeast Frontage Road Annexation, ANX210001, staff makes the following findings of fact: 1. The property meets the State law eligibility requirements to qualify for a voluntary annexation to the City of Fort Collins. 2. The requested placement into the General Commercial (C-G) zone district is consistent with the City of Fort Collins Structure Plan Map and the I-25 Subarea Plan Land Use Plan. 3. The annexation of this area is consistent with the policies and agreements between Larimer County and the City of Fort Collins contained in the Intergovernmental Agreement - Growth Management Area. 4. On May 18, 2021, the City Council will consider the adoption of a resolution to accept the annexation petition and determine that the petition complies with State law. The resolution initiates the annexation process for the property by establishing the date, time, and place when a public hearing would be held regarding the readings of the Ordinances annexing and zoning the area. 5. The requested placement into the LC2 Lighting Context Area is consistent with the City of Fort Collins lighting standards as it relates to General Commercial zoning. 5. Recommendation Staff recommends that the Planning and Zoning Commission recommend to City Council the approval of the Northeast Frontage Road Annexation and Zoning and placement into the LC2 Lighting Context Area. 6. Attachments 1. Vicinity & Zoning Map 2. Annexation Petition 3. Annexation Map 4. I-25 Subarea Plan – Framework Plan Map 5. City Plan - Structure Plan Map 6. Lighting Context Area Map Packet pg. 20 9,028 1,504.7 Northeast Frontage Road Annexation This map is a user generated static output from the City of Fort Collins FCMaps Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable.City of Fort Collins - GIS 1,143.0 1: WGS_1984_Web_Mercator_Auxiliary_Sphere Feet1,143.00571.50 Notes Legend 6,859 Parcels City Zoning Community Commercial Community Commercial North College Community Commercial Poudre River General Commercial Limited Commercial Service Commercial CSU Downtown Employment Harmony Corridor Industrial High Density Mixed-Use Neighborhood Low Density Mixed-Use Neighborhood Medium Density Mixed-Use Neighborhood Neighborhood Commercial Neighborhood Conservation Buffer Neighborhood Conservation Low Density Neighborhood Conservation Medium Density Public Open Lands River Conservation River Downtown Redevelopment Residential Foothills Low Density Residential Rural Lands District Transition Urban Estate SITE ITEM 2, ATTACHMENT 1 Packet pg. 21 Northeast Frontage Road 174,693 SQUARE FEET 4.01 ITEM 2, ATTACHMENT 2 Packet pg. 22 ITEM 2, ATTACHMENT 2 Packet pg. 23 PROPERTY DESCRIPTION NE FRONTAGE ROAD ANNEXATION PROPERTY DESCRIPTION A TRACT OF LAND BEING A PART OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 7 NORTH, RANGE 68 WEST, OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF LARIMER, COLORADO, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTH QUARTER CORNER OF SAID SECTION 15; THENCE N89º57'48“W ALONG THE SOUTH LINE OF SAID SOUTHWEST QUARTER, A DISTANCE OF 1250.51 FEET TO THE POINT OF BEGINNING; THENCE ALONG THE EXCEPTED TRACT OF LAND SHOWN ON THE "GALATIA ANNEXATION" AS INTERSTATE FRONTAGE ROAD AND ALSO BEING DESCRIBED AT RECEPTION NO. 88059158 OF THE RECORDS OF THE LARIMER COUNTY CLERK AND RECORDER (LCCR) THE FOLLOWING COURSES: THENCE CONTINUING N89°57'48"W ALONG SAID SOUTH LINE OF THE SOUTHWEST QUARTER, A DISTANCE OF 194.78 FEET; THENCE N00°02'12"E, A DISTANCE OF 30.00 FEET; THENCE N89°57'48"W, A DISTANCE OF 85.22 FEET; THENCE N43°50'15"E, A DISTANCE OF 138.55 FEET; THENCE N03°22'20"W, A DISTANCE OF 73.50 FEET TO A POINT OF CURVATURE; THENCE 345.90 FEET ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS OF 369.26 FEET, A CENTRAL ANGLE OF 53°40'15”, AND WHOSE CHORD BEARS N37°17'58”W, A DISTANCE OF 333.39 FEET; THENCE N71°13'36”W, A DISTANCE OF 142.46 FEET; THENCE N74°38'09”W, A DISTANCE OF 494.43 FEET; THENCE N71°03'19”W, A DISTANCE OF 157.09 FEET TO A POINT OF CURVATURE; THENCE 105.71 FEET ALONG THE ARC OF A CURVE TO RIGHT, HAVING A RADIUS OF 449.26 FEET, A CENTRAL ANGLE OF 13°28'55”, AND WHOSE CHORD BEARS N57°23'41"W, A DISTANCE OF 105.47 FEET; THENCE S78°39'00"W, A DISTANCE OF 63.21 FEET; THENCE S11°21'00"E, A DISTANCE OF 200.00 FEET; THENCE N26°21'00"W, A DISTANCE OF 100.00 FEET; THENCE N09°09'00"W, A DISTANCE OF 202.70 FEET; THENCE N00°13'00"E, A DISTANCE OF 573.50 FEET; THENCE S54°51'00"E, A DISTANCE OF 24.37 FEET; THENCE S00°13'00"W, A DISTANCE OF 359.17 FEET TO A POINT OF CURVATURE; THENCE 347.06 FEET ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS OF 369.26 FEET, A CENTRAL ANGLE OF 53°51'07", AND WHOSE CHORD BEARS S37°12'34"E, A DISTANCE OF 334.43 FEET; THENCE S71°13'36”E, A DISTANCE OF 142.46 FEET; THENCE S74°38'09”E, A DISTANCE OF 494.43 FEET; THENCE S71°03'19”E, A DISTANCE OF 157.09 FEET TO A POINT OF CURVATURE; THENCE 420.85 FEET ALONG THE ARC OF A CURVE TO THE RIGHT, HAVING A RADIUS OF 449.26 FEET, A CENTRAL ANGLE OF 53°40'21", AND WHOSE CHORD BEARS S37°17'52"E, A DISTANCE OF 405.63 FEET; THENCE S03°32'38”E, A DISTANCE OF 88.12 FEET; THENCE S46°10'16"E, A DISTANCE OF 144.50 FEET; THENCE S00°02'12"W, A DISTANCE OF 30.00 FEET TO THE POINT OF BEGINNING. CONTAINING 174,693 SQUARE FEET, 4.01 ACRES MORE OR LESS ITEM 2, ATTACHMENT 2 Packet pg. 24 ITEM 2, ATTACHMENT 2 Packet pg. 25 Northeast Frontage Road ITEM 2, ATTACHMENT 2 Packet pg. 26 ANNEXATIONSITEGALATIA ANNEXATIONDDDDGALATIA ANNEXATIONGALATIA ANNEXATIONHIGHWAY I-25 SECOND ANNEXATIONINTERSTATE ASSOCIATESANNEXATIONJob No.Date:SHT 1 OF 1P.O. Box 261176Lakewood, Colorado 80226720.251.0468RW210101-25-21VICINITY MAPSCALE: 1"=1200'“””””””””””ITEM 2, ATTACHMENT 3Packet pg. 27 LAND USE PLAN 5 I-25 Subarea Plan 26 ITEM 2, ATTACHMENT 4 Packet pg. 28 9,028 1,504.7 Northeast Frontage Road Annexation This map is a user generated static output from the City of Fort Collins FCMaps Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable.City of Fort Collins - GIS 1,143.0 1: WGS_1984_Web_Mercator_Auxiliary_Sphere Feet1,143.00571.50 Notes Legend 6,859 Growth Management Area City Limits Community Separator Adjacent Planning Area Structure Plan Adjacent Planning Area Campus District Community Separator Downtown District Industrial District Mixed Employment District Mixed Neighborhood Neighborhood Mixed Use District Parks and Natural/Protected Lands R&D/Flex District Rural Neighborhood Single Family Neighborhood Suburban Mixed Use District Urban Mixed Use District ITEM 2, ATTACHMENT 5 Packet pg. 29 SCOLLEGEAVEW HORSETOOTH RD W MULBERRY ST S SHIELDS STLAPORTE AVE S TIMBERLINE RDSTATE HIGHWAY 392 NUS HIG H WA Y 2 8 7 SLEMAY AVESTRAUSSCABINRDZIEGLERRDRIVERSID E AVE S OVERLAND TRLN HOWESST9TH STW LAUREL ST E MOUNTAIN A V E W DRAKE RD E PROSPECT RD W WILLOX LN S TAFT HILL RDW VINE DR COUNTRY CLUB RD E VINE DR RICHARDS LAKE RD REMINGTONSTW MOUNTAIN AVE TURNBERRYRDE W ILLOX LN E TRILBY RDLANDINGSDRW PROSPECT RD E COUNTY ROAD 38 E MULBERRY ST JE F F E R S O N ST E DOUGLAS RD COUNTY ROAD 54G NCOLLEGEAVEW ELIZABETH S T NLEMAYAVEWCOUNTYROAD38EE COUNTY ROAD 50MOUNTAINVISTADR E HARMONY R DN TIMBERLINE RDBOAR D WALKD RTERRYLAKERDG R E G O R Y R D E HORSETOOTH RD KECHTER RDN SHIELDS STS COUNTY ROAD 5W HARMONY RD S HOWES STW DOUGLAS RD N OVERLANDTRLE COUNTYROAD 36S MASON STMAIN STW TRILBY RD E DRAKE RD E SUNIGARD ELINCOLNAVE CARPE NTE R RD E TRO U T M A N P K W Y E COUNTY ROAD 30S US HIGHWAY 287S COUNTY ROAD 13E COUNTY ROAD 52 S COUNTY ROAD 11S S U MMIT V IE WD R S COUNTYROAD 7N COUNTY ROAD 17E COUNTY ROAD 48N COUNTYROAD 19N COUNTY ROAD 5NTAFTHILLRDE COUNTY ROAD 54 S COUNTY ROAD 19GIDDINGS RDN COUNTY ROAD 9S COUNTY ROAD 9Lighting Ordinance Planning - Draft Printed: February 04, 2021 Lighting Ordinance Context Areas - Draft City Limits - Outline Growth Management Area LC0 LC1 LC2 LC3 ITEM 2, ATTACHMENT 6 Packet pg. 30 1 May 20, 2021 Kai Kleer City Planner Planning and Zoning Commission Northeast Frontage Road Annexation & Zoning #ANX210001 Site Context 2 E Prospect CR5Site 1 2 ITEM 2, ATTACHMENT 7 Packet pg. 31 2 Site Context 3 E Prospect PSD SITE Zoning Map CG E Prospect Rd I UE SITE 3 4 ITEM 2, ATTACHMENT 7 Packet pg. 32 3 Recommendation 5 Staff recommends the approval of the Northeast Frontage Road Annexation and Zoning and placement into General Commercial zone district and the LC2 Lighting Context Area. 5 ITEM 2, ATTACHMENT 7 Packet pg. 33 Development Review Staff Report Agenda Item 3 Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com Planning & Zoning Commission: May 20, 2021 NE Prospect & I-25 Rezone, REZ210001 Summary of Request This is a request to rezone 4.625-acres in the northeast quadrant of the I-25 and East Prospect Road interchange (parcel # 8715000009). The site is currently zoned Urban Estate (UE) and the request is for placement into the Industrial (I) zone district. Zoning Map (ctrl + click map to follow link) Next Steps At the Planning and Zoning Commission hearing, the Commission will make a recommendation to City Council. City Council would then consider a rezoning Ordinance. Site Location Located at the NE corner of the I-25 & E Prospect Road interchange. Property Owner CW Subtrust; White, Eric S. 4 W Dry Creek Cir Ste 100 Littleton, CO 80120 Applicant/Representative Jason Messaros BHA Design Inc 1603 Oakridge Drive Fort Collins, CO 80525 Staff Kai Kleer, City Planner p. (970) 416.4284 e. kkleer@fcgov.com Contents 1. Project Introduction .................................... 2 2. Article 2 - Applicable Standards ................. 3 3. Article 2 – Applicable Standards ................ 4 4. Staff Analysis ............................................. 5 5. Findings of Fact/Conclusion ...................... 9 6. Recommendation ....................................... 9 7. Attachments ............................................. 10 Staff Recommendation Approval SITE UE I CG LMN Kitchell Estates Packet pg. 34 P&Z Agenda Item 3 REZ210001 | NE I-25 & Prospect Rezone Thursday, May 20, 2021 | Page 2 of 10 Back to Top 1. Project Introduction A. PROJECT DESCRIPTION This rezoning petition is one of three concurrent submittals updating and reflecting major changes to the area since the approval of the Overall Development Plan in 2006. The subject rezoning proposes to shift the Industrial zone district boundary 205 feet east to fit with the future alignment of Carriage Parkway. Development Status/Current Conditions The subject property was annexed into the City of Fort Collins as part of the Galatia Annexation in 1991. Under prior zoning law in 1991, the property was placed into the Highway Business (H-B) district, Industrial Park (I-P) district, and Low Density Planned Residential (RLP) zone district (outlined in red below). In 1997 the City adopted City Plan, created new zone districts, and implemented a city-wide rezoning that changed the zone districts respectively to General Commercial, Industrial, and Urban Estate. Since that time, conditions in the area have changed significantly and include: 1. Development of the Poudre School District Site. 2. Sale of 12-acres of land to Poudre School District. 3. Construction of Fox Grove. 4. Devolution of the Frontage Road by Colorado Department of Transportation. 5. Regional stormwater infrastructure improvements and remapping of the FEMA floodplain. Packet pg. 35 P&Z Agenda Item 3 REZ210001 | NE I-25 & Prospect Rezone Thursday, May 20, 2021 | Page 3 of 10 Back to Top Surrounding Zoning and Land Use North South East West Zoning Fox Grove, Low Density Mixed-Use Neighborhood (L-M-N) Urban Estate (U-E) and Industrial (I) Urban Estate (U-E) and Kitchell Estates, County R-2 zoning Industrial (I) Land Use Single-family detached Undeveloped Undeveloped; Single- family detached residential (County) Undeveloped 2. Article 2 - Applicable Standards A. REZONING PROCEDURAL OVERVIEW Neighborhood Meeting If a quasi-judicial map amendment is the subject of a known controversy, a neighborhood meeting may be conducted prior to submittal of a formal development application. Because there is no known controversy, a neighborhood meeting was not held. Conceptual Review (CDR2000086) A conceptual review meeting was held on November 19, 2020. Application Submittal A formal development review application was submitted on January 29, 2021. Staff performed three rounds of review through applicable City Departments and referral agencies. Review of Applications All City staff involved in the development review process reviewed the application. Notice (Posted, Written and Published) Posted Notice (REZ210001): February 2, 2021 Sign # 597 Written notice: May 6, 2021, 483 letters sent. Published Notice: May 9, 2021, Confirmation #0004725937 Planning and Zoning Commission Public Hearing The Planning and Zoning Commission is scheduled to conduct a public hearing on May 20, 2021 and make a formal recommendation to City Council. City Council Public Hearing The City Council will conduct a public hearing and decide on the proposed amendment based on the quasi- judicial rezoning review criteria. It is anticipated that the item will be heard at City Council’s July 6 and July 20, 2021 Regular Meetings. Packet pg. 36 P&Z Agenda Item 3 REZ210001 | NE I-25 & Prospect Rezone Thursday, May 20, 2021 | Page 4 of 10 Back to Top 3. Article 2 – Applicable Standards A. DIVISION 2.9 – AMENDMENT TO TEXT OF CODE AND/OR ZONING MAP Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 2.9.2 – Applicability Only the Council may, after recommendation of the Planning and Zoning Commission, adopt an ordinance amending the Zoning Map in accordance with the provisions of Division 2.9. Complies 2.9.3 – Initiation An amendment to the Zoning Map may be proposed by the Council, the Planning and Zoning Commission, the Director or the owners of the property to be rezoned. On January 29, 2021 Jason Messaros (on behalf of the owner, CW Subtrust), submitted an application to rezone the subject property from Urban Estate to Industrial. Complies 2.9.4 (2)-(3) – Text and Map Amendment Review Procedures In order to approve a proposed rezoning of 640 acres of land or less (quasi-judicial) the decision maker must find that it satisfies the following criteria: The proposed amendment is: (a) consistent with the City Comprehensive Plan (City Plan); and/or (b) warranted by changed conditions within the neighborhood surrounding and including the subject property. The Planning and Zoning Commission and City Council may consider the following additional factors: (a) whether and the extent to which the proposed amendment is compatible with existing and proposed uses surrounding the subject land, and is the appropriate zone district for the land; (b) whether and the extent to which the proposed amendment would result in significantly adverse impacts on the natural environment, including, but not limited to, water, air, noise, stormwater management, wildlife, vegetation, wetlands and natural functioning of the environment; (c) whether and the extent to which the proposed amendment would result in a logical and orderly development pattern. The rezone request is based on 2.9.4(2)(b), and is justified by the changed conditions. Complies – see analysis in Section 4 Packet pg. 37 P&Z Agenda Item 3 REZ210001 | NE I-25 & Prospect Rezone Thursday, May 20, 2021 | Page 5 of 10 Back to Top 4. Staff Analysis A. REZONING EVALUATION Criterion 2.9.4(H)(2)(a): Consistency with City Plan The rezone request is not based on consistency with City Plan but rather 2.9.4(H)(2)(a) – Warranted by Changed Conditions. The below information is a summary of City Plan’s guidance with respect to Structure Plan Map and flexibility provided in relation to the site. CITY PLAN (2019) The Structure Plan Map in City Plan provides a framework for the ultimate buildout of Fort Collins. It focuses on the physical form and development pattern of the community, illustrating areas where new greenfield development, infill, and redevelopment are likely to occur, as well as the types of land uses and intensities to encourage. This site is designated as a Suburban Neighborhood District; however, the Plan acknowledges that in some instances, place-type boundaries may not follow an existing parcel line, roadway, or other geographic boundary and that the actual delineation of place types will be established at the time of a proposed re-zoning and development submittal (p 94). Though the place type designation is based on the current zoning boundary, there is some flexibility that is granted to allow place type boundary to shift based on a development submittal and in this case, the initial engineering of the Carriage Parkway alignment. Based on the aforementioned considerations, the 205-foot adjustment to align the Industrial zone district line with the centerline of Carriage Parkway is consistent with City Plan and the Structure Plan Map. Criterion 2.9.4(H)(2)(b): Warranted by changed conditions. This rezone request is based on Criterion 2.9.4(H)(2)(b), which allows for zoning map amendments if “warranted by changed conditions within the neighborhood surrounding and including the subject property.” Staff identifies three main elements contributing to the changed conditions of the surrounding neighborhood that warrant the rezone of this property. 1. The original 1991 zoning of the site was based on a conceptual zoning plan that used streets and drainageways to define zone districts and does not reflect the changes caused by recent development in the area; 2. Recent construction of the Fox Grove subdivision to the north has fully engineered and built the alignment of Carriage Parkway that dead-ends into this site; and 3. Sale of 12.44 acres to the Poudre School District for expanded uses in their Prospect Middle/High School campus precludes the original alignment of Carriage Parkway. Packet pg. 38 P&Z Agenda Item 3 REZ210001 | NE I-25 & Prospect Rezone Thursday, May 20, 2021 | Page 6 of 10 Back to Top Original Zoning Original zoning based on conceptual street alignments. The first change in conditions was in part due to the original 1991 zoning of the site that was based on a conceptual zoning plan. The image below shows how the conceptual horseshoe-shaped road and drainageway influenced the current zoning boundaries of the site. It was not until the adoption of the Master Street Plan and approval of the 2006 ODP that this alignment was changed to reflect the new road standards of the City. With the alignment of today’s road system in the area, the zone district no longer provides a rational relationship to the existing UE and I zone district boundaries. Packet pg. 39 P&Z Agenda Item 3 REZ210001 | NE I-25 & Prospect Rezone Thursday, May 20, 2021 | Page 7 of 10 Back to Top Carriage Parkway Changes to alignment of Carriage Parkway. The second changed condition that warrants a rezone is the 2017 approval and subsequent construction of the Fox Grove residential subdivision to the north. It was during the planning and engineering of Fox Grove that the alignment of Carriage Parkway shifted to the east, primarily to meet the collector street radius requirements of the Larimer County Urban Area Street Standards (LCUASS). Since approval, a portion of Carriage Parkway has been built and now dead-ends into the northern boundary of this site, as shown below. This change is now reflected in the amended Overall Development Plan that is concurrently being processed as a Minor Amendment in conjunction with this rezone request. That proposed ODP and engineered street alignment is attached. The below image further demonstrates conditions of the surrounding area that were part of the approved 2006 Overall Development Plan. The previous conceptual alignment of Carriage Parkway provided an appropriate transition between the I and UE zone districts. With the new, partially constructed alignment for Carriage Parkway, the UE district would be split across both the east and west sides of the roadway, rather than consolidated in one area. If the zone district were split, there could be several complicating factors for future development of the western half. These factors include the addition of buffer standards required by 3.8.26, less orderly and logical development of large lot single-family housing, and greater development challenges related to the construction of Carriage Parkway and internal network of streets within the Industrially zone area. Previous Carriage Parkway Alignment New Carriage Parkway alignment Packet pg. 40 P&Z Agenda Item 3 REZ210001 | NE I-25 & Prospect Rezone Thursday, May 20, 2021 | Page 8 of 10 Back to Top School District Campus Land acquisition by PSD. The final changed condition that warrants the rezone is the sale of 12.44 acres of property for the Poudre School District Middle/High School campus, which is currently under construction. The sale of the 12.44-acres precludes the original alignment of Carriage Parkway (shown in previous graphic) because of their closed campus design. The design of the campus is an effort to limit access for safety and management of the site. The conceptual realignment of Carriage Parkway is now pushed further west and is anticipated to connect into the future roundabout of E Prospect Rd at the former SE Frontage Road intersection. Property sold to Poudre School District and excluded from new Overall Development Plan. Rezone Area in yellow Original Carriage Parkway Entry Point Original Carriage Parkway/Prospect Intersection Former SE Frontage Road Packet pg. 41 P&Z Agenda Item 3 REZ210001 | NE I-25 & Prospect Rezone Thursday, May 20, 2021 | Page 9 of 10 Back to Top 3. Compatibility with Existing and Proposed Uses (Additional Consideration per LUC) The rezone of the small portion of UE to I matches the shift in Carriage Parkway alignment. The rezone of this area does not provide any greater or lesser compatibility with the existing residential and school uses in the area. Future development of the industrially zoned land would be subject to the building and project compatibility standards of the City’s Land Use Code. Those standards require that the physical and operational characteristics (such as site, building and lighting design) of buildings and uses are compatible when considered with the surrounding context. Further, this area falls into the I-25 corridor overlay district which requires a greater level of design and landscaping than would otherwise be required. Adverse Impacts to the Natural Environment (Additional Consideration per LUC) The site is currently used for dry-land farming and no natural habitat or features are involved within the rezone area. It is not anticipated that the change in zoning or lighting context area would create any greater or lesser impact to the natural environment, including, but not limited to, water, air, noise, stormwater, management, wildlife, vegetation, wetlands, and natural functioning of the environment. 5. Logical and Orderly Development Pattern (Additional Consideration per LUC) The proposed shift in the Industrial zone district boundary would result in a logical and orderly development pattern by: 1. Providing land use consistent with the zoning south and west of the rezone area. 2. Fitting with the Carriage Parkway alignment. B. LIGHTING CONTEXT AREA On March 26, 2021 the City of Fort Collins adopted a new exterior lighting standards and established Lighting Context Areas that correspond to the City’s zone districts. The corresponding district identified by Table 3.2.4-1 of the City’s lighting code is LC2. As part of this item, as part of this rezoning staff recommends placement of the property into the LC2 Lighting Context Area. 5. Findings of Fact/Conclusion In evaluating the request for the proposed NE I-25 & Prospect Rezoning, REZ210001, Staff makes the following findings of fact: A. The Rezoning complies with the process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration and Division 2.9.4 – Quasi-Judicial Rezonings The Rezoning complies with the applicable review criteria for quasi-judicial requests in that: 1. The amendment is consistent with the Structure Plan; 2. The amendment is warranted by the changed conditions within the surrounding neighborhood and subject property; 3. The amendment is compatible with existing and proposed uses surrounding the subject land and provides appropriate zone districts for the land; 4. The amendment would not result in significant adverse impacts on the natural environment, including, but not limited to, water, air, noise, stormwater, management, wildlife, vegetation, wetlands, and natural functioning of the environment; and 5. The amendment would result in a logical and orderly development pattern. 6. Recommendation Staff recommends that the Planning and Zoning Commission recommend City Council approval of the NE I-25 & Prospect Rezone, REZ210001 and placement into the LC2 Lighting Context Area and removal from the Residential Sign District. Packet pg. 42 P&Z Agenda Item 3 REZ210001 | NE I-25 & Prospect Rezone Thursday, May 20, 2021 | Page 10 of 10 Back to Top 7. Attachments 1. Vicinity & Zoning Map 2. Applicant Request 3. Rezoning Legal Description 4. Carriage Parkway Exhibit 5. CDOT Roundabout Exhibit 6. Amended Overall Development Plan Packet pg. 43 9,028 1,504.7 Vicinity & Zoning Map This map is a user generated static output from the City of Fort Collins FCMaps Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable.City of Fort Collins - GIS 1,143.0 1: WGS_1984_Web_Mercator_Auxiliary_Sphere Feet1,143.00571.50 Notes Legend 6,859 Parcels City Zoning Community Commercial Community Commercial North College Community Commercial Poudre River General Commercial Limited Commercial Service Commercial CSU Downtown Employment Harmony Corridor Industrial High Density Mixed-Use Neighborhood Low Density Mixed-Use Neighborhood Manufactured Housing Medium Density Mixed-Use Neighborhood Neighborhood Commercial Neighborhood Conservation Buffer Neighborhood Conservation Low Density Neighborhood Conservation Medium Density Public Open Lands River Conservation River Downtown Redevelopment Residential Foothills Low Density Residential Rural Lands District Transition Urban Estate ITEM 3, ATTACHMENT 1 Packet pg. 44 NE I-25 & Prospect Structure Plan Amendment & Rezone Overview of Request This is a request to rezone approximately 4.265-acres (“Rezone Property”). The Rezone Property is part of a larger mixed-use project (“Project”). The Project is currently undeveloped and is in the northeast corner of I-25 and E Prospect Rd. The Project has already an approved, City of Ft. Collins ODP, dated July 25, 2006 (Exhibit 1). Several changes have occurred to the Project and/or to adjoining properties which warrant an Amendment to the 2006 existing ODP and rezoning of a portion of the UE (Urban Estate) to I (Industrial). This rezoning petition is one of three concurrent submittals to the COFC updating and reflecting changes to the Project. Major changes occurring since 2006 include: 1.Reduction of Flood Plain through the Box Elder Authority. 2.Reduction in the size of the Project through CDOT eminent domain for expansions of I-25 and the Prospect Interchange. 3.Closure and abandonment of the Frontage Road by eminent domain procedures by CDOT in 2019. 4.Realignment of Carriage Parkway caused by the approval of the Fox Grove subdivision by the COFC. 5.Reduction in the size of the Project through sale of 12.44 acres to the Poudre School District for expanded uses in their Prospect Middle/High School campus. While changes 1-3 influence the Project, they are more appropriately addressed in the Amendment and Annexation Submittals offered concurrently to this rezone. Changes 4 and 5 pertain to this submittal since they affect the Rezone Property. A visual summary of Changes 4 and 5 can be seen in Exhibit 2 attached. Change 4. As shown in the Exhibit 1, Carriage Parkway was to originally locate a transition area between UE and Industrial zoning. Upon approval of the Fox Grove development the entry point of Carriage Parkway onto the Project needed to moved east. This in turn necessitated a realignment of Carriage Parkway if we were to abide by COFC road standards. Please note this illustrated roadway alignment has been the subject of countless meetings and considerable discussion with COFC engineering and road staff and has been approved by both. As a result of the eastward movement of Carriage Parkway, an orphaned piece of UE is now located west of Carriage Parkway. Our proposed rezoning of this (Rezone Property) reinstitutes Carriage Parkway as the transition between the two zoning types. Please note we are not asking for new zoning to the Project, but rather it is to reestablish Carriage Parkway as the delineator. Change 5. Exhibit 2 illustrates the parcel that was sold to PSD allowing them access to Carriage Parkway as was requested by Staff. ITEM 3, ATTACHMENT 2 Packet pg. 45 Exhibit 1: (Current Approved ODP) ITEM 3, ATTACHMENT 2 Packet pg. 46 Exhibit 2: (Current Zoning with Current Approved Carriage Parkway Alignment) How is the proposed rezoning consistent with the City's Comprehensive Plan and I-25 Subarea Plan? Consistent with the I-25 Subarea Plan (2003), the rezoning is consistent with the following: Change 5. Sale of this parcel to the Poudre School District Allowed their direct connection to Carriage Parkway Orphaned UE Parcel Original Carriage Parkway Entry Point ITEM 3, ATTACHMENT 2 Packet pg. 47 Framework Plan The proposed rezone shifts the boundary between the I zoning and UE zoning east approximatly 205’ to the centerline of Carriage Parkway. Area of Prospect & I-25 ODP Amendment Area of Proposed Rezoning ITEM 3, ATTACHMENT 2 Packet pg. 48 Current Approved Carriage Parkway alignment bisecting current UE zone: ITEM 3, ATTACHMENT 2 Packet pg. 49 Current Carriage Parkway alignment with proposed UE/I zone boundary adjusted to match Carriage Parkway alignment. Principles and Policies Land Use: Principle I-25-LU-1: This subarea will have a balance of residential, commercial, employment, and civic land uses and facilities. • The proposed boundary adjustment will have a negligible effect on the balance of residential, commercial, employment and civil and uses and facilities. Principle I-25-LU-3: Subarea employment and industrial districts will have a variety of business types and sizes, and will be compatible with surrounding land uses. ITEM 3, ATTACHMENT 2 Packet pg. 50 •This proposed boundary adjustment will better create compatibility with surrounding land uses by eliminating the orphaned UE parcel and restoring Carriage Parkway as the boundary between the two existing zoning areas. Principle I-25-LU-3: Consistent with City Plan and the regional plan, this subarea’s residential development will be located and designed to minimize noise and other related impacts from I-25. •The proposed boundary adjustment will improve noise and other related impacts from I-25 as it shifts residential uses approximately 205 ft. to the east away from I-25. Carriage parkway will be the natural buffer between the I zoned parcel and the UE zoned parcel. Principle I-25-T-1: Consistent with City Plan and the regional plan, the subarea’s transportation system will include a network of local roadways appropriate to support land use activities, and will support the findings and recommendations of the North Front Range Transportation Alternatives Feasibility Study. •The proposed boundary adjustment will have no impact on planned roadways. Principle I-25-CAD-1: The subarea’s community entryways via I-25 should be designed to create a sense of place and a positive experience. •The proposed boundary adjustment will have a negligible impact on the entryway experience from I-25. Carriage Parkway will serve as the natural division between the I and UE uses along this stretch of Carriage Parkway. Principle I-25-CAD-2: Important view corridors for vistas of the mountains should be preserved and emphasized by the arrangement and design of development. •The proposed boundary adjustment will have a negligible impact on views of the mountains. Principle I-25-HSG-1: This subarea will include a mix of new neighborhoods at different densities, to allow for transitions between urban and rural development areas, and to provide housing opportunities for a variety of income levels. •The proposed boundary adjustment will have a negligible impact on housing varieties. Proposed zoning matches existing with no change in densities proposed. Principle I-25-NOL-1: This subarea will provide a balanced system of recreation facilities, parks, trails, natural areas, and open lands. •The proposed boundary adjustment will have a negligible impact on balance of recreational facilities. Recreation facilities, parks and trails, natural areas and open lands. ITEM 3, ATTACHMENT 2 Packet pg. 51 Consistent with the City’s Comprehensive Plan (2019), the rezoning request is consistent with the following: Structure Plan The proposed rezone shifts the boundary between the I zoning and UE zoning east approximatly 205’ to the centerline of Carriage Parkway. Area of Prospect & I-25 ODP Amendment Area of Proposed Rezoning ITEM 3, ATTACHMENT 2 Packet pg. 52 Area being rezoned is highlighted in purple below. The dark orange road alignment for Carriage Parkway has been realigned by the City of Fort Collins as indicated by the bright orange alignment. Neighborhood Livability and Social Health Principle LIV 1: Maintain a compact pattern of growth that is well-served by public facilities and encourages the efficient use of land. • This rezone will create cohesive zoning within the existing pattern and improve the efficient use of the land by preserving continuity of use on each side of Carriage Parkway. Principle LIV 4: Enhance neighborhood livability. • Providing a cohesive area of I zoned land west of Carriage Parkway and Cohesive UE zoned land east of Carriage Parkway will allow for enhanced neighborhood livability by keeping like uses conjoined and not fragmented. ITEM 3, ATTACHMENT 2 Packet pg. 53 Culture & Recreation Principle CR 1: Build Fort Collins’ identity as a thriving cultural and creative destination by supporting an inclusive and equitable arts, culture and creative community. • The zoning boundary adjustment will have a negligible effect on the culture and recreation aspects as the zoning types are not being changed. Economic Health Principle EH 4: Ensure an adequate and competitive supply of space and/or land is available to support the needs of businesses and employers of all sizes. • This rezoning will provide a cohesive developable area of land for I – Industrial zoning west of Carriage Parkway and cohesive developable land zoned UE – Urban Estate east of Carriage Parkway. This rezoning will provide developable land of an adequate size and competitive supply of space and/or land available to support the needs for businesses and employers of a variety of sizes. Environmental Health Principle ENV 1: Conserve, create and enhance ecosystems and natural spaces within Fort Collins, the GMA and the region. • The proposed amendment will not result in significant adverse impacts on the natural environment, including, but not limited to, water, air, noise, stormwater management, wildlife, vegetation, wetlands and the natural functioning of the environment. The existing zoning boundary between I and UE is proposed to shift to coincide with the centerline of Carriage Parkway having little to no impact on existing ecosystems and natural spaces above and beyond what would be expected under the current zoning of the subject area. Safe Community Principle SC 5: Provide opportunities for residents to lead healthy and active lifestyles. • This rezoning will provide a cohesive developable area of land that will provide opportunities for residents to lead healthy and active lifestyles by separating dissimilar uses by the natura buffer provided by the Carriage Parkway. Transportation Principle T 1: Coordinate transportation plans, management and investments with land use plans and decisions. • This proposed adjustment to the zone boundary is responding the City’s approved alignment to Carriage Parkway. The boundary realignment will have a negligible impact on transportation. High Performing Community Principle HI 1: Be a model for equitable, effective and transparent local governance. • The proposed boundary realignment will have a negligible effect on equitable, effective and transparent local governance as no new zoning is being proposed. ITEM 3, ATTACHMENT 2 Packet pg. 54 Why the proposed rezone is warranted by changed conditions within the neighborhood surrounding and including the subject property: The previous alignment of Carriage Parkway was the natural boundary between the UE and I zoned parcels. The current approved Carriage Parkway aliment bisects the UE zoning creating an orphaned UE parcel west of Carriage parkway. The proposed boundary shift re-orients the boundary to align with the newly approved an partially constructed Carriage Parkway. How the proposed amendment is compatible with existing and proposed uses surrounding the subject land and is the appropriate zone district for the land: No new zoning is proposed. The boundary shift relates directly to the shift of Carriage parkway. The adjacent zones are not affected by the change. Fox Gove to the north is zoned LMN and is currently bound to the south by I and UE zoning which will not change with this proposal. The zoning to the east is Orphaned UE Parcel I Zoned Parcel UE Zoned Parcel LMN Zoned Parcel Fox Grove Prospect Road I-25 ITEM 3, ATTACHMENT 2 Packet pg. 55 Larimer County FA1 and is currently bound to the west by UE zoning which will not change with this proposal. How the proposed amendment would not result in significantly adverse impacts on the natural environment, including, but not limited to, water, air, noise, stormwater management, wildlife, vegetation, wetlands and the natural functioning of the environment. This proposed boundary alignment shifts the I/UE boundary east approximately 205 ft. east and is a direct reaction to the city’s relocation of Carriage Parkway. The intent is not based on a desire of the client to increase the overall size of the I zoned area. I zoned uses are subject to the requirements of the land use code and applicable jurisdictions and will be subject to the natural environment protections requirements as applicable at time of development. How does the extent of the proposed amendment results in a logical and orderly development pattern? This proposed boundary alignment shifts the I/UE boundary east approximately 205 ft. east and is a direct reaction to the city’s relocation of Carriage Parkway. See change in Carriage Parkway below in orange. The subject area is indicated in purple. ITEM 3, ATTACHMENT 2 Packet pg. 56 Proposed rezoning requested with this application: I Zoned Parcel UE Zoned Parcel Prospect Road I-25 ITEM 3, ATTACHMENT 2 Packet pg. 57 Legal Description Prospect and I-25 ODP Amendment – I/UE Zone Interface Legal Description Page 1 of 1 PROPERTY DESCRIPTION A PARCEL OF LAND BEING PART OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 7 NORTH, RANGE 68 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF LARIMER, STATE OF COLORADO AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE CENTER QUARTER CORNER OF SAID SECTION 15; THENCE N89°35’57”W ALONG THE NORTH LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 15, A DISTANCE OF 406.91 FEET TO THE POINT OF BEGINNING; THENCE S00°14’11”W, A DISTANCE OF 484.52 FEET TO A POINT OF NON-TANGENT CURVATURE; THENCE 526.06 FEET ALONG THE ARC OF A NON-TANGENT CURVE TO THE RIGHT, HAVING A RADIUS OF 600.00 FEET, A CENTRAL ANGLE OF 50º14'07“ AND WHOSE CHORD BEARS S25º13'27'W, A DISTANCE OF 509.37 FEET TO A POINT REVERSE CURVATURE; THENCE 244.13’ ALONG THE ARC OF A REVERSE CURVE, HAVING A RADIUS OF 421.12 FEET, A CENTRAL ANGLE 33°12’57”, AND WHOSE CHORD BEARS N32°15’50”W, A DISTANCE OF 240.73 FEET; THENCE N44°59’14”E, A DISTANCE OF 198.64 FEET; THENCE N00°14’11”E, A DISTANCE OF 602.71 FEET TO A POINT ON THE NORTH LINE OF SAID SOUTHWEST QUARTER OF SECTION 15; THENCE S89°35’57”E ALONG SAID NORTH LINE, A DISTANCE OF 204.67 FEET TO THE POINT OF BEGINNING; CONTAINING 185,803 SQUARE FEET, 4.265 ACRES MORE OR LESS. BASIS OF BEARINGS: BEARINGS ARE BASED ON THE ASSUMPTION THAT THE NORTH LINE OF THE SOUTHWEST QUARTER OF SECTION 15, T7N, R68W, 6TH PM BEING S89°35’57”E. THE W 1/4 CORNER IS A FOUND 3 1/4” ALUMINUM CAP STAMPED RBD LS17483 AND THE CENTER 1/4 CORNER IS A FOUND 3 1/4" ALUMINUM CAP STAMPED JR ENG LS24307. ITEM 3, ATTACHMENT 3 Packet pg. 58 T I T MH MH MH MH MHMH / / / / / / / // / / / / / / // / / / / / / // / / / / / / // / / / / / / // / / / / / / // / / / / / / // / / / / / / // / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / // / / / / / / // / / / / / / // / / / / / / // / / / / / / // / / / / / / // / / / / / / // / / / / / / // / / / / / / // / / / / / / // / / / / / / // / / / / / / // / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / // / / / / / / // / / / / / / / / / / / / / / / R600'±449'R600'±918'±485'FOX GROVE CARRI A G E P A R K W A Y CONNECT TO EXISTING ROAD INTERSTATE 25PROSPECT ROAD WHITE PROPERTY PSD PROPERTY 84' ROW CONNECTOR LOCAL STREET MODIFIED MINOR COLLECTOR STREET 84' ROW 26' ℄- 52' - 2% MIN. 26' ℄- 15' UTILITY EASEMENT 4:1 MAX 4:1 MAX 6'10' PKWY. 30" VERTICAL CURB AND GUTTER SIDEWALK12' CENTER LANE12' TRAVEL LANE12' TRAVEL LANE15' UTILITY EASEMENT 4:1 MAX 4:1 MAX 6'10' PKWY. SIDEWALK 8' BIKE LANE8' BIKE LANEE N G I N E E R N GI EHTRON RN CONCEPTUAL ALIGNMENT CARRIAGE PARKWAY JANUARY 11, 2019 FORT COLLINS, CO WHITE PROPERTY D:\PROJECTS\1489-001\DWG\EXHIBITS\CARRIAGE PKWY ALIGNMENT EXHIBIT.DWG ( IN FEET ) 0 1 INCH = 500 FEET 500 500 MODIFIED MINOR COLLECTOR ITEM 3, ATTACHMENT 4 Packet pg. 59 ITEM 3, ATTACHMENT 5Packet pg. 60 ITEM 3, ATTACHMENT 5Packet pg. 61 ITEM 3, ATTACHMENT 5Packet pg. 62 ITEM 3, ATTACHMENT 5Packet pg. 63 ICGUELMNCGCGCGEUELMNLMNUEEPOLM1FA1FA1FA1CCOUNTY ROAD 5INTERSTATE 25EPROSPECT RDMULBERRY ROAD/ HIGHWAY 14PROJECTSITEIAPPROXIMATE LOCATIONOF STREET CONNECTIONNATURAL HABITAT BUFFER ZONEAPPROXIMATE LOCATION OFBICYCLE/PEDESTRIAN TRAILWIDTH AS REQUIRED BY THECITY OF FORT COLLINSTRAILS MASTERPLANAPPROXIMATE LOCATIONOF TRAIL CONNECTIONLAND USE AREA BOUNDARYFORT COLLINS I-25 SUBAREAPLAN "ACTIVITY ZONE"ODP BOUNDARY /PROPERTY LINEPUBLIC STREETWITH BICYCLE LANES ASREQUIRED BY LCUASSAPPROXIMATE LOCATIONOF BUS / TRANSIT STOPPROPERTY BOUNDARYPROPERTY BOUNDARYPROPERTY BOUNDARYUEHIGH SCHOOL SITECGFORT COLLINS/I-25INTERCHANGECORNER LLCCGPARADIGMPROPERTIESIINDUSTRIAL± 73.48 ACRESCGIINTERSTATE 25CARRIAGE PARKWAY(COLLECTOR)PROPERTY BOUNDARYIINDUSTRIAL± 6.09 ACRESLARIMER COUNTY FA1KITCHELL SUBDIVISION16 D.U.80 AC5 AC/D.U.UEIUEPROPERTY BOUNDARY UELMNCLYDESDALE216 D.U.80 AC2.7 D.U./ACM1WATERDALELARIMER COUNTY 17637 AC4.75 D.U./ACBOXELDER CREEKEFORT COLLINS/I-25INTERCHANGECORNER LLCCLARIMERCOUNTYCG1303FRONTAGEHOLDINGSLLCPROSPECT ROAD/ LARIMER COUNTY ROAD #44 (ARTERIAL)PROPERTY BOUNDARY460’ – 660’INTERCHANGE STYLE(50' SETBACK ZONE)PROSPECT GATEWAY STYLE(50' SETBACK ZONE)EXISTING CACHE LAPOUDRE RESERVOIR INLET(50' NATURAL HABITATBUFFER ZONE)EXISTING APPARENTLAKE CANAL CO, DITCH(50' NATURAL HABITATBUFFER ZONE)CONCEPTUAL STREET CONNECTIONSAS REQUIRED BY LUC 3.6.3(F), TYPFOXGROVE TRAILCONNECTIONEXISTING GREELEYWATER EASEMENTPOTENTIAL TRAIL CONNECTIONTO PROPOSED SCHOOL SITEFULL MOVEMENT ACCESS INTERSECTIONFULL MOVEMENT ACCESS INTERSECTIONEXISTING BOXELDER CREEK BUFFER ZONEFLOODWAYFORMER FRONTAGEROAD ALIGNMENT(R.O.W. DEVOLVED BY CDOT)80' I-25 LANDSCAPE BUFFER80' I-25 LANDSCAPE BUFFERFORMER I/UEZONING BOUNDARY100 YEAR FLOODPLAIN50' SETBACK ZONE50' SETBACK ZONEEROSION BUFFER LIMITSPOTENTIALFUTURE TRAILUNDERPASSAMENDED I/UEZONING BOUNDARYCGCOMMERCIAL± 26.42 ACRES(10 AC. MAX BLOCK SIZE)CARRIAGEPARKWAY(ARTERIAL)LMNFOX GROVEFOXGROVE TRAIL1,320 FT. OFFSET FROMCENTERLINE OF I-25PHASE 1PHASE 1PHASE 2PHASE 2PHASE 2PHASE 3FULL MOVEMENT ACCESSSIGNALIZED INTERSECTIONI-25 SUBAREA BOUNDARYI-25 SUBAREA BOUNDARYUEURBANESTATE± 9.49ACRESProspect/I-25 ODP First AmendmentNORTH0100' 200' 400'1603 Oakridge Drive, Suite 100Fort Collins, CO 80525970-223-7577SHEET 1 OF 2APRIL 7, 2021REVISIONS:DATE:____________________________ __________________________________________ __________________________________________ __________________________________________ ______________1. LAND USES AND DENSITIES DEPICTED ON THIS OVERALL DEVELOPMENT PLAN REPRESENT DEVELOPMENT INTENTIONS AT THIS TIME, HOWEVER, THE APPLICANT RESERVES THERIGHT TO CHANGE LAND USES AND/OR DENSITIES IN THE FUTURE CONSISTENT WITH THE I, CG, AND U-E ZONING DISTRICTS. ANY ADDITIONAL LAND USES NOT ALLOWED IN THEAPPLICABLE ZONE DISTRICT MUST BE APPROVED ACCORDING TO THE CRITERIA AS SET FORTH BY THE CITY OF FORT COLLINS.2. LAND USE AREAS ARE DESIGNATED ON THIS OVERALL DEVELOPMENT PLANS ARE APPROXIMATE.3. PUBLIC STREETS WILL BE DESIGNED TO THE "LARIMER COUNTY URBAN AREA STREET STANDARDS". THE ACCESS POINTS SHOWN ON THIS ODP ARE APPROXIMATE LOCATIONS ONLY.PRECISE LOCATIONS OF ACCESS POINTS WILL BE DETERMINED AT THE TIME OF SITE SPECIFIC PROJECT DEVELOPMENT PLANS.4. THE APPLICANT WILL WORK WITH THE CITY AND CDOT WITH RESPECT TO TRANSPORTATION IMPROVEMENTS IN THE AREA.5. OFF-SITE IMPROVEMENTS MAY BE REQUIRED AT THE TIME OF SITE SPECIFIC PROJECT DEVELOPMENT PLANS IN ORDER TO MEET LEVEL OF SERVICE FOR ALL MODES OFTRANSPORTATION.6. SIGHT DISTANCE EASEMENTS MAY BE REQUIRED ALONG THE PUBLIC ROADWAYS AT THE TIME OF SITE SPECIFIC PROJECT DEVELOPMENT PLANS.7. PER LUC SECTION 3.7.3(E)(1), ALL TRANSPORTATION, WATER AND WASTEWATER, STORM DRAINAGE, EMERGENCY SERVICES, AND ELECTRIC POWER FACILITIES SHALL MEET THEMINIMUM REQUIREMENTS FOR ADEQUATE PUBLIC FACILITIES AT THE TIME OF SITE SPECIFIC PROJECT DEVELOPMENT PLANS.8. NO DRIVEWAY ACCESS WILL BE ALLOWED ON PROSPECT ROAD.9. THIS OVERALL DEVELOPMENT PLAN SHOWS THE GENERAL LOCATION AND APPROXIMATE SIZE OF ALL NATURAL AREAS, HABITATS, AND FEATURES WITHIN ITS BOUNDARIES AND THEPROPOSED ROUGH ESTIMATE OF THE NATURAL AREA BUFFER ZONE AS REQUIRED BY LAND USE CODE 3.4.1(E). DETAILED MAPPING OF A SITE'S NATURAL AREAS, HABITATS, ANDFEATURES WILL BE PROVIDED AT THE TIME OF INDIVIDUAL PDP SUBMITTALS. GENERAL BUFFER ZONES SHOWN ON THIS ODP MAY BE REDUCED OR ENLARGED BY THE DECISIONMAKER DURING THE PDP PROCESS.10. ALL DEVELOPMENT THAT FALLS WITHIN THE PLANNING AREA FOR THE PROSPECT ROAD STREETSCAPE PROGRAM SHALL COMPLY WITH THE STREETSCAPE PROGRAM STANDARDS ASADOPTED BY THE CITY.11. DEVELOPMENT LOCATED WITHIN ONE THOUSAND THREE HUNDRED TWENTY (1,320) FEET (ONE_QUARTER [¼] MILE) OF THE CENTERLINE OF I_25 SHALL BE SUBJECT TO THEREQUIREMENTS OF DIVISION 3.9 OF THE CITY OF FORT COLLINS LAND USE CODE.12. NATURAL HABITAT BUFFER ZONE: PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN THE NATURAL HABITAT BUFFER ZONES.13. THE DEVELOPER SHALL OBTAIN A FLOODPLAIN USE PERMIT FROM THE CITY OF FORT COLLINS AND PAY ALL APPLICABLE FLOODPLAIN USE PERMIT FEES PRIOR TO COMMENCING ANYCONSTRUCTION ACTIVITY (BUILDING OF STRUCTURES, GRADING, FILL, DETENTION PONDS, TRAILS, UTILITIES, LANDSCAPED AREAS, FLOOD CONTROL CHANNELS, ETC.) WITHIN THEBOXELDER CREEK FLOODPLAIN LIMITS. ALL ACTIVITIES WITHIN THE FLOODPLAIN ARE SUBJECT TO THE REQUIREMENTS OF CHAPTER 10 OF THE FORT COLLINS MUNICIPAL CODE.14. CONSTRUCTION OF NEW STRUCTURES, HARD SURFACE PATHS, WALKWAYS, WALLS, AND TRAILS IS PROHIBITED IN THE FLOODWAY UNLESS NO-RISE CONDITIONS ARE MET, PERSECTION 10-45 OF CITY CODE. ANY CONSTRUCTION ACTIVITIES IN THE REGULATORY FLOODWAY MUST ALSO INCLUDE A NO-RISE CERTIFICATION PREPARED BY A PROFESSIONALENGINEER LICENSED IN COLORADO.15. STORAGE OF EQUIPMENT AND MATERIALS (TEMPORARY OR PERMANENT) IS NOT ALLOWED IN THE FLOODWAY.16. ANY DISTURBANCE TO THE MAPPED EROSION BUFFER WILL REQUIRE A STABILITY STUDY.NOTESVICINITY MAPLEGENDLAND USE BREAKDOWNPARCELLAND USE PHASE PERCENT OF TOTAL SITE AREACGCOMMERCIAL PHASE 123%+/- 26.42 ACIINDUSTRIAL PHASE 269%+/- 79.57 ACUEURBAN ESTATE PHASE 38%+/- 9.49 ACTOTALS115.48 ACITEM 3, ATTACHMENT 6Packet pg. 64 1603 Oakridge Drive, Suite 100Fort Collins, CO 80525970-223-7577SHEET 2 OF 2APRIL 7, 2021REVISIONS:DATE:____________________________ __________________________________________ __________________________________________ __________________________________________ ______________Secretary of the Planning and Zoning BoardPLANNING & ZONING CERTIFICATEAPPROVED BY THE PLANNING AND ZONING BOARD OF THE CITY OF FORT COLLINS, COLORADOON THIS _____ DAY OF ______________, 20___. 20DATETHE UNDERSIGNED DOES/DO HEREBY CERTIFY THAT I/WE ARE THE LAWFUL OWNERS OF THEREAL PROPERTY DESCRIBED ON THIS SITE PLAN AND DO HEREBY CERTIFY THAT I/WEACCEPT THE CONDITIONS AND RESTRICTIONS SET FORTH ON SAID OVERALL DEVELOPMENT PLAN.WITNESS MY HAND AND OFFICIAL SEAL.NOTARY PUBLICADDRESSOWNER'S CERTIFICATIONMY COMMISSION EXPIRES:THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE MEAS.(PRINT NAME)Eric S. WhiteA.D., BYTHISDAY OFBY:20DATEWITNESS MY HAND AND OFFICIAL SEAL.NOTARY PUBLICADDRESSMY COMMISSION EXPIRES:THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE MEAS.(PRINT NAME)A.D., BYTHISDAY OFBY: NEW DIRECTION IRA, INC. FBO BARBARA ANN MEDINA IRA20DATEWITNESS MY HAND AND OFFICIAL SEAL.NOTARY PUBLICADDRESSMY COMMISSION EXPIRES:THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE MEAS.(PRINT NAME)A.D., BYTHISDAY OFBY: M. Jennet White20DATEWITNESS MY HAND AND OFFICIAL SEAL.NOTARY PUBLICADDRESSMY COMMISSION EXPIRES:THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE MEAS.(PRINT NAME)A.D., BYTHISDAY OFBY: CW SUNTRUST20DATEWITNESS MY HAND AND OFFICIAL SEAL.NOTARY PUBLICADDRESSMY COMMISSION EXPIRES:THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE MEAS.(PRINT NAME)A.D., BYTHISDAY OFBY: Christopher D. White20DATEWITNESS MY HAND AND OFFICIAL SEAL.NOTARY PUBLICADDRESSMY COMMISSION EXPIRES:THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE MEAS.(PRINT NAME)A.D., BYTHISDAY OFBY: BOOREN LIMITED LIABILITY LIMITED PARTNERSHIIP20DATEWITNESS MY HAND AND OFFICIAL SEAL.NOTARY PUBLICADDRESSMY COMMISSION EXPIRES:THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE MEAS.(PRINT NAME)A.D., BYTHISDAY OFBY: DUNKIN LIMITED LIABILITY LIMITED PARTNERSHIP20DATEWITNESS MY HAND AND OFFICIAL SEAL.NOTARY PUBLICADDRESSMY COMMISSION EXPIRES:THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE MEAS.(PRINT NAME)Robert C. Roth, Jr.A.D., BYTHISDAY OFBY:20DATEWITNESS MY HAND AND OFFICIAL SEAL.NOTARY PUBLICADDRESSMY COMMISSION EXPIRES:THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE MEAS.(PRINT NAME)A.D., BYTHISDAY OFBY:20DATEWITNESS MY HAND AND OFFICIAL SEAL.NOTARY PUBLICADDRESSMY COMMISSION EXPIRES:THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE MEAS.(PRINT NAME)A.D., BYTHISDAY OFBY: Daniel A. White20DATEWITNESS MY HAND AND OFFICIAL SEAL.NOTARY PUBLICADDRESSMY COMMISSION EXPIRES:THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE MEAS.(PRINT NAME)A.D., BYTHISDAY OFBY:Robert B. TaylorJane E. White20DATEWITNESS MY HAND AND OFFICIAL SEAL.NOTARY PUBLICADDRESSMY COMMISSION EXPIRES:THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE MEAS.(PRINT NAME)A.D., BYTHISDAY OFBY:Laura Snortland FairfieldProspect/I-25 ODP First AmendmentITEM 3, ATTACHMENT 6Packet pg. 65 1 May 20, 2021 Kai Kleer City Planner Planning and Zoning Commission NE Prospect & I-25 Rezone #REZ210001 Site Context 2 Kitchell Estates PSD School Site Fox Grove Rezone Area 1 2 ITEM 3, ATTACHMENT 7 Packet pg. 66 2 Site Context 1. Rezone 4.625-acres from Urban Estate to Industrial. 2. Request is based on surrounding changed conditions. 3. Would shift the Industrial District 205-feet east to align with Carriage Parkway. 3 Rezone Area PSD School Site Background 4 3 4 ITEM 3, ATTACHMENT 7 Packet pg. 67 3 Rezoning Criterion 2.9.4(H)(2)… (a) consistent with the City Comprehensive Plan (City Plan); and/or (b) warranted by changed conditions within the neighborhood surrounding and including the subject property. 5 Other Considerations 2.9.4(H)(3)… (a) Compatibility with Existing and Proposed Uses (b) Adverse Impacts to the Natural Environment (c) Logical and Orderly Development Pattern 6 5 6 ITEM 3, ATTACHMENT 7 Packet pg. 68 4 Changed Conditions 1. The original 1991 zoning of the site was based on a conceptual zoning plan that used streets and drainageways to define zone districts and does not reflect the changes caused by recent development in the area; 2. Recent construction of the Fox Grove subdivision to the north has fully engineered and built the alignment of Carriage Parkway that dead-ends into this site; and 3. Sale of 12.44 acres to the Poudre School District for expanded uses in their Prospect Middle/High School campus precludes the original alignment of Carriage Parkway. 7 Analysis 8 Changed Condition #1: Original zoning based on conceptual street alignments. 7 8 ITEM 3, ATTACHMENT 7 Packet pg. 69 5 Analysis Changed Condition #2: Changes to alignment of Carriage Parkway. 9 New Carriage Parkway alignment Previous Carriage Parkway Alignment Analysis Changed Condition #3: Land acquisition by PSD. 10 Rezone Area in yellow Original Carriage Parkway Entry Point Property sold to Poudre School District and excluded from new Overall Development Plan. Original Carriage Parkway/Prospect Intersection Former SE Frontage Road 9 10 ITEM 3, ATTACHMENT 7 Packet pg. 70 6 Other Considerations 2.9.4(H)(3)… (a)Compatibility with Existing and Proposed Uses (b)Adverse Impacts to the Natural Environment (c)Logical and Orderly Development Pattern 11 Lighting Context Area / Sign District 12 11 12 ITEM 3, ATTACHMENT 7 Packet pg. 71 7 Findings 1. The amendment is consistent with the Structure Plan; 2. The amendment is warranted by the changed conditions within the surrounding neighborhood and subject property; 3. The amendment is compatible with existing and proposed uses surrounding the subject land and provides appropriate zone districts for the land; 4. The amendment would not result in significant adverse impacts on the natural environment, including, but not limited to, water, air, noise, stormwater, management, wildlife, vegetation, wetlands, and natural functioning of the environment; and 5. The amendment would result in a logical and orderly development pattern. 13 Recommendation 14 Staff recommends that the Planning and Zoning Commission recommend City Council approval of the NE I-25 & Prospect Rezone, REZ210001 and placement into the LC2 Lighting Context Area and removal from the Residential Sign District. 13 14 ITEM 3, ATTACHMENT 7 Packet pg. 72 1 •Owner Group Rick White (owners group representative) •BHA Design Roger Sherman and Jason Messaros Landscape Architect •LCON Surveying Robert Taylor Surveyor •Northern Engineering Stephanie Thomas Civil Engineer •Rollins Consult, LLC Ruth Rollins Traffic  Consultant 1 2 ITEM 3, ATTACHMENT 8 Packet pg. 73 2 •115.5 acres  •Located at northeast corner of I‐25 and E Prospect Rd. •Has an approved City of Ft. Collins ODP dated July 25,  2006. •Current Zoning with the property: •Industrial –(I) Purple •Urban Estate Residential  ‐(UE) Yellow •General Commercial –(CG) Red Excerpt from the 2006 ODP Current Carriage Parkway Alignment 4.265 ac. Area between previous and  current Carriage Parkway alignments to  be rezoned to I ‐Industrial Previous Carriage Parkway Alignment 3 4 ITEM 3, ATTACHMENT 8 Packet pg. 74 3 Note the relationship between the I and  UE zoning having Carriage Parkway as the  buffer and boundary line. Note the current Carriage Parkway  alignment bisects the UE zone and causes  the I and UE interface to directly abut  which is not and ideal relationship  without a buffer. 5 6 ITEM 3, ATTACHMENT 8 Packet pg. 75 4 Note the restored relationship between  the I and UE zoning having Carriage  Parkway as the buffer and boundary line. 7 8 ITEM 3, ATTACHMENT 8 Packet pg. 76 5 •Carriage Parkway prior to Fox Grove development was  the buffer and division boundary between the  Industrial Zone and the UE zone. Post development of  Fox Gove, Carriage Parkway now bisects the UE zone.  This application aims to reestablish Carriage Parkway  as the buffer and boundary between the I and UE  zones.  •This application for rezone is in response to factors  outside the control of the owners.  9 10 ITEM 3, ATTACHMENT 8 Packet pg. 77 6 Frontage Road  Abandoned and Devolved  by CDOT •The annexation and zoning of 4.01 acres transferred  back to the owners through the unilateral closing and  devolution of the northeast corner of Prospect and I‐ 25 Frontage Road.  (Initiating Resolution was completed by City Council 5‐18‐21) •The area proposed to be annexed will be zoned  General Commercial consistent with the areas  surrounding the annexation property. 11 12 ITEM 3, ATTACHMENT 8 Packet pg. 78 7 •A group of Tenants  in Common who purchased the property in 2004. •We  classify ourselves as “Pre‐Developers.” •What is a “pre‐developer”? •Purchase Property being used for Agricultural production. •Then enter “Continuum of Development” which often spans over a decade of work to convert it to shovel ready development status. •Work closely with the jurisdictional entities and infuse capital and consulting expertise to disentangle development barriers.  •Flood Plain  •Transportation  •Land Use Entitlements •Wet Utilities (Sewer and Water) •Dry utilities (Power, Gas, Internet Phone) •Sometimes Metro Districts •When all those obstacles are resolved, together with the municipality, we seek a “Developer” whose expertise is to  cultivate the horizontal and vertical development embodied in the vision that has been established through the “pre‐ development” process. •We  have participated in 5 Major Colorado interchange projects since 1986.  Those locations today employ several hundred  people and raise millions of dollars of real estate and sales tax revenue in numerous front range municipalities. 13 14 ITEM 3, ATTACHMENT 8 Packet pg. 79 8 We  are founding partners and active participants in the following Public‐ Private Partnerships in Ft. Collins •Box Elder Alliance, the predecessor to the Box Elder Authority (2011‐2018)  •Prospect Interchange Task  Force working with the COFC, Timnath and CDOT for    financing the Prospect Interchange Improvements. •Prospect Interchange Overlay Metro District. (2016‐2021) •The Group of Seven participating in regional offsite development of ELCO  potable  water supply east of I‐25 (2016‐2021) •Sale of property to PSD for completion of the new Prospect middle/high school  (2017‐2020) •Sale of ELCO water rights to the COFC Parks and Trails (2020) 15 16 ITEM 3, ATTACHMENT 8 Packet pg. 80 Development Review Staff Report Agenda Item 4 Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com Planning and Zoning Commission Hearing May 20, 2021 Sam’s Club Fuel Station, MJA#200002 Summary of Request This is a proposed Major Amendment, MJA#200002, of the Harmony Market 1st Filing PUD. The proposed development would add a Sam’s Club fuel station in a bay of the existing Sam’s Club parking lot. This request requires an Addition of a Permitted Use (APU) for the gasoline station because that use is not listed as a permitted use in the Harmony Corridor Standards and Guidelines for Regional Shopping Centers. Sam’s Club is part of a designated Regional Shopping Center per the Standards and Guidelines. Zoning Map Next Steps If the Major Amendment is approved, the applicant can then submit a Final Development Plan to finalize engineering and other details and record all plan documents; the applicant could then apply for construction and building permits. Site Location The project is in the existing Sam’s Club parking lot in the Harmony Market shopping center. The shopping center is bordered by South Lemay Avenue on the east, East Boardwalk Drive on the west, East Harmony Road on the north, and Oakridge Drive on the south. Zoning Harmony Corridor (HC). Property Owner Benenson Boardwalk Ft. Collins Co., LLC c/0 Benenson Capital Partners, LLC 708 Third Avenue, 28th Floor New York, NY 10017 Applicant/Representative Sam’s Real Estate / Sam’s East, Inc. Chelsea Penn 2101 SE Simple Savings Drive Bentonville, AR 72716-0745 Staff Clark Mapes, City Planner Contents 1. Project Introduction .................................... 2 2. Public Outreach ......................................... 4 3. Land Use Code Article 1 ............................ 4 4. Land Use Code Article 2 ............................ 5 5. Land Use Code Article 3 ............................ 6 6. Land Use Code Article 4 ............................ 8 7. Findings of Fact/Conclusion ...................... 9 8. Recommendation ....................................... 9 9. Attachments ............................................... 9 Staff Recommendation Staff recommends that the Commission approve the Major Amendment and approve the Addition of Permitted Uses for the gasoline station. Packet pg. 81 Planning & Zoning Commission Hearing - Agenda Item 4 MJA 200002 | Sam’s Club Fuel Station Thursday, May20 11, 2021 | Page 2 of 9 Back to Top 1. Project Introduction A. PROJECT DESCRIPTION The plan comprises: • A fuel canopy over six double-sided pump islands (for a total of 12 fuel pumps) and a pay kiosk. • Associated utilities and site work. • The proposed location is within the internal portion of the Harmony Market shopping center surrounded by access drives, pad sites, and anchor buildings in the center. The parking bay proposed for conversion to the fueling facility is an outer bay of Sam’s Club parking that receives little use. • The location is an outer bay of parking spaces in the existing Sam’s Club parking lot. The loss of parking spaces does not affect compliance with parking requirements. B. DEVELOPMENT STATUS/BACKGROUND Harmony Corridor Planning. The project is located in the Harmony Corridor (HC) zone district, and this location is part of a designated ‘Regional Shopping Center’, which then has its own definition and list of permitted uses within a center. Gasoline stations are not included as a permitted use. This way that retail commercial uses are permitted in the HC zone is unique in the City. The HC zone district lists different types of shopping centers, but permitted uses within the centers are governed by standards in a separate Harmony Corridor Standards and Guidelines document, rather than the Land Use Code. That document predates the Land Use Code and is incorporated by reference. 1994 Harmony Corridor Plan Update. A major 1994 update to the original 1991 Harmony Corridor Plan created the different types of shopping center definitions and designated specific locations where they could occur. Sam’s Club is located in the Harmony Market shopping center, which was already approved and partly built out as the Harmony Market PUD (Planned Unit Development) when the 1994 update was done. The new ‘Regional Shopping Center’ designation was retroactively applied to Harmony Market. The non-inclusion of gas stations in this designation reflects a conscious approach in the Harmony Corridor Plan of steering minor vehicle servicing and repair uses toward more neighborhood-scale convenience center-type locations. (Also, they have always been permitted along the College Avenue commercial corridor). Staff believes that the non-inclusion of vehicle-oriented uses such as gas stations and repair shops was partly to support locations for other types of retail, entertainment, and recreational uses, and to avoid diluting or detracting from such places. It should be noted that there is already a gas station and a lube shop in this shopping center, at the eastern edge along Lemay Avenue. That is because this shopping center was built as a series of PUD filings before the Harmony Corridor Plan shopping center designations were established. C. OVERVIEW OF MAIN CONSIDERATIONS Appropriate Process. The proposal initially posed a fundamental question of whether it could be processed as an Accessory Use to the Sam’s Club store because it is a membership-based function commonly associated with retail membership clubs. After initial discussion, staff determined that the facility should be treated as gasoline station. After careful reading of the Harmony Corridor Standards and Guidelines for shopping centers, staff determined that an APU is the correct approach to processing the proposal. Packet pg. 82 Planning & Zoning Commission Hearing - Agenda Item 4 MJA 200002 | Sam’s Club Fuel Station Thursday, May20 11, 2021 | Page 3 of 9 Back to Top Aesthetics. The main consideration in staff’s review was the effect on the look and feel of the shopping center. The architecture and site design of the center has been carefully stewarded over the years to mitigate corporate prototype design and lend pedestrian scale and visual interest. In the Sam’s Club parking lot, walkways, landscaping, and shopping cart shelters with standing seam roofs contribute to the scale and image. The Google Earth image below shows the existing design character. The design of the proposed facility was revised in the review process for compatibility with the immediate context in terms of roof design, materials and colors. The proposed structures are shown below. Vehicular Impacts. Because the location is already established as a vehicular use area, staff did not see any new effects created with the vehicular use. Concerns about queuing were addressed in the Traffic Impact Assessment, attached. Drainage and Utilities. Alterations to the stormwater system have been needed because this portion of the parking lot currently serves as stormwater detention Revising the approach to stormwater management involved exploration of various possible solutions in several iterations. Retrofitting utilities through the existing development to the facility also presented challenges that required several iterations in reaching satisfactory solutions to enable the project to proceed to the hearing. Packet pg. 83 Planning & Zoning Commission Hearing - Agenda Item 4 MJA 200002 | Sam’s Club Fuel Station Thursday, May20 11, 2021 | Page 4 of 9 Back to Top 2. Public Outreach A. NEIGHBORHOOD MEETING A neighborhood meeting was held on December 16, 2019. Notes from the meeting are attached. Four community members attended, and the meeting was brief. The one topic of concern expressed was traffic-- existing traffic at the Boardwalk/Harmony intersection; and concerns about whether potential queuing could affect the loop drive in the shopping center. 3. Land Use Code Article 1 A. DIVISION 1.3 – ZONING MAP AND ZONE DISTRICTS Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 1.3.4 – Addition of Permitted Uses The purpose of the Addition of Permitted Uses (APU) process is to allow for approval of a particular land use to be located on a specific parcel within a zone district that otherwise would not permit such a use. The proposed gasoline station is not listed as a permitted use under the definition of Regional Shopping Center in the applicable Harmony Corridor Standards and Guidelines, and thus requires findings under this Section. An applicant may submit a plan that does not conform to the zoning, with the understanding that such plan will be subject to a heightened level of review, with close attention being paid to compatibility and impact mitigation. This process is intended to allow for consideration of emerging issues, site attributes or changed conditions within the neighborhood surrounding and including the subject property. The process encourages dialogue and collaboration among applicants, affected property owners, neighbors and City Staff. The Planning and Zoning Commission may add the proposed use to the site if the Commission specifically finds that such use: (1) conforms to all of the eight criteria listed below; (2) would not be detrimental to the public good; (3) would be in compliance with the requirements and criteria contained in Section 3.5.1; and (4) is not specifically listed as a "prohibited use" in the zone district in which the proposed site is located. The eight criteria are: (a) Such use is appropriate in the zone district to which it is added. (b) Such use conforms to the basic characteristics of the zone district and the other permitted uses in the zone district to which it is added. (c) The location, size and design of such use is compatible with and has minimal negative impact on the use of nearby properties. (d) Such use does not create any more offensive noise, vibration, dust, heat, smoke, odor, glare or other objectionable influences or any more traffic hazards, traffic generation or attraction, adverse environmental impacts, adverse impacts on public or quasi-public facilities, utilities or services, adverse effect on public health, safety, morals or aesthetics, or other adverse impacts of development, than the amount normally resulting from the other permitted uses listed in the zone district to which it is added. (e) Such use will not change the predominant character of the surrounding area. (f) Such use is compatible with the other listed permitted uses in the zone district to which it is added. (g) Such use, if located within or adjacent to an existing residential neighborhood, shall be subject to two (2) neighborhood meetings, unless the Director determines, from information derived from the conceptual review process, that the development proposal would not have Complies Packet pg. 84 Planning & Zoning Commission Hearing - Agenda Item 4 MJA 200002 | Sam’s Club Fuel Station Thursday, May20 11, 2021 | Page 5 of 9 Back to Top any significant neighborhood impacts. The first neighborhood meeting must take place prior to the submittal of an application. The second neighborhood meeting must take place after the submittal of an application and after the application has completed the first round of staff review. Staff Findings. Staff finds that the plan meets all of these criteria because: • The proposed facility for this vehicular use occupies an existing underused parking lot area. Because of this, it conforms to the basic characteristics of the zone district in this area by fitting within the framework of the shopping center and adding structures that complement the existing Sam’s Club building and cart shelters. • The use creates no offensive impacts because an existing vehicular use area is being retained as such. The impacts of vehicles moving through the facility for the proposed use are similar to the impacts of vehicles moving through or parking in the existing parking lot. • The use will not change the predominant character of the surrounding area for the reasons noted above. • The use is compatible with the other listed permitted uses, in this particular case, for the reasons noted above. • The eighth criterion regarding City Council approval is not applicable to the HC zone. For context of the APU request, the Google Earth image below shows the location as seen from the main access drive that runs through the entire shopping center. The facility would be left of center in the image, set back from the access drive.) 4. Land Use Code Article 2 A. PROJECT DEVELOPMENT PLAN PROCEDURAL OVERVIEW 1. Conceptual Review – CDR190060 A conceptual review meeting was held on July 25, 2019. 2. First Submittal –MJA 200002 The application was submitted on August 28, 2020. 3. Neighborhood Meeting A neighborhood meeting was held December 16, 2019. Notes are attached. 4. Notice (Posted, Written and Published) Posted Notice: Sign #526, posted 12/9/2019. Written Hearing Notice: May 6, 2021, 356 addresses mailed. Published Notice: May 9, 2021, Confirmation #0004725937. Packet pg. 85 Planning & Zoning Commission Hearing - Agenda Item 4 MJA 200002 | Sam’s Club Fuel Station Thursday, May20 11, 2021 | Page 6 of 9 Back to Top 5. Land Use Code Article 3 A. DIVISION 3.2 - SITE PLANNING AND DESIGN STANDARDS Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.2.1 – Landscaping and Tree Protection The standards of this Section require a development plan to include a complete landscape plan. • In this case, the existing landscaping will be retained, and it is not clear that any new landscaping would be required. Nevertheless, the plan adds five new landscape islands with canopy trees as part of the site circulation and paving changes. The new islands define circulation, break down the scale of the existing parking lot bay, and mitigate the scale of the fueling canopy structure, which is consistent with the purpose of this Section. Complies 3.2.1(F) – Tree Mitigation No existing trees are to be removed. Complies 3.2.1(J) – Irrigation This subsection requires permanent, automatic irrigation of plant material. • An irrigation plan is provided. Complies 3.2.2 – Access, Circulation and Parking – General Standard This Section requires that development projects accommodate the movement of vehicles, bicycles, pedestrians safely and conveniently. • The plan uses existing access and circulation, which is consistent with standards in this Section. The only change is the addition of five landscape islands to define the particular circulation pattern within the fueling facility. Complies 3.2.2(K)(2) – Vehicle Parking Space Requirements The plan reduces parking spaces for Sam’s Club by 73 stalls in a lightly used bay of the existing large parking lot. The remaining parking for the store totals 484 spaces, resulting in a ratio of 3.74 stalls per 1,000 sq. ft. of floor area. The standard requirement for general retail uses is a range of 2-4 spaces per 1,000 sq. ft.; and the standard requirement for supermarkets is a range of 3-6 spaces per 1,000 sq. ft. Therefore, regardless of how requirements for the store would be calculated, the parking lot would still comply. Incidentally, the applicant’s narrative states that Sam’s Club’s corporate parking requirement for the store would be a minimum of 260 spaces. Complies 3.2.4 – Site Lighting This Section requires that lighting meet the functional and security needs of the project in a way that does not adversely affect adjacent properties. • A photometric plan demonstrates compliance with lighting levels. • Staff is continuing to work with applicants on final details of the lighting plan. Final Plans will clearly demonstrate compliance with 1) down-directional full cutoff fixture requirements, and 2) color temperature of 3,000 degrees Kelvin. Condition of Approval Section 3.2.5 – Trash and Recycling Enclosures This Section requires the provision of areasfor handling of trash and recycling. • To manage trash and recycling, the employee will empty the trash containers into the Sam’s Club bin at the beginning and end of shift when they clock in/out of work. Complies Packet pg. 86 Planning & Zoning Commission Hearing - Agenda Item 4 MJA 200002 | Sam’s Club Fuel Station Thursday, May20 11, 2021 | Page 7 of 9 Back to Top B. DIVISION 3.5 - BUILDING STANDARDS Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.5.1 Building and Project Compatibility This Section requires that the physical and operational characteristics of proposed buildings and uses are compatible when considered within the context of the surrounding area. Standards focus mainly on compatible building design, addressing scale and design characteristics. Standards also address other aspects of project compatibility such as noise, glare, and unsightly service functions. The immediate context of the surrounding area comprises parking lots for Sam’s Club and other commercial pad sites. The relevant context for architectural compatibility is the Sam’s Club store building and cart shelters in the parking lot. The materials, colors, and forms of the canopy structure and kiosk are similar to these existing structures. The kiosk walls and canopy columns are clad in split-face block painted to complement the main building. Standing seam metal hipped roofs harmonize with the hip and gable roof elements on the store and cart shelters. Below is an illustration of the architecture. The plan utilizes existing vehicular access and circulation and retains existing landscaping, with additional landscape islands added into the existing paving. Complies 3.5.3(D) and (E) Character and Image of Commercial Buildings Standards in these subsections require architectural interest with site-specific design tailored to the site and its context. • The building design was derived through iterations in the review process to reinforce and complement forms, colors and materials in the context of the existing Sam’s Club development. Complies C. DIVISION 3.6 - TRANSPORTATION AND CIRCULATION This Division is intended to ensure that the transportation system is in conformance with adopted transportation plans and policies established by the City. Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.6.4 – Transportation Level of Service Requirements This Section requires that the transportation needs of the proposed development will be safely accommodated by the existing transportation system, or that appropriate mitigation of impacts will be provided by the development in order to meet adopted Level of Service (LOS) standards. • A detailed traffic impact analysis was conducted and is attached. The purpose of the study was to determine the potential impacts to traffic operations in the area related to the proposed development. Complies Packet pg. 87 Planning & Zoning Commission Hearing - Agenda Item 4 MJA 200002 | Sam’s Club Fuel Station Thursday, May20 11, 2021 | Page 8 of 9 Back to Top Based on the Traffic Impact Study provided all the intersections/access points evaluated will continue to operate within an acceptable level of service for both AM and PM peak hours. The additional site traffic generated by this site is not anticipated to significantly increase delay, nor decrease the level of service to a point where they would no longer meet the requirements outline in the Larimer County Urban Area Street Standards. Queuing internal to the site was also a concern with this project, as the potential impacts from excessive queuing can have unintended consequences that can affect access points and the overall transportation system. Ultimately, the function of the internal driveway is a private issue under the responsibility of the shopping center association, but given the potential for impacts, staff required the Traffic Impact Study to include a queuing analysis of the potential vehicle stacking anticipated with the fuel station. Based on this analysis it was determined that this site would be able to adequately accommodate the queuing of vehicles within the site without significant impacts. Overall the general conclusions of the Traffic Impact Study have been accepted by the City and no site improvements or mitigation will be required with this project. 3.6.6 – Emergency Access This Section requires adequate access for emergency vehicles and persons rendering fire protection and emergency services. • The plan includes an illustration demonstrating that existing access and circulation will continue to meet emergency access requirements. Complies 6. Land Use Code Article 4 A. DIVISION 4.26 – HARMONY CORRIDOR DISTRICT (HC) Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 4.26(A) - Purpose The Harmony Corridor zone district is intended to implement the land use vision and design concepts of the Harmony Corridor Plan. Complies 4.26(B) – Permitted Uses Subsection 4.26(B)(3) lists “regional shopping centers as defined/described in the Harmony Corridor Plan” as a permitted use subject to review by the Planning and Zoning Commission. Permitted uses within the centers are listed in Harmony Corridor Standards and Guidelines, published under separate cover. Complies via Addition of Permitted Use (APU) 4.26(D)(1) – Harmony Corridor Land Use Standards This subsection requires that all development in the HC zone district must comply with the adopted Harmony Corridor land use and locational standards. These are the pertinent standards in the Harmony Corridor Standards and Guidelines that list permitted uses in shopping centers. Permitted uses in Regional Shopping Centers do not include gasoline stations. Permitted uses in other types of shopping centers do list gasoline stations. • The plan includes a request for Addition of Permitted Uses under code Section 1.3.4 to allow for approval of the use in this particular plan. Complies via Addition of a Permitted Use (APU) Packet pg. 88 Planning & Zoning Commission Hearing - Agenda Item 4 MJA 200002 | Sam’s Club Fuel Station Thursday, May20 11, 2021 | Page 9 of 9 Back to Top 7. Findings of Fact/Conclusion In evaluating the request for the Sam’s Club Fuel Station Major Amendment, MJA#200002, staff makes the following findings of fact and conclusions: 1. The Major Amendment complies with criteria for the Addition of Permitted Uses in Article 1, Section 1.3.4 as required for approval of the gasoline station use. 2. The Major Amendment complies with the applicable procedural and administrative requirements of Article 2 of the Land Use Code. 3. The Major Amendment complies with pertinent standards located in Article 3 – General Development Standards. 4. Article 4, Division 4.26 Harmony Corridor Zone District, does not contain any applicable standards. While the proposed use is not a permitted use under zoning standards, it is permitted by findings under code Section 1.3.4, Addition of Permitted Uses. 8. Recommendation Staff recommends that the Planning and Zoning Commission make a motion to approve the Sam’s Club Fuel Station Major Amendment, MJA#200002 and the Addition of a Permitted Use for the gasoline station, based on the Findings of Fact and supporting explanations found in the staff report. 9. Attachments 1. Applicant’s Narrative 2. Architecture 3. Plan Set – All Plan Sheets 4. Photometric Plan 5. Traffic Impact Analysis 6. Neighborhood Meeting Notes 7. Civil Plans 8. Staff Presentation 9. Communication from Susan Altenhofen Packet pg. 89 Operational Statement Sam’s Club 6633 Fueling Station 4700 Boardwalk Drive, Fort Collins, Colorado Existing Conditions: The proposed site is located in the center of the shopping center with overflow parking area for the existing Sam’s Club #6633. The proposed site is connected to parking lot access roads and drive aisles to the South and Northeast of the site. Existing parking lot circulation will not be affected noticeably. The pedestrian access to the shopping center is along both main shopping center entrances, East Boardwalk Drive and East Harmony Road. There are three known fire hydrants existing or within the proximity of the Sam’s Club parking lot. No known above ground transformers are visible within the same area. Two storm drain structures exist within the vicinity of the project area and should cover the drainage needs imposed by the site. Since the site is an existing parking lot no detrimental impacts to the natural features of site are imposed. The site is within a FEMA defined flood zone X which is the 0.2 percent change of flood hazard. The General Plan land use designation is Commercial/Retail. The existing and planned zoning designation is H-C (Harmony Corridor) District with a further distinction of Commercial/Retail. The existing development site is in conformance and participates in the Harmony Corridor feel and look. Proposed Improvements: Proposed improvements include a fueling station with a modular kiosk, and three underground storage tanks. The project is to include a canopy with fuel dispensers. The aesthetical features of the kiosk will be supplemental to the commercial and retail district while being similar to the parent Sam’s Club Store building features. The overall limits of the proposed project is roughly 19,512 square feet. Per the provided site plans the site will utilize existing parking and landscaping near the proposed improvements. Some minor aesthetical landscape features will be added toward the entrance side of the fueling site, per development code. Site ingress and egress will occur through the existing main shopping center drive aisles and parking aisles. With exception of fuel readers on existing monument sign, no offsite work is being proposed with this development. Site signage is to include canopy signage as well as monument price signage as required by state law. The proposed project follows and promotes the existing Commercial/Retail land use. It provides the community a more one stop shop and is aesthetically pleasing meeting the pedestrian-friendly and vehicular paths of travel. Visits to the proposed site will be mainly club members internal capture trips and pass-by trips of members to the other surrounding commercial and retail development. Due to the nature of membership-based trip generation, strategic fueling sales strategies, and fueling site layout, the traffic impacts should be minimal to the surrounding existing traffic infrastructure and community. Proposed onsite lighting will be the main counter measure to crime and promote the Harmony Corridor Plan and feel. ITEM 4, ATTACHMENT 1 Packet pg. 90 Fuel Kiosk: The Kiosk is approximately 200 square feet total and utilizes exterior materials and colors compatible to the parent Sam’s Club. The Kiosk walls are clad in split-face block painted to complement the Club. The standing seam metal hipped roof on the Kiosk will harmonize with the hip and gable roof elements on the Club. The Kiosk includes an Office Area facing the fuel canopy and dispensers allowing the fuel attendant to observe and supervise customers dispensing motor fuels. Attached to the Office area is a private Restroom for the fuel attendant use. At the rear of the Kiosk is an Equipment Room that contains the equipment required to power and monitor the fuel station and store apparatus for emergency and safety. Operations of the fueling station will be store club hours. With shifts being worked throughout the day as to operation of the kiosk. (9am – 8pm) Fuel Canopy: The Fuel Canopy covers approximately 3,466 SF and protects the customers and dispensers from the environment. The LED fixtures mounted to the canopy soffit illuminate the area under the canopy to provide a safe operating condition. The standing seam hipped roof of the canopy and the split-face wrapped canopy columns match the materials and design of the Fuel Kiosk. The 6- fuel dispenser layout will serve a maximum of 12 customers at any time. The fuel dispensers are fed from 3 underground fuel storage tanks with a 20,000-gallon capacity per tank. Parking: Existing parking for the Sam’s Club shopping center is 557 stalls with an approximate ratio of 4.30/1,000 stalls per square feet of building space. After development of the fueling project the parking will be 484 stalls, with a loss of 73 stalls, which will result in an approximate ratio of 3.74/1,000 stalls per square feet of building space. The parking requirements for Sam’s Club would be a minimum of 260 stalls, which is adhered to by the proposed design. Additional General Information: Previous project meeting dates are listed below: 1. Pre-Application Meeting – June 12, 2019 2. Neighborhood Meeting – December 16, 2019 Property/Project Owner(s): Below are the name(s) of subject proposed property owner(s). ·Benenson Boardwalk Ft. Collins Co., LLC c/o Benenson Capital Partners, LLC ITEM 4, ATTACHMENT 1 Packet pg. 91 December 15, 2020 #6633 Fort Collins, CO6 Stack Fuel Station1SOFFIT 13’-9"T.O. CANOPY 17’-1"SOFFIT 13’-9"T.O. CANOPY 17’-1"SOFFIT 13’-9"T.O. CANOPY 17’-1"SOFFIT 13’-9"T.O. CANOPY 17’-1"SPLIT FACE CMU - PAINT SW #6102 “PORTABELLO”Rear ElevationLeft ElevationRight ElevationFront ElevationPRE-FINISHED METAL CANOPYCOLOR TO MATCH SW #6102 “PORTABELLO”PRE-FINISHED METAL CANOPYCOLOR TO MATCH SW #6102 “PORTABELLO”PRE-FINISHED METAL CANOPY COLOR TO MATCH SW #6102 “PORTABELLO”SPLIT FACE CMU WRAPPEDCANOPY COLUMNS - PAINTSW #6102 “PORTABELLO” (TYP.)SPLIT FACE CMU WRAPPEDCANOPY COLUMNS - PAINTSW #6102 “PORTABELLO” (TYP.)SPLIT FACE CMU WRAPPEDCANOPY COLUMNS - PAINTSW #6102 “PORTABELLO” (TYP.)SPLIT FACE CMU WRAPPEDCANOPY COLUMNS - PAINTSW #6102 “PORTABELLO” (TYP.)BUILDINGADDRESSNUMBERSSPLIT FACE CMU - PAINTSW #6124 “CARDBOARD”SPLIT FACE CMU - PAINT SW #6102 “PORTABELLO”SPLIT FACE CMU - PAINT SW #6102 “PORTABELLO”SPLIT FACE CMU - PAINT SW #6102 “PORTABELLO”SPLIT FACE CMU - PAINTSW #6124 “CARDBOARD”STANDING SEAM METALROOF - “LEAD COTE”STANDING SEAM METALROOF - “LEAD COTE”STANDING SEAM METALROOF - “LEAD COTE”STANDING SEAM METALROOF - “LEAD COTE”STANDING SEAM METALROOF - “LEAD COTE”STANDING SEAM METALROOF - “LEAD COTE”STANDING SEAM METALROOF - “LEAD COTE”STANDING SEAM METALROOF - “LEAD COTE”SPLIT FACE CMU - PAINTSW #6124 “CARDBOARD”SPLIT FACE CMU - PAINTSW #6124 “CARDBOARD”PRE-FINISHED METAL CANOPYCOLOR TO MATCH SW #6102 “PORTABELLO”BUILDINGADDRESSNUMBERSITEM 4, ATTACHMENT 2Packet pg. 92 Front Elevation Left Elevation MATERIAL BOARD ITEM 4, ATTACHMENT 2 Packet pg. 93 Front Elevation Left Elevation MATERIAL BOARD ITEM 4, ATTACHMENT 2 Packet pg. 94 SITES1S2S3S4S5S6S7HCPOLLDREGCHCUELDRLDMNMDMNMDMNLDRLDRPOLPOLLDMNLDRPOLLDMNGCSCLDMNLDMNE HARMONY ROADOAKRIDGE DRS BOA R D W A L K D R S LEMAY AVES COLLEGE AVEFOSSIL CREEK PK WY S COLLEGE AVES MASON STMASON TRAILS BO A R D W AL K D R SAM'SCLUBE HARMONY ROADS LEMAY AVES COLLEGE AVEARIZONA ƒ ARKANSAS ƒ CALIFORNIA ƒ FLORIDA ƒ MINNESOTA ƒ NORTH CAROLINA ƒ PENNSYLVANIA ƒ TEXASLAND USE TABLEPROJECT NAME:SAM'S CLUB FUEL STATION #6633PROJECT ADDRESS:4700 BOARDWALK DRIVE, FT. COLLINS, CO 80525PROJECT DESCRIPTION:CONSTRUCTION OF A FREE STANDING FUEL STATION WITHIN THEEXISTING SAM'S CLUB PARKING LOTEXITING ZONING:HARMONY CORRIDOR DISTRICT (H-C)PROPOSED ZONING:N/ATOTAL PARCEL SIZE (SAM'S CLUB):11.95± AC / 520,532± SF (AS SHOWN ON PLAT OF HARMONY MARKETP.U.D.)TOTAL PROJECT SIZE (FUEL STATION):TBDMAXIMUM BUILDING HEIGHT:21'-6'' (CANOPY) 11'-6'' (KIOSK) 30'-0''± (EXISTING SAM'S CLUB)TOTAL FLOOR AREA:130,383± SF (PRE-CONSTRUCTION) 130,583± SF (POST-CONSTRUCTION)TOTAL FLOOR AREA RATIO:25.38% (PRE-CONSTRUCTION) 25.42% (POST-CONSTRUCTION)TOTAL PRE-CONSTRUCTION PARKING:557 (4.27 / 1,000)MINIMUM & MAXIMUM REQUIRED:261 MIN (2 / 1,000) - 522 MAX (4 / 1,000)STANDARD:539 SPACESCOMPACT:N/AACCESSIBLE:12 SPACES (12 REQUIRED - 2% OF TOTAL)MOTORCYCLE:N/ABICYCLE (ENCLOSED):UNKNOWNBICYCLE (FIXED):8 (33 REQUIRED - 1 / 4,000)TOTAL POST-CONSTRUCTION PARKING:484 (3.71 / 1,000)MINIMUM & MAXIMUM REQUIRED:261 MIN (2 /1,000) - 522 MAX (4 / 1,000)STANDARD:471COMPACT:N/AACCESSIBLE:13 (9 REQUIRED)MOTORCYCLE:N/ABICYCLE (ENCLOSED):UNKNOWNBICYCLE (FIXED):10 (33 REQUIRED FOR PROJECT - 1 / 4,000)SITE PLAN NOTES:1. REFER TO FINAL UTILITY PLANS FOR EXACT LOCATIONS AND CONSTRUCTION INFORMATION FOR STORMDRAINAGE STRUCTURES, UTILITY MAINS AND SERVICES, PROPOSED TOPOGRAPHY, STREET IMPROVEMENTS.2.REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOR EXACT LOCATIONS, AREAS AND DIMENSIONS OF ALLEASEMENTS, LOTS, TRACTS, STREETS, WALKS AND OTHER SURVEY INFORMATION.3. THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL PLANS. AMENDMENTS TO THE PLANSMUST BE REVIEWED AND APPROVED BY THE CITY PRIOR TO THE IMPLEMENTATION OF ANY CHANGES TO THEPLANS.4. ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE SCREENED FROM VIEW FROMADJACENT PROPERTY AND PUBLIC STREETS. IN CASES WHERE BUILDING PARAPETS DO NOT ACCOMPLISHSUFFICIENT SCREENING, THEN FREE-STANDING SCREEN WALLS MATCHING THE PREDOMINANT COLOR OF THEBUILDING SHALL BE CONSTRUCTED. OTHER MINOR EQUIPMENT SUCH AS CONDUIT, METERS AND PLUMBINGVENTS SHALL BE SCREENED OR PAINTED TO MATCH SURROUNDING BUILDING SURFACES.5. ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN ONE PHASE UNLESS A PHASINGPLAN IS SHOWN WITH THESE PLANS.6.[IF APPLICABLE -- INCLUDE LANGUAGE FOR ANY MODIFICATIONS AND CONDITIONS APPROVED WITH PDP/ODP].7.[IF APPLICABLE] ALL SINGLE FAMILY DETACHED HOMES SHALL MEET OR EXCEED THE GARAGE DOOR STANDARDSAS OUTLINED IN 3.5.2(E) OF THE LAND USE CODE.8.[IF APPLICABLE] A MINIMUM OF (NUMBER TBD) HOUSING MODELS FOR THE SINGLE FAMILY HOMES SHALL BEREQUIRED. THESE HOUSING MODELS SHALL MEET OR EXCEED THE STANDARDS AS OUTLINED IN 3.5.2(C) OF THELAND USE CODE.9. ALL EXTERIOR LIGHTING PROVIDED SHALL COMPLY WITH THE FOOT-CANDLE REQUIREMENTS IN SECTION 3.2.4OF THE LAND USE CODE AND SHALL USE A CONCEALED, FULLY SHIELDED LIGHT SOURCE WITH SHARP CUT-OFFCAPABILITY SO AS TO MINIMIZE UP-LIGHT, SPILL LIGHT, GLARE AND UNNECESSARY DIFFUSION.10. SIGNAGE AND ADDRESSING ARE NOT PERMITTED WITH THIS PLANNING DOCUMENT AND MUST BE APPROVEDBY SEPARATE CITY PERMIT PRIOR TO CONSTRUCTION. SIGNS MUST COMPLY WITH CITY SIGN CODE UNLESS ASPECIFIC VARIANCE IS GRANTED BY THE CITY.11. FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL BUILDINGS MUST PROVIDEAN APPROVED FIRE EXTINGUISHING SYSTEM.12. ALL BIKE RACKS PROVIDED MUST BE PERMANENTLY ANCHORED.13. ALL SIDEWALKS AND RAMPS MUST CONFORM TO CITY STANDARDS. ACCESSIBLE RAMPS MUST BE PROVIDEDAT ALL STREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSIBLE PARKING SPACES. ACCESSIBLEPARKING SPACES MUST SLOPE NO MORE THAN 1:48 IN ANY DIRECTION. ALL ACCESSIBLE ROUTES MUST SLOPENO MORE THAN 1:20 IN DIRECTION OF TRAVEL AND WITH NO MORE THAN 1:48 CROSS SLOPE.14. COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS, AND TRAFFICCIRCLES ADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BY THE PROPERTYOWNER OF THE COMMON AREA. THE PROPERTY OWNER IS RESPONSIBLE FORSNOW REMOVAL ON ALLADJACENT STREET SIDEWALKS AND SIDEWALKS IN COMMON OPEN SPACE AREAS.15. DESIGN AND INSTALLATION OF ALL PARKWAY/TREE LAWN AND MEDIAN AREAS IN THE RIGHT-OF-WAY SHALL BEIN ACCORDANCE WITH CITY STANDARDS. UNLESS OTHERWISE AGREED TO BY THE CITY WITH THE FINAL PLANS,ALL ONGOING MAINTENANCE OF SUCH AREAS IS THE RESPONSIBILITY OF THE OWNER/DEVELOPER.16. THE PROPERTY OWNER FOR EACH RESIDENTIAL LOT IS RESPONSIBLE FOR SNOW REMOVAL ON ALL STREETSIDEWALKS ADJACENT TO EACH RESIDENTIAL LOT.17. PRIVATE CONDITIONS, COVENANTS, AND RESTRICTIONS (CC&R'S), OR ANY OTHER PRIVATE RESTRICTIVECOVENANT IMPOSED ON LANDOWNERS WITHIN THE DEVELOPMENT, MAY NOT BE CREATED OR ENFORCEDHAVING THE EFFECT OF PROHIBITING OR LIMITING THE INSTALLATION OF XERISCAPE LANDSCAPING,SOLAR/PHOTO-VOLTAIC COLLECTORS (IF MOUNTED FLUSH UPON ANY ESTABLISHED ROOF LINE), CLOTHES LINES(IF LOCATED IN BACK YARDS), ODOR-CONTROLLED COMPOST BINS, OR WHICH HAVE THE EFFECT OF REQUIRINGTHAT A PORTION OF ANY INDIVIDUAL LOT BE PLANTED IN TURF GRASS.18. ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION, AS WELL AS STREETS,SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED OR REMOVED DUETO CONSTRUCTION OF THISPROJECT, SHALL BE REPLACED OR RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'SEXPENSE PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THEFIRST CERTIFICATE OF OCCUPANCY.19.FIRE LANE MARKING: A FIRE LANE MARKING PLAN MUST BE REVIEWED AND APPROVED BY THE FIRE OFFICIALPRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. WHERE REQUIRED BY THE FIRE CODE OFFICIAL,APPROVED SIGNS OR OTHER APPROVED NOTICES THAT INCLUDE THE WORDSNO PARKING FIRE LANE SHALL BEPROVIDED FOR FIRE APPARATUS ACCESS ROADS TO IDENTIFY SUCH ROADSOR PROHIBIT THE OBSTRUCTIONTHEREOF. THE MEANS BY WHICH FIRE LANES ARE DESIGNATED SHALL BE MAINTAINED IN A CLEAN AND LEGIBLECONDITION AT ALL TIMES AD BE REPLACED OR REPAIRED WHEN NECESSARY TO PROVIDE ADEQUATE VISIBILITY.20. ALL PUBLIC SIDEWALK, DRIVEWAYS AND RAMPS EXISTING OR PROPOSED ADJACENT OR WITHIN THE SITE NEEDTO MEET ADA STANDARDS, IF THEY CURRENTLY DO NOT, THEY WILL NEED TO BE RECONSTRUCTED SO THAT THEY DOMEET CURRENT ADA STANDARDS AS A PART OF THIS PROJECT.PREMISE IDENTIFICATION: AN ADDRESSING PLAN IS REQUIRED TO BE REVIEWED AND APPROVED BY THE CITY ANDPOUDRE FIRE AUTHORITY PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. UNLESS THE PRIVATE DRIVEIS NAMED, MONUMENT SIGNAGE MAY BE REQUIRED TO ALLOW WAY_FINDING. ALL BUILDINGS SHALL HAVE ADDRESSNUMBERS, BUILDING NUMBERS OR APPROVED BUILDING IDENTIFICATION PLACED IN A POSITION THAT IS PLAINLYLEGIBLE, VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY, AND POSTED WITH A MINIMUM OFSIX_INCH NUMERALS ON A CONTRASTING BACKGROUND. WHERE ACCESS IS BY MEANS OF A PRIVATE ROAD AND THEBUILDING CANNOT BE VIEWED FROM THE PUBLIC WAY, A MONUMENT, POLEOR OTHER SIGN OR MEANS SHALL BEUSED TO IDENTIFY THE STRUCTURE.NOTICE TO BIDDERS:WETLANDS INFORMATION:BASED ON AN ONLINE SEARCH OF U.S. FISH AND WILDLIFE SERVICE NATIONAL WETLANDS INVENTORYLOCATED AT www.fws.gov/wetlands/data/mapper.html, THE PROPOSED PROJECT DOES NOT APPEAR TO BEWITHIN A KNOWN WETLAND AREA.ALL QUESTIONS REGARDING THE PREPARATION OF THE GENERAL CONTRACTOR'S BID SHALL BE DIRECTEDTO THE OWNER'S CONSTRUCTION DEPARTMENT VIA ON-LINE BID QUESTIONTOOL. SUBCONTRACTORSMUST DIRECT THEIR QUESTIONS THROUGH THE GENERAL CONTRACTOR. THECONSULTING ARCHITECTAND/OR THE CONSULTING ENGINEER SHALL NOT BE CONTACTED DIRECTLY WITHOUT PRIORAUTHORIZATION FROM THE OWNER/DEVELOPER.CITY OF FORT COLLINS, CO NOTES:SHEET INDEXSHEET NUMBER SHEET TITLEC1 COVER SHEETC2GENERAL NOTESC3 DEMO PLANC4 OVERALL SITE PLANC4.1 FIRE DEPT ACCESS PLANC5 SITE PLANC6 GRADING PLANC7 DRAINAGE PLANC7.1 DRAINAGE MAP EXHIBITC7.2EXISTING IMPERVIOUS MAPC7.3 PROPOSED IMPERVIOUS MAPC8UTILITY PLANC9 DETAIL SHEETC10 DETAIL SHEETC11 DETAIL SHEETC12DETAIL SHEETL1LANDSCAPE PLANL2LANDSCAPE HYDROZONESL3 IRRIGATION PLANSW0 SWPPP NOTESSW1SWPPP IMPLEMENTATION SEQUENCE AND LIMITS OF WORKSW2 PHASE 1 EROSION AND SEDIMENTSW3 PHASE 2 EROSION AND SEDIMENTSW4 SWPPP INFORMATION SUMMARIESSW5 SWPPP DETAIL 1SW6 SWPPP DETAIL 2SW7 SWPPP DETAIL 3APP-C PHOTOMETRIC PLANAPP-D PHOTOMETRIC PLAN1 OF 2 TOPOGRAPHIC SURVEY PLAT2 OF 2 TOPOGRAPHIC SURVEY PLATVicinity MapSCALE: 1 INCH = 1,000 FEETVICINITY MAP LEGEND:SCHOOLS / COLLEGESS1 COLORADO EARLY COLLEGES HIGH SCHOOLS2 KRUSE ELEMENTARY SCHOOLS3 COLORADO EARLY COLLEGES MIDDLE SCHOOLS4 FRONT RANGE ACADEMY PRIVATE SCHOOLS5 THE LEARNING EXPERIENCE PRESCHOOLS6 ACADEMY OF ARTS AND KNOWLEDGE PRESCHOOLS7 WERNER ELEMENTARY SCHOOLZONING DISTRICTSGC GENERAL COMMERCIAL DISTRICTHC HARMONY CORRIDOR DISTRICTLDMN LOW DENSITY MIXED-USE NEIGHBORHOOD DISTRICTLDR LOW DENSITY RESIDENTIAL DISTRICTMDMN MEDIUM DENSITY MIXED-USE NEIGHBORHOOD DISTRICTPOL PUBLIC OPEN LANDS DISTRICTSC SERVICE COMMERCIAL DISTRICTUE URBAN ESTATES DISTRICTSITE LOCATION BOUNDARYZONING DISTRICT BOUNDARYSTREET CENTERLINEWATER BODYNATURAL AREAPARKTHESE PLANS HAVE BEEN REVIEWED BY THE LOCAL ENTITY FOR CONCEPT ONLY. THE REVIEW DOES NOT IMPLYRESPONSIBILITY BY THE REVIEWING DEPARTMENT, THE LOCAL ENTITY ENGINEER, OR THE LOCAL ENTITY FORACCURACY AND CORRECTNESS OF THE CALCULATIONS. FURTHERMORE, THE REVIEW DOES NOT IMPLY THATQUANTITIES OF ITEMS ON THE PLANS ARE THE FINAL QUANTITIES REQUIRED. THE REVIEW SHALL NOT BE CONSTRUEDFOR ANY REASON AS ACCEPTANCE OF FINANCIAL RESPONSIBILITY BY THE LOCAL ENTITY FOR ADDITIONAL QUANTITIESOF ITEMS SHOWN THAT MAY BE REQUIRED DURING THE CONSTRUCTION PHASE.INDEMNIFICATION STATEMENT:FLOOD ZONE INFORMATION:FLOOD ZONE CLASSIFICATION: ZONE X (AREA OF MINIMAL FLOOD HAZARD)FLOOD INSURANCE RATE MAP: 08069C1000F, DATED DEC. 19, 2006 (NOT PRINTED)REVISIONSDATENO. DESCRIPTION5/19/2020INITIAL DESIGNLOT 1, HARMONY MARKET P.U.D., FIRST FILING, IN THE CITY OF FORT COLLINS, ACCORDING TO THE RECORDED PLATTHEREOF, COUNTY OF LARIMER, STATE OF COLORADO.ALSO KNOWN AS:A TRACT OF LAND LOCATED IN THE NORTHEAST QUARTER OF SECTION 1, TOWNSHIP 6 NORTH, RANGE 69 WEST OFTHE 6THP.N., CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO BEING MORE PARTICULARLYDESCRIBED AS FOLLOWS:CONSIDERING THE EAST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 1 AS BEARING, SOUTH 0°10'00” WEST,FROM A FOUND NUMBER FOUR REBAR WITH YELLOW CAP AT THE NORTHEASTCORNER, TO A FOUND REBAR IN AVALVE BOX AT THE EAST QUARTER CORNER OF SAID SECTION 1 AND WITHALL BEARINGS CONTAINED HEREINRELATIVE THERETO:COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 1; THENCE ALONG SAID EAST LINE, SOUTH 0°10'10”WEST, 49.94 FEET; THENCE, NORTH 89°50'00” WEST, 63.00 FEET TO APOINT ON THE SOUTHERLY RIGHT-OF-WAYLINE OF COLORADO STATE HIGHWAY NO. 68; THENCE ALONG SAID RIGHT-OF-WAY, NORTH 46°21'21” WEST, 24.52FEET; THENCE, SOUTH 89°45'15” WEST, 921.30 FEET; THENCE, SOUTH 89°55'30” WEST, 600.00 FEET; THENCE SOUTH83°39'00” WEST, 402.76 FEET, THENCE DEPARTING SAID RIGHT-OF-WAY, SOUTH 0°11'05” WEST, 363.38 FEET TO APOINT ON A CURVE CONCAVE TO THE EAST, HAVING A CENTRAL ANGLE OF1°12'48”, A RADIUS OF 566.00 FEET ANDTHE CHORD OF WHICH BEARS SOUTH 0°25'19” EAST, 11.99 FEET; THENCE ALONG THE ARC OF SAID CURVE 11.99FEET TO THE POINT OF BEGINNING; THENCE, NORTH 80°29'24” EAST, 119.64 FEET TO A POINT ON A CURVE CONCAVETO THE NORTHWEST, HAVING A CENTRAL ANGLE OF 45°41'15”, A RADIUS OF 100.00 FEET AND THE CHORD OFWHICH BEARS, NORTH 57°38'46” EAST 77.64 FEET; THENCE ALONG ARC OF SAID CURVE 79.74 FEET; THENCE, NORTH34°48'09” EAST, 118.16 FEET TO A POINT ON A CURVE CONCAVE TO THE SOUTHEAST, HAVING A CENTRAL ANGLE OF54°36'22”, A RADIUS OF 100.00 FEET AND THE CHORD OF WHICH BEARSNORTH 62°06'20” EAST, 91.74 FEET; THENCEALONG THE ARC OF SAID CURVE 95.31 FEET; THENCE, NORTH 89°24'31”EAST, 263.86 FEET; THENCE, SOUTH 0°00'00”WEST, 714.30 FEET; THENCE, SOUTH 90°00'00” EAST, 117.28 FEET, THENCE SOUTH 0°00'00” EAST, 308.47 FEET TO APOINT ON A CURVE CONCAVE TO THE NORTH, HAVING A CENTRAL ANGLE OF 20°28'22”, A RADIUS OF 576.00 FEETAND THE CHORD OF WHICH BEARS NORTH 78°44'31” WEST, 204.72 FEET; THENCE ALONG THE ARC OF SAID CURVE205.82 FEET; THENCE, NORTH 68°30'20” WEST, 150.28 FEET TO A POINT ON A CURVE CONCAVE TO THE SOUTH,HAVING A CENTRAL ANGLE OF 19°42'15”, A RADIUS OF 644.00 FEET AND THE CHORD OF WHICH BEARS NORTH78°21'28” WEST, 220.38 FEET; THENCE ALONG THE ARC OF SAID CURVE 221.47 FEET; THENCE NORTH 88°12'35”WEST, 107.00 FEET TO A POINT ON A CURVE CONCAVE TO THE NORTHEAST, HAVING A CENTRAL ANGLE OF90°00'00”, A RADIUS OF 11.00 FEET AND THE CHORD OF WHICH BEARS,NORTH 43°12'35” WEST, 15.56 FEET; THENCEALONG THE ARC OF SAID CURVE 17.28 FEET; THENCE, NORTH 1°47'25” EAST, 255.44 FEET TO A POINT ON A CURVECONCAVE TO THE WEST, HAVING A CENTRAL ANGLE OF 10°37'46”, A RADIUS OF 644.00 FEET AND THE CHORD OFWHICH BEARS, NORTH 3°31'28” WEST, 119.30 feet; THENCE ALONG THEARC OF SAID CURVE 119.47 FEET; THENCE,NORTH 8°50'22” WEST, 215.96 FEET TO A POINT ON A CURVE CONCAVE TO THE EAST, HAVING A CENTRAL ANGLE OF7°48'39”, A RADIUS OF 566.00 FEET AND THE CHORD OF WHICH BEARS,NORTH 4°56'02” WEST, 77.10 FEET; THENCEALONG THE ARC OF SAID CURVE 77.16 FEET; TO THE POINT OF BEGINNING.LEGAL DESCRIPTION:CITY OF FORT COLLINS, COLORADOAPPROVALSAPPROVED:CITY ENGINEERDATECHECKED BY:WATER & WASTEWATER UTILITY DATECHECKED BY:STORM WATER UTILITYDATECHECKED BY:PARKS & RECREATIONDATECHECKED BY:TRAFFIC ENGINEERDATECHECKED BY:DATEITEM 4, ATTACHMENT 3Packet pg. 95 DATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-GN.dwg LAST SAVED BY: JOEPERKINSGENERAL NOTES:A. TOPOGRAPHIC BOUNDARY SURVEY, INCLUDING PROPERTY LINES, LEGAL DESCRIPTION, EXISTINGUTILITIES, SITE TOPOGRAPHY WITH SPOT ELEVATIONS, OUTSTANDING PHYSICAL FEATURES ANDEXISTING STRUCTURE LOCATIONS WAS PROVIDED BY THE FOLLOWING COMPANY, AS ACONTRACTOR TO THE SELLER/OWNER:TOPOGRAPHY/BOUNDARY:PLS CORPORATION532 WEST 66TH STREETLOVELAND, COLORADO 80538PHONE 970 669-2100M. BRYAN SHORT, PLSBOUNDARY SURVEY WAS NOT REQUESTED OR PERFORMED. BOUNDARY WAS TAKEN FROM OLDDESIGN DRAWINGS. CEI ENGINEERING SHALL NOT BE HELD RESPONSIBLE FOR ERRORS OROMISSIONS DUE TO THE LOCATION OF BOUNDARY LINES.CEI ENGINEERING AND ITS ASSOCIATES WILL NOT BE HELD RESPONSIBLE FOR THE ACCURACY OFTHE SURVEY OR FOR DESIGN ERRORS OR OMISSIONS RESULTING FROM SURVEY INACCURACIES.B. CONTRACTOR SHALL BE RESPONSIBLE FOR THE REMOVAL OF EXISTING STRUCTURES, RELATEDUTILITIES, PAVING, UNDERGROUND STORAGE TANKS AND ANY OTHER EXISTING IMPROVEMENTSAS NOTED. SEE SITE WORK SPECIFICATIONS.C. CONTRACTOR IS TO REMOVE AND DISPOSE OF ALL DEBRIS, RUBBISH AND OTHER MATERIALSRESULTING FROM PREVIOUS AND CURRENT DEMOLITION OPERATIONS. DISPOSAL WILL BE INACCORDANCE WITH ALL LOCAL, STATE AND/OR FEDERAL REGULATIONS GOVERNING SUCHOPERATIONS.D. THE GENERAL CONTRACTOR WILL BE HELD SOLELY RESPONSIBLE FOR AND SHALL TAKE ALLPRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES DURINGTHE CONSTRUCTION PHASES OF THIS PROJECT.E. WARRANTY/DISCLAIMER: THE DESIGNS REPRESENTED IN THESE PLANS ARE IN ACCORDANCEWITH ESTABLISHED PRACTICES OF CIVIL ENGINEERING FOR THE DESIGN FUNCTIONS AND USESINTENDED BY THE OWNER AT THIS TIME. HOWEVER, NEITHER THE ENGINEER NOR ITSPERSONNEL CAN OR DO WARRANT THESE DESIGNS OR PLANS AS CONSTRUCTED EXCEPT IN THESPECIFIC CASES WHERE THE ENGINEER INSPECTS AND CONTROLS THE PHYSICAL CONSTRUCTIONON A CONTEMPORARY BASIS AT THE SITE.F. SAFETY NOTICE TO CONTRACTOR: IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTIONPRACTICES, THE CONTRACTOR SHALL BE SOLELY AND COMPLETELY RESPONSIBLE FORCONDITIONS OF THE JOB SITE, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY DURINGPERFORMANCE OF THE WORK. THIS REQUIREMENT WILL APPLY CONTINUOUSLY AND NOT BELIMITED TO NORMAL WORKING HOURS. ANY CONSTRUCTION OBSERVATION BY THE ENGINEEROF THE CONTRACTOR'S PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THEADEQUACY OF THE CONTRACTOR'S SAFETY MEASURES, IN, ON OR NEAR THE CONSTRUCTIONSITE.G. ALL CONSTRUCTION IN STATE HIGHWAY DEPARTMENT RIGHT-OF-WAY SHALL BE COORDINATEDWITH THE HIGHWAY DEPARTMENT RESIDENT ENGINEER.H. WETLANDS NOTE: ANY DEVELOPMENT, EXCAVATION, CONSTRUCTION, OR FILLING IN A U.S.CORPS OF ENGINEERS DESIGNATED WETLAND IS SUBJECT TO LOCAL, STATE AND FEDERALAPPROVALS. THE CONTRACTOR SHALL COMPLY WITH ALL PERMIT REQUIREMENTS AND/ORRESTRICTIONS AND ANY VIOLATION WILL BE SUBJECT TO FEDERAL PENALTY. THE CONTRACTORSHALL HOLD THE OWNER/DEVELOPER, THE ENGINEER AND THE LOCAL GOVERNING AGENCIESHARMLESS AGAINST SUCH VIOLATION.I. RESIDENT ENGINEERING SERVICES: WHEN REQUESTED BY THE OWNER, RESIDENT ENGINEERINGSERVICES SHALL BE PROVIDED BY THE ENGINEERS (ON A TIME AND FREQUENCY BASIS)ACCEPTABLE TO THE CITY ENGINEER FOR IMPROVEMENTS TO PUBLIC WATER MAINS, PUBLICSEWER, AND CITY STREETS. AT THE COMPLETION OF CONSTRUCTION, THE ENGINEER SHALLCERTIFY THE CONSTRUCTION TO BE IN COMPLIANCE WITH THE PLANS AND SPECIFICATIONS.THIS WORK WILL BE AT THE OWNER/DEVELOPER'S DIRECT EXPENSE AND SHALL BECOORDINATED WITH CEI ENGINEERING ASSOCIATES, INC. IT WILL BE THE CONTRACTOR'SRESPONSIBILITY TO NOTIFY THE RESIDENT ENGINEER OF ANY PRECONSTRUCTION /CONSTRUCTION CONFERENCES AND ANY PUBLIC CONSTRUCTION 24 HOURS PRIOR TO SAIDACTION.A. ALL WORK AND MATERIALS SHALL COMPLY WITH ALL FEDERAL, STATE AND LOCAL REGULATIONSAND CODES AND O.S.H.A. STANDARDS.B. CONTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS ANDDIMENSIONS OF VESTIBULES, SLOPE PAVING, SIDEWALKS, EXIT PORCHES, TRUCK DOCKS, PRECISEBUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS.C. ALL UNPAVED DISTURBED AREAS ARE TO RECEIVE FOUR INCHES OF TOPSOIL, SEED, MULCH ANDWATER UNTIL A HEALTHY STAND OF GRASS IS ESTABLISHED.D. ALL CURBED RADII ARE TO BE 2 FEET OR 10 FEET UNLESS OTHERWISE NOTED. STRIPED RADIIARE TO BE 5 FEET UNLESS OTHERWISE NOTED.E. ALL DIMENSIONS AND RADII ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.F. EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED ORRELOCATED AS NECESSARY. ALL COST SHALL BE INCLUDED IN BASE BID.G. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS (UNLESS OTHERWISE NOTED ONPLANS), INCLUDING BUT NOT LIMITED TO, ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFICPOLES, ETC. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIESREQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS AND SHALL BE APPROVED BY SUCH.ALL COST SHALL BE INCLUDED IN BASE BID.H. SITE BOUNDARY, TOPOGRAPHY, UTILITY AND ROAD INFORMATION TAKEN FROM A SURVEY BY ALAND SURVEYOR.I. TOTAL LAND AREA IS 513,662± SQUARE FEET.J. BASED ON AN ONLINE SEARCH OF U.S. FISH AND WILDLIFE SERVICE NATIONAL WETLANDSINVENTORY LOCATED AT www.fws.gov/wetlands/data/mapper.html, THE PROPOSED PROJECTDOES NOT APPEAR TO BE WITHIN A KNOWN WETLAND AREA.K. THE SITE WORK FOR THIS PROJECT SHALL MEET OR EXCEED "THE SITE SPECIFIC SPECIFICATIONS".L. REFER TO ARCHITECTURAL PLANS FOR SITE LIGHTING ELECTRICAL PLAN.M. ALL SAM'S CLUB GENERAL CONTRACTOR WORK TO BE COMPLETED (EARTHWORK, FINALUTILITIES, AND FINAL GRADING) BY THE MILESTONE DATE IN PROJECT DOCUMENTS.N. CONTRACTOR SHALL COORDINATE WITH SAM'S CLUB MANAGER FOR POINT OF RELOCATIONFOR EXISTING CART CORRALS.O. ISOLATION JOINTS SHALL BE INSTALLED AT ALL FIXED STRUCTURES (BUILDING, RETAININGWALLS/DOCK WALLS, DROP INLETS, MANHOLES, LIGHT POLE BASES, AND BOLLARDS) SEE DETAILSHEET.P. ANY EXISTING PARKING LOT STRIPING TO REMAIN THAT IS DAMAGED OR REMOVED DURINGCONSTRUCTION OPERATIONS SHALL BE RE-PAINTED; FOUR INCH WIDE, TWO COAT, COLORSHALL MATCH EXISTING STRIPING.Q. REFER TO FINAL UTILITY PLANS FOR EXACT LOCATIONS AND CONSTRUCTION INFORMATION FORSTORM DRAINAGE STRUCTURES, UTILITY MAINS AND SERVICE, PROPOSED TOPOGRAPHY, STREETIMPROVEMENTS.R. REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOR EXACT LOCATIONS, AREAS ANDDIMENSIONS OF ALL EASEMENTS, LOTS, TRACTS, STREETS, WALKS AND OTHER SURVEYINFORMATION.S. THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL PLANS. AMENDMENTSTO THE PLANS MUST BE REVIEWED AND APPROVED BY THE CITY PRIOR TO THEIMPLEMENTATION OF ANY CHANGES TO THE PLANS.T. ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE SCREENED FROMVIEW FROM ADJACENT PROPERTY AND PUBLIC STREETS. IN CASES WHERE BUILDING PARAPETSDO NOT ACCOMPLISH SUFFICIENT SCREENING, THEN FREE-STANDING SCREEN WALLS MATCHINGTHE PREDOMINANT COLOR OF THE BUILDING SHALL BE CONSTRUCTED. OTHER MINOREQUIPMENT SUCH AS CONDUIT, METERS AND PLUMBING VENTS SHALL BE SCREENED ORPAINTED TO MACH SURROUNDING BUILDING SURFACES.U. ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN ONE PHASEUNLESS A PHASING PLAN IS SHOWN WITH THESE PLANS.V. ALL EXTERIOR LIGHTING PROVIDED SHALL COMPLY WITH THE FOOT-CANDLE REQUIREMENTS INSECTION 3.2.4 OF THE LAND USE CODE AND SHALL USE A CONCEALED, FULLY SHIELDED LIGHTSOURCE WITH SHARP CUT-OFF CAPABILITY SO AS TO MINIMIZE UP-LIGHT, SPILL LIGHT, GLAREAND UNNECESSARY DIFFUSION.W. SIGNAGE AND ADDRESSING AREA NOT PERMITTED WITH THE PLANNING DOCUMENT AND MUSTBE APPROVED BY SEPARATE CITY PERMIT PRIOR TO CONSTRUCTION. SIGNS MUST COMPLY WITHCITY SIGN CODE UNLESS A SPECIFIC VARIANCE IS GRANTED BY THE CITY.X.FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL BUILDINGSMUST PROVIDE AN APPROVED FIRE EXTINGUISHING SYSTEM.Y. ALL BIKE RACKS PROVIDED MUST BE PERMANENTLY ANCHORED.Z. ALL SIDEWALKS AND RAMPS MUST CONFORM TO CITY STANDARDS. ACCESSIBLE RAMPS MUST BEPROVIDED AT ALL STREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSIBLEPARKING SPACES. ACCESSIBLE PARKING SPACES MUST SLOPE NO MORE THAN 1:48 IN ANYDIRECTION. ALL ACCESSIBLE ROUTES MUST SLOPE NO MORE THAN 1:20 IN DIRECTION OFTRAVEL AND WITH NO MORE THAN 1:48 CROSS SLOPE.AA. COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS,AND TRAFFIC CIRCLES ADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BEMAINTAINED BY THE PROPERTY OWNER OF THE COMMON AREA. THE PROPERTY OWNER ISRESPONSIBLE FOR SNOW REMOVAL ON ALL ADJACENT STREET SIDEWALKS AND SIDEWALKS INCOMMON OPEN SPACE AREAS.AB. DESIGN AND INSTALLATION OF ALL PARKWAY/TREE LAWN AND MEDIAN AREAS IN THERIGHT-OF-WAY SHALL BE IN ACCORDANCE WITH CITY STANDARDS. UNLESS OTHERWISE AGREEDTO BY THE CITY WITH THE FINAL PLANS, ALL ONGOING MAINTENANCE OF SUCH AREAS IS THERESPONSIBILITY OF THE OWNER/DEVELOPER.AC. THE PROPERTY OWNER FOR EACH RESIDENTIAL LOT IS RESPONSIBLE FOR SNOW REMOVAL ONALL STREET SIDEWALKS ADJACENT TO EACH RESIDENTIAL LOT.AD. PRIVATE CONDITIONS, COVENANTS, AND RESTRICTIONS (CC&R'S), OR ANY OTHER PRIVATERESTRICTIVE COVENANT IMPOSED ON LANDOWNERS WITHIN THE DEVELOPMENT, MAY NOT BECREATED OR ENFORCED HAVING THE EFFECT OF PROHIBITING OR LIMITING THE INSTALLATIONOF XERISCAPE LANDSCAPING, SOLAR/PHOTO-VOLTAIC COLLECTORS (IF MOUNTED FLUSH UPONANY ESTABLISHED ROOF LINE), CLOTHES LINES (IF LOCATED IN BACK YARDS), ODOR-CONTROLLEDCOMPOST BINS, OR WHICH HAVE THE EFFECT OF REQUIRING THAT A PORTION OF ANYINDIVIDUAL LOT BE PLANTED IN TURF GRASS.AE. ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION, AS WELL ASSTREETS, SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED OR REMOVED DUE TOCONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR RESTORED TO CITY OF FORT COLLINSSTANDARDS AT THE DEVELOPER'S EXPENSE PRIOR TO THE ACCEPTANCE OF COMPLETEDIMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY.AF.FIRE LANE MARKING: A FIRE LANE MARKING PLAN MUST BE REVIEWED AND APPROVED BY THEFIRE OFFICIAL PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. WHERE REQUIREDBY THE FIRE CODE OFFICIAL, APPROVED SIGNS OR OTHER APPROVED NOTICES THAT INCLUDETHE WORDS NO PARKING FIRE LANE SHALL BE PROVIDED FOR FIRE APPARATUS ACCESS ROADSTO IDENTIFY SUCH ROADS OR PROHIBIT THE OBSTRUCTION THEREOF. THE MEANS BY WHICHFIRE LANES ARE DESIGNATED SHALL BE MAINTAINED IN A CLEAN AND LEGIBLE CONDITION ATALL TIMES AD BE REPLACED OR REPAIRED WHEN NECESSARY TO PROVIDE ADEQUATE VISIBILITY.AG.PREMISE IDENTIFICATION: AN ADDRESSING PLAN IS REQUIRED TO BE REVIEWED AND APPROVEDBY THE CITY AND POUDRE FIRE AUTHORITY PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OFOCCUPANCY. UNLESS THE PRIVATE DRIVE IS NAMED, MONUMENT SIGNAGE MAY BE REQUIREDTO ALLOW WAY_FINDING. ALL BUILDINGS SHALL HAVE ADDRESS NUMBERS, BUILDING NUMBERSOR APPROVED BUILDING IDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE,VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY, AND POSTED WITH A MINIMUMOF SIX_INCH NUMERALS ON A CONTRASTING BACKGROUND. WHERE ACCESS IS BY MEANS OF APRIVATE ROAD AND THE BUILDING CANNOT BE VIEWED FROM THE PUBLIC WAY, A MONUMENT,POLE OR OTHER SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE.GENERAL SITE PLAN NOTES:GENERAL DEMOLITION PLAN NOTES:A. CONTRACTOR IS RESPONSIBLE FOR DEMOLITION OF EXISTING STRUCTURES INCLUDINGREMOVAL OF ANY EXISTING UTILITIES SERVING THE STRUCTURE. UTILITIES ARE TO BE REMOVEDTO THE RIGHT-OF-WAY.B. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OFEXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITYCOMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATIONIS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THEAPPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUESTEXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TORELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTSSHOWN ON THE PLANS.C. ALL CUT OR FILL SLOPES SHALL BE 3:1 OR FLATTER UNLESS OTHERWISE NOTED.D. EXISTING PIPES TO BE CLEANED OUT TO REMOVE ALL SILT AND DEBRIS.E. EXISTING GRADE CONTOUR SHOWN AT 1 FOOT INTERVALS.F. PROPOSED GRADE CONTOUR SHOWN AT 1 FOOT INTERVALS.G. IF ANY EXISTING STRUCTURES TO REMAIN ARE DAMAGED DURING CONSTRUCTION IT SHALL BETHE CONTRACTORS RESPONSIBILITY TO REPAIR AND/OR REPLACE THE EXISTING STRUCTURE ASNECESSARY TO RETURN IT TO EXISTING CONDITIONS OR BETTER.H. ALL STORM PIPE ENTERING STRUCTURES SHALL BE GROUTED TO ASSURE CONNECTION ATSTRUCTURE IS WATERTIGHT.I. ALL STORM SEWER MANHOLES IN PAVED AREAS SHALL BE FLUSH WITH PAVEMENT, AND SHALLHAVE TRAFFIC BEARING RING & COVERS. MANHOLES IN UNPAVED AREAS SHALL BE 6" ABOVEFINISH GRADE. LIDS SHALL BE LABELED "STORM SEWER".J. THE CONTRACTOR SHALL ADHERE TO ALL TERMS & CONDITIONS AS OUTLINED IN THE EPA ORAPPLICABLE STATE GENERAL N.P.D.E.S. PERMIT FOR STORM WATER DISCHARGE ASSOCIATEDWITH CONSTRUCTION ACTIVITIES AND THE WALMART SPECIAL CONDITIONS, SECTION 8,ENVIRONMENTAL COMPLIANCE AND STORM WATER POLLUTION PREVENTION. THIS APPLIES TOWALMART BUILT PROJECTS ONLY.K. CONTRACTOR SHALL ADJUST AND/OR CUT EXISTING PAVEMENT AS NECESSARY TO ASSURE ASMOOTH FIT AND CONTINUOUS GRADE.L. CONTRACTOR SHALL ASSURE POSITIVE DRAINAGE AWAY FROM BUILDINGS FOR ALL NATURALAND PAVED AREAS.M. TOPOGRAPHIC INFORMATION IS TAKEN FROM A TOPOGRAPHIC SURVEY BY LAND SURVEYORS. IFTHE CONTRACTOR DOES NOT ACCEPT EXISTING TOPOGRAPHY AS SHOWN ON THE PLANS,WITHOUT EXCEPTION, THEN THE CONTRACTOR SHALL SUPPLY, AT THEIR EXPENSE, ATOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR TO THE OWNER FOR REVIEW.N. ALL UNSURFACED AREAS DISTURBED BY GRADING OPERATION SHALL RECEIVE 4 INCHES OFTOPSOIL. CONTRACTOR SHALL APPLY STABILIZATION FABRIC TO ALL SLOPES 3H:1V OR STEEPER.CONTRACTOR SHALL STABILIZE DISTURBED AREAS IN ACCORDANCE WITH GOVERNINGSPECIFICATIONS UNTIL A HEALTHY STAND OF VEGETATION IS OBTAINED.O. CONSTRUCTION SHALL COMPLY WITH ALL APPLICABLE GOVERNING CODES AND BECONSTRUCTED TO SAME.P. ALL STORM STRUCTURES SHALL HAVE A SMOOTH UNIFORM POURED MORTAR INVERT FROMINVERT IN TO INVERT OUT.Q. PRIOR TO INSTALLATION OF STORM OR SANITARY SEWER, THE CONTRACTOR SHALL EXCAVATE,VERIFY, AND CALCULATE ALL CROSSINGS AND INFORM THE OWNER AND THE ENGINEER OF ANYCONFLICTS PRIOR TO CONSTRUCTION. THE ENGINEER WILL BE HELD HARMLESS IN THE EVENTTHE ENGINEER IS NOT NOTIFIED OF DESIGN CONFLICTS.R. CONTRACTOR HAS THE OPTION TO BID THE FOLLOWING MATERIAL FOR THE STORM SEWERSYSTEM EXCEPT WHERE OTHERWISE NOTED: RCP (ASTM C14), TYPE PSM PVC (ASTM D3034),PE CORRUGATED PIPE, ADS N-12 (ASTM D3212), OR STEEL REINFORCED HDPE AS INDICATED ONTHIS PLAN WHERE THE WORD PIPE IS USED. ALL PIPES SHALL HAVE A MAXIMUM ROUGHNESSCOEFFICIENT ("N") OF 0.013 AND SHALL MEET OR EXCEED THE PIPE MANUFACTURERS REQUIREMENTS FOR MINIMUM AND MAXIMUM COVER. CONTRACTOR SHALL REFER TO THE SITEWORK SPECIFICATION SECTION FOR STORM SEWER SYSTEMS FOR ACCEPTABLE TYPE AND MATERIAL.S. PRECAST STRUCTURES MAY BE USED AT CONTRACTORS OPTION.T. ALL SLOPES AND AREAS DISTURBED BY CONSTRUCTION SHALL BE GRADED SMOOTH AND 4" OFTOPSOIL APPLIED. IF ADEQUATE TOPSOIL IS NOT AVAILABLE ON SITE, THE CONTRACTOR SHALLPROVIDE TOPSOIL, APPROVED BY THE OWNER, AS NEEDED. THE AREA SHALL THEN BE SEEDED,FERTILIZED, MULCHED, WATERED AND MAINTAINED UNTIL HARDY GRASS GROWTH ISESTABLISHED IN ALL AREAS (SEE LANDSCAPE PLAN FOR SEED MIX AND PROPER APPLICATIONRATE). ANY AREAS DISTURBED FOR ANY REASON PRIOR TO FINAL ACCEPTANCE OF THE PROJECTSHALL BE CORRECTED BY THE CONTRACTOR AT NO ADDITIONAL COST TO THE OWNER.U. UNLESS OTHERWISE SHOWN, CALLED OUT OR SPECIFIED HEREON OR WITHIN THESPECIFICATIONS:ALL STORM DRAIN PIPE BEDDING SHALL BE INSTALLED PER ''UTILITY AND STORM DRAINTRENCH AND BEDDING'' DETAIL SHOWN ON DETAIL SHEETS.ALL STORM DRAIN PIPES ARE MEASURED FROM CENTER OF STRUCTURES AND ENDS OF FLARED END SECTIONS.GENERAL GRADING PLAN NOTES:A. ALL FILL MATERIAL IS TO BE IN PLACE, AND COMPACTED BEFORE INSTALLATION OF PROPOSEDUTILITIES.B. CONTRACTOR SHALL NOTIFY THE UTILITY AUTHORITIES INSPECTORS 72 HOURS BEFORECONNECTING TO ANY EXISTING LINE.C. UNLESS OTHERWISE SHOWN, CALLED OUT OR SPECIFIED HEREON OR WITHIN THESPECIFICATIONS:ALL WATER LINES 3/4 INCH TO TWO (2) INCHES SHALL BE TYPE K COPPER CONFORMINGTO AWWA C800. 1-1/2 INCH AND TWO (2) INCH SERVICES MAY USE HDPE DR 9 PER ASTMD2737 IN LIEU OF TYPE K COPPER.ALL WATER LINES FOUR (4) INCHES AND LARGER SHALL BE PVC AWWA C900 DR-18 CLASS150 AND AWWA C909 CLASS 200.ALL SANITARY SEWER LINES FOUR (4) INCHES TO 15 INCHES SHALL BE PVC, ASTM D3034,TYPE PSM, SDR 35.ALL WATER AND SEWER LINES SHALL HAVE A MINIMUM FOUR (4) FEET COVER.D. MINIMUM TRENCH WIDTH SHALL BE TWO (2) FEET.E. ALL WATER JOINTS FOUR (4) INCHES AND LARGER ARE TO BE MECHANICAL JOINTS WITH THRUSTBLOCKING AS CALLED OUT IN SPECIFICATIONS.F. ALL UTILITIES SHOULD BE KEPT TEN (10') APART (PARALLEL) OR WHEN CROSSING 18" VERTICALCLEARANCE (OUTSIDE EDGE OF PIPE TO OUTSIDE EDGE OF PIPE).G. CONTRACTOR SHALL MAINTAIN A MINIMUM COVER ON ALL WATERLINES.H. IN THE EVENT OF A VERTICAL CONFLICT BETWEEN WATER LINES, SANITARY LINES, STORM LINESAND GAS LINES (EXISTING AND PROPOSED), THE SANITARY LINE SHALL BE DUCTILE IRON PIPEWITH MECHANICAL JOINTS AT LEAST 10 FEET ON BOTH SIDES OF CROSSING, THE WATER LINESHALL HAVE MECHANICAL JOINTS WITH APPROPRIATE THRUST BLOCKING AS REQUIRED TOPROVIDE A MINIMUM OF 18" CLEARANCE. MEETING REQUIREMENTS OF ANSI A21.10 OR ANSI21.11 (AWWA C-151) (CLASS 50).I. LINES UNDERGROUND SHALL BE INSTALLED, INSPECTED AND APPROVED BEFORE BACKFILLING.J. TOPS OF EXISTING MANHOLES SHALL BE RAISED AS NECESSARY TO BE FLUSH WITH PROPOSEDPAVEMENT ELEVATIONS, AND TO BE ONE FOOT ABOVE FINISHED GROUND ELEVATIONS WITHWATER TIGHT LIDS.K. ALL CONCRETE FOR ENCASEMENTS SHALL HAVE A MINIMUM 28 DAY COMPRESSION STRENGTHAT 3000 P.S.I.L. EXISTING UTILITIES SHALL BE VERIFIED IN FIELD PRIOR TO INSTALLATION OF ANY NEW LINES.M. REFER TO INTERIOR PLUMBING DRAWINGS FOR TIE-IN OF ALL UTILITIES.N. CONTRACTOR IS RESPONSIBLE FOR COMPLYING TO THE SPECIFICATIONS OF THE LOCALAUTHORITIES (ANY CITY) WITH REGARDS TO MATERIALS AND INSTALLATION OF THE WATER ANDSEWER LINES.O. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OFEXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITYCOMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATIONIS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THEAPPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUESTEXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TORELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTSSHOWN ON THE PLANS.P. CONTRACTOR IS RESPONSIBLE FOR ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONSREQUIRED BY CODES AND/OR UTILITY SERVICE COMPANIES. THIS AND THE FINAL CONNECTIONSOF THE SERVICE SHALL BE COMPLETED 30 DAYS PRIOR TO STORE POSSESSION.Q. CONTRACTOR SHALL COORDINATE WITH ALL UTILITY COMPANIES FOR INSTALLATIONREQUIREMENTS AND SPECIFICATIONS.R. REFER TO BUILDING PLANS FOR SITE LIGHTING ELECTRICAL PLAN.S. CONTRACTOR SHALL COORDINATE ANY DISRUPTIONS TO EXISTING UTILITY SERVICES WITHADJACENT PROPERTY OWNERS.T. ALL UTILITY DISCONNECTIONS SHALL BE COORDINATED WITH THE DESIGNATED UTILITYCOMPANIES.U. CONSTRUCTION SHALL NOT START ON ANY PUBLIC UTILITY SYSTEM UNTIL WRITTEN APPROVALHAS BEEN RECEIVED BY THE ENGINEER FROM THE APPROPRIATE GOVERNING AUTHORITY ANDCONTRACTOR HAS BEEN NOTIFIED BY THE ENGINEER.V. PRIOR TO THE CONSTRUCTION OF OR CONNECTION TO ANY STORM DRAIN, SANITARY SEWER,WATER MAIN OR ANY OF THE DRY UTILITIES, THE CONTRACTOR SHALL EXCAVATE, VERIFY ANDCALCULATE ALL POINTS OF CONNECTION AND ALL UTILITY CROSSINGS AND INFORM CEIENGINEERING AND THE OWNER/DEVELOPER OF ANY CONFLICT OR REQUIRED DEVIATIONS FROMTHE PLAN. NOTIFICATION SHALL BE MADE A MINIMUM OF 48 HOURS PRIOR TO CONSTRUCTION.CEI ENGINEERING AND ITS CLIENTS SHALL BE HELD HARMLESS IN THE EVENT THAT THECONTRACTOR FAILS TO MAKE SUCH NOTIFICATION.W. UNLESS OTHERWISE SHOWN, CALLED OUT OR SPECIFIED HEREON OR WITHIN SPECIFICATIONS:ALL WATER LINE PIPE AND SANITARY SEWER PIPE SHALL BE INSTALLED PER ''UTILITY ANDSTORM DRAIN TRENCH AND BEDDING'' DETAIL SHOWN ON DETAIL SHEETS.GENERAL UTILITY PLAN NOTES:A. THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION, REMOVAL, AND DISPOSAL (IN ALOCATION APPROVED BY ALL GOVERNING AUTHORITIES) ALL STRUCTURES, PADS, WALLS,FLUMES, FOUNDATIONS, PARKING, DRIVES, DRAINAGE, STRUCTURES, UTILITIES, ETC., SUCHTHAT THE IMPROVEMENTS SHOWN ON THE REMAINING PLANS CAN BE CONSTRUCTED. ALLFACILITIES TO BE REMOVED SHALL BE UNDERCUT TO SUITABLE MATERIAL AND BROUGHT TOGRADE WITH SUITABLE COMPACTED FILL MATERIAL PER THE SPECIFICATIONS.B. THE CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM THE SITE AND DISPOSINGTHE DEBRIS IN A LAWFUL MANNER. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALLPERMITS REQUIRED FOR DEMOLITION AND DISPOSAL.C. THE CONTRACTOR SHALL COORDINATE WITH RESPECTIVE UTILITY COMPANIES PRIOR TO THEREMOVAL AND/OR RELOCATION OF UTILITIES. THE CONTRACTOR SHALL COORDINATE WITH THEUTILITY COMPANY CONCERNING PORTIONS OF WORK WHICH MAY BE PERFORMED BY THEUTILITY COMPANY'S FORCES AND ANY FEES WHICH ARE TO BE PAID TO THE UTILITY COMPANYFOR THEIR SERVICES. THE CONTRACTOR IS RESPONSIBLE FOR PAYING ALL FEES AND CHARGES.D. ALL EXISTING SEWERS, PIPING AND UTILITIES SHOWN ARE NOT TO BE INTERPRETED AS THEEXACT LOCATION, OR AS THE ONLY OBSTACLES THAT MAY OCCUR ON THE SITE. VERIFY EXISTINGCONDITIONS AND PROCEED WITH CAUTION AROUND ANY ANTICIPATED FEATURES. GIVE NOTICETO ALL UTILITY COMPANIES REGARDING DESTRUCTION AND REMOVAL OF ALL SERVICE LINESAND CAP ALL LINES BEFORE PROCEEDING WITH THE WORK. UTILITIES DETERMINED TO BEABANDONED AND LEFT IN PLACE SHALL BE GROUTED IF UNDER BUILDING.E. ELECTRICAL, TELEPHONE, CABLE, WATER, FIBER OPTIC CABLE AND/OR GAS LINES NEEDING TO BEREMOVED OR RELOCATED SHALL BE COORDINATED WITH THE AFFECTED UTILITY COMPANY.ADEQUATE TIME SHALL BE PROVIDED FOR RELOCATION AND CLOSE COORDINATION WITH THEUTILITY COMPANY IS NECESSARY TO PROVIDE A SMOOTH TRANSITION IN UTILITY SERVICE.CONTRACTOR SHALL PAY CLOSE ATTENTION TO EXISTING UTILITIES WITHIN THE ANY ROADRIGHT OF WAY DURING CONSTRUCTION.F. CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING, BARRICADES,ENCLOSURES, ETC., (AND OTHER APPROPRIATE BEST MANAGEMENT PRACTICES) AS APPROVEDBY CONSTRUCTION MANAGER.G. CONTINUOUS ACCESS SHALL BE MAINTAINED FOR THE SURROUNDING PROPERTIES AT ALLTIMES DURING DEMOLITION OF THE EXISTING FACILITIES.H. PRIOR TO DEMOLITION OCCURRING, ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED.I. IF ANY EXISTING STRUCTURES TO REMAIN ARE DAMAGED DURING CONSTRUCTION IT SHALL BETHE CONTRACTORS RESPONSIBILITY TO REPAIR AND/OR REPLACE THE EXISTING STRUCTURE ASNECESSARY TO RETURN IT TO EXISTING CONDITIONS OR BETTER.J. THE GENERAL CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTYDAMAGE TO ADJACENT PROPERTIES DURING THE CONSTRUCTION PHASES OF THIS PROJECT. THECONTRACTOR WILL BE HELD SOLELY RESPONSIBLE FOR ANY DAMAGES TO THE ADJACENTPROPERTIES OCCURRING DURING THE CONSTRUCTION PHASES OF THIS PROJECT.K.ENGINEER'S NOTICE TO CONTRACTOR:THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OFEXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITYCOMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATIONIS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALLTHE APPROPRIATE UTILITY COMPANY AT LEAST 72 HOURS BEFORE ANY EXCAVATION TOREQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THECONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSEDIMPROVEMENTS SHOWN ON THE PLANS.A. CONTRACTOR SHALL IMPLEMENT BEST MANAGEMENT PRACTICES AS REQUIRED BY THIS EROSIONAND SEDIMENT CONTROL PLAN. ADDITIONAL BEST MANAGEMENT PRACTICES SHALL BEIMPLEMENTED AS DICTATED BY CONDITIONS AT NO ADDITIONAL COST OF OWNER THROUGHOUT ALLPHASES OF CONSTRUCTION.B. BEST MANAGEMENT PRACTICES (BMP'S) AND CONTROLS SHALL CONFORM TO FEDERAL, STATE, ORLOCAL REQUIREMENTS OR MANUAL OF PRACTICE, AS APPLICABLE. CONTRACTOR SHALL IMPLEMENTADDITIONAL CONTROLS AS DIRECTED BY PERMITTING AGENCY OR OWNER.C. SITE MAP MUST CLEARLY DELINEATE ALL STATE WATERS. PERMITS FOR ANY CONSTRUCTION ACTIVITYIMPACTING STATE WATERS OR REGULATED WETLANDS MUST BE MAINTAINED ON SITE AT ALL TIMES.D. CONTRACTOR TO LIMIT DISTURBANCE OF SITE IN STRICT ACCORDANCE WITH EROSION CONTROLSEQUENCING SHOWN ON THIS PLAN, OR AS REQUIRED BY THE APPLICABLE GENERAL PERMIT. NOUNNECESSARY OR IMPROPERLY SEQUENCED CLEARING AND/OR GRADING SHALL BE PERMITTED.E. GENERAL CONTRACTOR SHALL DENOTE ON PLAN THE TEMPORARY PARKING AND STORAGE AREAWHICH SHALL ALSO BE USED AS THE EQUIPMENT MAINTENANCE AND CLEANING AREA, EMPLOYEEPARKING AREA, AND AREA FOR LOCATING PORTABLE FACILITIES, OFFICE TRAILERS, AND TOILETFACILITIES. CONTRACTOR SHALL CONSTRUCT TEMPORARY BERM ON DOWNSTREAM SIDES.F. ALL WASH WATER (CONCRETE TRUCKS, VEHICLE CLEANING, EQUIPMENT CLEANING, ETC.) SHALL BEDETAINED AND PROPERLY TREATED OR DISPOSED.G. SUFFICIENT OIL AND GREASE ABSORBING MATERIALS AND FLOTATION BOOMS SHALL BE MAINTAINEDON SITE OR READILY AVAILABLE TO CONTAIN AND CLEAN-UP FUEL OR CHEMICAL SPILLS AND LEAKS.H. DUST ON THE SITE SHALL BE MINIMIZED. THE USE OF MOTOR OILS AND OTHER PETROLEUM BASEDOR TOXIC LIQUIDS FOR DUST SUPPRESSION OPERATIONS IS PROHIBITED.I. RUBBISH, TRASH, GARBAGE, LITTER, OR OTHER SUCH MATERIALS SHALL BE DEPOSITED INTO SEALEDCONTAINERS. MATERIALS SHALL BE PREVENTED FROM LEAVING THE PREMISES THROUGH THEACTION OF WIND OR STORMWATER DISCHARGE INTO DRAINAGE DITCHES OR WATERS OF THE STATE.J. ALL DENUDED/BARE AREAS THAT WILL BE INACTIVE FOR 14 DAYS OR MORE, MUST BE STABILIZEDIMMEDIATELY UPON COMPLETION OF MOST RECENT GRADING ACTIVITY, WITH THE USE OFFAST-GERMINATING ANNUAL GRASS/GRAIN VARIETIES, STRAW/HAY MULCH, WOOD CELLULOSEFIBERS, TACKIFIERS, NETTING OR BLANKETS.K. DISTURBED PORTIONS OF THE SITE WHERE CONSTRUCTION ACTIVITY HAS PERMANENTLY STOPPEDSHALL BE PERMANENTLY STABILIZED AS SHOWN ON THE PLANS. THESE AREAS SHALL BE SEEDED,SODDED, AND/OR VEGETATED IMMEDIATELY, AND NO LATER THAN 14 DAYS AFTER THE LASTCONSTRUCTION ACTIVITY OCCURRING IN THESE AREAS. REFER TO THE GRADING PLAN AND/ORLANDSCAPE PLAN.L. IF THE ACTION OF VEHICLES TRAVELING OVER THE GRAVEL CONSTRUCTION ENTRANCES IS NOTSUFFICIENT TO PREVENT TRACKING OF DIRT, DUST OR MUD, THEN THE TIRES MUST BE WASHEDBEFORE THE VEHICLES ENTER A PUBLIC ROAD. PROVISIONS MUST BE MADE TO INTERCEPT THE WASHWATER AND TRAP THE SEDIMENT BEFORE IT IS CARRIED OFF THE SITE. ONLY USE INGRESS/EGRESSLOCATIONS AS PROVIDED.M. ALL MATERIALS SPILLED, DROPPED, WASHED, OR TRACKED FROM VEHICLES ONTO ROADWAYS ORINTO STORM DRAINS MUST BE REMOVED IMMEDIATELY.N. CONTRACTORS OR SUBCONTRACTORS WILL BE RESPONSIBLE FOR REMOVING SEDIMENT IN THEDETENTION POND AND ANY SEDIMENT THAT MAY HAVE COLLECTED IN THE STORM SEWER DRAINAGESYSTEMS IN CONJUNCTION WITH THE STABILIZATION OF THE SITE.O. ON-SITE AND OFFSITE SOIL STOCKPILE AND BORROW AREAS SHALL BE PROTECTED FROM EROSIONAND SEDIMENTATION THROUGH IMPLEMENTATION OF BEST MANAGEMENT PRACTICES. STOCKPILEAND BORROW AREA LOCATIONS SHALL BE NOTED ON THE SITE MAP AND PERMITTED INACCORDANCE WITH GENERAL PERMIT REQUIREMENTS.P. SLOPES SHALL BE LEFT IN A ROUGHENED CONDITION DURING THE GRADING PHASE TO REDUCERUNOFF VELOCITIES AND EROSION.Q. DUE TO THE GRADE CHANGES DURING THE DEVELOPMENT OF THE PROJECT, THE CONTRACTORSHALL BE RESPONSIBLE FOR ADJUSTING THE EROSION AND SEDIMENT CONTROL MEASURES (SILTFENCES, ETC.) TO PREVENT EROSION AND POLLUTANT DISCHARGER. GENERAL CONTRACTOR IS TO DESIGNATE/IDENTIFY AREAS ON THE SITE MAPS, INSIDE OF THE LIMITSOF DISTURBANCE, FOR WASTE DISPOSAL AND DELIVERY AND MATERIAL STORAGE.CONTROL NOTES:GENERAL EROSION & SEDIMENTITEM 4, ATTACHMENT 3Packet pg. 96 wwstop signstop signstop signstop signstop signstop signstop signstop signmetal chasecovered cart returncovered cart returnstorm graterim = 4996.62'18" RCP inv. (S) = 4994.40'speed bumpoutback curbsidepickup signconcrete sidewalkconcreteasphaltasphaltasphaltconcrete sidewalkconcrete sidewalkconcrete sidewalkconcretesidewalkyield topedestrian sign20' AUE10' AUEwuemblarge snow pile attime of surveyncrete sidewalkstop signstop signstop signpillarsplantersconcrete sidewalk15"3"1410"14"6"12"12"14"15"15"18"9"4"14"18"12"12"10"10"12"12"12"14"15"14"12"12"12"12"12"10"15"15"15"18"14"12"14"10"10"14"12"10"12"10"14"C & GC & GC & GC & GC & GC & GASPHALTPAVEMENTASPHALTPAVEMENTCONCRETESIDEWALKCONCRETESIDEWALKC & GASPHALTPAVEMENTASPHALTPAVEMENTASPHALTPAVEMENTTREETYPTREETYPTREETYPLIGHTPOLELIGHTPOLESTORMINLETSTOPSIGNSTOPSIGNTPTPTPTPTPTPTPTPTP TP TP TP TPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTP TP TPTPTPTPTPTPTPTP TPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTP TPTPTEMPORARY SITE BENCHMARKIRON PIPE IN ASPHALT HOLEELEV 5000.297'N 1433734.81993'E 3121499.21743'APPROX. LOCATION EXISTING10' ACCESS AND UTILITYEASEMENT TO REMAINAPPROX. LOCATION EXISTING20' ACCESS AND UTILITYEASEMENT TO REMAINBLANKET ACCESS AND DRAINAGE EASEMENT TO REMAINAPPROXIMATEBOUNDARY OF LOT 1APPROXIMATEBOUNDARY OF LOT 1LOT 1HARMONY MARKET P.U.D.APN 9601117001N89°24'31''E 263.86S00°00'00''E 714.30LOT 1HARMONY MARKET P.U.D.APN 9601117001N89°24'31''E 263.86S00°00'00''E 714.30eeeeeewwwwwweeeeeeeeeeeeeeeeeALERT TO CONTRACTOR:ALL SAM'S CLUB GENERAL CONTRACTOR WORK TO BE COMPLETED(EARTHWORK, FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATEIN PROJECT DOCUMENTS.020' 30' 40'SCALE IN FEETDATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-DM.dwg LAST SAVED BY: JOEPERKINSKnow what'sNOTE:SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OFPORCHES, RAMPS, VESTIBULE, SLOPED PAVING, TRUCK DOCKS, BUILDINGUTILITY ENTRANCE LOCATIONS AND PRECISE BUILDING DIMENSIONS.SITE BENCHMARK:CITY OF FORT COLLINS BENCHMARK: 4-08 ON SOUTH SIDE OF HARMONY RD. AT THE NORTHWEST CORNER OF 625 EASTHARMONY RD. (FRONT RANGE BAPTIST CHURCH), ON THE NORTH WALL OF ACONCRETE IRRIGATION DROP STRUCTURE. NAVD88=5017.14'EXISTING LEGENDwADESIGNWATER VALVEWATER METERLIGHT POLEUNDERGROUND ELECTRIC LINEUNDERGROUND WATER LINEACCESS AND DRAINAGE EASEMENTACCESS AND UTILITY EASEMENTAUETELECOMMUNICATIONS PEDESTALCABLE TV PEDESTALTVSANITARY SEWER MANHOLESANITARY SEWER CLEAN-OUTUNDERGROUND STORM LINEDECIDUOUS TREE (SIZES SHOWN HEREON)ewPROPERTY LINEEASEMENT LINEUNDERGROUND WATER LINEssCONTOUR (ONE FOOT INTERVAL)XXXX1. THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION, REMOVAL, AND DISPOSAL (IN A LOCATIONAPPROVED BY ALL GOVERNING AUTHORITIES) ALL STRUCTURES, PADS, WALLS, FLUMES,FOUNDATIONS, PARKING, DRIVES, DRAINAGE, STRUCTURES, UTILITIES, ETC., SUCH THAT THEIMPROVEMENTS SHOWN ON THE REMAINING PLANS CAN BE CONSTRUCTED. ALL FACILITIES TO BEREMOVED SHALL BE UNDERCUT TO SUITABLE MATERIAL AND BROUGHT TO GRADE WITH SUITABLECOMPACTED FILL MATERIAL PER THE SPECIFICATIONS.2. THE CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM THE SITE AND DISPOSING THEDEBRIS IN A LAWFUL MANNER. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL PERMITSREQUIRED FOR DEMOLITION AND DISPOSAL.3. THE CONTRACTOR SHALL COORDINATE WITH RESPECTIVE UTILITY COMPANIES PRIOR TO THEREMOVAL AND/OR RELOCATION OF UTILITIES. THE CONTRACTOR SHALL COORDINATE WITH THEUTILITY COMPANY CONCERNING PORTIONS OF WORK WHICH MAY BE PERFORMED BY THE UTILITYCOMPANY'S FORCES AND ANY FEES WHICH ARE TO BE PAID TO THE UTILITY COMPANY FOR THEIRSERVICES. THE CONTRACTOR IS RESPONSIBLE FOR PAYING ALL FEES AND CHARGES.4. ALL EXISTING SEWERS, PIPING AND UTILITIES SHOWN ARE NOT TO BE INTERPRETED AS THE EXACTLOCATION, OR AS THE ONLY OBSTACLES THAT MAY OCCUR ON THE SITE. CONTRACTOR SHALL VERIFYEXISTING CONDITIONS AND PROCEED WITH CAUTION AROUND ANY ANTICIPATED FEATURES. GIVENOTICE TO ALL UTILITY COMPANIES REGARDING DESTRUCTION AND REMOVAL OF ALL SERVICE LINESAND CAP ALL LINES BEFORE PROCEEDING WITH THE WORK. UTILITIES DETERMINED TO BEABANDONED AND LEFT IN PLACE SHALL BE GROUTED IF UNDER BUILDING.5. ELECTRICAL, TELEPHONE, CABLE, WATER, FIBER OPTIC CABLE AND/OR GAS LINES NEEDING TO BEREMOVED OR RELOCATED SHALL BE COORDINATED WITH THE AFFECTED UTILITY COMPANY.ADEQUATE TIME SHALL BE PROVIDED FOR RELOCATION AND CLOSE COORDINATION WITH THEUTILITY COMPANY IS NECESSARY TO PROVIDE A SMOOTH TRANSITION IN UTILITY SERVICE.CONTRACTOR SHALL PAY CLOSE ATTENTION TO EXISTING UTILITIES WITHIN THE ANY ROAD RIGHT OFWAY DURING CONSTRUCTION.6. CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING, BARRICADES, ENCLOSURES,ETC., (AND OTHER APPROPRIATE BEST MANAGEMENT PRACTICES) AS APPROVED BY CONSTRUCTIONMANAGER.7. CONTINUOUS ACCESS SHALL BE MAINTAINED FOR THE SURROUNDING PROPERTIES AT ALL TIMESDURING DEMOLITION OF THE EXISTING FACILITIES.8. PRIOR TO DEMOLITION OCCURRING, ALL APPROPRIATE EROSION CONTROL DEVICES ARE TO BEINSTALLED.9. IF ANY EXISTING STRUCTURES TO REMAIN ARE DAMAGED DURING CONSTRUCTION, IT SHALL BE THECONTRACTORS RESPONSIBILITY TO REPAIR AND/OR REPLACE THE EXISTING STRUCTURE ASNECESSARY TO RETURN IT TO EXISTING CONDITIONS OR BETTER.10. THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TOADJACENT PROPERTIES DURING THE CONSTRUCTION PHASES OF THIS PROJECT. THE CONTRACTORWILL BE HELD SOLELY RESPONSIBLE FOR ANY DAMAGES TO THE ADJACENT PROPERTIES OCCURRINGDURING THE CONSTRUCTION PHASES OF THIS PROJECT.11.ENGINEER'S NOTICE TO CONTRACTOR:THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTINGUTILITIES AS SHOWN ON THESE PLANS ARE BASED ON RECORDS OF THE VARIOUS UTILITYCOMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION ISNOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THEAPPROPRIATE UTILITY COMPANY AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACTFIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATEALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THEPLANS.GENERAL DEMOLITION NOTESDEMOLITION LEGENDA EXISTING TO BE REMOVED.B EXISTING SITE LIGHTING CONDUIT TO BE REROUTED, REF ARCH PLANS FOR SITE LIGHTINGELECTRICAL PLAN.C EXISTING TO REMAIND EXISTING TO RELOCATED.E LIMITS OF SAWCUT AND PAVEMENT REMOVAL.F TREE PROTECTION, REF DETAIL SHEETSPROPOSEDLIMITS OF DEMOLITIONLIMITS OF SAWCUT AND PAVEMENT REMOVALABBREVIATIONSC & G - CURB AND GUTTERTREE PROTECTION, REF DETAIL SHEEETSTPITEM 4, ATTACHMENT 3Packet pg. 97 20' AUE10' AUEmbVANKIOSK200± SF FFE 5000.05DO NOT ENTERDO NOT ENTERSJT JT JTOSV VENTTEMPORARY ONSITE BENCHMARKIRON PIPE IN ASPHALT HOLEELEV 5000.297'N 1433734.81993'E 3121499.21743'1421174414121114L=17.28, R=11.00∆=90°00'00"N88°12'35"W 107.00'L=155.43,R=451.94Δ=19°42'16"N85°15'16"W 66.41'N68°30'20"W 150.28'L=205.82,R=576.00Δ=20°28'22"S00°00'01"E 308.47'N90°00'00"E 117.28'S00°00'00"E 714.30'N89°24'31"E 263.86'L=95.31,R=100.00Δ=54°36'22"N34°48'09"E 118.16'L=79.74,R=100.00Δ=45°41'15"N80°29'24"E 99.48'N80°29'24"E 20.16'L=77.16, R=565.96∆=7°48'40"N08°50'22"W 2 1 5 . 9 6 'L=119.47,R=643.97Δ=10°37'48"N01°47'25"E 255.44'56393638343025202020131714471188246435137112115282523117151210137207141GREASE MONKEY OIL CHANGE2,382± SQ FT1036 OAKRIDGE DRIVE, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILMULTIPLE RETAIL SHOPS115,074± SQ FT813 E. HARMONY ROAD, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAIL126'±52'±47'±70'48'±70'±80' HARMONY ROAD SETBACK40' COLLECTOR B U I L D I N G S E T B A C K 40' COLLECTOR BUILDING SETBACKEXISTING TRASH COMPACTORRED ROBINS8,118± SQ FT701 E. HARMONY ROAD, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILMULTIPLE RETAIL SHOPS8,992± SQ FT731 E. HARMONY ROAD, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILOUTBACK STEAK HOUSE6,214± SQ FT807 E. HARMONY ROAD, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILHIBACHI GRILL & SUPREME BUFFET10,330± SQ FT901 E. HARMONY ROAD, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILMULTIPLE RETAIL SHOPS20,939± SQ FT931 E. HARMONY ROAD, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILFIRST BANK6,680± SQ FT1013 E. HARMONY ROAD, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILDIAMOND SHAMROCK GAS STATION1,885± SQ FT4701 S. LEMAY AVENUE, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILGREASE MONKEY OIL CHANGE2,382± SQ FT1036 OAKRIDGE DRIVE, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILMULTIPLE RETAIL SHOPS21,322± SQ FT925 E. HARMONY ROAD, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILMULTIPLE RETAIL SHOPS54,018± SQ FT1001 E. HARMONY ROAD, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAIL40' COLLECTOR BUILDING SETBACKMULTIPLE RETAIL SHOPS5,890± SQ FT921 E. HARMONY ROAD, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILPROPOSED SAM'S CLUB FUEL STATIONSINGLE STORY KIOSK: 200± SQ FTCANOPY: 3,467± SQ FTZONE: HARMONY CORRIDOR DISTRICTUSE: COMMERCIAL/RETAILEAST HARMONY ROAD(MAJOR ARTERIAL 6 LANES)SOUTH BOAR D W A L K D R I V E (COLLECTOR 2 L A N E S )OAKRIDGE DRIVE(COLLECTOR 2 LANES)S. LEMAY AVENUE(ARTERIAL 4 LANES)SAM'S CLUB130,383± SQ FT4700 E. BOARDWALK DRIVE, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILDATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-OSP.dwg LAST SAVED BY: JOEPERKINSPROPOSED LEGEND#PROPOSED SAM'S CLUB PARKINGEXISTING SAM'S CLUB PARKING TO REMAIN#PEDESTRIAN PATH OF TRAVELVEHICULAR CIRCULATIONMAJOR POINTS OF INGRESS AND EGRESS#EXISTING OVERALL SHOPPINGCENTER PARKING TO REMAINNOTE: REF SHEET C5 - SITE PLAN FOR PARKING INFORMATIONKnow what's80'0120' 160'SCALE IN FEETITEM 4, ATTACHMENT 3Packet pg. 98 ueueueuembVANKIOSK DO NOT ENTERDO NOT ENTERSVENTPROPOSED SAM'S CLUB FUEL STATIONSINGLE STORY KIOSK: 200± SQ FTCANOPY: 3,467± SQ FTZONE: HARMONY CORRIDOR DISTRICTUSE: COMMERCIAL/RETAILEAST HARMONY ROAD(MAJOR ARTERIAL 6 LANES)SOUTH BOAR D W A L K D R I V E (COLLECTOR 2 L A N E S )OAKRIDGE DRIVE(COLLECTOR 2 LANES)S. LEMAY AVENUE(ARTERIAL 4 LANES)SAM'S CLUB130,383± SQ FT4700 E. BOARDWALK DRIVE, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILEXISTING FIRE HYDRANT TO REMAINEXISTING FIRE HYDRANT TO REMAINEXISTING FIRE HYDRANT TO REMAINEXISTING FIRE HYDRANT TO REMAIN30'EXISTING FIRE HYDRANT TO REMAINEXISTING FIRE HYDRANT TO REMAINEXISTING FIRE HYDRANT TO REMAINEXISTING FIRE HYDRANT TO REMAINPROPOSED FIRE HYDRANTEND PROPOSED FIRE LANESTRIPING & SIGNAGEBEGIN PROPOSED FIRELANE STRIPING & SIGNAGE300' 20'10'20'10'30'DATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-OSP.dwg LAST SAVED BY: JOEPERKINSLEGENDEXISTING ACCESS AND DRAINAGE EASEMENT,REF PLAN FOR WIDTHKnow what's80'0120' 160'SCALE IN FEETEXISTING BLANKET ACCESS AND DRAINAGEEASEMENT90°VEHICLE TRACKING V20.00.2188(20190304) (C) AUTODESK, INC. WWW.AUTODESK.COMTITLE:NOTES:40.57' MIN RADIUS(OUTER WHEEL)MAX KICKOUT 0.79'OVERALL LENGTH43.250'OVERALL WIDTH8.333'OVERALL BODY HEIGHT11.000'MIN BODY GROUND CLEARANCE 1.393'TRACK WIDTH8.333'LOCK TO LOCK TIME6.00 SECONDSMAX WHEEL ANGLE45.00°TURN(S) BASED UPON FRONT AXLE FOLLOWING A CIRCULAR ARCSTARTING TANGENTIALLY.ITEM 4, ATTACHMENT 3Packet pg. 99 VANKIOSK200± SF FFE 5000.05overed cart returnovered cart returnDO NOT ENTERDO NOT ENTERSOSVVENTTEMPORARY ONSITE BENCHMARKIRON PIPE IN ASPHALT HOLEELEV 5000.297'N 1433734.81993'E 3121499.21743'uembR25'3.5'8.02'35'41'15.61'24.25'12.37'25.1'±10.3'±3'±17.7'±18.1'±13'±9.29'3.08'29.92'3.08'29.92'3.08'9.29'19.1'±20.3'±18'±17.7'±18.3'±47.9'±18'6.2'47.64'20.3'±17.7'±12'5.9'±18'5'6'6'7'8.25'R5'R5'R5'R5'R5'R5'R5'R5'AAFAAAAB43'12'CTYPDTYPDTYPETYPFFFFFFFFKKLLMNPPPPPPQQQQRSSSTUVWWZXYZIHIHAPPROX. LOCATION EXISTING10' ACCESS AND UTILITYEASEMENT TO REMAINAPPROX. LOCATION EXISTING20' ACCESS AND UTILITYEASEMENT TO REMAINBLANKET ACCESS AND DRAINAGE EASEMENT TO REMAINAPPROXIMATEBOUNDARY OF LOT 1APPROXIMATEBOUNDARY OF LOT 1LOT 1HARMONY MARKET P.U.D.APN 9601117001BBLIGHT POLECCLIGHT POLEAAAAAABBLIGHT POLECCLIGHT POLEN89°24'31''E 263.86S00°00'00''E 714.306'XXXGBEGINGENDGENDGBEGINGGGGOQBLDG #100BLDG #101DDDDDDEEJJJAAAHORIZONTAL CONTROL POINT LISTPOINT #100101NORTHING1433645.90071433670.1507EASTING3121420.44733121412.1973DESCRIPTIONBUILDING CONTROLBUILDING CONTROLALERT TO CONTRACTOR:ALL SAM'S CLUB GENERAL CONTRACTOR WORK TO BE COMPLETED(EARTHWORK, FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATEIN PROJECT DOCUMENTS.020' 30' 40'SCALE IN FEETSITE LEGENDPROPOSED LEGENDCONCRETE CURB AND GUTTER TYPICAL, SEE DETAIL SHEETPROPERTY LINE/RIGHT-OF-WAY LINESTRIPE LEGENDz~zsV[IzpunslG~op{lGzvspkGspulSG[IG~pklz€zsV[I zpunslG€lssv~GzvspkGspulSG[IG~pklk€szV[I kv|islG€lssv~GzvspkGspulSG[IG~pklz€zsVXWI zpunslG€lssv~GzvspkGspulSGXWIG~pklz~ksV[I zpunslG~op{lGkhzolkGspulSG[IG~pklzYBsV[I zpunslG€lssv~GBROKEN spulSG[IG~pklz~zsVY[I zpunslG~op{lGzvspkGspulSGY[IG~pklLIMITS OF CONCRETE SIDEWALK, REF DETAIL SHEETSLIMITS OF STANDARD DUTY ASPHALT PAVING, REF DETAIL SHEETSLIMITS OF STANDARD DUTY CONCRETE PAVING, REF DETAIL SHEETSh mpylG hwwhyh{|zG hjjlzzG yvhkG z{lujpspunG MG mpylG shulG zpnuG puz{hssh{pvuG G Oz{hukhykkl{hpsG XG O~p{ov|{G z{lujpsPPG wlyG shyptlyG jv|u{€G |yihuG hylhG z{yll{G z{hukhykzSkyh~punGX[X`i hylhGz{ypwlkGh{Gz€zsV[IGh{G[\¶GgGYNTWIGvUjUj NNlp{NNGwh}ltlu{GthyrpunSGylmGIhyyv~Gwh}ltlu{GthyrpunIGkl{hpsUGzllGkl{hpsGzoll{Uk hyyv~Gwh}ltlu{GthyrpunzG{€wpjhsSGGzllGwshuGmvyG{€wlUGzllGkl{hpsGzoll{Ul lu{lyGwh}ltlu{GthyrpunG~p{oGhyyv~SGzllGkl{hpsGzoll{Um {yhuzmvytlyG~p{oGivsshykGwyv{lj{pvuSGylmUG|{psp{€GwshuUn jvujyl{lGj|yiGhukGn|{{lySGylmGkl{hpsGzoll{Uo ZWNNŸZWNNGyXTXGNNz{vwNNGzpnuUp NNz{vwNNGwh}ltlu{GthyrpunSGzllGkl{hpsGzoll{Uq mpylGhjjlzzGyvhkGzpnuGOz{hukhykGmpylGshulGzpnuGkl{hpsPGwlyGshyptlyGjv|u{€G|yihuhylhGz{yll{Gz{hukhykzSGkyh~punGX[X_r ZWNNŸZWNNGy\TXGNNkvGuv{Glu{lyNNGzpnus m|lsGjhuvw€SGylmGhyjoGwshuzUt |uklynyv|ukGz{vyhnlG{hurzUGylmUGhyjoGwshuzUu |uklynyv|ukG}lu{GwpwpunGmyvtG|uklynyv|ukGz{vyhnlG{hurSGylmUGhyjoGwshuzUv hkhGyhtwGpuGzpkl~hsrSGylmGkl{hpsGzoll{zw shukzjhwlGhylhUGzllGshukzjhwlGwshuzUx z{hukhykGk|{€Ghzwohs{Gwh}punSGzllGkl{hpsGzoll{zUy z{hukhykGk|{€Gjvujyl{lGwh}punSGzllGkl{hpsGzoll{zUz sptp{zGvmGhyjop{lj{|yhsGjvujyl{lSGylmGhyjoGwshuzU{ kv~uGzwv|{zGTGO{€wGylmGtlwGwshuzPU| hjjlzzpislGVG}huGhjjlzzpislGwhyrpunGzpnuSGzllGkl{hpsGzoll{zU} iprlGyhjrSGIjshzzpjGiprlG|GyhjrIGOpuTnyv|ukGtv|u{PGi€Gj€jslzhmlGvyGhwwyv}lkGlx|hsU~ hjjlzzpislGyhtwGpuGzpkl~hsrUGzllGkl{hpsGzoll{U jvujyl{lGzpkl~hsrGOzllGzplG{opzGzoll{PUGzllGkl{hpsGzoll{U€ jyvzz~hsrGthyrpunUGzllG~pk{oGpukpjh{lkGh{Gz€tivsUGzllGkl{hpsGzoll{U YNŸ\NGkl{lj{hislG~hyupunSGhytvyT{pslGvyGhwwyv}lkGlx|hshh lpz{punG{vGylthpuii lpz{punG{vGilGylsvjh{lkjj wvpu{GvmGylsvjh{pvukk w|ssGivSGylmGzoll{Gj_GTG|{psp{€Gwshull m|lsGzwpssGjvu{hputlu{G}lu{GwpwlSGylmGzoll{Gj^GTGkyhpuhnlGwshumm uvGwhyrpunGhu€G{ptlGzpnuGkl{hpsGwlyGshyptlyGjv|u{€G|yihuGhylhGz{yll{Gz{hukhykzSkyh~punGX[WYiDATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-SP.dwg LAST SAVED BY: JOEPERKINSSITEGpumvyth{pvuPROPOSED SITE AREAYXSYWW·GzmGOWU[\GhjylzPTOTAL PAVEMENT DEMOX`S\XY·GzmTOTAL PAVEMENT REPLACEDX`SXXX·GzmLANDSCAPE DEMOW·GzmLANDSCAPE ADDED358± SFZONINGGpumvyth{pvuJURISDICTIONamvy{GjvsspuzSGjvsvyhkvACCESSORS PARCEL NUMBER 9601117001EXISTING ZONINGaoTjGOohytvu€GjvyypkvyGkpz{ypj{PPROPOSED ZONING:oTjGOohytvu€GjvyypkvyGkpz{ypj{PMINIMUM PARCEL SIZEN/AEXISTING PARCEL SIZE520,532± SF (AS SHOWN ON PLAT OF HARMONY MARKET P.U.D.)MINIMUM PARCEL WIDTH90'EXISTING PARCEL WIDTH 550± FT MINEXISTING LOT COVERAGE TBDPROPOSED LOT COVERAGE TBDMAX. BUILDING HEIGHT ALLOWED:]Gz{vyplzPROPOSED BUILDING HEIGHT:zpunslGz{vy€GXWNTXWIGOrpvzrPGTGX^NT\IGOjhuvw€PEXISTING SAM'S CLUB:130,383± SFKIOSK FLOOR AREA: 200± SFCANOPY FLOOR AREA: 3594± SFSETBACKS:i|pskpun:myvu{G€hykaGuVhzpklG€hykaGuVhylhyG€hykaGuVhshukzjhwl:myvu{G€hykaGN/AzpklG€hykaGuVhylhyG€hykaGuVhPROJECT INFORMATIONwyvqlj{GuhtlaSAM'S CLUB FUEL STATION ADDITIONwyvqlj{Ghkkylzza[^WWGivhyk~hsrGkyp}lmvy{GjvsspuzSGjvsvyhkvwyvqlj{Gklzjypw{pvuaGAS STATION ADDITION ON EXISTING SAM'S CLUB SITESAM'S CLUB PARKING INFORMATIONwhyrpunGylx|pylkaYGzwhjlGVGXSWWWGzmGOtpuPGi|pskpunGzwhjl[GzwhjlGVGXSWWWGzmGOthPGi|pskpunGzwhjllpz{punGwhyrpuna z{hukhykaG545hjjlzzpislaGXY{v{hsGwhyrpunaG557 (4.27/1,000)TOTAL PARKING AFTERCONSTRUCTION:z{hukhykaG471hjjlzzpislaG13 (9 REQUIRED){v{hsGwhyrpunaG[_[GOY]YGtpuGTG\Y[GthGylx|pylkP3.71 SPACES / 1,000 SF BUILDING SPACE (2/1,000 MIN - 4/1,000 MAX REQ'D)BICYCLE PARKING REQUIRED:1 SPACE PER 4,000 SF BUILDING SPACEBICYCLE PARKING PROVIDED:2Know what'sNOTE:SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OFPORCHES, RAMPS, VESTIBULE, SLOPED PAVING, TRUCK DOCKS, BUILDINGUTILITY ENTRANCE LOCATIONS AND PRECISE BUILDING DIMENSIONS.SITE BENCHMARK:CITY OF FORT COLLINS BENCHMARK: 4-08 ON SOUTH SIDE OF HARMONY RD. AT THE NORTHWEST CORNER OF 625 EASTHARMONY RD. (FRONT RANGE BAPTIST CHURCH), ON THE NORTH WALL OF ACONCRETE IRRIGATION DROP STRUCTURE. NAVD88=5017.14'LIMITS OF ARCHITECTURAL CONCRETE, REF ARCH PLANSOVERALL SHOPPING CENTER PARKING INFORMATIONwhyrpunGylx|pylkaYGzwhjlGVGXSWWWGzxGm{GOtpuPGi|pskpunGzwhjl[GzwhjlGVGXSWWWGzxGm{GOthPGi|pskpunGzwhjl{v{hsGi|pskpunGzxGhylhGOwvz{Gjvuz{y|j{pvuPZ`YS[Y^·GzxGm{TOTAL PARKING (POST CONSTRUCTION)XS_`ZGzwhjlz[U_YGzwhjlzGVGXSWWWGzxGm{EXISTING LEGENDwADESIGNWATER VALVEWATER METERLIGHT POLEUNDERGROUND ELECTRIC LINEUNDERGROUND WATER LINEACCESS AND DRAINAGE EASEMENTACCESS AND UTILITY EASEMENTAUETELECOMMUNICATIONS PEDESTALCABLE TV PEDESTALTVSANITARY SEWER MANHOLESANITARY SEWER CLEAN-OUTUNDERGROUND STORM LINEDECIDUOUS TREE (SIZES SHOWN HEREON)ewPROPERTY LINEEASEMENT LINEUNDERGROUND WATER LINEssCONTOUR (ONE FOOT INTERVAL)XXXXITEM 4, ATTACHMENT 3Packet pg. 100 KIOSK200± SFFFE 5000.05DO NOT ENTERDO NOT ENTERS2''WUGEUGEUGE UGE UGE UGE UGE UGEUGE UGEJT JT JT JT JT JT JT JT 3/4''W3/4''W3/4''WUGE3/4''W6''SS6''SS6''SS6''SS6''SSOSVALL SAM'S CLUB GENERAL CONTRACTOR WORK TO BE COMPLETED (EARTHWORK,FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATE IN PROJECTDOCUMENTS.020' 30' 40'SCALE IN FEETNot to ScaleNot to ScaleSITEshukzjhwlGylx|pyltlu{zhylhylx|pyltlu{ylx|pylkwyv}pklkSTREET TREESz{yll{G{yllzGzohssGvjj|yGpuG{olGhkqvpupunz{yll{Gypno{TvmT~h€uVhGG{olGzp{lGkvlzGuv{GhkqvpuGhu€z{yll{Gypno{TvmT~h€zLANDSCAPE AREATREATMENTLANDSCAPE AREAS SHALL INCLUDE ALL AREAS ONTHE SITE THAT ARE NOT COVERED BY BUILDINGS,STRUCTURES, PAVING OR IMPERVIOUS SURFACEwyv}pklkPARKING LOTPERIMETERLANDSCAPETREES SHALL BE PROVIDED AT A RATIO OF 1 TREEPER 25 LF ALONG A PUBLIC STREET AND 1 TREE PER40 LF ALONG A SIDE LOT LINE PARKING SETBACKAREAuVhGG{olGzp{lGkvlzGuv{GhkqvpuGhu€w|ispjGz{yll{Gypno{TvmT~h€zUEXISTING TREESPRESERVED ALONGPERIMETER OF PARKINGLOTPARKING LOTINTERIORLANDSCAPING6% OF THE INTERIOR PARKING LOT SHALL BELANDSCAPE AREAS25,324 SF OF PARKING LOT x 6% =1,519 SF OF LANDSCAPE REQUIRED1,580 SF PROVIDED1 TREE SHALL BE PLANTED PER 150 SF OF REQUIREDINTERIOR LANDSCAPE AREA. 1 OR MORE CANOPYTREES SHALL BE LOCATED IN EACH LANDSCAPEISLAND1580 SF / 150 = 10 TREES REQUIRED10 PROPOSED TREESPROVIDEDTREES QTYBOTANICAL / COMMON NAMECONT CALDETAILNOTES5GLEDITSIA TRIACANTHOS INERMIS `SHADEMASTER` / SHADEMASTER LOCUSTB & B3"CAL 50A USE TREE WRAP5QUERCUS MACROCARPA / BURR OAKB & B3"CAL 50ASHRUBS QTYBOTANICAL / COMMON NAMESIZEDETAILINSTALL HT24JUNIPERUS CHINENSIS `ARMSTRONGII` / ARMSTRONG JUNIPER5 GAL 50B20RIBES ALPINUM / ALPINE CURRANT5 GAL 50B64SCHIZACHYRIUM SCOPARIUM `ALDOUS` / ALDOUS LITTLE BLUESTEM5 GAL 50BPLANT SCHEDULE1. PLANT QUALITY: ALL PLANT MATERIAL SHALL BE A-GRADE OR NO. 1 GRADE – FREE OF ANY DEFECTS, OF NORMAL HEALTH, HEIGHT, LEAFDENSITY AND SPREAD APPROPRIATE TO THE SPECIES AS DEFINED BY THE AMERICAN ASSOCIATION OF NURSERYMEN (AAN) STANDARDS. ALLTREES SHALL BE BALL AND BURLAP OR EQUIVALENT.2. IRRIGATION: ALL LANDSCAPE AREAS WITHIN THE SITE INCLUDING TURF, SHRUB BEDS AND TREE AREAS SHALL BE IRRIGATED WITH ANAUTOMATIC IRRIGATION SYSTEM. THE IRRIGATION PLAN MUST BE REVIEWED AND APPROVED BY THE CITY OF FORT COLLINS WATERUTILITIES DEPARTMENT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT. ALL TURF AREAS SHALL BE IRRIGATED WITH AN AUTOMATICPOP-UP IRRIGATION SYSTEM. ALL SHRUB BEDS AND TREES, INCLUDING IN NATIVE SEED AREAS, SHALL BE IRRIGATED WITH AN AUTOMATICDRIP (TRICKLE) IRRIGATION SYSTEM, OR WITH AN ACCEPTABLE ALTERNATIVE APPROVED BY THE CITY WITH THE IRRIGATION PLANS. THEIRRIGATION SYSTEM SHALL BE ADJUSTED TO MEET THE WATER REQUIREMENTS OF THE INDIVIDUAL PLANT MATERIAL. IRRIGATION SYSTEMSTO BE TURNED OVER TO THE CITY PARKS DEPARTMENT FOR MAINTENANCE MUST BE APPROVED BY THE PARKS MANAGER AND MEET PARKSIRRIGATION STANDARDS. DESIGN REVIEW SHALL OCCUR DURING UTILITIES DEPARTMENT IRRIGATION REVIEW PRIOR TO THE ISSUANCE OF ABUILDING PERMIT AND CONSTRUCTION OBSERVATION AND INSPECTION BY PARKS SHALL BE INCORPORATED INTO THE CONSTRUCTIONPROCESS.3. TOPSOIL: TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTION ACTIVITY SHALL BE CONSERVED FORLATER USE ON AREAS REQUIRING REVEGETATION AND LANDSCAPING.4. SOIL AMENDMENTS: SOIL AMENDMENTS SHALL BE PROVIDED AND DOCUMENTED IN ACCORDANCE WITH CITY CODE SECTION 12-132. THESOIL IN ALL LANDSCAPE AREAS, INCLUDING PARKWAYS AND MEDIANS, SHALL BE THOUGHLY LOOSENED TO A DEPTH OF NOT LESS THANEIGHT(8) INCHES AND SOIL AMENDMENT SHALL BE THOROUGHLY INCORPORATED INTO THE SOIL OF ALL LANDSCAPE AREAS TO A DEPTH OFAT LEAST SIX(6) INCHES BY TILLING, DISCING OR OTHER SUITABLE METHOD, AT A RATE OF AT LEAST THREE (3) CUBIC YARDS OF SOILAMENDMENT PER ONE THOUSAND (1,000) SQUARE FEET OF LANDSCAPE AREA. PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OFOCCUPANCY, A WRITTEN CERTIFICATION MUST BE SUBMITTED TO THE CITY THAT ALL PLANTED AREAS, OR AREAS TO BE PLANTED, HAVEBEEN THOROUGHLY LOOSENED AND THE SOIL AMENDED, CONSISTENT WITH THE REQUIREMENTS SET FORTH IN SECTION 12-132.5. INSTALLATION AND GUARANTEE: ALL LANDSCAPING SHALL BE INSTALLED ACCORDING TO SOUND HORTICULTURAL PRACTICES IN AMANNER DESIGNED TO ENCOURAGE QUICK ESTABLISHMENT AND HEALTHY GROWTH. ALL LANDSCAPING FOR EACH PHASE MUST BE EITHERINSTALLED OR THE INSTALLATION MUST BE SECURED WITH AN IRREVOCABLE LETTER OF CREDIT, PERFORMANCE BOND, OR ESCROWACCOUNT FOR 125% OF THE VALUATION OF THE MATERIALS AND LABOR PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR ANYBUILDING IN SUCH PHASE.6. MAINTENANCE: TREES AND VEGETATION, IRRIGATION SYSTEMS, FENCES, WALLS AND OTHER LANDSCAPE ELEMENTS WITH THESE FINALPLANS SHALL BE CONSIDERED AS ELEMENTS OF THE PROJECT IN THE SAME MANNER AS PARKING, BUILDING MATERIALS AND OTHER SITEDETAILS. THE APPLICANT, LANDOWNER OR SUCCESSORS IN INTEREST SHALL BE JOINTLY AND SEVERALLY RESPONSIBLE FOR THE REGULARMAINTENANCE OF ALL LANDSCAPING ELEMENTS IN GOOD CONDITION. ALL LANDSCAPING SHALL BE MAINTAINED FREE FROM DISEASE,PESTS, WEEDS AND LITTER, AND ALL LANDSCAPE STRUCTURES SUCH AS FENCES AND WALLS SHALL BE REPAIRED AND REPLACEDPERIODICALLY TO MAINTAIN A STRUCTURALLY SOUND CONDITION.7. REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS OTHERWISE REMOVED, SHALL BE PROMPTLY REPLACED IN ACCORDANCE WITHTHE REQUIREMENTS OF THESE PLANS.8. THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN TREES/SHRUBS AND UTILITIES:40 FEET BETWEEN CANOPY TREES AND STREET LIGHTS15 FEET BETWEEN ORNAMENTAL TREES AND STREETLIGHTS10 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER MAIN LINES6 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER SERVICE LINES.4 FEET BETWEEN SHRUBS AND PUBLIC WATER AND SANITARY AND STORM SEWER LINES4 FEET BETWEEN TREES AND GAS LINES9. ALL STREET TREES SHALL BE PLACED A MINIMUM EIGHT (8) FEET AWAY FROM THE EDGES OF DRIVEWAYS AND ALLEYS PER LUC3.2.1(D)(2)(a).10. PLACEMENT OF ALL LANDSCAPING SHALL BE IN ACCORDANCE WITH THE SIGHT DISTANCE CRITERIA AS SPECIFIED BY THE CITY OF FORTCOLLINS. NO STRUCTURES OR LANDSCAPE ELEMENTS GREATER THAN 24" SHALL BE ALLOWED WITHIN THE SIGHT DISTANCE TRIANGLE OREASEMENTS WITH THE EXCEPTION OF DECIDUOUS TREES PROVIDED THAT THE LOWEST BRANCH IS AT LEAST 6' FROM GRADE. ANY FENCESWITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENT MUST BE NOT MORE THAN 42" IN HEIGHT AND OF AN OPEN DESIGN.11. THE FINAL LANDSCAPE PLAN SHALL BE COORDINATED WITH ALL OTHER FINAL PLAN ELEMENTS SO THAT THE PROPOSED GRADING, STORMDRAINAGE, AND OTHER DEVELOPMENT IMPROVEMENTS DO NOT CONFLICT WITH NOR PRECLUDE INSTALLATION AND MAINTENANCE OFLANDSCAPE ELEMENTS ON THIS PLAN.12. MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION -- AS REQUIRED BY SITE CONDITIONS OR PLANTAVAILABILITY. OVERALL QUANTITY, QUALITY, AND DESIGN CONCEPT MUST BE CONSISTENT WITH THE APPROVED PLANS. IN THE EVENT OFCONFLICT WITH THE QUANTITIES INCLUDED IN THE PLANT LIST, SPECIES AND QUANTITIES ILLUSTRATED SHALL BE PROVIDED. ALL CHANGESOF PLANT SPECIES AND LOCATION MUST HAVE WRITTEN APPROVAL BY THE CITY PRIOR TO INSTALLATION.13. ALL PLANTING BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF THREE INCHES.GENERAL LANDSCAPE NOTESPLANTREE WRAPBACKFILL MIXWHITE FLAGGING (TYP.)8" 2-PLY RUBBER HOSE8' STEEL TEE POST- 3 REQUIRED AT 120°4 INCHES MULCHUNDISTURBED SUBSOIL4 INCH DEEP SAUCERNOTE: SEE LANDSCAPE NOTES FOR THE TYPE OF MULCH MATERIAL TO USE.6"2'(MIN.)TREE PLANTINGN.T.S.12"6"REMOVE BURLAP & ROPE FROMTOP 1/3 OF THE BALLDOUBLE STRAND 12 GAUGE WIRECOVERED W/2-PLY RUBBER HOSEPAINTED FLUORESCENT ORANGE2'(MIN.)12"UNDISTURBED SUBSOILBACKFILL MIX6"SHRUB PLANTINGN.T.S.WEED MAT (ONLY IF SHRUB ISWITHIN A PLANTING BED)4 INCHES MULCH (SEELANDSCAPE NOTES FORTYPE OF MULCH)IF SHRUB IS B & B, THENREMOVE BURLAP & ROPEFROM TOP 1/3 OF BALL1.ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL AREA BUFFER ZONES SHALL REMAIN AND BE PROTECTEDUNLESS NOTED ON THESE PLANS FOR REMOVAL.2. WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL BE NO CUT OR FILL OVER A FOUR-INCH DEPTH UNLESS A QUALIFIED ARBORISTOR FORESTER HAS EVALUATED AND APPROVED THE DISTURBANCE.3. ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINS FORESTRY STANDARDS. TREE PRUNING AND REMOVAL SHALL BEPERFORMED BY A BUSINESS THAT HOLDS A CURRENT CITY OF FORT COLLINS ARBORIST LICENSE WHERE REQUIRED BY CODE.4. PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED AROUND ALL PROTECTED EXISTING TREES WITH SUCH BARRIERS TO BE OFORANGE FENCING A MINIMUM OF FOUR (4) FEET IN HEIGHT, SECURED WITH METAL T-POSTS, NO CLOSER THAN SIX (6) FEET FROM THE TRUNK ORONE-HALF (½) OF THE DRIP LINE, WHICHEVER IS GREATER. THERE SHALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILLWITHIN THE FENCED TREE PROTECTION ZONE.5. DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT THE CLEANING OF EQUIPMENT OR MATERIAL OR THE STORAGEAND DISPOSAL OF WASTE MATERIAL SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER MATERIAL HARMFUL TO THELIFE OF A TREE WITHIN THE DRIP LINE OF ANY PROTECTED TREE OR GROUP OF TREES.6. NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE FASTENED TO ANY PROTECTED TREE.7. LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM CONSTRUCTION OR LAND CLEARING AREAS, ROAD RIGHTS-OF-WAYAND UTILITY EASEMENTS MAY BE "RIBBONED OFF," RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN SUBSECTION(G)(3) ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING METAL T-POST STAKES A MAXIMUM OF FIFTY (50) FEET APART AND TYING RIBBON OR ROPE FROMSTAKE-TO-STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED.8. THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTURE REQUIRING EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BEACCOMPLISHED BY BORING UNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OF TWENTY-FOUR (24) INCHES. THE AUGERDISTANCE IS ESTABLISHED FROM THE FACE OF THE TREE (OUTER BARK) AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS DESCRIBED IN THECHART BELOW:9. ALL TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF THE SONGBIRD NESTING SEASON (FEB 1 - JULY 31) OR CONDUCT A SURVEY OF TREESENSURING NO ACTIVE NESTS IN THE AREA.TREE PROTECTION NOTESTree Diameter at Breast Height (inches)Auger Distance From Face of Tree (feet)0-2 13-4 25-9510-141015-1912Over 1915MULCH QTYTYPE1462SFMULCH TO MATCH MULCH COLOR AND TYPE USED ON EXISTINGSAM'S CLUB PROPERTYRIGHT OF WAY LINESTORM DRAINTYPICAL PLANTING WITH QUANTITY AND KEY(SEE PLANT LIST)PROPOSED LEGENDLANDSCAPE NOTES77A EXISTING TREE TO REMAIN (REFER TO TREE PROTECTION NOTES)77B TREE PROTECTION FENCE (REFER TO TREE PROTECTION NOTES)77C EXISTING LANDSCAPE AREA TO REMAIN, ANY AREA DAMAGED DURING CONSTRUCTION SHALL BE RESTORED/REPLACED BY CONTRACTOR.DATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-LP.dwg LAST SAVED BY: MPARKSKnow what's7/16/20207/16/2020ITEM 4, ATTACHMENT 3Packet pg. 101 KIOSK200± SFFFE 5000.05DO NOT ENTERDO NOT ENTERS2''WUGEUGEUGE UGE UGE UGE UGE UGEUGE UGEJT JT JT JT JT JT JT JT 3/4''W3/4''W3/4''WUGE3/4''WS6''SS6''SS6''SS6''SSOSVALL SAM'S CLUB GENERAL CONTRACTOR WORK TO BE COMPLETED (EARTHWORK,FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATE IN PROJECTDOCUMENTS.020' 30' 40'SCALE IN FEETNot to ScaleNot to ScaleSITEWATER BUDGET CHARTHYDROZONEAREA (SF)WATER NEEDS(GALLON/SF)ANNUAL WATERUSE (GALLONS)HIGH0180MODERATE0100LOW146234386VERY LOW000TOTAL1462 AVG: 365.5 4386LOW HYDROZONEHYDROZONE LEGENDDATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-LP.dwg LAST SAVED BY: MPARKSKnow what's7/16/20207/16/2020ITEM 4, ATTACHMENT 3Packet pg. 102 KIOSK200± SFFFE 5000.05S2''WUGEUGEUGE UGE UGE UGE UGE UGEJTJT JT JT JT JT3/4''W3/4''W3/4''WUGE3/4''W6''SS6''SSOSVIRRIGATION EQUIPMENT TO BE LOCATEDINSIDE BUILDING. SEE BUILDING PLANSFOR LOCATION.MBFMS8.1611"1.5921"IRRIGATION SLEEVEIRRIGATION SLEEVEIRRIGATION SLEEVEIRRIGATION SLEEVEIRRIGATION SLEEVE1.5" IRRIGATION MAINLINECRFALL SAM'S CLUB GENERAL CONTRACTOR WORK TO BE COMPLETED (EARTHWORK,FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATE IN PROJECTDOCUMENTS.020' 30' 40'SCALE IN FEETNot to ScaleNot to ScaleSITEDATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-LP.dwg LAST SAVED BY: MPARKSKnow what'sGENERAL IRRIGATION NOTES1. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING A COPY OF THE PROJECT SPECIFICATIONS PRIOR TO BIDDING. THE PROJECTSPECIFICATIONS ARE A PART OF THESE PLANS AND SHALL BE CONSULTED BY THE IRRIGATION CONTRACTOR. THE CONTRACTORIS RESPONSIBLE FOR IMPLEMENTING WORK AS SPECIFIED IN THE PROJECT SPECIFICATIONS AND ON THE PLANS.2. CONTRACTOR SHALL VERIFY ALL DIMENSIONS, ELEVATIONS, EQUIPMENT QUANTITIES, AND UTILITY LOCATIONS PRIOR TOBEGINNING WORK.3. CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT OR LICENSED IRRIGATOR OF ANY DISCREPANCIES IN PLANS ORSPECIFICATIONS PRIOR TO BEGINNING OR CONTINUING WORK.4. THE CONTRACTOR SHALL MAKE NO SUBSTITUTIONS, DELETIONS, OR ADDITIONS TO THIS PLAN WITHOUT APPROVAL OF THELANDSCAPE ARCHITECT OR LICENSED IRRIGATOR.5. ALL CONSTRUCTION SHALL CONFORM TO CITY, COUNTY, STATE, AND FEDERAL REQUIREMENTS. IT SHALL BE THERESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO ENSURE THAT ALL IRRIGATION EQUIPMENT MEETS GOVERNMENTREGULATIONS. CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR OBTAINING ANY NECESSARY PERMITS OR APPROVALS.6. CONTRACTOR IS TO VERIFY ACTUAL AVAILABLE WATER PRESSURE BEFORE BEGINNING INSTALLATION. CONTRACTOR SHALLNOTIFY LANDSCAPE ARCHITECT OR LICENSED IRRIGATOR IF AVAILABLE WATER PRESSURE EXCEEDS 5 PSI HIGHER OR LOWERTHAN THE DESIGN WATER PRESSURE OF 65 PSI.7. IRRIGATION SYSTEMS CONNECTED TO POTABLE WATER SUPPLY, SHALL HAVE A BACKFLOW PREVENTER INSTALLED PER LOCALREQUIREMENTS.8. ANY EXISTING TREES TO REMAIN ARE TO BE PROTECTED FROM DAMAGE. DO NOT TRENCH OR EXCAVATE WITHIN THE CRITICALROOT ZONE OF ANY TREE.9. SUPPLY LINE AND METER TO BE PROVIDED BY GENERAL CONTRACTOR. BACKFLOW PREVENTER TO BE PROVIDED BY IRRIGATIONCONTRACTOR. IRRIGATION CONTRACTOR'S POINT OF CONNECTION TO BEGIN AFTER THE IRRIGATION WATER METER.10. IRRIGATION CONTRACTOR SHALL REVIEW WINTERIZATION PROCEDURES FOR IRRIGATION SYSTEM WITH OWNERSREPRESENTATIVE.11. IRRIGATION CONTRACTOR IS RESPONSIBLE FOR INSTALLING MANUAL DRAIN VALVES AT LOWEST POSSIBLE ELEVATION ONIRRIGATION MAIN SO AS TO PROVIDE POSITIVE DRAINAGE OF IRRIGATION MAIN DURING WINTER MONTHS, OR PROVIDEBLOWOUT ASSEMBLY.12. ALL LATERAL LINES SHALL BE EQUIPPED WITH AUTOMATIC DRAIN VALVES AT LOW POINTS.13. IRRIGATION CONTRACTOR SHALL COORDINATE CONTROLLER LOCATION WITH GENERAL CONTRACTOR. GENERAL CONTRACTORSHALL PROVIDE (2) 1" ELECTRICAL CONDUITS FOR IRRIGATION CONTRACTOR'S POWER/DATA CONNECTION TO CONTROLLER.SEE ARCHITECTURAL ELECTRICAL PLAN FOR ELECTRICAL CONNECTION TO THE IRRIGATION CONTROLLER. IRRIGATIONCONTRACTOR SHALL COORDINATE CONSTRUCTION OF IRRIGATION SYSTEM WITH GENERAL CONTRACTOR AND LANDSCAPECONTRACTOR PRIOR TO COMMENCEMENT OF CONSTRUCTION.14. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ONTHESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN INTHE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THEAPPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OFUTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITHTHE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.15. ALL BELOW GRADE LOW VOLTAGE WIRING CONNECTIONS SHALL BE INSTALLED PER WIRE CONNECTION DETAIL.16. DO NOT INSTALL IRRIGATION AT PYLON / MONUMENT SIGN LOCATION UNTIL SIGN HAS BEEN INSTALLED.17. LOCATION FOR IRRIGATION SYSTEM AS SHOWN IS FOR DRAWING PURPOSES ONLY. UNSLEEVED PIPES MAY BE SHOWN INPAVEMENT AREAS FOR CLARITY ONLY. INSTALL THESE PIPES IN ADJACENT LANDSCAPE AREAS WHERE NECESSARY.CONTRACTOR SHALL VERIFY THE EXACT LOCATION IN FIELD PRIOR TO THE COMMENCEMENT OF CONSTRUCTION OF PROPOSEDIRRIGATION SYSTEM. ALL PROPOSED IRRIGATION LINES AND EQUIPMENT SHALL BE INSTALLED WITHIN THE BOUNDARIES OFTHE PROJECT SITE. CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT OR LICENSED IRRIGATOR IF THE DESIGN AS SHOWN ISNOT ACHIEVABLE.18. MINIMUM COVER FROM TOP OF PIPING TO FINISHED GRADE SHALL BE AS PER DETAIL 64A.19. IRRIGATION CONTRACTOR SHALL COORDINATE IRRIGATION INSTALLATION WITH PLANTING PLAN AND SITE CONDITIONS TOPROVIDE COMPLETE COVERAGE WITH MINIMUM OVERSPRAY. THE IRRIGATION CONTRACTOR SHALL MAKE MINORADJUSTMENTS TO ENSURE PROPER COVERAGE AT NO ADDITIONAL COST TO THE OWNER.20. VALVE BOXES SHALL BE INSTALLED FLUSH WITH GRADE, SUPPORTED BY BRICKS IF NEEDED, WITH 3" OF CLEAN PEA GRAVELLOCATED BELOW THE VALVE.21. ALL MAIN LINE PIPING, NON-PRESSURE PIPING AND CONTROL WIRE SLEEVING SHALL BE INSTALLED IN SEPARATE SLEEVES. ALLLATERAL LINE PIPING UNDER PAVING SHALL BE PVC SHEDULE 40 AND SHALL BE INSTALLED PRIOR TO ANY HARDSCAPEMATERIAL. IRRIGATION CONTRACTOR TO PROVIDE SLEEVES BETWEEN 12" AND 15" BELOW GRADE AT ALL DRIVE ENTRANCESAND SIDEWALKS. MAINLINE SLEEVE SIZE SHALL BE A MINIMUM OF TWICE (2X) THE DIAMETER OF THE PIPE TO BE SLEEVED.CONTROL WIRE SLEEVES SHALL BE OF SUFFICIENT SIZE FOR THE REQUIRED NUMBER OF WIRES.22.IT IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO FAMILIARIZE HIMSELF WITH ALL GRADE DIFFERENCES,LOCATION OF FENCES, RETAINING WALLS, AND UTILITIES. THE IRRIGATION CONTRACTOR SHALL REPAIR OR REPLACE ALL ITEMSDAMAGED BY HIS WORK. HE SHALL COORDINATE HIS WORK WITH OTHER CONTRACTORS FOR THE LOCATION ANDINSTALLATION OF PIPE SLEEVES AND LATERALS THROUGH WALLS, UNDER ROADWAYS AND PAVING AND TIMING, ETC. REFERTO CIVIL ENGINEERING PLANS FOR GRADING, METHODS OF DRAINAGE, IRRIGATION METERS, AND BACKFLOW PREVENTIONDEVICE LOCATION.23. ALL IRRIGATION EQUIPMENT NOT OTHERWISE DETAILED OR SPECIFIED, SHALL BE INSTALLED AS PER MANUFACTURER'SRECOMMENDATIONS, DETAILS AND SPECIFICATIONS. ACCEPTABLE MANUFACTURERS INCLUDE RAINBIRD, HUNTER, TORO, ORNETAFIM24. ANY DRIP SYSTEM PIPING IN PLANTING BEDS IS DIAGRAMMATIC. CONTRACTOR CAN ROUTE PIPING IN A FREEFORM MANNER(AVOIDING OBJECTS SUCH AS LIGHT POLES, TRANSFORMERS PADS, EQUIPMENT VAULTS, SUBSURFACE ROCK TOO LARGE TOREMOVE, ETC...) AS LONG AS ALL PLANT MATERIAL RECEIVES THE PROPER NUMBER OF EMITTERS PER SCHEDULE AND THEVINYL DISTRIBUTION TUBING DOES NOT EXCEED THE MAXIMUM DESIGN LENGTHS PER MANUFACTURER'SRECOMMENDATIONS.25. UNLESS OTHERWISE REQUIRED, BACKFLOW PREVENTION DEVICES LESS THAN 2" SHALL BE PLACED IN A WIRE MESH BASKETENCLOSURE AND PAINTED TO MATCH THE PRIMARY BUILDING COLORS. SEE CIVIL PLANS FOR LOCATION.26. ALL JOINTS AND BENDS 2" OR LARGER SHALL HAVE CONCRETE THRUST BLOCKING. THRUST BLOCKING SHALL BE A MINIMUMOF 1 CUBIC FOOT OF CONCRETE. PIPE SHALL NOT BE ENCASED IN CONCRETE. SEE DETAIL 31C FOR THRUST BLOCKING.27. CONTRACTOR WILL PROVIDE OWNER WITH A COMPLETE AND REPRODUCIBLE DRAWING OR IRRIGATION SYSTEM LAYOUT AS ITWAS INSTALLED. DRAWING SHOULD INCLUDE, BUT NOT BE LIMITED TO, LOCATIONS OF ZONES VALVES, MAIN, LATERAL ANDDISTRIBUTION LINES, SLEEVES, WATER METER, BACKFLOW PREVENTION DEVICE, SENSORS AND CONTROLLER.28. ALL LATERAL LINE SIZING SHALL REFER TO PIPE SCHEDULE ON THIS PLAN.SYMBOLMANUFACTURER/MODEL/DESCRIPTIONQTYRAIN BIRD XCZ-100-PRB-COMWIDE FLOW DRIP CONTROL KIT FOR COMMERCIAL APPLICATIONS. 1" BALLVALVE WITH 1" PESB VALVE AND 1" PRESSURE REGULATING 40PSIQUICK-CHECK BASKET FILTER. 0.3GPM TO 20GPM.2TREE DRIP RING2 DRIP RINGS USING 12" EMITTER SPACING @ .9 GPH. 12" SPACING FROMTRUNK TO FIRST RING. 30" SPACING FROM TRUNK TO SECOND RING.10AREA TO RECEIVE DRIPLINERAIN BIRD XFD-09-18XFD ON-SURFACE PRESSURE COMPENSATING LANDSCAPE DRIPLINE. 0.9 GPHEMITTERS AT 18" O.C. DRIPLINE LATERALS SPACED AT 18" APART, WITHEMITTERS OFFSET FOR TRIANGULAR PATTERN. UV RESISTANT. SPECIFY XFINSERT FITTINGS.974.9 L.F.SYMBOLMANUFACTURER/MODEL/DESCRIPTIONQTYSHUT OFF VALVE1RAIN BIRD PESB 1"1", 1-1/2", 2" PLASTIC INDUSTRIAL VALVES. LOW FLOW OPERATINGCAPABILITY, GLOBE CONFIGURATION. WITH SCRUBBER TECHNOLOGY FORRELIABLE PERFORMANCE IN DIRTY WATER IRRIGATION APPLICATIONS.1RAIN BIRD PESB 1"1", 1-1/2", 2" PLASTIC INDUSTRIAL VALVES. LOW FLOW OPERATINGCAPABILITY, GLOBE CONFIGURATION. WITH SCRUBBER TECHNOLOGY FORRELIABLE PERFORMANCE IN DIRTY WATER IRRIGATION APPLICATIONS.1WATTS 009 1"REDUCED PRESSURE BACKFLOW PREVENTER1RAIN BIRD ESP8LXMEF8 STATION CAPABLE COMMERCIAL CONTROLLER. MOUNTED ON A PLASTICWALL MOUNT. FLOW SENSING AND WATER MANAGEMENT CAPABILITIES1RAIN BIRD SMRT-YSOIL MOISTURE SENSOR KIT. 24VAC @ 50/60 HZ. OPERATING TEMPERATURE:-4 DEGREES F TO 158 DEGREES F. SURVIVAL TEMPERATURE: -40 DEGREES F TO185 DEGREES F. UL, CUL, C-TICK CERTIFICATIONS.1RAIN BIRD WR2-RFCWIRELESS RAIN AND FREEZE SENSOR COMBO, INCLUDES 1 RECEIVER AND 1RAIN/FREEZE SENSOR TRANSMITTER.1WATER METER 3/4"1IRRIGATION LATERAL LINE: PVC CLASS 200 SDR 21812.2 L.F.IRRIGATION MAINLINE: PVC SCHEDULE 40327.6 L.F.PIPE SLEEVE: PVC SCHEDULE 40317.5 L.F.BFCMSRFM#"#Valve NumberValve SizeValve FlowValve Callout#IRRIGATION SCHEDULEWIRE CONNECTIONN.T.S.CRIMP SLEEVE USERECOMMENDED TOOLBODYFILL WITH SEALANTCAPRUN WIRING BENEATH AND BESIDEMAINLINE. TAPE AND BUNDLE AT 10-FOOTINTERVALS.NOTES:ALL SOLVENT WELD PLASTIC PIPING TOBE SNAKED IN TRENCH AS SHOWN.TIE A 24-INCH LOOP IN ALL WIRING AT CHANGESOF DIRECTION OF 30° OR GREATER. UNTIEAFTER ALL CONNECTIONS HAVE BEEN MADE.MAINLINE, LATERAL,AND WIRING IN THESAME TRENCHLATERALPIPESECTION VIEWMAINLINEPIPEWIRE W/O CONDUITCONDUITWIRING INIRRIGATION PIPEAND WIRE TRENCHINGN.T.S.1. ALL LATERAL LINES SHALL BE SDR-13.5 PVC PIPE. ALL MAIN LINES SHALL BE SDR-21 PVC PIPE.2. SLEEVES BELOW ALL HARDSCAPE ELEMENTS SHALL BE SCH. 40 PVC AND SHALL BE TWICE THE DIAMETER OF THE PIPE OR WIRE BUNDLE WITHIN.3. ALL LATERAL LINES SHALL BE BURIED NO LESS THAN 18" DEEP. ALL MAIN LINES AND ELECTRICAL LINES SHALL BE NO LESS THAN 24" DEEP.PVC EXHAUST HEADERPVC SCH 40 TEE OR EL (TYPICAL)BARB X MALE FITTING: RAIN BIRD XFD-MA FITTING (TYPICAL)FLUSH POINT (TYPICAL) SEE RAIN BIRD DETAIL "XFD FLUSH POINT"PERIMETER OF AREAPERIMETER DRIPLINE PIPE TO BE INSTALLED 2"-4" FROMPERIMETER OF AREAON-SURFACE DRIPLINE: RAIN BIRD XF SERIES DRIPLINE (TYPICAL) POTABLE: XFD DRIPLINE NON-POTABLE: XFDP DRIPLINEPVC SUPPLY HEADERPVC DRIP MANIFOLD FROM RAIN BIRD CONTROL ZONE VALVEKIT (SIZED TO MEET LATERAL FLOW DEMAND)PVC SCH 40 RISER PIPE9NOTES:1. DISTANCE BETWEEN LATERAL ROWS AND EMITTER SPACING TO BE BASED ON SOIL TYPE, PLANT MATERIALS AND CHANGES INELEVATION. 2. LENGTH OF LONGEST DRIPLINE LATERAL SHOULD NOT EXCEED THE MAXIMUM SPACING SHOWN IN THE TABLE BELOW.XFD Dripline Maximum Lateral Lengths (Feet)2-3"MULCHDRIP MANIFOLDBURIAL DEPTHINSET AINSET AON-SURFACE DRIP IRRIGATION N.T.S.(EMT6-M101)RAIN BUG EMITTERRAINBIRD MULTI-OUTLET EMITTER TUBINGCLASS 200 PVCSWING JOINTPVC ELL AND STREET ELL(LENGTH AS REQUIRED)SCHEDULE 80 NIPPLEEMITTER BOXFINISH GRADEMULTI-OUTLET EMITTERN.T.S.ON OPPOSITE EDGES OF THE TREE SAUCER.EDGES OF THE ROOT BALL, AND 2 OUTLETS LOCATEDPLANTREE SAUCERON PLAN WITH 2 OUTLETS LOCATED ON OPPOSITEALL EMITTER TUBING SHALL BE PLACED AS SHOWNLATERAL LINEW/ BUG CAP (TYP.)W/ BUG CAP (TYP.)DRIP LINEROOT BALLIN BOXMULTI-OUTLET EMITTERSHOWN ON PLANLATERAL LINEEMITTER TUBING7/16/20207/16/2020ITEM 4, ATTACHMENT 3Packet pg. 103 FORT COLLINS, COEXISTING HPS LUMINARIES ONLYUNVERIFIED MOUNTING HEIGHTSTARGET: 5.00 fc AVG 3.00 fc MIN FUEL STATIONEXISTING AND RELOCATED POLE LOCATIONSLuminaire Schedule Symbol Qty Label Arrangement LLF Description Arr. Watts Arr. Lum. Lumens BUG Rating 24 A SINGLE 0.864 CRUS-SC-LED-LW-CW MTD @ 15'87.9 10871 B3-U0-G1 3 (E) D BACK-BACK 0.700 (E) (2) 400S ON (E) POLE 936 59864 B5-U0-G3 2 (E) S SINGLE 0.700 (E) 400S ON (E) POLE 468 29932 B5-U0-G3 Calculation Summary Illuminance Foot-candles Label Avg Max Min Max/Min Fuel Station 5.38 8.97 1.53 5.86 Limited 3.42 5.02 1.25 4.02 Main parking 3.99 6.21 1.48 4.20 2.58 3.71 5.03 5.79 6.63 7.14 7.25 6.94 6.30 5.66 4.25 3.02 3.64 5.83 7.54 8.52 8.78 8.97 8.89 7.59 5.52 3.44 6.50 4.55 6.36 7.82 8.45 8.37 7.16 5.59 5.61 2.54 3.99 5.00 5.23 5.33 5.61 6.04 6.48 6.27 5.22 4.10 1.53 2.21 2.79 3.06 2.83 3.08 4.00 4.31 4.42 4.05 3.74 1.33 1.96 2.57 3.01 2.83 3.06 3.87 4.29 4.35 3.83 3.39 1.35 2.07 2.93 3.21 3.60 3.55 3.89 4.35 4.54 4.49 3.92 3.13 1.36 2.33 3.10 3.99 4.14 4.09 4.30 4.68 5.01 4.35 3.67 2.72 1.35 2.17 3.24 4.02 4.45 4.89 5.02 4.84 4.64 4.12 3.11 2.24 1.26 2.03 3.14 3.81 4.70 3.99 4.09 4.92 4.19 3.61 2.53 1.76 1.25 2.01 3.10 3.81 4.65 4.30 4.35 4.77 4.02 3.35 2.29 1.52 4.43 3.97 3.05 2.34 1.75 1.48 1.50 1.83 2.24 2.41 2.52 2.29 4.65 4.46 3.64 3.08 2.54 2.22 2.22 2.62 2.89 3.22 3.02 2.88 4.89 4.80 4.56 4.11 3.38 3.02 3.04 3.39 3.87 3.95 3.59 3.48 4.55 4.85 5.02 4.67 4.55 4.21 4.22 4.62 4.59 4.61 4.16 3.65 3.87 4.55 4.79 5.16 4.92 4.78 4.83 5.13 5.40 5.02 4.34 3.74 3.00 3.71 4.48 5.02 5.39 5.81 5.95 5.78 5.58 5.21 4.29 3.37 2.42 3.28 4.40 5.00 5.81 4.48 4.62 6.21 5.70 5.14 4.10 3.21 DIFFERENT THAN SITE LIGHTING ASSOCIATED WITH THE STORE PARKING LOT. VERIFY AVAILABLE VOLTAGE PRIOR TO SHIPPING. NOTE: VOLTAGE FOR THE FUEL STATION SITE LIGHTING PACKAGE MAY BE RELOCATE TWO (E) D TO NEW LOCATIONS INDICATED. RECOMMEND ALLOWING MIN VALUES BELOW REQUIRED LEVELS AS-IS. CAN BE CORRECTED UNDER FUTURE LED UPGRADE OF SITE LIGHTING. E Fuel Station Limited Main parking Fuel Station PHOTOMETRIC PLANITEM 4, ATTACHMENT 4 Packet pg. 104 LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • www.lsicorp.com (513) 372-3200 • ©2020 LSI Industries Inc. All Rights Reserved. Specifications subject to change without notice. Page 1/4 Rev. 10/19/20 SPEC.1020.A.0420 Catalog #:Project: Date:Type:Prepared By: Scottsdale® Legacy (CRUS) LED Canopy Luminaire FEATURES & SPECIFICATIONS Construction • Features a ultra-slim 11/16” profile die-cast housing, with flat clear tempered glass lens. Unit is water-resistant, sealed and IP66 rated. Integral designed heat sink does not trap dirt and grime, ensuring cool running performance over the life of the fixture. • Standard color is white and is finished with LSI’s DuraGrip® polyester powder coat process. DuraGrip withstands extreme weather changes without cracking or peeling. • Luminaire assembly incorporates a pressure stabilizing vent breather to prevent seal fatigue and failure. Optical System • Features an array of select, mid-power, high brightness, high efficiency LED; 3000K, 4000K, 5000K color temperature, 80 CRI (nominal). • Choice of Symmetric or Asymmetric distribution. Asymmetric provides a wider distribution pattern. • Six Lumen Packages: 5,000, 9,000, 10,000, 13,000, 18,000 and 22,000 Lumens. Electrical • High performance factory programmable driver features over-voltage, under voltage, short-circuit and over temperature protection with integral 6kV surge protection that meets IEEE C62.41.2 and ANSI C82.77-5 Location Category C Low standards. Custom lumen and wattage packages available. • Additional field replaceable 10kV surge protection device that meets a minimum Category C Low operation (per ANSI/IEEE C62.41.2) is standard. • Driver components are fully encased in potting for moisture resistance. Complies with IEC and FCC standards. 0-10 V dimming supplied standard with all drive currents. • Die-cast aluminum, wet location rated driver/electrical enclosure is elevated above canopy deck to prevent water entry, provide easy “knock-out” connection of primary wiring and acts as the primary heatsink ensuring cool operation of internal components for longer life. Seals to optical housing via one-piece molded silicone gasket. • Universal voltage power supply, 120-277 VAC, 50/60 HZ and 347-480 VAC, 50/60 HZ input. • -40°C to 55°C (-40°F to 131°F) ambient operating temperature. (Varies based on lumen package and mounting style see performance data for specifics.) • Minimum 60,000 to 100,000 hours depending upon the ambient temperature of the installation location (see performance data for specifics.) Hazardous Location • Designed for lighter than air fuel applications. Product is suitable for Class 1 Divisions 2 only when properly installed per LSI installation instructions. See lsicorp.com for specific guidance. Not available on SLW. Installation • One-person installation. • Installs in a 12” or 16” deck pan. Deck penetration consists of a 4” hole, simplifying installation and water sealing. Unit is designed to quickly retrofit into existing Scottsdale (4”) hole as well as openings for Encore and Encore Top Access and to reconnect wiring for the SC/ECTA without having to relocate the conduit. • Retro panels are available for existing Encores as well as kits for recessed and 2x2 installations (see separate spec sheets). Support brackets are provided standard, to prevent sagging of deck. Warranty • LSI LED fixtures carry a 5-year warranty (contact your LSI representative for extended warranty options.) Listings • UL and ETL listed to UL 1598, UL 8750 and other U.S. and International safety standards. Suitable for wet locations. • DesignLights Consortium® (DLC) qualified product. Not all versions of this product may be DLC qualified. Please check the DLC Qualified Products List at www.designlights. org/QPL to confirm which versions are qualified. • Meets Buy American Act requirements. • IDA compliant with 3000K or lower color temperature. OVERVIEW Lumen Package 5,000 - 22,000 Wattage Range 38 - 152 Efficacy Range (LPW)114 -156 Weight lbs(kg)23 (10.4) QUICK LINKS Ordering Guide Performance Photometrics Dimensions IP66 ITEM 4, ATTACHMENT 4 Packet pg. 105 LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • www.lsicorp.com (513) 372-3200 • ©2020 LSI Industries Inc. All Rights Reserved. Specifications subject to change without notice. Page 2/4 Rev. 10/19/20 SPEC.1020.A.0420 Type: Scottsdale® Legacy LED Canopy Luminaire (CRUS) ORDERING GUIDE Back to Quick Links Prefix Distribution Light Source Drive Current Color Temp Input Voltage Finish Options CRUS - LED Canopy Luminaire SC - Symmetric AC1 - Asymmetric LED SLW - Super Low Watt VLW - Very Low Watt LW - Low Watt SS - Super Saver HO - High Output VHO - Very High Output Custom Lumen Packages3 50 - 5,000K 40 - 4,000K 30 - 3,000K UE - Universal Voltage (120 - 277V) HV - High Voltage 347 - 480V WHT - White BRZ - Bronze BLK - Black HL2 - Hazardous Location TYPICAL ORDER EXAMPLE:CRUS SC LED SS 50 UE WHT FOOTNOTES: 1. AC distribution utilizes a reflector which alters the look from a standard SC distribution. 2. Not available on SLW. PERFORMANCE Back to Quick Links Recommended Lumen Maintenance1 CRUS VHO Ambient Temp C Initial 2 25k hr 2 50k hr 2 75k hr 3 100k hr 3 0 C 102%97%92%88%84% 10 C 102%97%92%88%84% 20 C 102%97%92%88%84% 25 C 102%97%92%88%84% 30 C 102%97%92%88%84% 40 C 101%95%90%85%80% 50 C 101%94%89%83%78% OPERATING TEMPERATURE LUMEN PACKAGE MOUNTING Max VHO Metal/Wood Canopy 45 C HO Metal/Wood Canopy 45 C SS Metal/Wood Canopy 55 C Recommended Lumen Maintenance1 CRUS SS Ambient Temp C Initial 2 25k hr 2 50k hr 2 75k hr 3 100k hr 3 0 C 102%97%92%88%84% 10 C 102%97%92%88%84% 20 C 102%97%92%88%84% 25 C 102%97%92%88%84% 30 C 102%97%92%88%84% 40 C 102%97%92%88%84% 50 C 101%95%91%86%82% DELIVERED LUMENS Lumen Package Distribution 3000K CCT 4000K CCT 5000K CCT WattageDelivered Lumens Efficacy BUG Rating Delivered Lumens Efficacy BUG Rating Delivered Lumens Efficacy BUG Rating VHO SC 21301 140 B4-U0-G2 21835 144 B4-U0-G2 22697 150 B4-U0-G2 152AC17355114 B3-U0-G3 17799 117 B3-U0-G3 18502 122 B3-U0-G3 HO SC 17889 143 B3-U0-G1 18346 146 B3-U0-G2 19071 152 B4-U0-G2 125AC14582116 B3-U0-G2 14955 119 B3-U0-G2 15546 124 B3-U0-G2 SS SC 13113 141 B3-U0-G1 13449 144 B3-U0-G1 13980 150 B3-U0-G1 93AC11468123 B3-U0-G2 11761 126 B3-U0-G2 12226 131 B3-U0-G2 LW SC 10457 144 B3-U0-G1 10724 148 B3-U0-G1 11148 154 B3-U0-G1 73AC9145126 B2-U0-G2 9379 129 B2-U0-G2 9749 134 B2-U0-G2 VLW SC 8783 146 B3-U0-G1 9008 149 B3-U0-G1 9364 155 B3-U0-G1 60AC7681127 B2-U0-G1 7878 131 B2-U0-G1 8189 136 B2-U0-G1 SLW SC 5585 146 B2-U0-G1 5728 150 B2-U0-G1 5954 156 B2-U0-G1 38AC4884128 B1-U0-G1 5009 131 B1-U0-G1 5207 136 B1-U0-G1 ELECTRICAL DATA (AMPS) Lumen Package Wattage 120V 208V 240V 277V 347V 480V VHO 152 1.27 0.73 0.64 0.55 0.44 0.32 HO 124 1.03 0.6 0.52 0.45 0.36 0.26 SS 92 0.77 0.44 0.38 0.33 0.27 0.19 LW 72 0.6 0.35 0.3 0.26 0.21 0.15 VLW 60 0.5 0.29 0.25 0.22 0.17 0.13 SLW 38 0.32 0.18 0.16 0.14 0.11 0.08 *LEDs are frequently updated therefore values are nominal. *Electrical data at 25C (77F). Actual wattage may differ by +/-10%. FOOTNOTES: 1 - Lumen maintenance values at 25˚C are calculated per TM-21 based on LM-80 data and in-situ luminaire testing. 2 - In accordance with IESNA TM-21-11, Projected Values represent interpolated value based on Accessory Ordering Information (Accessories are field installed) Description Order Number Description Order Number Retrofit Panels - EC / ECTA / SCF to CRUS, for 16” Deck Panel 525946 Retrofit RIC Cover Panel Blank (no holes)354702 Retrofit Panels - ECTA / SCF to CRUS, for 12” Deck Panel 530281 Kit - Hole Plugs and Silicone (enough for 25 retrofits)1 1320540 Retrofit 2x2 Cover Panel Blank (no holes) 357282 1 - Consists of (25) 7/8” hole plugs, (100) 5/16” hole plugs and (1) tube of RTV time durations that are within six times (6X) the IESNA LM-80-08 total test duration (in hours) for the device under testing (DUT) i.e. the packaged LED). 3 - In accordance with IESNA TM-21-11, Calculated Values represent time durations that exceed six times NA LM-80-08 total test duration (in hours) for the device under testing (DUT) i.e. the packaged LED). 3. Custom lumen and wattage packages available consult factory. Values are within industry standard toler- ances but not DLC listed. ITEM 4, ATTACHMENT 4 Packet pg. 106 LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • www.lsicorp.com (513) 372-3200 • ©2020 LSI Industries Inc. All Rights Reserved. Specifications subject to change without notice. Page 3/4 Rev. 10/19/20 SPEC.1020.A.0420 Type: Scottsdale® Legacy LED Canopy Luminaire (CRUS) Back to Quick Links Luminaire photometry has been conducted by an accredited testing laboratory in accordance with IESNA LM-79-08. As specified by IESNA LM-79-08 the entire luminaire is tested as the source resulting in a luminaire efficiency of 100%. See http://www.lsi-industries.com/products/led-lighting-solutions.aspx for detailed photometric data. PHOTOMETRICS LUMINAIRE DATA Type 5 Distribution Description 5000 Kelvin, 80 CRI Delivered Lumens 13,980 Watts 93 Efficacy 150 IES Type Type VS - Very Short BUG Rating B3-U0-G1 LUMINAIRE DATA Type 3 Distribution Description 5000 Kelvin, 80 CRI Delivered Lumens 12,226 Watts 93 Efficacy 131 IES Type Type III, Very Short BUG Rating B3-U0-G2 Zonal Lumen Summary Zone Lumens %Luminaire Low (0-30°)3654.2 26% Medium (30-60°) 7541.2 54% High (60-80°)2641.4 19% Very High (80-90°) 143.2 1% Uplight (90-180°) 0 0% Total Flux 13980 100% Zonal Lumen Summary Zone Lumens %Luminaire Low (0-30°)3240.3 27% Medium (30-60°) 6245.5 51% High (60-80°)2594.6 21% Very High (80-90°) 146.1 1% Uplight (90-180°) 0 0% Total Flux 12227 100% CRUS-SC-SS-50 CRUS-SC-SS-50 ISO FOOTCANDLE ISO FOOTCANDLE POLAR CURVE POLAR CURVE .5 1 2 5 1125 2251 3376 4501 1 2 15’ Mounting Height/15’ Grid Spacing 5 FC 2 FC 1 FC .5 FC .5 1 2 5 1325 2649 3974 5298 1 2 15’ Mounting Height/15’ Grid Spacing 5 FC 2 FC 1 FC .5 FC ITEM 4, ATTACHMENT 4 Packet pg. 107 LSI Industries Inc. 10000 Alliance Rd. Cincinnati, OH 45242 • www.lsicorp.com (513) 372-3200 • ©2020 LSI Industries Inc. All Rights Reserved. Specifications subject to change without notice. Page 4/4 Rev. 10/19/20 SPEC.1020.A.0420 Type: Scottsdale® Legacy LED Canopy Luminaire (CRUS) PRODUCT DIMENSIONS Back to Quick Links 7 1/8”(181 mm) 11/16”(17 mm)15 11/16” (399 mm)15 11/16” (399 mm) 15 11/16”(399 mm)10 3/4”(273 mm) ITEM 4, ATTACHMENT 4 Packet pg. 108 Walter P. Moore and Associates, Inc. 1100 Walnut Street, Suite 1825 Kansas City, Missouri 64106 Prepared for SAM’S CLUB Traffic Impact Analysis November 5, 2020 SAM’S CLUB FUEL STATION #6633 T08-2002-00 Fort Collins, Colorado Interim Review Only Document Incomplete: Not intended for permit or construction Engineer: Thomas Duncan, P.E. PTOE. P.E. Serial No. 0044552 Date: November 05, 2020 Walter P. Moore and Associates, Inc. CDORA Firm Registration No. 19991038307 ITEM 4, ATTACHMENT 5 Packet pg. 109 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page ii CONTENTS INTRODUCTION ................................................................................................................................. 1 AREA CONDITIONS ............................................................................................................................ 1 Roadways....................................................................................................................................... 2 Intersections .................................................................................................................................. 2 Volumes ......................................................................................................................................... 3 COVID-19 Adjusted Rate ................................................................................................................ 4 PLANNED DEVELOPMENT ................................................................................................................. 6 Site Development .......................................................................................................................... 6 Site Access ..................................................................................................................................... 6 STUDY METHODOLOGY ..................................................................................................................... 7 Traffic Scenarios ............................................................................................................................ 7 Growth Rate .................................................................................................................................. 8 PROJECTED CONDITIONS .................................................................................................................. 8 Trip Generation ............................................................................................................................. 8 Pass-By Trip Reduction .................................................................................................................. 9 Trip Distribution .......................................................................................................................... 10 TRAFFIC ANALYSIS ........................................................................................................................... 16 Existing Conditions ...................................................................................................................... 17 Proposed Conditions (2020) ........................................................................................................ 17 FUTURE Conditions (2040) .......................................................................................................... 18 Level of Service Comparison ....................................................................................................... 24 CONCLUSIONS AND RECOMMENDATIONS ..................................................................................... 25 REFERENCES .................................................................................................................................... 26 TAB ONE: Existing Traffic Volumes TAB TWO: Existing Conditions Capacity Analysis (2020) TAB THREE: Proposed Conditions Capacity Analysis (2020) TAB FOUR: Future Conditions Capacity Analysis (2040) ITEM 4, ATTACHMENT 5 Packet pg. 110 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page iii LIST OF FIGURES FIGURE 1: Site Location Map FIGURE 2: Existing Lane Configurations FIGURE 3: Existing AM Peak Hour COVID-19 Adjusted Volumes FIGURE 4: Existing PM Peak Hour COVID-19 Adjusted Volumes FIGURE 5: Proposed Fuel Station Site Access FIGURE 6: Pass-by trips Reduction AM Peak and PM Peak FIGURE 7: Proposed Trip Distribution Percentages FIGURE 8: AM Peak Hour Site Generated Trips FIGURE 9: PM Peak Hour Site Generated Trips FIGURE 10: Proposed Fuel Station Layout FIGURE 11: Proposed Volumes (2020) AM Peak Hour FIGURE 12: Proposed Volumes (2020) PM Peak Hour FIGURE 13: Future Volumes (2040) AM Peak Hour FIGURE 14: Future Volumes (2040) PM Peak Hour LIST OF TABLES TABLE 1: COVID-19 Adjusted Rate TABLE 2: Traffic Volumes Analyzed per Scenario TABLE 3: Trip Generation TABLE 4: Trip Generation Volumes including Trip Reduction TABLE 5: Level of Service Criteria for Signalized Intersections TABLE 6: Level of Service Criteria for Unsignalized Intersections TABLE 7: AM Peak Hour Level of Service Comparison TABLE 8: PM Peak Hour Level of Service Comparison ITEM 4, ATTACHMENT 5 Packet pg. 111 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 1 of 26 INTRODUCTION As requested by Sam’s Club, Walter P Moore conducted a traffic impact analysis for a new Sam’s Club Fuel station in Fort Collins, Colorado. Also, a queuing analysis was performed at the new Fuel station. The purpose of the study was to determine the potential impacts to traffic operations in the area related to the proposed redevelopment. Transportation and site improvements to mitigate impacts were investigated, if necessary. AREA CONDITIONS The new Sam’s Club Fuel station is located in Fort Collins in the existing Sam’s Club parking lot. The site is bordered by the South Lemay Avenue to the east, East Boardwalk Drive to the west, East Harmony Road to the north, and Oakridge Drive to the south. A site location map showing the general location of the proposed development is provided in Figure 1. Figure 1: General Location of the Proposed Development ITEM 4, ATTACHMENT 5 Packet pg. 112 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 2 of 26 ROADWAYS The primary roadways in the study area is described in the below. East Harmony Road is an east-west major arterial road with three lanes in each direction and has a divided median in the study section. It provides one access driveway to the study area. Majorly, it delivers traffic to and from South College Avenue (US-287) in the west and I-35 in the east. The posted speed limit is 45 mph. East Boardwalk Drive is a north-south collector road with one lane in each direction and has a marked median in the study section. It provides two access driveways to the study area. It collects traffic from a few Office buildings west of the study area and multiple residential developments south of study area. It connects to East Harmony Road in the north at a signalized intersection. The posted speed limit is 30 mph. South Lemay Avenue is a north-south arterial road with two lanes in each direction and has a median for turn lanes in the study section. It provides one access driveway to the study area. It connects to East Harmony Road in the north at a signalized intersection. The posted speed limit is 40 mph. Oakridge Drive is an east-west collector road with one lane in each direction. It provides one access driveway to the study area. It collects traffic from residential developments south of the study area and connects to South Lemay Avenue in the east at a signalized intersection. The posted speed limit is 25 mph. INTERSECTIONS There are six existing intersections that were analyzed as part of this study. The existing lane configurations is shown in Figure 2. The intersections include: • East Harmony Road and East Boardwalk Drive (signalized) • East Boardwalk Drive and Chase Bank - Driveway 1 (minor street stop control) ITEM 4, ATTACHMENT 5 Packet pg. 113 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 3 of 26 • East Boardwalk Drive and Miramont Coffee Park - Driveway 2 (minor street stop control) • East Harmony Road and Kohls Driveway - Driveway 3 (minor street stop control) • South Lemay Avenue and Haxton Drive - Driveway 4 (minor street stop control) • Oakridge Drive and Counsil Tree Drive - Driveway 5 (minor street stop control) Figure 2: Existing Lane Configurations VOLUMES Turning movement counts were collected at the intersections in the study area on Wednesday, October 7, 2020. Data was collected from 7:00 - 9:00 AM and 4:00 - 6:00 PM. The analysis showed that the AM peak hour occurred from 8:00 - 9:00 AM and the PM peak hour from 4:30 - 5:30 PM in the study area. ITEM 4, ATTACHMENT 5 Packet pg. 114 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 4 of 26 COVID-19 ADJUSTED RATE Due to the impact of the new coronavirus (COVID-19) pandemic and new travel patterns, the collected existing traffic counts have been adjusted. Utilizing 2017 turning movement counts performed at East Harmony Road and East Boardwalk Drive intersection, an adjustment factor was calculated. A growth rate of 1.0% was approved by the City and a factor was computed, as shown in Table 1, to grow the counts to 2020. The COVID-19 adjusted rate is 1.07 for AM peak hour and 1.08 for PM peak hour. Table 1: COVID-19 Adjusted Rate Figures 3 and 4 illustrate the existing AM peak hour and PM peak hour volumes after applied COVID-19 adjusted rates at each intersection. Existing traffic counts before COVID-19 adjusted rate can be found under TAB ONE. Year EB WB Average EB WB Average 2017 1145 1372 1857 1830 2020 1129 1288 1730 1782 *Adjusted Rates 1.04 1.10 1.07 1.11 1.06 1.08 East Harmony Road and East Boardwalk Drive *COVID Adjusted Rate =(2017 1-Hour Counts * 1.03)/(2020 1-Hour Counts) AM Peak Hour PM Peak Hour ITEM 4, ATTACHMENT 5 Packet pg. 115 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 5 of 26 Figure 3: Existing AM Peak Hour COVID-19 Adjusted Volumes ITEM 4, ATTACHMENT 5 Packet pg. 116 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 6 of 26 Figure 4: Existing PM Peak Hour COVID-19 Adjusted Volumes PLANNED DEVELOPMENT SITE DEVELOPMENT The new Sam’s Club Fuel station has 12 fueling locations, which are six double sided pump stations. SITE ACCESS The new development is majorly accessed via five existing intersections: East Boardwalk Drive and Chase Bank Driveway, East Boardwalk Drive and Miramont Coffee Park Driveway, East Harmony Road and Kohls Driveway, South Lemay Avenue and Haxton Drive, and Oakridge Drive and Counsil Tree Driveway. Figure 5 shows the proposed Fuel station layout and access driveways. ITEM 4, ATTACHMENT 5 Packet pg. 117 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 7 of 26 Figure 5: Proposed Fuel Station Site Access STUDY METHODOLOGY TRAFFIC SCENARIOS The following traffic scenarios will be analyzed for both peak hours in this study: • Existing 2020 Conditions: Analysis of the existing traffic conditions, utilizing the collected 2020 traffic counts data with COVID-19 adjusted rate. • Proposed 2020 Conditions: Analysis of the background traffic conditions, with added site generated trips from the development of Sam’s Club Fueling station. • Future Scenario - 2040 Conditions: Analysis of the existing traffic grown to 2040 with added site generated trips from the development. Table 2 depicts the traffic volume analyzed per scenario. ITEM 4, ATTACHMENT 5 Packet pg. 118 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 8 of 26 Table 2: Traffic Volumes Analyzed per Scenario GROWTH RATE To project future traffic conditions, the existing traffic counts were forecasted for the future scenarios. A growth rate of 1.0% was approved by the City and applied to the entire study area. PROJECTED CONDITIONS TRIP GENERATION To complete a Traffic Impact Analysis for the proposed development, the number of trips expected to be generated by the planned facilities must be determined. The number of trips generated by the development during an average weekday, and for weekday peak hours, is based on the land use type and size of the development. Standard rates for Sam’s Club Fuel station (Land Use 944 – Service - Gasoline/Gas Station) from the Institute of Transportation Engineers (ITE) publication, Trip Generation, 10th edition, were used to determine the amount of traffic generated by the development. The average rates were used to estimate trips generated during the AM Peak Hour and PM Peak Hour in accordance with the City Traffic Impact Study Guidelines. The average trip generation rates with the directional distribution are presented in Table 3. Table 3: Trip Generation Conditions and Year Traffic Volumes Analyzed Existing 2020 • Existing 2020 COVID adjusted counts • 2020 COVID adjusted counts • site generated trips from development • 2020 COVID adjusted counts • Background traffic growth • trip generated from development Proposed 2020 Future 2040 Average Total % enter Enter % exit Exit Average Total % enter Enter % exit Exit Sam's Club 944 Service - Gasoline/Gas Station 12 Vehicle Fueling Positions Average Rate 10.28 123 50%62 50%62 14.03 168 50%84 50%84 New Development Trip Generation Development ITE Code Trip Generation Land Use Size Unit ITE Rec. Method AM Peak Hour PM Peak Hour Buildout-2020 ITEM 4, ATTACHMENT 5 Packet pg. 119 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 9 of 26 PASS-BY TRIP REDUCTION Not all trips to the Sam’s Club Fuel Station (Land Use – 944) are simply to that destination and returning (primary trips); some trips may be as a result of passing by or deliberately diverting to the gas station while travelling to another destination such as the existing Sam’s Club store. These trips are called pass-by trips and should be reduced from the newly generated trips. Therefore, to account for the pass-by trip reduction the ITE Trip Generation handbook 10th Edition was utilized. The handbook provides a methodology that estimates the pass-by trips for different land uses and provided in Figure 6. Figure 6: Pass-by trips Reduction AM Peak and PM Peak ITEM 4, ATTACHMENT 5 Packet pg. 120 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 10 of 26 Once calculated, the pass-by trips are then subtracted from the trip generation. It was estimated that the number of pass-by trips was 47 for the AM peak hour and 74 for the PM peak hour. Table 4 shows a summary of the trips generated by the proposed development in the study area after the pass-by trip reduction. Table 4: Trip Generation Volumes including Trip Reduction TRIP DISTRIBUTION After determining the number of trips generated by the proposed development, the trips were distributed among roadways accessing the site using a combination of existing and expected travel patterns. This process involves examining the roadways and the expected travel patterns between the site and other trip ends, based on available routes in the study area. All traffic assignments were made over the most reasonable routes for each direction. Figures 7 illustrates the proposed trip distribution for the development. ITEM 4, ATTACHMENT 5 Packet pg. 121 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 11 of 26 Figure 7: Proposed Trip Distribution Percentages Figures 8 and 9 illustrate the site generated trips volumes for the AM and PM peak hours in 2020. ITEM 4, ATTACHMENT 5 Packet pg. 122 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 12 of 26 Figure 8: AM Peak Hour Site Generated Trips ITEM 4, ATTACHMENT 5 Packet pg. 123 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 13 of 26 Figure 9: PM Peak Hour Site Generated Trips ITEM 4, ATTACHMENT 5 Packet pg. 124 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 14 of 26 QUEUING ANALYSIS AT FUEL STATION A simplified queuing analysis was performed at the Fuel Station for the north to south one-way circulation of the vehicles, as shown in Figure 10. To determine a queue length, a constant arrival rate is assumed within the study hour. Preference of arriving vehicles is assumed to be indifferent to the pumps and vehicles were served on the basis of first-come first-served. ARRIVAL RATE Arrival rate is determined based on the trips attracted by the new Fuel Station. From Table 3, the PM peak hour volume of 84 vehicles was used for the analysis. With 12-pumps, the arrival rate becomes 7 vehicles per hour per pump or approximately 8.5 minutes of inter-arrival time. SERVICE RATE The average service rate at each service pump was determined by engineering judgement and observations made at a typical Sam’s Club Fuel Station. At the Sam’s Club fuel station, vehicles do not occupy the service pump after fueling up in contrast to at a retail gas station with convenience store. Therefore, time spent by a vehicle was measured to get the average service rate per hour per service pump. The average service time was found to be 6 minutes. QUEUE LENGTH ANALYSIS From Figure 10, six bays are available for vehicles to queue before fueling at the pump. Therefore, at each bay, there is a capacity of two vehicles when both the pumps are occupied. Such a queuing can be formulated as a single-channel, multiple-server G/G/c/K, where G represents a constant hourly distribution of inter-arrival time as well as service time, c = 2 servers, and K = 2, capacity of the queue. Thus, analyzing the inter-arrival time and the service time, there should not be spill-over at the new Fuel station resulting in a queue. ITEM 4, ATTACHMENT 5 Packet pg. 125 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 15 of 26 Figure 10: Proposed Fuel Station Layout ITEM 4, ATTACHMENT 5 Packet pg. 126 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 16 of 26 TRAFFIC ANALYSIS After developing the projected turning movement volumes for the AM and PM peak hours, capacity analyses were performed for existing conditions, background conditions, and proposed conditions. Intersection operations were analyzed using Synchro 10.0, software developed to automate procedures found in the Highway Capacity Manual. Results of the existing and proposed conditions analyses were compared to determine the impact of the proposed redevelopment on the surrounding roadways. Results of the capacity analyses are reported in standard level of service (LOS) format, with the most favorable conditions being designated as LOS A and the poorest conditions indicated by LOS F. Intersection level of service is based on the amount of delay that each vehicle encounters at a given intersection. The level of service criteria for signalized intersections, along with a brief description of the conditions experienced for each level of service grade, can be seen in Table 5. The level of service criteria for unsignalized intersections can be seen in Table 6. Table 5: Level of Service Criteria for Signalized Intersections Level of Service Stopped Delay (seconds/vehicle) Description A ≤ 10 At a single intersection most vehicles do not stop at all. When linked with other signals, vehicles progress through intersections without stopping. B > 10 and ≤ 20 At a single intersection some vehicles stop before getting a green signal. When linked with other signals, some cars may have to stop but most progress through the intersection without stopping. C > 20 and ≤ 35 At a single intersection, a significant number of vehicles must stop and wait for a green signal. Some vehicles may have to wait through one full signal cycle before being able to move through the intersection. D > 35 and ≤ 55 At this level, congestion is noticeable. Many vehicles have to stop while waiting for a green signal. A noticeable number of vehicles have to wait through one full cycle before being able to continue through the intersection. E > 55 and ≤ 80 At this level, almost all vehicles have to wait through one or more full signal cycles before moving through the intersection. When linked with other signals, progression is slow. F > 80 At this level, the number of vehicles entering the intersection exceeds its capacity. Vehicles have to wait through multiple full signal cycles before moving through the intersection. ITEM 4, ATTACHMENT 5 Packet pg. 127 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 17 of 26 Table 6: Level of Service Criteria for Unsignalized Intersections Level of Service Avg. Total Delay (seconds/vehicle) Description A ≤ 10 At most, one vehicle is waiting to move through the intersection when the driver reaches the stop sign. Most often, the driver pulls up to the stop sign and is immediately free to proceed through the intersection. B > 10 and ≤ 15 When the driver reaches the intersection, one or two vehicles are in front of him. Once those vehicles proceed through the intersection, the driver is able to continue without opposition. C > 15 and ≤ 25 At this level, several vehicles may be in front of the driver at a two-way stop-controlled intersection. At an all-way stop-controlled intersection, there may be two or more vehicles at each approach that the driver has to wait for before getting his turn. D > 25 and ≤ 35 At this level, there are at least four vehicles in front of the driver and several vehicles at the other approaches. Also, for two-way stop-controlled conditions, the volume of traffic on the uncontrolled street may be high. E > 35 and ≤ 50 When the driver reaches the intersection, there are between five and eight vehicles in front of him and many vehicles at the other approaches that must also proceed through the intersection before the driver may continue. F > 50 At this level, the driver must wait for eight to ten cars at his approach to move through the intersection along with at least five vehicles at the other approaches. This level can also occur at two-way stop-controlled intersections when the uncontrolled street has such a high volume that no gaps are available in the traffic stream for the vehicles at the cross street to continue. Transportation agencies generally consider operations at or above LOS C to be acceptable. In more dense areas, operations at or above LOS D may also be considered acceptable during peak traffic hours. EXISTING CONDITIONS For the analysis of existing conditions, existing traffic count data adjusted for COVID-19 along with current traffic signal timings obtained from the City of Fort Collins were used. Existing AM peak hour and PM peak hour volumes can be seen in Figures 3 and 4. Existing conditions capacity analyses can be found under TAB TWO. PROPOSED CONDITIONS (2020) For the analysis of the proposed conditions, existing traffic plus the proposed traffic volumes along with current traffic signal timings obtained from the City of Fort Collins were used. ITEM 4, ATTACHMENT 5 Packet pg. 128 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 18 of 26 Proposed AM peak hour and PM peak hour volumes can be seen in Figures 11 and 12. Proposed conditions capacity analyses can be found under TAB THREE. FUTURE CONDITIONS (2040) For the analysis of the future conditions, the existing traffic volumes with added site generated trips grown to 2040 were used. Future 2040 AM peak hour and PM peak hour volumes can be seen in Figures 13 and 14. Future 2040 conditions capacity analyses can be found under TAB FOUR. A comparison of existing, proposed and future AM and PM peak hour level of service and delay can be found in Table 7 and Table 8. Figure 11: Proposed 2020 AM Peak Hour Volumes ITEM 4, ATTACHMENT 5 Packet pg. 129 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 19 of 26 Figure 12: Proposed 2020 PM Peak Hour Volumes ITEM 4, ATTACHMENT 5 Packet pg. 130 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 20 of 26 Figure 13: Future 2040 AM Peak Hour Volumes ITEM 4, ATTACHMENT 5 Packet pg. 131 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 21 of 26 Figure 14: Future 2040 PM Peak Hour Volumes ITEM 4, ATTACHMENT 5 Packet pg. 132 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 22 of 26 Table 7: AM Peak Hour Level of Service Comparison Left Thru Right Left Thru Right Left Thru Right Left Thru Right A B A A B A D D D D D D B 7.4 12.7 8.3 7.5 12.6 9.5 41.8 51.4 46.3 41.8 50.0 46.0 17.1 A B A A B A D D D D D D B 7.5 12.8 8.9 7.5 12.6 9.5 41.8 52.1 46.3 41.7 50.3 46.3 17.3 B B A B B B D D D D D D B 10.4 16.0 9.9 11.0 16.0 10.9 41.6 50.2 44.6 41.6 48.7 44.7 19.6 B A A A A 14.7 9.7 7.8 7.8 2.2 C A A A A 15.3 9.7 7.8 7.8 2.5 C B A A A 18.6 10.1 8.0 8.0 2.7 B B A A A A 12.5 10.2 7.7 0.0 7.7 1.4 B B A A A 12.5 10.9 7.7 7.7 1.5 B B A A A 14.0 11.5 7.8 7.8 1.6 C A 16.8 0.1 C A 16.9 0.1 C A 20.6 0.1 D A C A A A 28.5 9.9 15.2 8.6 9.3 1.8 D A C A A A 30.1 9.9 15.4 8.7 9.3 2.0 F B C A B A 54.6 10.4 20.9 9.1 10.0 3.0 A A A B A 7.4 7.5 9.7 10.9 3.0 A A A B A 7.4 7.5 9.7 11.0 3.1 A A B B A 7.6 7.6 10.1 11.8 3.2 Analysis Period AM Peak Hour Level of Service (delay in seconds per vehicle) by Approach and Movement Eastbound Westbound Northbound Southbound Intersection Proposed 2040 E Harmony Rd and E Boardwalk Dr Existing 2020 Proposed 2020 Proposed 2040 E Boardwalk Dr and Chase Bank - Driveway 1 Existing 2020 Proposed 2020 Proposed 2040 E Boardwalk Dr and Miramont Coffee Park - Driveway 2 Existing 2020 Proposed 2020 Proposed 2040 E Harmony Rd and Kohls Driveway - Driveway 3 Existing 2020 Proposed 2020 Proposed 2040 S Lemay Ave and Haxton Dr - Driveway 4 Existing 2020 Proposed 2020 Proposed 2040 Oakridge Dr and Counsil Tree Dr - Driveway 5 Existing 2020 Proposed 2020 ITEM 4, ATTACHMENT 5 Packet pg. 133 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 23 of 26 Table 8: PM Peak Hour Level of Service Comparison Left Thru Right Left Thru Right Left Thru Right Left Thru Right E D B E D B D D D E E D D 55.3 42.8 17.7 69.8 36.4 18.7 47.1 53.2 44.4 56.0 61.0 43.9 40.5 E D B E D B D D D E E D D 55.3 43.5 17.9 69.8 36.9 18.9 48.4 53.4 44.3 56.2 62.0 43.8 41.0 E F B F F C F E D F E D F 56.3 127.6 19.2 95.1 108.7 21.8 92.5 56.5 43.2 113.9 75.9 43.0 96.7 F D B A A B 111.3 33.1 12.5 8.1 8.6 10.7 F E B A A B 138.9 35.5 12.7 8.1 8.6 12.6 F F C A A E 708.0 62.2 15.1 8.4 9.2 48.3 C B A A A 18.8 12.7 8.2 7.8 3.0 C B A A A 18.9 13.2 8.2 7.8 3.1 D C A A A 27.1 15.7 8.4 8.0 4.0 E A 46.9 0.9 E A 49.0 0.9 F A 148.1 2.8 F B B B A E 378.9 11.7 14.2 11.2 9.3 26.5 F B B B A E 448.7 11.8 14.3 11.7 9.3 32.7 F B C B A F 1460.0 13.2 20.8 13.3 10.0 103.3 A A B B A 7.6 7.5 10.1 11.5 2.8 A A B B A 7.6 7.5 10.1 11.8 3.0 A A B B A 7.7 7.6 10.8 13.1 3.3 Proposed 2020 Proposed 2040 Oakridge Dr and Counsil Tree Dr - Driveway 5 Existing 2020 Proposed 2020 Proposed 2040 E Harmony Rd and Kohls Driveway - Driveway 3 Existing 2020 Proposed 2020 Proposed 2040 S Lemay Ave and Haxton Dr - Driveway 4 Existing 2020 Proposed 2020 Proposed 2040 E Boardwalk Dr and Miramont Coffee Park - Driveway 2 Existing 2020 Proposed 2020 Proposed 2040 E Harmony Rd and E Boardwalk Dr Existing 2020 Proposed 2020 Proposed 2040 E Boardwalk Dr and Chase Bank - Driveway 1 Existing 2020 Analysis Period AM Peak Hour Level of Service (delay in seconds per vehicle) by Approach and Movement Eastbound Westbound Northbound Southbound Intersection ITEM 4, ATTACHMENT 5 Packet pg. 134 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 24 of 26 LEVEL OF SERVICE COMPARISON As can be seen in the Tables 7 and 8, there is minimal impact to the delay and level of service of the study intersections due to the additional site traffic. However, if the background traffic continues to grow at the anticipated rate, some of the intersections will continue to experience higher delays. The following is a summary of findings at the impacted intersection based on the analysis conducted as part of this traffic impact analysis: 1.East Harmony Road and East Boardwalk Drive o In 2020 proposed conditions, the level of service remains at LOS D or better during AM and PM peak hours. This LOS is acceptable; therefore, mitigations were not investigated. o In 2040 proposed conditions, the level of service drops to LOS F during PM peak hour, which is expected with 20 years of traffic growth. Therefore, mitigations were not investigated. 2.East Boardwalk Drive and Chase Bank Drive – Driveway 1 o In 2020 proposed conditions, the level of service remains at LOS B or better during AM and PM peak hours. This LOS is acceptable; therefore, mitigations were not investigated. o In 2040 proposed conditions, the level of service drops to LOS E during PM peak hour, which is expected with 20 years of traffic growth. Therefore, mitigations were not investigated. 3.South Lemay Avenue and Haxton Drive – Driveway 4 o In 2020 proposed conditions, the level of service remains at LOS E or better during AM and PM peak hours. This change is minimal; therefore, mitigations were not investigated. o In 2040 proposed conditions, the level of service drops to LOS F, which is expected with 20 years of traffic growth. Therefore, mitigations were not investigated. ITEM 4, ATTACHMENT 5 Packet pg. 135 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 25 of 26 CONCLUSIONS AND RECOMMENDATIONS As requested by Sam’s Club, Walter P Moore conducted a traffic impact analysis for the new Sam’s Club Fuel Station in Fort Collins, Colorado. Also, a queuing analysis was performed at the new Fuel station. The purpose of the study was to determine the potential impacts to traffic operations in the area related to the proposed redevelopment. Transportation and site improvements to mitigate impacts were investigated, if necessary. Based on this traffic impact analysis for the proposed Sam’s Club Fuel Station, all intersections will be minimally impacted. After full build-out, all intersections in the proposed AM and PM peak hours operate at the same LOS before the proposed development therefore, no mitigation is recommended due to the new development. ITEM 4, ATTACHMENT 5 Packet pg. 136 November 5, 2020 Traffic Impact Analysis SAM’S CLUB FUEL STATION #6633 Page 26 of 26 REFERENCES Online Transportation Information System (OTIS). Colorado Department of Transportation: https://dtdapps.coloradodot.info/otis Trip Generation Manual, 10th Edition. Institute of Transportation Engineers, Washington, D.C., 2020. ITEM 4, ATTACHMENT 5 Packet pg. 137 TABON Tab One Existing Traffic Volumes ITEM 4, ATTACHMENT 5 Packet pg. 138 All Traffic Data Services 1 E BOARDWALK DR & E HARMONY RD AM Wednesday, October 7, 2020 Peak Hour 08:00 AM - 09:00 AM Peak 15-Minutes 08:45 AM - 09:00 AM Traffic Counts - All Vehicles U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR 7:00 AM 0 3 168 11 0 0 2 160 25 0 0 18 7 5 0 0 26 5 4 0 434 2,425 7:15 AM 0 11 232 18 0 0 4 186 50 0 0 13 13 11 0 0 21 6 9 0 574 2,738 7:30 AM 0 6 254 19 0 0 7 225 52 0 0 26 18 9 0 0 41 11 9 0 677 2,847 7:45 AM 0 9 285 26 0 0 21 227 68 0 0 22 22 12 0 0 19 20 9 0 740 2,829 8:00 AM 0 15 251 26 0 0 23 242 74 0 0 27 18 10 0 0 27 19 15 0 747 2,863 8:15 AM 0 6 244 36 0 0 9 220 61 0 0 28 19 9 0 0 29 13 9 0 683 0 8:30 AM 0 8 213 31 0 0 11 236 50 0 0 31 12 16 0 0 23 13 15 0 659 0 8:45 AM 0 10 246 43 0 0 17 271 74 0 0 26 20 12 0 0 29 16 10 0 774 0 Peak Rolling Hour Flow Rates U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 0 1 7 0 0 0 0 9 0 0 0 0 0 0 0 0 2 0 0 0 19 Lights 0 38 931 134 0 0 60 931 257 0 0 111 68 47 0 0 106 61 44 0 2,788 Mediums 0 0 16 2 0 0 0 29 2 0 0 1 1 0 0 0 0 0 5 0 56 Total 0 39 954 136 0 0 60 969 259 0 0 112 69 47 0 0 108 61 49 0 2,863 Bicycles on Crosswalk 1 Heavy Vehicle Percentage 2.6% Heavy Vehicle Percentage 0.0% 2.6% 2.4% 1.5% 0.0% 0.0% 0.0% 3.9% 0.8% 0.0% 0.0% 0.9% 1.4% 0.0% 0.0% 0.0% 1.9% 0.0% 10.2% 0.0% 2.6% Peak Hour Factor (PHF)0.92 Peak Hour Factor (PHF)0.00 0.68 0.91 0.79 0.00 0.00 0.70 0.89 0.88 0.00 0.00 0.90 0.88 0.73 0.00 0.00 0.71 0.81 0.82 0.00 0.92 Traffic Counts by Vehicle Type U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 7:00 AM 0 0 0 0 0 0 0 1 0 0 0 1 0 0 0 0 0 0 1 0 3 7:15 AM 0 0 0 0 0 0 0 1 1 0 0 0 0 0 0 0 0 0 0 0 2 7:30 AM 0 0 1 0 0 0 0 6 1 0 0 0 0 0 0 0 0 0 0 0 8 7:45 AM 0 0 1 0 0 0 0 4 0 0 0 0 0 0 0 0 0 1 0 0 6 8:00 AM 0 1 1 0 0 0 0 3 0 0 0 0 0 0 0 0 1 0 0 0 6 8:15 AM 0 0 4 0 0 0 0 4 0 0 0 0 0 0 0 0 1 0 0 0 9 8:30 AM 0 0 2 0 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 4 8:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Lights 7:00 AM 0 3 166 9 0 0 2 156 23 0 0 17 7 5 0 0 24 5 3 0 420 7:15 AM 0 10 229 17 0 0 4 176 49 0 0 13 12 10 0 0 21 6 9 0 556 7:30 AM 0 6 249 19 0 0 7 217 51 0 0 26 18 9 0 0 41 11 9 0 663 7:45 AM 0 9 278 26 0 0 21 220 68 0 0 22 22 11 0 0 19 19 9 0 724 8:00 AM 0 14 243 25 0 0 23 232 73 0 0 26 17 10 0 0 26 19 13 0 721 8:15 AM 0 6 236 36 0 0 9 208 60 0 0 28 19 9 0 0 28 13 9 0 661 8:30 AM 0 8 207 30 0 0 11 228 50 0 0 31 12 16 0 0 23 13 12 0 641 8:45 AM 0 10 245 43 0 0 17 263 74 0 0 26 20 12 0 0 29 16 10 0 765 Mediums 7:00 AM 0 0 2 2 0 0 0 3 2 0 0 0 0 0 0 0 2 0 0 0 11 7:15 AM 0 1 3 1 0 0 0 9 0 0 0 0 1 1 0 0 0 0 0 0 16 7:30 AM 0 0 4 0 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 6 7:45 AM 0 0 6 0 0 0 0 3 0 0 0 0 0 1 0 0 0 0 0 0 10 8:00 AM 0 0 7 1 0 0 0 7 1 0 0 1 1 0 0 0 0 0 2 0 20 8:15 AM 0 0 4 0 0 0 0 8 1 0 0 0 0 0 0 0 0 0 0 0 13 8:30 AM 0 0 4 1 0 0 0 6 0 0 0 0 0 0 0 0 0 0 3 0 14 8:45 AM 0 0 1 0 0 0 0 8 0 0 0 0 0 0 0 0 0 0 0 0 9 Bicycles on Crosswalk CCW CW Total CCW CW Total CCW CW Total CCW CW Total 7:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:30 AM 0 0 0 0 0 0 2 0 2 0 0 0 7:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:45 AM 1 0 1 0 0 0 0 0 0 0 0 0 Pedestrians CCW CW Total CCW CW Total CCW CW Total CCW CW Total 7:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:15 AM 0 0 0 1 0 1 0 0 0 0 0 0 7:30 AM 0 0 0 0 0 0 0 0 0 1 0 1 7:45 AM 0 0 0 0 0 0 0 0 0 1 0 1 8:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:15 AM 0 0 0 0 1 1 0 0 0 0 2 2 8:30 AM 1 0 1 0 0 0 0 0 0 0 0 0 8:45 AM 1 0 1 0 0 0 0 0 0 0 1 1 Total Rolling HourTime Vehicle Type Eastbound Westbound Northbound Southbound E HARMONY RD E HARMONY RD E BOARDWALK DR E BOARDWALK DR Eastbound Westbound Northbound Southbound 1 0 0 0 2.3%3.1%0.9%3.2% 0.92 0.89 0.97 0.91 Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound ITEM 4, ATTACHMENT 5 Packet pg. 139 All Traffic Data Services 1 E BOARDWALK DR & E HARMONY RD PM Wednesday, October 7, 2020 Peak Hour 04:30 PM - 05:30 PM Peak 15-Minutes 05:00 PM - 05:15 PM Traffic Counts - All Vehicles U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR 4:00 PM 0 6 294 57 0 1 27 314 73 0 0 58 31 20 0 0 63 32 10 0 986 4,284 4:15 PM 2 12 383 59 0 0 20 390 96 0 0 59 37 17 0 0 51 33 18 0 1,177 4,493 4:30 PM 0 9 334 58 0 0 17 325 68 0 0 51 43 15 0 0 74 54 16 0 1,064 4,494 4:45 PM 1 18 359 60 0 0 16 305 72 0 0 56 33 25 0 0 56 39 17 0 1,057 4,456 5:00 PM 0 11 358 65 0 0 16 386 82 0 0 73 42 18 0 0 77 46 21 0 1,195 4,376 5:15 PM 0 14 374 69 0 0 26 378 91 0 0 52 25 31 0 0 65 38 15 0 1,178 0 5:30 PM 0 12 329 64 0 0 17 300 77 0 0 65 44 21 0 0 56 28 13 0 1,026 0 5:45 PM 0 8 321 43 0 1 20 332 76 0 0 47 22 16 0 0 42 36 13 0 977 0 Peak Rolling Hour Flow Rates U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 0 0 7 0 0 0 0 6 0 0 0 0 0 0 0 0 0 0 0 0 13 Lights 1 51 1,409 252 0 0 75 1,382 313 0 0 232 143 89 0 0 272 177 69 0 4,465 Mediums 0 1 9 0 0 0 0 6 0 0 0 0 0 0 0 0 0 0 0 0 16 Total 1 52 1,425 252 0 0 75 1,394 313 0 0 232 143 89 0 0 272 177 69 0 4,494 Bicycles on Crosswalk 2 Heavy Vehicle Percentage 0.6% Heavy Vehicle Percentage 0.0% 1.9% 1.1% 0.0% 0.0% 0.0% 0.0% 0.9% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.6% Peak Hour Factor (PHF)0.94 Peak Hour Factor (PHF)0.38 0.76 0.94 0.93 0.00 0.25 0.74 0.90 0.90 0.00 0.00 0.84 0.90 0.77 0.00 0.00 0.88 0.82 0.86 0.00 0.94 Traffic Counts by Vehicle Type U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 4:00 PM 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 4:15 PM 0 0 2 0 0 0 0 2 1 0 0 0 0 0 0 0 0 0 0 0 5 4:30 PM 0 0 2 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 3 4:45 PM 0 0 2 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 3 5:00 PM 0 0 2 0 0 0 0 4 0 0 0 0 0 0 0 0 0 0 0 0 6 5:15 PM 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 5:30 PM 0 0 2 0 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 4 5:45 PM 0 0 2 0 0 0 0 1 1 0 0 0 0 0 0 0 0 0 0 0 4 Lights 4:00 PM 0 6 289 55 0 1 27 310 73 0 0 58 31 20 0 0 63 32 10 0 975 4:15 PM 2 12 379 59 0 0 20 387 95 0 0 59 36 17 0 0 51 33 18 0 1168 4:30 PM 0 9 330 58 0 0 17 323 68 0 0 51 43 15 0 0 74 54 16 0 1058 4:45 PM 1 18 355 60 0 0 16 304 72 0 0 56 33 25 0 0 56 39 17 0 1052 5:00 PM 0 10 355 65 0 0 16 380 82 0 0 73 42 18 0 0 77 46 21 0 1185 5:15 PM 0 14 369 69 0 0 26 375 91 0 0 52 25 31 0 0 65 38 15 0 1170 5:30 PM 0 12 327 63 0 0 17 297 77 0 0 65 44 21 0 0 56 28 13 0 1020 5:45 PM 0 8 318 43 0 1 20 330 75 0 0 47 21 16 0 0 42 35 13 0 969 Mediums 4:00 PM 0 0 3 2 0 0 0 4 0 0 0 0 0 0 0 0 0 0 0 0 9 4:15 PM 0 0 2 0 0 0 0 1 0 0 0 0 1 0 0 0 0 0 0 0 4 4:30 PM 0 0 2 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 3 4:45 PM 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 5:00 PM 0 1 1 0 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 4 5:15 PM 0 0 4 0 0 0 0 3 0 0 0 0 0 0 0 0 0 0 0 0 7 5:30 PM 0 0 0 1 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 2 5:45 PM 0 0 1 0 0 0 0 1 0 0 0 0 1 0 0 0 0 1 0 0 4 Bicycles on Crosswalk CCW CW Total CCW CW Total CCW CW Total CCW CW Total 4:00 PM 0 0 0 0 0 0 0 0 0 0 1 1 4:15 PM 0 0 0 0 0 0 0 0 0 0 1 1 4:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:45 PM 0 0 0 0 1 1 0 0 0 0 0 0 5:00 PM 0 0 0 0 0 0 1 0 1 0 0 0 5:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:30 PM 2 0 2 0 0 0 0 1 1 0 0 0 5:45 PM 0 0 0 0 1 1 1 0 1 0 0 0 Pedestrians CCW CW Total CCW CW Total CCW CW Total CCW CW Total 4:00 PM 1 1 2 0 0 0 0 0 0 0 0 0 4:15 PM 0 1 1 0 1 1 0 1 1 1 0 1 4:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:45 PM 0 0 0 0 1 1 0 0 0 0 1 1 5:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:15 PM 0 0 0 0 0 0 0 0 0 1 0 1 5:30 PM 0 0 0 2 0 2 0 0 0 1 0 1 5:45 PM 0 0 0 0 1 1 0 0 0 0 0 0 Total Rolling HourTime Vehicle Type Eastbound Westbound Northbound Southbound E HARMONY RD E HARMONY RD E BOARDWALK DR E BOARDWALK DR Eastbound Westbound Northbound Southbound 0 1 1 0 1.0%0.7%0.0%0.0% 0.95 0.91 0.91 0.90 Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound ITEM 4, ATTACHMENT 5 Packet pg. 140 All Traffic Data Services 4 E BOARDWALK DR & CHASE BANK AM Wednesday, October 7, 2020 Peak Hour 08:00 AM - 09:00 AM Peak 15-Minutes 08:00 AM - 08:15 AM Traffic Counts - All Vehicles U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR 7:00 AM 0 0 0 2 0 0 0 0 6 0 0 1 22 0 0 0 1 17 1 0 50 342 7:15 AM 0 1 0 0 0 0 0 0 1 0 0 0 41 0 0 0 3 24 3 0 73 426 7:30 AM 0 4 0 1 0 0 0 1 2 0 0 2 48 0 0 0 3 28 6 0 95 470 7:45 AM 0 5 0 3 0 0 0 0 4 0 0 2 42 1 0 0 9 53 5 0 124 494 8:00 AM 0 7 0 3 0 0 0 0 4 0 0 9 43 0 0 0 8 39 21 0 134 498 8:15 AM 0 2 0 1 0 0 0 0 7 0 0 8 46 3 0 0 4 42 4 0 117 0 8:30 AM 0 2 1 0 0 0 0 0 9 0 0 2 47 0 0 0 11 40 7 0 119 0 8:45 AM 0 5 0 0 0 0 0 0 12 0 0 0 39 0 0 0 15 48 9 0 128 0 Peak Rolling Hour Flow Rates U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 1 Lights 0 16 1 4 0 0 0 0 31 0 0 19 173 3 0 0 37 167 41 0 492 Mediums 0 0 0 0 0 0 0 0 1 0 0 0 1 0 0 0 1 2 0 0 5 Total 0 16 1 4 0 0 0 0 32 0 0 19 175 3 0 0 38 169 41 0 498 Bicycles on Crosswalk 0 Heavy Vehicle Percentage 1.2% Heavy Vehicle Percentage 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 3.1% 0.0% 0.0% 0.0% 1.1% 0.0% 0.0% 0.0% 2.6% 1.2% 0.0% 0.0% 1.2% Peak Hour Factor (PHF)0.93 Peak Hour Factor (PHF)0.00 0.64 0.25 0.67 0.00 0.00 0.00 0.25 0.67 0.00 0.00 0.58 0.93 0.33 0.00 0.00 0.63 0.82 0.49 0.00 0.93 Traffic Counts by Vehicle Type U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 7:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 8:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 1 8:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Lights 7:00 AM 0 0 0 2 0 0 0 0 6 0 0 1 22 0 0 0 1 15 1 0 48 7:15 AM 0 1 0 0 0 0 0 0 1 0 0 0 39 0 0 0 3 23 3 0 70 7:30 AM 0 4 0 1 0 0 0 1 2 0 0 2 48 0 0 0 3 28 6 0 95 7:45 AM 0 5 0 3 0 0 0 0 4 0 0 2 41 1 0 0 9 52 4 0 121 8:00 AM 0 7 0 3 0 0 0 0 4 0 0 9 41 0 0 0 8 37 21 0 130 8:15 AM 0 2 0 1 0 0 0 0 7 0 0 8 46 3 0 0 4 42 4 0 117 8:30 AM 0 2 1 0 0 0 0 0 9 0 0 2 47 0 0 0 10 40 7 0 118 8:45 AM 0 5 0 0 0 0 0 0 11 0 0 0 39 0 0 0 15 48 9 0 127 Mediums 7:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 0 0 2 7:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 2 0 0 0 0 1 0 0 3 7:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 1 0 2 8:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 2 0 0 3 8:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 1 8:45 AM 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 1 Bicycles on Crosswalk CCW CW Total CCW CW Total CCW CW Total CCW CW Total 7:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 Pedestrians CCW CW Total CCW CW Total CCW CW Total CCW CW Total 7:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:15 AM 0 0 0 1 0 1 0 0 0 0 0 0 7:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:45 AM 1 0 1 0 0 0 1 0 1 0 0 0 Total Rolling HourTime Vehicle Type Eastbound Westbound Northbound Southbound SAMS DRIVEWAY #1 CHASE BANK E BOARDWALK DR E BOARDWALK DR Eastbound Westbound Northbound Southbound 0 0 0 0 0.0%3.1%1.0%1.2% 0.65 0.67 0.89 0.86 Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound ITEM 4, ATTACHMENT 5 Packet pg. 141 All Traffic Data Services 4 E BOARDWALK DR & CHASE BANK PM Wednesday, October 7, 2020 Peak Hour 04:45 PM - 05:45 PM Peak 15-Minutes 05:00 PM - 05:15 PM Traffic Counts - All Vehicles U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR 4:00 PM 0 10 0 2 0 0 1 0 37 0 0 0 49 3 0 0 24 72 14 0 212 929 4:15 PM 0 10 0 2 0 0 4 2 41 0 0 1 67 1 0 0 43 60 9 0 240 988 4:30 PM 0 5 1 4 0 0 1 0 39 0 0 2 54 2 0 0 23 92 10 0 233 989 4:45 PM 0 11 1 3 0 0 1 1 45 0 0 1 61 4 0 0 40 67 9 0 244 997 5:00 PM 0 12 2 4 0 0 2 0 41 0 0 2 74 2 0 0 36 92 4 0 271 932 5:15 PM 0 15 0 2 0 0 4 0 38 0 0 1 55 1 0 0 42 79 4 0 241 0 5:30 PM 0 9 0 0 0 0 3 0 50 0 0 1 70 3 0 0 47 53 5 0 241 0 5:45 PM 0 0 0 0 0 0 1 0 39 0 0 0 45 3 0 0 44 44 3 0 179 0 Peak Rolling Hour Flow Rates U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Lights 0 47 3 9 0 0 10 1 174 0 0 5 259 10 0 0 165 291 22 0 996 Mediums 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 1 Total 0 47 3 9 0 0 10 1 174 0 0 5 260 10 0 0 165 291 22 0 997 Bicycles on Crosswalk 3 Heavy Vehicle Percentage 0.1% Heavy Vehicle Percentage 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.4% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% Peak Hour Factor (PHF)0.92 Peak Hour Factor (PHF)0.00 0.78 0.50 0.81 0.00 0.00 0.63 0.38 0.87 0.00 0.00 0.75 0.88 0.63 0.00 0.00 0.90 0.90 0.75 0.00 0.92 Traffic Counts by Vehicle Type U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 4:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Lights 4:00 PM 0 10 0 2 0 0 1 0 37 0 0 0 49 3 0 0 24 70 14 0 210 4:15 PM 0 10 0 2 0 0 4 2 41 0 0 1 65 1 0 0 43 60 9 0 238 4:30 PM 0 5 1 4 0 0 1 0 39 0 0 2 54 2 0 0 23 92 10 0 233 4:45 PM 0 11 1 3 0 0 1 1 45 0 0 1 61 4 0 0 40 67 9 0 244 5:00 PM 0 12 2 4 0 0 2 0 41 0 0 2 74 2 0 0 36 92 4 0 271 5:15 PM 0 15 0 2 0 0 4 0 38 0 0 1 55 1 0 0 42 79 4 0 241 5:30 PM 0 9 0 0 0 0 3 0 50 0 0 1 69 3 0 0 47 53 5 0 240 5:45 PM 0 0 0 0 0 0 1 0 39 0 0 0 44 3 0 0 44 43 3 0 177 Mediums 4:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 0 0 2 4:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 2 0 0 0 0 0 0 0 2 4:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 1 5:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 1 0 0 2 Bicycles on Crosswalk CCW CW Total CCW CW Total CCW CW Total CCW CW Total 4:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:15 PM 0 1 1 0 0 0 0 0 0 0 0 0 5:30 PM 1 1 2 0 0 0 0 0 0 0 0 0 5:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 Pedestrians CCW CW Total CCW CW Total CCW CW Total CCW CW Total 4:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:15 PM 1 0 1 0 0 0 0 0 0 0 0 0 5:30 PM 0 0 0 2 0 2 0 0 0 0 0 0 5:45 PM 0 0 0 0 1 1 0 0 0 0 0 0 Total Rolling HourTime Vehicle Type Eastbound Westbound Northbound Southbound SAMS DRIVEWAY #1 CHASE BANK E BOARDWALK DR E BOARDWALK DR Eastbound Westbound Northbound Southbound 3 0 0 0 0.0%0.0%0.4%0.0% 0.83 0.87 0.88 0.94 Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound ITEM 4, ATTACHMENT 5 Packet pg. 142 All Traffic Data Services 5 E BOARDWALK DR & MIRAMONT OFFICE PARK AM Wednesday, October 7, 2020 Peak Hour 07:45 AM - 08:45 AM Peak 15-Minutes 07:45 AM - 08:00 AM Traffic Counts - All Vehicles U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR 7:00 AM 0 1 0 0 0 0 0 0 1 0 0 0 22 1 0 0 1 14 1 0 41 296 7:15 AM 0 3 0 1 0 0 0 0 1 0 0 1 37 0 0 0 0 18 7 0 68 354 7:30 AM 0 2 0 0 0 0 0 0 1 0 0 2 46 0 0 0 0 22 7 0 80 380 7:45 AM 0 7 0 0 0 0 1 0 2 0 0 4 41 7 0 0 2 37 6 0 107 390 8:00 AM 0 6 0 1 0 0 0 0 2 0 0 2 43 0 0 0 4 32 9 0 99 378 8:15 AM 0 7 0 0 0 0 0 0 0 0 0 2 42 0 0 0 1 31 11 0 94 0 8:30 AM 0 6 0 0 0 0 0 0 0 0 0 0 42 1 0 0 2 29 10 0 90 0 8:45 AM 0 1 0 2 0 0 0 0 1 0 0 3 37 4 0 0 4 39 4 0 95 0 Peak Rolling Hour Flow Rates U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 0 0 0 0 0 0 0 0 1 0 0 0 1 0 0 0 0 1 0 0 3 Lights 0 26 0 1 0 0 1 0 3 0 0 8 166 8 0 0 9 126 36 0 384 Mediums 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 2 0 0 3 Total 0 26 0 1 0 0 1 0 4 0 0 8 168 8 0 0 9 129 36 0 390 Bicycles on Crosswalk 0 Heavy Vehicle Percentage 1.5% Heavy Vehicle Percentage 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 25.0% 0.0% 0.0% 0.0% 1.2% 0.0% 0.0% 0.0% 0.0% 2.3% 0.0% 0.0% 1.5% Peak Hour Factor (PHF)0.91 Peak Hour Factor (PHF)0.00 0.93 0.00 0.38 0.00 0.00 0.25 0.00 0.75 0.00 0.00 0.63 0.93 0.29 0.00 0.00 0.69 0.84 0.82 0.00 0.91 Traffic Counts by Vehicle Type U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 7:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 1 7:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 8:00 AM 0 0 0 0 0 0 0 0 1 0 0 0 1 0 0 0 0 0 0 0 2 8:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Lights 7:00 AM 0 1 0 0 0 0 0 0 1 0 0 0 21 1 0 0 1 12 1 0 38 7:15 AM 0 3 0 1 0 0 0 0 1 0 0 1 35 0 0 0 0 17 7 0 65 7:30 AM 0 2 0 0 0 0 0 0 1 0 0 2 46 0 0 0 0 22 7 0 80 7:45 AM 0 7 0 0 0 0 1 0 2 0 0 4 40 7 0 0 2 36 6 0 105 8:00 AM 0 6 0 1 0 0 0 0 1 0 0 2 42 0 0 0 4 30 9 0 95 8:15 AM 0 7 0 0 0 0 0 0 0 0 0 2 42 0 0 0 1 31 11 0 94 8:30 AM 0 6 0 0 0 0 0 0 0 0 0 0 42 1 0 0 2 29 10 0 90 8:45 AM 0 1 0 2 0 0 0 0 1 0 0 3 37 4 0 0 4 39 4 0 95 Mediums 7:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 0 0 2 7:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 2 0 0 0 0 1 0 0 3 7:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 1 8:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 0 0 2 8:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Bicycles on Crosswalk CCW CW Total CCW CW Total CCW CW Total CCW CW Total 7:00 AM 0 0 0 1 0 1 0 0 0 0 0 0 7:15 AM 0 0 0 2 0 2 0 0 0 0 0 0 7:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 Pedestrians CCW CW Total CCW CW Total CCW CW Total CCW CW Total 7:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:30 AM 0 1 1 0 0 0 0 0 0 0 0 0 7:45 AM 0 0 0 0 2 2 0 0 0 0 0 0 8:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:45 AM 0 0 0 2 0 2 0 0 0 0 0 0 Total Rolling HourTime Vehicle Type Eastbound Westbound Northbound Southbound SAMS DRIVEWAY #2 MIRAMONT OFFICE PARK E BOARDWALK DR E BOARDWALK DR Eastbound Westbound Northbound Southbound 0 0 0 0 0.0%20.0%1.1%1.7% 0.96 0.58 0.91 0.94 Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound ITEM 4, ATTACHMENT 5 Packet pg. 143 All Traffic Data Services 5 E BOARDWALK DR & MIRAMONT OFFICE PARK PM Wednesday, October 7, 2020 Peak Hour 04:30 PM - 05:30 PM Peak 15-Minutes 05:00 PM - 05:15 PM Traffic Counts - All Vehicles U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR 4:00 PM 0 7 1 2 0 0 1 0 4 0 0 4 38 4 0 0 5 64 6 0 136 593 4:15 PM 0 5 0 2 0 0 3 0 11 0 0 0 50 7 0 0 8 53 5 0 144 637 4:30 PM 0 9 0 0 0 0 4 0 8 0 0 1 41 2 0 0 11 82 4 0 162 653 4:45 PM 0 10 0 3 0 0 2 1 12 0 0 2 47 2 0 0 4 65 3 0 151 626 5:00 PM 0 15 0 3 0 0 3 0 8 0 0 0 54 4 0 0 8 79 6 0 180 574 5:15 PM 0 8 0 2 0 0 7 0 10 0 0 1 40 0 0 0 7 78 7 0 160 0 5:30 PM 0 12 0 0 0 0 3 0 8 0 0 0 54 0 0 0 5 51 2 0 135 0 5:45 PM 0 7 0 1 0 0 1 0 10 0 0 0 32 2 0 0 9 36 1 0 99 0 Peak Rolling Hour Flow Rates U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Lights 0 42 0 8 0 0 16 1 38 0 0 3 182 8 0 0 30 304 20 0 652 Mediums 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 Total 0 42 0 8 0 0 16 1 38 0 0 4 182 8 0 0 30 304 20 0 653 Bicycles on Crosswalk 1 Heavy Vehicle Percentage 0.2% Heavy Vehicle Percentage 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 25.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.2% Peak Hour Factor (PHF)0.91 Peak Hour Factor (PHF)0.00 0.75 0.25 0.67 0.00 0.00 0.57 0.25 0.81 0.00 0.00 0.44 0.90 0.54 0.00 0.00 0.70 0.93 0.71 0.00 0.91 Traffic Counts by Vehicle Type U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 4:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Lights 4:00 PM 0 7 1 2 0 0 1 0 4 0 0 4 38 4 0 0 5 62 6 0 134 4:15 PM 0 5 0 2 0 0 3 0 11 0 0 0 50 7 0 0 8 53 5 0 144 4:30 PM 0 9 0 0 0 0 4 0 8 0 0 1 41 2 0 0 11 82 4 0 162 4:45 PM 0 10 0 3 0 0 2 1 12 0 0 1 47 2 0 0 4 65 3 0 150 5:00 PM 0 15 0 3 0 0 3 0 8 0 0 0 54 4 0 0 8 79 6 0 180 5:15 PM 0 8 0 2 0 0 7 0 10 0 0 1 40 0 0 0 7 78 7 0 160 5:30 PM 0 12 0 0 0 0 3 0 8 0 0 0 53 0 0 0 5 51 2 0 134 5:45 PM 0 7 0 1 0 0 1 0 10 0 0 0 32 2 0 0 9 35 1 0 98 Mediums 4:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 0 0 2 4:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:45 PM 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 5:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 1 5:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 Bicycles on Crosswalk CCW CW Total CCW CW Total CCW CW Total CCW CW Total 4:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:15 PM 0 1 1 0 0 0 0 0 0 0 0 0 5:30 PM 0 0 0 0 0 0 0 0 0 1 0 1 5:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 Pedestrians CCW CW Total CCW CW Total CCW CW Total CCW CW Total 4:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM 1 0 1 0 0 0 0 0 0 0 0 0 5:15 PM 1 0 1 0 0 0 0 0 0 0 0 0 5:30 PM 0 0 0 1 1 2 0 0 0 0 0 0 5:45 PM 0 1 1 0 0 0 0 0 0 0 0 0 Total Rolling HourTime Vehicle Type Eastbound Westbound Northbound Southbound SAMS DRIVEWAY #2 MIRAMONT OFFICE PARK E BOARDWALK DR E BOARDWALK DR Eastbound Westbound Northbound Southbound 1 0 0 0 0.0%0.0%0.5%0.0% 0.74 0.81 0.91 0.91 Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound ITEM 4, ATTACHMENT 5 Packet pg. 144 All Traffic Data Services 3 KOHLS DRIVEWAY & E HARMONY RD AM Wednesday, October 7, 2020 Peak Hour 08:00 AM - 09:00 AM Peak 15-Minutes 08:45 AM - 09:00 AM Traffic Counts - All Vehicles U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR 7:00 AM 0 0 197 4 0 0 0 196 0 0 0 0 0 0 0 0 0 0 0 0 397 2,105 7:15 AM 0 0 267 1 0 0 0 241 0 0 0 0 0 1 0 0 0 0 0 0 510 2,323 7:30 AM 0 0 305 2 0 0 0 263 0 0 0 0 0 3 0 0 0 0 0 0 573 2,406 7:45 AM 0 0 323 0 0 0 0 301 0 0 0 0 0 1 0 0 0 0 0 0 625 2,395 8:00 AM 0 0 282 4 0 0 0 327 0 0 0 0 0 2 0 0 0 0 0 0 615 2,410 8:15 AM 0 0 278 5 0 0 0 306 0 0 0 0 0 4 0 0 0 0 0 0 593 0 8:30 AM 0 0 268 6 0 0 0 285 0 0 0 0 0 3 0 0 0 0 0 0 562 0 8:45 AM 0 0 281 6 0 0 0 352 0 0 0 0 0 1 0 0 0 0 0 0 640 0 Peak Rolling Hour Flow Rates U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 0 0 11 0 0 0 0 7 0 0 0 0 0 0 0 0 0 0 0 0 18 Lights 0 0 1,082 21 0 0 0 1,230 0 0 0 0 0 10 0 0 0 0 0 0 2,343 Mediums 0 0 16 0 0 0 0 33 0 0 0 0 0 0 0 0 0 0 0 0 49 Total 0 0 1,109 21 0 0 0 1,270 0 0 0 0 0 10 0 0 0 0 0 0 2,410 Bicycles on Crosswalk 1 Heavy Vehicle Percentage 2.8% Heavy Vehicle Percentage 0.0% 0.0% 2.4% 0.0% 0.0% 0.0% 0.0% 3.1% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 2.8% Peak Hour Factor (PHF)0.94 Peak Hour Factor (PHF)0.00 0.00 0.92 0.88 0.00 0.00 0.00 0.90 0.00 0.00 0.00 0.00 0.00 0.63 0.00 0.00 0.00 0.00 0.00 0.00 0.94 Traffic Counts by Vehicle Type U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 7:00 AM 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 1 7:15 AM 0 0 1 0 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 3 7:30 AM 0 0 1 0 0 0 0 7 0 0 0 0 0 0 0 0 0 0 0 0 8 7:45 AM 0 0 1 0 0 0 0 4 0 0 0 0 0 0 0 0 0 0 0 0 5 8:00 AM 0 0 4 0 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 6 8:15 AM 0 0 5 0 0 0 0 3 0 0 0 0 0 0 0 0 0 0 0 0 8 8:30 AM 0 0 2 0 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 4 8:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Lights 7:00 AM 0 0 189 4 0 0 0 190 0 0 0 0 0 0 0 0 0 0 0 0 383 7:15 AM 0 0 263 1 0 0 0 230 0 0 0 0 0 1 0 0 0 0 0 0 495 7:30 AM 0 0 300 2 0 0 0 254 0 0 0 0 0 3 0 0 0 0 0 0 559 7:45 AM 0 0 316 0 0 0 0 293 0 0 0 0 0 1 0 0 0 0 0 0 610 8:00 AM 0 0 273 4 0 0 0 314 0 0 0 0 0 2 0 0 0 0 0 0 593 8:15 AM 0 0 268 5 0 0 0 295 0 0 0 0 0 4 0 0 0 0 0 0 572 8:30 AM 0 0 261 6 0 0 0 276 0 0 0 0 0 3 0 0 0 0 0 0 546 8:45 AM 0 0 280 6 0 0 0 345 0 0 0 0 0 1 0 0 0 0 0 0 632 Mediums 7:00 AM 0 0 8 0 0 0 0 5 0 0 0 0 0 0 0 0 0 0 0 0 13 7:15 AM 0 0 3 0 0 0 0 9 0 0 0 0 0 0 0 0 0 0 0 0 12 7:30 AM 0 0 4 0 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 6 7:45 AM 0 0 6 0 0 0 0 4 0 0 0 0 0 0 0 0 0 0 0 0 10 8:00 AM 0 0 5 0 0 0 0 11 0 0 0 0 0 0 0 0 0 0 0 0 16 8:15 AM 0 0 5 0 0 0 0 8 0 0 0 0 0 0 0 0 0 0 0 0 13 8:30 AM 0 0 5 0 0 0 0 7 0 0 0 0 0 0 0 0 0 0 0 0 12 8:45 AM 0 0 1 0 0 0 0 7 0 0 0 0 0 0 0 0 0 0 0 0 8 Bicycles on Crosswalk CCW CW Total CCW CW Total CCW CW Total CCW CW Total 7:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 0 0 0 0 0 1 0 1 0 0 0 8:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 Pedestrians CCW CW Total CCW CW Total CCW CW Total CCW CW Total 7:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:30 AM 0 0 0 0 0 0 1 0 1 0 0 0 7:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:45 AM 0 0 0 0 0 0 0 1 1 0 0 0 Total Rolling HourTime Vehicle Type Eastbound Westbound Northbound Southbound E HARMONY RD E HARMONY RD KOHLS DRIVEWAY KOHLS Eastbound Westbound Northbound Southbound 0 0 1 0 2.4%3.1%0.0%0.0% 0.93 0.90 0.63 0.00 Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound ITEM 4, ATTACHMENT 5 Packet pg. 145 All Traffic Data Services 3 KOHLS DRIVEWAY & E HARMONY RD PM Wednesday, October 7, 2020 Peak Hour 04:30 PM - 05:30 PM Peak 15-Minutes 05:15 PM - 05:30 PM Traffic Counts - All Vehicles U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR 4:00 PM 0 0 360 18 0 0 0 428 0 0 0 0 0 31 0 0 0 0 0 0 837 3,496 4:15 PM 0 0 437 14 0 0 0 477 0 0 0 0 0 23 0 0 0 0 0 0 951 3,603 4:30 PM 0 0 412 17 0 0 0 414 0 0 0 0 0 18 0 0 0 0 0 0 861 3,631 4:45 PM 0 0 419 13 0 0 0 405 0 0 0 0 0 10 0 0 0 0 0 0 847 3,593 5:00 PM 0 0 443 17 0 0 0 463 0 0 0 0 0 21 0 0 0 0 0 0 944 3,571 5:15 PM 0 0 445 28 0 0 0 489 0 0 0 0 0 17 0 0 0 0 0 0 979 0 5:30 PM 0 0 391 14 0 0 0 393 0 0 0 0 0 25 0 0 0 0 0 0 823 0 5:45 PM 0 0 367 16 0 0 0 417 0 0 0 0 0 25 0 0 0 0 0 0 825 0 Peak Rolling Hour Flow Rates U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 0 0 7 0 0 0 0 7 0 0 0 0 0 0 0 0 0 0 0 0 14 Lights 0 0 1,702 74 0 0 0 1,756 0 0 0 0 0 66 0 0 0 0 0 0 3,598 Mediums 0 0 10 1 0 0 0 8 0 0 0 0 0 0 0 0 0 0 0 0 19 Total 0 0 1,719 75 0 0 0 1,771 0 0 0 0 0 66 0 0 0 0 0 0 3,631 Bicycles on Crosswalk 2 Heavy Vehicle Percentage 0.9% Heavy Vehicle Percentage 0.0% 0.0% 1.0% 1.3% 0.0% 0.0% 0.0% 0.8% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.9% Peak Hour Factor (PHF)0.93 Peak Hour Factor (PHF)0.00 0.00 0.97 0.67 0.00 0.00 0.00 0.91 0.00 0.00 0.00 0.00 0.00 0.88 0.00 0.00 0.00 0.00 0.00 0.00 0.93 Traffic Counts by Vehicle Type U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 4:00 PM 0 0 2 0 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 4 4:15 PM 0 0 2 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 3 4:30 PM 0 0 2 0 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 4 4:45 PM 0 0 2 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 3 5:00 PM 0 0 2 0 0 0 0 4 0 0 0 0 0 0 0 0 0 0 0 0 6 5:15 PM 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 5:30 PM 0 0 2 0 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 4 5:45 PM 0 0 2 0 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 4 Lights 4:00 PM 0 0 354 18 0 0 0 423 0 0 0 0 0 31 0 0 0 0 0 0 826 4:15 PM 0 0 433 14 0 0 0 474 0 0 0 0 0 23 0 0 0 0 0 0 944 4:30 PM 0 0 408 17 0 0 0 412 0 0 0 0 0 18 0 0 0 0 0 0 855 4:45 PM 0 0 415 13 0 0 0 404 0 0 0 0 0 10 0 0 0 0 0 0 842 5:00 PM 0 0 438 17 0 0 0 456 0 0 0 0 0 21 0 0 0 0 0 0 932 5:15 PM 0 0 441 27 0 0 0 484 0 0 0 0 0 17 0 0 0 0 0 0 969 5:30 PM 0 0 389 14 0 0 0 390 0 0 0 0 0 25 0 0 0 0 0 0 818 5:45 PM 0 0 364 16 0 0 0 414 0 0 0 0 0 25 0 0 0 0 0 0 819 Mediums 4:00 PM 0 0 4 0 0 0 0 3 0 0 0 0 0 0 0 0 0 0 0 0 7 4:15 PM 0 0 2 0 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 4 4:30 PM 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 4:45 PM 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 5:00 PM 0 0 3 0 0 0 0 3 0 0 0 0 0 0 0 0 0 0 0 0 6 5:15 PM 0 0 3 1 0 0 0 5 0 0 0 0 0 0 0 0 0 0 0 0 9 5:30 PM 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 1 5:45 PM 0 0 1 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 2 Bicycles on Crosswalk CCW CW Total CCW CW Total CCW CW Total CCW CW Total 4:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:30 PM 0 0 0 0 0 0 1 0 1 0 0 0 4:45 PM 0 0 0 0 0 0 1 0 1 0 0 0 5:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:30 PM 0 0 0 0 0 0 0 1 1 0 0 0 5:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 Pedestrians CCW CW Total CCW CW Total CCW CW Total CCW CW Total 4:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:15 PM 0 0 0 0 0 0 3 0 3 0 0 0 4:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 Total Rolling HourTime Vehicle Type Eastbound Westbound Northbound Southbound E HARMONY RD E HARMONY RD KOHLS DRIVEWAY KOHLS Eastbound Westbound Northbound Southbound 0 0 2 0 1.0%0.8%0.0%0.0% 0.95 0.91 0.88 0.00 Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound ITEM 4, ATTACHMENT 5 Packet pg. 146 All Traffic Data Services 6 S LEMAY AVE & HAXTON DR AM Wednesday, October 7, 2020 Peak Hour 07:30 AM - 08:30 AM Peak 15-Minutes 07:45 AM - 08:00 AM Traffic Counts - All Vehicles U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR 7:00 AM 0 6 0 2 0 0 0 0 5 0 0 1 95 1 0 0 3 44 10 0 167 948 7:15 AM 0 4 0 6 0 0 1 1 1 0 0 3 128 0 0 0 2 55 12 0 213 1,058 7:30 AM 0 8 1 7 0 0 1 0 7 0 0 1 157 0 0 0 8 75 16 0 281 1,124 7:45 AM 0 5 1 5 0 0 0 0 8 0 0 3 144 2 0 0 3 100 16 0 287 1,099 8:00 AM 0 4 1 7 0 0 0 3 7 0 0 6 136 0 0 0 9 95 9 0 277 1,097 8:15 AM 0 10 2 3 0 0 0 0 3 0 0 4 117 4 0 0 12 104 20 0 279 0 8:30 AM 0 8 0 3 0 0 2 0 4 0 0 4 128 0 0 0 5 92 10 0 256 0 8:45 AM 0 9 1 9 0 0 0 0 4 0 0 5 104 1 0 0 16 112 24 0 285 0 Peak Rolling Hour Flow Rates U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 0 0 2 Lights 0 26 5 22 0 0 1 3 23 0 0 14 548 6 0 0 31 364 59 0 1,102 Mediums 0 1 0 0 0 0 0 0 2 0 0 0 6 0 0 0 1 8 2 0 20 Total 0 27 5 22 0 0 1 3 25 0 0 14 554 6 0 0 32 374 61 0 1,124 Bicycles on Crosswalk 0 Heavy Vehicle Percentage 2.0% Heavy Vehicle Percentage 0.0% 3.7% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 8.0% 0.0% 0.0% 0.0% 1.1% 0.0% 0.0% 0.0% 3.1% 2.7% 3.3% 0.0% 2.0% Peak Hour Factor (PHF)0.98 Peak Hour Factor (PHF)0.00 0.78 0.63 0.89 0.00 0.00 0.25 0.33 0.78 0.00 0.00 0.79 0.90 0.38 0.00 0.00 0.66 0.90 0.66 0.00 0.98 Traffic Counts by Vehicle Type U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 7:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 8:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 8:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 1 Lights 7:00 AM 0 6 0 2 0 0 0 0 5 0 0 1 95 1 0 0 3 44 10 0 167 7:15 AM 0 4 0 6 0 0 1 1 1 0 0 3 126 0 0 0 2 53 11 0 208 7:30 AM 0 7 1 7 0 0 1 0 7 0 0 1 154 0 0 0 8 75 16 0 277 7:45 AM 0 5 1 5 0 0 0 0 7 0 0 3 144 2 0 0 3 98 16 0 284 8:00 AM 0 4 1 7 0 0 0 3 6 0 0 6 135 0 0 0 9 92 9 0 272 8:15 AM 0 10 2 3 0 0 0 0 3 0 0 4 115 4 0 0 11 99 18 0 269 8:30 AM 0 8 0 3 0 0 2 0 4 0 0 4 127 0 0 0 5 88 9 0 250 8:45 AM 0 9 1 8 0 0 0 0 4 0 0 5 102 1 0 0 16 107 23 0 276 Mediums 7:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 2 0 0 0 0 2 1 0 5 7:30 AM 0 1 0 0 0 0 0 0 0 0 0 0 3 0 0 0 0 0 0 0 4 7:45 AM 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 2 0 0 3 8:00 AM 0 0 0 0 0 0 0 0 1 0 0 0 1 0 0 0 0 2 0 0 4 8:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 2 0 0 0 1 4 2 0 9 8:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 4 1 0 6 8:45 AM 0 0 0 1 0 0 0 0 0 0 0 0 1 0 0 0 0 5 1 0 8 Bicycles on Crosswalk CCW CW Total CCW CW Total CCW CW Total CCW CW Total 7:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 Pedestrians CCW CW Total CCW CW Total CCW CW Total CCW CW Total 7:00 AM 0 0 0 0 0 0 0 1 1 0 0 0 7:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:30 AM 1 1 2 0 0 0 0 0 0 0 0 0 7:45 AM 0 0 0 0 0 0 1 0 1 0 0 0 8:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 Total Rolling HourTime Vehicle Type Eastbound Westbound Northbound Southbound CIRCLE K DRIVEWAY HAXTON DR S LEMAY AVE S LEMAY AVE Eastbound Westbound Northbound Southbound 0 0 0 0 1.9%6.9%1.0%2.8% 0.75 0.73 0.92 0.84 Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound ITEM 4, ATTACHMENT 5 Packet pg. 147 All Traffic Data Services 6 S LEMAY AVE & HAXTON DR PM Wednesday, October 7, 2020 Peak Hour 04:45 PM - 05:45 PM Peak 15-Minutes 05:00 PM - 05:15 PM Traffic Counts - All Vehicles U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR 4:00 PM 0 21 3 8 0 0 1 2 7 0 0 1 123 3 0 0 10 139 65 0 383 1,608 4:15 PM 0 30 1 12 0 0 1 0 9 0 0 6 129 1 0 0 10 140 57 0 396 1,686 4:30 PM 0 31 0 18 0 0 0 1 8 0 0 4 119 0 0 0 12 138 68 0 399 1,715 4:45 PM 0 29 2 17 0 0 1 0 11 0 0 9 130 0 0 0 13 152 66 0 430 1,716 5:00 PM 0 23 3 14 0 0 2 0 16 0 0 8 161 2 0 0 10 161 61 0 461 1,637 5:15 PM 0 31 0 13 0 0 0 0 14 0 0 9 113 0 0 0 10 167 68 0 425 0 5:30 PM 0 27 1 9 0 0 0 0 13 0 0 8 129 2 0 0 12 142 57 0 400 0 5:45 PM 0 20 1 15 0 0 0 0 6 0 0 6 117 0 0 0 4 136 46 0 351 0 Peak Rolling Hour Flow Rates U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Lights 0 110 6 52 0 0 3 0 52 0 0 34 531 4 0 0 44 621 252 0 1,709 Mediums 0 0 0 1 0 0 0 0 2 0 0 0 2 0 0 0 1 1 0 0 7 Total 0 110 6 53 0 0 3 0 54 0 0 34 533 4 0 0 45 622 252 0 1,716 Bicycles on Crosswalk 4 Heavy Vehicle Percentage 0.4% Heavy Vehicle Percentage 0.0% 0.0% 0.0% 1.9% 0.0% 0.0% 0.0% 0.0% 3.7% 0.0% 0.0% 0.0% 0.4% 0.0% 0.0% 0.0% 2.2% 0.2% 0.0% 0.0% 0.4% Peak Hour Factor (PHF)0.93 Peak Hour Factor (PHF)0.00 0.92 0.50 0.86 0.00 0.00 0.50 0.38 0.84 0.00 0.00 0.94 0.84 0.33 0.00 0.00 0.87 0.93 0.97 0.00 0.93 Traffic Counts by Vehicle Type U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 4:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 4:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Lights 4:00 PM 0 20 3 8 0 0 1 2 7 0 0 1 121 3 0 0 10 138 65 0 379 4:15 PM 0 30 1 12 0 0 1 0 9 0 0 6 129 1 0 0 10 140 56 0 395 4:30 PM 0 31 0 18 0 0 0 1 8 0 0 4 118 0 0 0 11 136 67 0 394 4:45 PM 0 29 2 16 0 0 1 0 11 0 0 9 130 0 0 0 13 151 66 0 428 5:00 PM 0 23 3 14 0 0 2 0 16 0 0 8 160 2 0 0 9 161 61 0 459 5:15 PM 0 31 0 13 0 0 0 0 12 0 0 9 113 0 0 0 10 167 68 0 423 5:30 PM 0 27 1 9 0 0 0 0 13 0 0 8 128 2 0 0 12 142 57 0 399 5:45 PM 0 20 1 15 0 0 0 0 6 0 0 6 117 0 0 0 4 134 46 0 349 Mediums 4:00 PM 0 1 0 0 0 0 0 0 0 0 0 0 2 0 0 0 0 1 0 0 4 4:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 1 4:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 1 1 1 0 4 4:45 PM 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 2 5:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 1 0 0 0 2 5:15 PM 0 0 0 0 0 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 2 5:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 1 5:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 0 0 2 Bicycles on Crosswalk CCW CW Total CCW CW Total CCW CW Total CCW CW Total 4:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:30 PM 0 1 1 0 0 0 0 0 0 0 0 0 4:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:15 PM 1 1 2 0 0 0 0 0 0 0 0 0 5:30 PM 0 0 0 2 0 2 0 0 0 0 0 0 5:45 PM 0 0 0 1 0 1 0 0 0 0 0 0 Pedestrians CCW CW Total CCW CW Total CCW CW Total CCW CW Total 4:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:15 PM 0 1 1 0 0 0 0 2 2 0 0 0 5:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 Total Rolling HourTime Vehicle Type Eastbound Westbound Northbound Southbound CIRCLE K DRIVEWAY HAXTON DR S LEMAY AVE S LEMAY AVE Eastbound Westbound Northbound Southbound 2 2 0 0 0.6%3.5%0.4%0.2% 0.92 0.79 0.83 0.94 Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound ITEM 4, ATTACHMENT 5 Packet pg. 148 All Traffic Data Services 2 COUNSIL TREE & OAKRIDGE DR AM Wednesday, October 7, 2020 Peak Hour 08:00 AM - 09:00 AM Peak 15-Minutes 08:15 AM - 08:30 AM Traffic Counts - All Vehicles U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR 7:00 AM 0 0 13 1 0 0 1 3 0 0 0 1 0 3 0 0 0 0 0 0 22 112 7:15 AM 0 0 11 3 0 0 2 10 2 0 0 0 0 3 0 0 0 0 0 0 31 151 7:30 AM 0 0 6 2 0 0 1 6 0 0 0 2 0 2 0 0 1 0 0 0 20 184 7:45 AM 0 0 16 3 0 0 2 13 1 0 0 0 0 3 0 0 1 0 0 0 39 209 8:00 AM 0 0 23 4 0 0 6 18 1 0 0 2 0 7 0 0 0 0 0 0 61 224 8:15 AM 0 0 13 5 0 0 13 18 1 0 0 5 0 6 0 0 3 0 0 0 64 0 8:30 AM 0 0 8 2 0 0 13 16 1 0 0 3 0 2 0 0 0 0 0 0 45 0 8:45 AM 0 1 15 1 0 1 10 18 3 0 0 1 0 1 0 0 3 0 0 0 54 0 Peak Rolling Hour Flow Rates U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 0 0 1 0 0 0 0 1 1 0 0 0 0 0 0 0 0 0 0 0 3 Lights 0 1 57 12 0 1 42 69 5 0 0 11 0 16 0 0 6 0 0 0 220 Mediums 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 Total 0 1 59 12 0 1 42 70 6 0 0 11 0 16 0 0 6 0 0 0 224 Bicycles on Crosswalk 0 Heavy Vehicle Percentage 1.8% Heavy Vehicle Percentage 0.0% 0.0% 3.4% 0.0% 0.0% 0.0% 0.0% 1.4% 16.7% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.8% Peak Hour Factor (PHF)0.88 Peak Hour Factor (PHF)0.00 0.25 0.65 0.70 0.00 0.25 0.81 0.97 0.50 0.00 0.00 0.55 0.00 0.64 0.00 0.00 0.50 0.00 0.00 0.00 0.88 Traffic Counts by Vehicle Type U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 7:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 1 8:15 AM 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 8:30 AM 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 1 8:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Lights 7:00 AM 0 0 12 1 0 0 1 2 0 0 0 1 0 3 0 0 0 0 0 0 20 7:15 AM 0 0 11 3 0 0 2 10 1 0 0 0 0 3 0 0 0 0 0 0 30 7:30 AM 0 0 6 2 0 0 1 6 0 0 0 2 0 2 0 0 0 0 0 0 19 7:45 AM 0 0 16 3 0 0 2 13 1 0 0 0 0 3 0 0 1 0 0 0 39 8:00 AM 0 0 23 4 0 0 6 18 0 0 0 2 0 7 0 0 0 0 0 0 60 8:15 AM 0 0 11 5 0 0 13 18 1 0 0 5 0 6 0 0 3 0 0 0 62 8:30 AM 0 0 8 2 0 0 13 15 1 0 0 3 0 2 0 0 0 0 0 0 44 8:45 AM 0 1 15 1 0 1 10 18 3 0 0 1 0 1 0 0 3 0 0 0 54 Mediums 7:00 AM 0 0 1 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 2 7:15 AM 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 1 7:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 1 7:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:15 AM 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 8:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Bicycles on Crosswalk CCW CW Total CCW CW Total CCW CW Total CCW CW Total 7:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:15 AM 0 0 0 1 0 1 0 0 0 0 0 0 7:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 8:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 Pedestrians CCW CW Total CCW CW Total CCW CW Total CCW CW Total 7:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:15 AM 0 0 0 0 0 0 0 2 2 0 0 0 7:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 7:45 AM 0 0 0 0 0 0 1 0 1 0 0 0 8:00 AM 0 0 0 0 0 0 0 1 1 0 0 0 8:15 AM 0 0 0 0 0 0 0 2 2 0 0 0 8:30 AM 0 0 0 0 0 0 0 2 2 0 0 0 8:45 AM 0 0 0 0 0 0 1 0 1 0 0 0 Total Rolling HourTime Vehicle Type Eastbound Westbound Northbound Southbound OAKRIDGE DR OAKRIDGE DR COUNSIL TREE HARMONY MARKET Eastbound Westbound Northbound Southbound 0 0 0 0 2.8%1.7%0.0%0.0% 0.69 0.93 0.64 0.50 Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound ITEM 4, ATTACHMENT 5 Packet pg. 149 All Traffic Data Services 2 COUNSIL TREE & OAKRIDGE DR PM Wednesday, October 7, 2020 Peak Hour 04:45 PM - 05:45 PM Peak 15-Minutes 05:15 PM - 05:30 PM Traffic Counts - All Vehicles U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR 4:00 PM 0 0 23 0 0 0 6 37 7 0 0 2 0 5 0 0 8 0 2 0 90 307 4:15 PM 0 3 17 3 0 0 0 24 3 0 0 1 1 5 0 0 8 1 1 0 67 301 4:30 PM 0 1 29 0 0 0 1 20 5 0 0 1 0 3 0 0 6 1 2 0 69 332 4:45 PM 0 2 25 1 0 0 5 27 8 0 0 1 0 4 0 0 8 0 0 0 81 339 5:00 PM 0 2 25 1 0 0 4 31 2 0 0 5 0 4 0 0 7 0 3 0 84 310 5:15 PM 0 1 24 1 0 0 6 40 5 0 0 1 1 5 0 0 10 1 3 0 98 0 5:30 PM 1 1 31 0 0 0 0 23 4 0 0 2 0 4 0 0 7 0 3 0 76 0 5:45 PM 0 3 12 0 0 0 1 14 8 0 0 0 1 3 0 0 8 1 1 0 52 0 Peak Rolling Hour Flow Rates U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Lights 1 6 105 3 0 0 15 119 18 0 0 9 1 17 0 0 31 1 9 0 335 Mediums 0 0 0 0 0 0 0 2 1 0 0 0 0 0 0 0 1 0 0 0 4 Total 1 6 105 3 0 0 15 121 19 0 0 9 1 17 0 0 32 1 9 0 339 Bicycles on Crosswalk 4 Heavy Vehicle Percentage 1.2% Heavy Vehicle Percentage 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 1.7% 5.3% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 3.1% 0.0% 0.0% 0.0% 1.2% Peak Hour Factor (PHF)0.86 Peak Hour Factor (PHF)0.25 0.67 0.85 0.42 0.00 0.00 0.67 0.76 0.72 0.00 0.00 0.45 0.50 0.85 0.00 0.00 0.80 0.50 0.83 0.00 0.86 Traffic Counts by Vehicle Type U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR U-Turn Left Thru Right RTOR Total Articulated Trucks 4:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Lights 4:00 PM 0 0 23 0 0 0 6 37 7 0 0 2 0 5 0 0 8 0 2 0 90 4:15 PM 0 3 17 3 0 0 0 24 3 0 0 1 1 5 0 0 8 1 1 0 67 4:30 PM 0 1 29 0 0 0 1 20 4 0 0 1 0 3 0 0 6 1 2 0 68 4:45 PM 0 2 25 1 0 0 5 26 8 0 0 1 0 4 0 0 8 0 0 0 80 5:00 PM 0 2 25 1 0 0 4 31 2 0 0 5 0 4 0 0 7 0 3 0 84 5:15 PM 0 1 24 1 0 0 6 40 5 0 0 1 1 5 0 0 10 1 3 0 98 5:30 PM 1 1 31 0 0 0 0 22 3 0 0 2 0 4 0 0 6 0 3 0 73 5:45 PM 0 2 12 0 0 0 1 14 8 0 0 0 1 3 0 0 8 1 1 0 51 Mediums 4:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4:30 PM 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 1 4:45 PM 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 1 5:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5:30 PM 0 0 0 0 0 0 0 1 1 0 0 0 0 0 0 0 1 0 0 0 3 5:45 PM 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 Bicycles on Crosswalk CCW CW Total CCW CW Total CCW CW Total CCW CW Total 4:00 PM 0 0 0 0 1 1 0 0 0 0 0 0 4:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:00 PM 0 0 0 0 0 0 0 0 0 2 0 2 5:15 PM 0 1 1 0 0 0 0 1 1 0 0 0 5:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 Pedestrians CCW CW Total CCW CW Total CCW CW Total CCW CW Total 4:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 4:15 PM 0 0 0 0 0 0 0 1 1 0 0 0 4:30 PM 0 0 0 0 0 0 0 2 2 0 0 0 4:45 PM 0 0 0 0 2 2 2 0 2 0 0 0 5:00 PM 0 0 0 0 0 0 0 0 0 2 1 3 5:15 PM 0 0 0 0 0 0 0 1 1 0 0 0 5:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 5:45 PM 0 0 0 0 0 0 0 1 1 0 0 0 Total Rolling HourTime Vehicle Type Eastbound Westbound Northbound Southbound OAKRIDGE DR OAKRIDGE DR COUNSIL TREE HARMONY MARKET Eastbound Westbound Northbound Southbound 1 0 1 2 0.0%1.9%0.0%2.4% 0.87 0.76 0.75 0.79 Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound Time Eastbound Westbound Northbound Southbound ITEM 4, ATTACHMENT 5 Packet pg. 150 ITEM 4, ATTACHMENT 5Packet pg. 151 ITEM 4, ATTACHMENT 5Packet pg. 152 ITEM 4, ATTACHMENT 5Packet pg. 153 ITEM 4, ATTACHMENT 5Packet pg. 154 ITEM 4, ATTACHMENT 5Packet pg. 155 ITEM 4, ATTACHMENT 5Packet pg. 156 ITEM 4, ATTACHMENT 5Packet pg. 157 Tab Two Existing Conditions Capacity Analysis ITEM 4, ATTACHMENT 5 Packet pg. 158 HCM Signalized Intersection Capacity Analysis 99: Boardwalk & Harmony 11/03/2020 Sam's Club TIA 8:00 am 11/02/2020 Existing 2020 AM Peak Synchro 10 Report Walter P Moore Page 1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph)43 1033 148 65 1049 281 122 75 51 117 66 54 Future Volume (vph)43 1033 148 65 1049 281 122 75 51 117 66 54 Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Lane Width 11 12 16 11 12 12 12 11 11 11 11 12 Total Lost time (s)3.0 5.0 5.0 3.0 5.0 5.0 3.0 5.5 5.5 3.0 5.5 5.5 Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frpb, ped/bikes 1.00 1.00 0.97 1.00 1.00 1.00 1.00 1.00 0.99 1.00 1.00 0.99 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 0.85 1.00 1.00 0.85 1.00 1.00 0.85 Flt Protected 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Satd. Flow (prot)1711 3539 1745 1710 3539 1583 1768 1801 1511 1709 1801 1563 Flt Permitted 0.20 1.00 1.00 0.20 1.00 1.00 0.71 1.00 1.00 0.70 1.00 1.00 Satd. Flow (perm)358 3539 1745 361 3539 1583 1324 1801 1511 1269 1801 1563 Peak-hour factor, PHF 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Adj. Flow (vph)46 1099 157 69 1116 299 130 80 54 124 70 57 RTOR Reduction (vph) 0 0 61 0 0 114 0 0 49 0 0 52 Lane Group Flow (vph) 46 1099 96 69 1116 185 130 80 5 124 70 5 Confl. Peds. (#/hr)3 3 1 1 1 1 Turn Type pm+pt NA Perm pm+pt NA Perm pm+pt NA Perm pm+pt NA Perm Protected Phases 7 4 3 8 1 6 5 2 Permitted Phases 4 4 8 8 6 6 2 2 Actuated Green, G (s) 71.9 66.6 66.6 72.7 67.0 67.0 17.2 8.4 8.4 17.2 8.4 8.4 Effective Green, g (s) 73.9 67.6 67.6 74.7 68.0 68.0 19.2 9.4 9.4 19.2 9.4 9.4 Actuated g/C Ratio 0.67 0.61 0.61 0.68 0.62 0.62 0.17 0.09 0.09 0.17 0.09 0.09 Clearance Time (s)4.0 6.0 6.0 4.0 6.0 6.0 4.0 6.5 6.5 4.0 6.5 6.5 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 318 2174 1072 327 2187 978 270 153 129 260 153 133 v/s Ratio Prot 0.01 0.31 c0.01 c0.32 c0.04 c0.04 0.04 0.04 v/s Ratio Perm 0.09 0.06 0.13 0.12 0.04 0.00 0.04 0.00 v/c Ratio 0.14 0.51 0.09 0.21 0.51 0.19 0.48 0.52 0.04 0.48 0.46 0.04 Uniform Delay, d1 7.2 11.9 8.7 7.2 11.7 9.1 40.4 48.2 46.1 40.4 47.9 46.1 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 0.2 0.8 0.2 0.3 0.9 0.4 1.4 3.2 0.1 1.4 2.2 0.1 Delay (s)7.4 12.7 8.8 7.5 12.6 9.5 41.8 51.4 46.3 41.8 50.0 46.3 Level of Service A B A A B A D D D D D D Approach Delay (s)12.0 11.7 45.6 45.1 Approach LOS B B D D Intersection Summary HCM 2000 Control Delay 17.1 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.49 Actuated Cycle Length (s) 110.0 Sum of lost time (s)16.5 Intersection Capacity Utilization 58.2% ICU Level of Service B Analysis Period (min)15 c Critical Lane Group ITEM 4, ATTACHMENT 5 Packet pg. 159 HCM 2010 TWSC 3: Boardwalk & Dr 1 Boardwalk 11/03/2020 Sam's Club TIA 8:00 am 11/02/2020 Existing 2020 AM Peak Synchro 10 Report Walter P Moore Page 2 Intersection Int Delay, s/veh 2.2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 18 2 5 0 0 35 21 190 4 42 183 45 Future Vol, veh/h 18 2 5 0 0 35 21 190 4 42 183 45 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - 0 - 0 - - - 200 - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 21 2 6 0 0 41 25 224 5 49 215 53 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 637 619 242 621 - 227 268 0 0 229 0 0 Stage 1 340 340 - 277 - - - - - - - - Stage 2 297 279 - 344 - - - - - - - - Critical Hdwy 7.12 6.52 6.22 7.12 - 6.22 4.12 - - 4.12 - - Critical Hdwy Stg 1 6.12 5.52 - 6.12 - - - - - - - - Critical Hdwy Stg 2 6.12 5.52 - 6.12 - - - - - - - - Follow-up Hdwy 3.518 4.018 3.318 3.518 - 3.318 2.218 - - 2.218 - - Pot Cap-1 Maneuver 390 404 797 400 0 812 1296 - - 1339 - - Stage 1 675 639 - 729 0 - - - - - - - Stage 2 712 680 - 671 0 - - - - - - - Platoon blocked, %- -- - Mov Cap-1 Maneuver 354 381 797 378 - 812 1296 - - 1339 - - Mov Cap-2 Maneuver 354 381 - 378 - - - - - - - - Stage 1 660 615 - 713 - - - - - - - - Stage 2 661 665 - 639 - - - - - - - - Approach EB WB NB SB HCM Control Delay, s 14.7 9.7 0.8 1.2 HCM LOS B A Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1WBLn2 SBL SBT SBR Capacity (veh/h)1296 - - 401 - 812 1339 - - HCM Lane V/C Ratio 0.019 - - 0.073 - 0.051 0.037 - - HCM Control Delay (s) 7.8 0 - 14.7 0 9.7 7.8 - - HCM Lane LOS A A - B A A A - - HCM 95th %tile Q(veh) 0.1 - - 0.2 - 0.2 0.1 - - ITEM 4, ATTACHMENT 5 Packet pg. 160 HCM 2010 TWSC 5: Boardwalk & Dr 2 Boardwalk 11/03/2020 Sam's Club TIA 8:00 am 11/02/2020 Existing 2020 AM Peak Synchro 10 Report Walter P Moore Page 3 Intersection Int Delay, s/veh 1.4 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 29 0 2 2 0 5 9 182 9 10 140 39 Future Vol, veh/h 29 0 2 2 0 5 9 182 9 10 140 39 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - - - - - - - 75 - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 34 0 2 2 0 6 11 214 11 12 165 46 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 457 459 188 455 477 220 211 0 0 225 0 0 Stage 1 212 212 - 242 242 - - - - - - - Stage 2 245 247 - 213 235 - - - - - - - Critical Hdwy 7.12 6.52 6.22 7.12 6.52 6.22 4.12 - - 4.12 - - Critical Hdwy Stg 1 6.12 5.52 - 6.12 5.52 - - - - - - - Critical Hdwy Stg 2 6.12 5.52 - 6.12 5.52 - - - - - - - Follow-up Hdwy 3.518 4.018 3.318 3.518 4.018 3.318 2.218 - - 2.218 - - Pot Cap-1 Maneuver 514 499 854 515 487 820 1360 - - 1344 - - Stage 1 790 727 - 762 705 - - - - - - - Stage 2 759 702 - 789 710 - - - - - - - Platoon blocked, %- -- - Mov Cap-1 Maneuver 503 490 854 507 478 820 1360 - - 1344 - - Mov Cap-2 Maneuver 503 490 - 507 478 - - - - - - - Stage 1 783 720 - 755 699 - - - - - - - Stage 2 747 696 - 780 704 - - - - - - - Approach EB WB NB SB HCM Control Delay, s 12.5 10.2 0.3 0.4 HCM LOS B B Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1 SBL SBT SBR Capacity (veh/h)1360 - - 517 697 1344 - - HCM Lane V/C Ratio 0.008 - - 0.071 0.012 0.009 - - HCM Control Delay (s) 7.7 0 - 12.5 10.2 7.7 - - HCM Lane LOS A A - B B A - - HCM 95th %tile Q(veh) 0 - - 0.2 0 0 - - ITEM 4, ATTACHMENT 5 Packet pg. 161 HCM 2010 TWSC 14: Dr 3 Harmony Rd & Harmony 11/03/2020 Sam's Club TIA 8:00 am 11/02/2020 Existing 2020 AM Peak Synchro 10 Report Walter P Moore Page 5 Intersection Int Delay, s/veh 0.1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 1200 23 0 1374 0 11 Future Vol, veh/h 1200 23 0 1374 0 11 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - - 0 Veh in Median Storage, # 0 - - 0 0 - Grade, %0 - - 0 0 - Peak Hour Factor 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1412 27 0 1616 0 13 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 - - - 720 Stage 1 - - - - - - Stage 2 - - - - - - Critical Hdwy - - - - - 7.14 Critical Hdwy Stg 1 - - - - - - Critical Hdwy Stg 2 - - - - - - Follow-up Hdwy - - - - - 3.92 Pot Cap-1 Maneuver - - 0 - 0 318 Stage 1 - - 0 - 0 - Stage 2 - - 0 - 0 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - - - - 318 Mov Cap-2 Maneuver - - - - - - Stage 1 - - - - - - Stage 2 - - - - - - Approach EB WB NB HCM Control Delay, s 0 0 16.8 HCM LOS C Minor Lane/Major Mvmt NBLn1 EBT EBR WBT Capacity (veh/h)318 - - - HCM Lane V/C Ratio 0.041 - - - HCM Control Delay (s) 16.8 - - - HCM Lane LOS C - - - HCM 95th %tile Q(veh) 0.1 - - - ITEM 4, ATTACHMENT 5 Packet pg. 162 HCM 2010 TWSC 8: Lemay Ave/Lemay & Dr 4 Lemay Ave 11/03/2020 Sam's Club TIA 8:00 am 11/02/2020 Existing 2020 AM Peak Synchro 10 Report Walter P Moore Page 4 Intersection Int Delay, s/veh 1.8 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 30 6 24 2 4 28 16 600 7 35 405 66 Future Vol, veh/h 30 6 24 2 4 28 16 600 7 35 405 66 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length 0 - 0 - - - 150 - - 100 - 200 Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 35 7 28 2 5 33 19 706 8 41 476 78 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 952 1310 238 1072 1384 357 554 0 0 714 0 0 Stage 1 558 558 - 748 748 - - - - - - - Stage 2 394 752 - 324 636 - - - - - - - Critical Hdwy 7.54 6.54 6.94 7.54 6.54 6.94 4.14 - - 4.14 - - Critical Hdwy Stg 1 6.54 5.54 - 6.54 5.54 - - - - - - - Critical Hdwy Stg 2 6.54 5.54 - 6.54 5.54 - - - - - - - Follow-up Hdwy 3.52 4.02 3.32 3.52 4.02 3.32 2.22 - - 2.22 - - Pot Cap-1 Maneuver 214 158 763 175 142 639 1012 - - 882 - - Stage 1 482 510 - 371 418 - - - - - - - Stage 2 602 416 - 662 470 - - - - - - - Platoon blocked, %- --- Mov Cap-1 Maneuver 188 148 763 155 133 639 1012 - - 882 - - Mov Cap-2 Maneuver 188 148 - 155 133 - - - - - - - Stage 1 473 487 - 364 410 - - - - - - - Stage 2 554 408 - 599 448 - - - - - - - Approach EB WB NB SB HCM Control Delay, s 20.2 15.2 0.2 0.6 HCM LOS C C Minor Lane/Major Mvmt NBL NBT NBR EBLn1 EBLn2WBLn1 SBL SBT SBR Capacity (veh/h)1012 - - 188 763 392 882 - - HCM Lane V/C Ratio 0.019 - - 0.188 0.037 0.102 0.047 - - HCM Control Delay (s) 8.6 - - 28.5 9.9 15.2 9.3 - - HCM Lane LOS A - - D A C A - - HCM 95th %tile Q(veh) 0.1 - - 0.7 0.1 0.3 0.1 - - ITEM 4, ATTACHMENT 5 Packet pg. 163 HCM 2010 TWSC 1: Oakridge Drive & Dr 5 Oakridge 11/03/2020 Sam's Club TIA 8:00 am 11/02/2020 Existing 2020 AM Peak Synchro 10 Report Walter P Moore Page 1 Intersection Int Delay, s/veh 3 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 2 64 13 46 76 7 12 0 18 7 0 0 Future Vol, veh/h 2 64 13 46 76 7 12 0 18 7 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - - - - - - - - - - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 2 75 15 54 89 8 14 0 21 8 0 0 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 97 0 0 90 0 0 288 292 83 298 295 93 Stage 1 - - - -- - 87 87 - 201 201 - Stage 2 - - - - - - 201 205 - 97 94 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - - - - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - - - - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1496 - - 1505 - - 664 619 976 654 616 964 Stage 1 - - - - - - 921 823 - 801 735 - Stage 2 - - - -- - 801 732 - 910 817 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1496 - - 1505 - - 644 595 976 621 592 964 Mov Cap-2 Maneuver - - - - - - 644 595 - 621 592 - Stage 1 - - - -- - 920 822 - 800 707 - Stage 2 - - - - - - 771 704 - 889 816 - Approach EB WB NB SB HCM Control Delay, s 0.2 2.7 9.7 10.9 HCM LOS A B Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h)809 1496 - - 1505 - - 621 HCM Lane V/C Ratio 0.044 0.002 - - 0.036 - - 0.013 HCM Control Delay (s) 9.7 7.4 0 - 7.5 0 - 10.9 HCM Lane LOS A A A - A A - B HCM 95th %tile Q(veh) 0.1 0 - - 0.1 - - 0 ITEM 4, ATTACHMENT 5 Packet pg. 164 HCM Signalized Intersection Capacity Analysis 99: Boardwalk & Harmony 11/03/2020 Sam's Club TIA 11/02/2020 Existing 2020 PM Peak Synchro 10 Report Walter P Moore Page 1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph)57 1542 273 82 1509 339 251 155 97 295 192 75 Future Volume (vph)57 1542 273 82 1509 339 251 155 97 295 192 75 Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Lane Width 11 12 16 11 12 12 12 11 11 11 11 12 Total Lost time (s)3.0 5.0 5.0 5.0 5.0 5.0 3.0 5.5 5.5 3.0 5.5 5.5 Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frpb, ped/bikes 1.00 1.00 0.97 1.00 1.00 1.00 1.00 1.00 0.99 1.00 1.00 0.99 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 0.85 1.00 1.00 0.85 1.00 1.00 0.85 Flt Protected 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Satd. Flow (prot)1711 3539 1744 1711 3539 1583 1769 1801 1510 1710 1801 1562 Flt Permitted 0.95 1.00 1.00 0.95 1.00 1.00 0.37 1.00 1.00 0.46 1.00 1.00 Satd. Flow (perm)1711 3539 1744 1711 3539 1583 698 1801 1510 823 1801 1562 Peak-hour factor, PHF 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Adj. Flow (vph)61 1640 290 87 1605 361 267 165 103 314 204 80 RTOR Reduction (vph) 0 0 149 0 0 127 0 0 88 0 0 68 Lane Group Flow (vph) 61 1640 141 87 1605 234 267 165 15 314 204 12 Confl. Peds. (#/hr)3 3 1 1 1 1 Turn Type Prot NA Perm Prot NA Perm pm+pt NA Perm pm+pt NA Perm Protected Phases 7 4 3 8 1 6 5 2 Permitted Phases 4 8 6 6 2 2 Actuated Green, G (s) 8.4 57.3 57.3 7.8 58.7 58.7 31.9 16.4 16.4 32.9 16.9 16.9 Effective Green, g (s) 9.4 58.3 58.3 8.8 59.7 59.7 33.9 17.4 17.4 34.9 17.9 17.9 Actuated g/C Ratio 0.08 0.49 0.49 0.07 0.50 0.50 0.28 0.14 0.14 0.29 0.15 0.15 Clearance Time (s)4.0 6.0 6.0 6.0 6.0 6.0 4.0 6.5 6.5 4.0 6.5 6.5 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 134 1719 847 125 1760 787 344 261 218 365 268 232 v/s Ratio Prot 0.04 c0.46 0.05 c0.45 0.11 0.09 c0.12 0.11 v/s Ratio Perm 0.08 0.15 0.11 0.01 c0.13 0.01 v/c Ratio 0.46 0.95 0.17 0.70 0.91 0.30 0.78 0.63 0.07 0.86 0.76 0.05 Uniform Delay, d1 52.9 29.6 17.3 54.3 27.7 17.8 36.6 48.3 44.3 37.8 49.0 43.8 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 2.4 13.2 0.4 15.5 8.7 1.0 10.5 4.9 0.1 18.3 12.0 0.1 Delay (s)55.3 42.8 17.7 69.8 36.4 18.7 47.1 53.2 44.4 56.0 61.0 43.9 Level of Service E D B E D B D D D E E D Approach Delay (s)39.5 34.7 48.5 56.1 Approach LOS D C D E Intersection Summary HCM 2000 Control Delay 40.5 HCM 2000 Level of Service D HCM 2000 Volume to Capacity ratio 0.95 Actuated Cycle Length (s) 120.0 Sum of lost time (s)18.5 Intersection Capacity Utilization 88.5% ICU Level of Service E Analysis Period (min)15 c Critical Lane Group ITEM 4, ATTACHMENT 5 Packet pg. 165 HCM 2010 TWSC 3: Boardwalk & Dr 1 Boardwalk 11/03/2020 Sam's Club TIA 11/02/2020 Existing 2020 PM Peak Synchro 10 Report Walter P Moore Page 2 Intersection Int Delay, s/veh 10.7 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 51 4 10 11 2 189 6 282 11 179 315 24 Future Vol, veh/h 51 4 10 11 2 189 6 282 11 179 315 24 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - 0 - 0 - - - 200 - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 60 5 12 13 2 222 7 332 13 211 371 28 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 1272 1166 385 1169 1174 339 399 0 0 345 0 0 Stage 1 807 807 - 353 353 - - - - - - - Stage 2 465 359 - 816 821 - - - - - - - Critical Hdwy 7.12 6.52 6.22 7.12 6.52 6.22 4.12 - - 4.12 - - Critical Hdwy Stg 1 6.12 5.52 - 6.12 5.52 - - - - - - - Critical Hdwy Stg 2 6.12 5.52 - 6.12 5.52 - - - - - - - Follow-up Hdwy 3.518 4.018 3.318 3.518 4.018 3.318 2.218 - - 2.218 - - Pot Cap-1 Maneuver 144 194 663 170 192 703 1160 - - 1214 - - Stage 1 375 394 - 664 631 - - - - - - - Stage 2 578 627 - 371 389 - - - - - - - Platoon blocked, %- --- Mov Cap-1 Maneuver 84 159 663 141 157 703 1160 - - 1214 - - Mov Cap-2 Maneuver 84 159 - 141 157 - - - - - - - Stage 1 372 325 - 659 627 - - - - - - - Stage 2 391 623 - 297 321 - - - - - - - Approach EB WB NB SB HCM Control Delay, s 111.3 13.6 0.2 3 HCM LOS F B Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1WBLn2 SBL SBT SBR Capacity (veh/h)1160 - - 100 141 703 1214 - - HCM Lane V/C Ratio 0.006 - - 0.765 0.092 0.316 0.173 - - HCM Control Delay (s) 8.1 0 - 111.3 33.1 12.5 8.6 - - HCM Lane LOS A A - F D B A - - HCM 95th %tile Q(veh) 0 - - 4.1 0.3 1.4 0.6 - - ITEM 4, ATTACHMENT 5 Packet pg. 166 HCM 2010 TWSC 5: Boardwalk & Dr 2 Boardwalk 11/03/2020 Sam's Club TIA 11/02/2020 Existing 2020 PM Peak Synchro 10 Report Walter P Moore Page 3 Intersection Int Delay, s/veh 3 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 46 0 9 18 2 42 5 197 9 33 329 22 Future Vol, veh/h 46 0 9 18 2 42 5 197 9 33 329 22 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - - - - - - - 75 - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 54 0 11 21 2 49 6 232 11 39 387 26 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 753 733 400 734 741 238 413 0 0 243 0 0 Stage 1 478 478 - 250 250 - - - - - - - Stage 2 275 255 - 484 491 - - - - - - - Critical Hdwy 7.12 6.52 6.22 7.12 6.52 6.22 4.12 - - 4.12 - - Critical Hdwy Stg 1 6.12 5.52 - 6.12 5.52 - - - - - - - Critical Hdwy Stg 2 6.12 5.52 - 6.12 5.52 - - - - - - - Follow-up Hdwy 3.518 4.018 3.318 3.518 4.018 3.318 2.218 - - 2.218 - - Pot Cap-1 Maneuver 326 348 650 336 344 801 1146 - - 1323 - - Stage 1 568 556 - 754 700 - - - - - - - Stage 2 731 696 - 564 548 - - - - - - - Platoon blocked, %- --- Mov Cap-1 Maneuver 296 336 650 322 332 801 1146 - - 1323 - - Mov Cap-2 Maneuver 296 336 - 322 332 - - - - - - - Stage 1 565 540 - 749 696 - - - - - - - Stage 2 679 692 - 538 532 - - - - - - - Approach EB WB NB SB HCM Control Delay, s 18.8 12.7 0.2 0.7 HCM LOS C B Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1 SBL SBT SBR Capacity (veh/h)1146 - - 325 542 1323 - - HCM Lane V/C Ratio 0.005 - - 0.199 0.135 0.029 - - HCM Control Delay (s) 8.2 0 - 18.8 12.7 7.8 - - HCM Lane LOS A A - C B A - - HCM 95th %tile Q(veh) 0 - - 0.7 0.5 0.1 - - ITEM 4, ATTACHMENT 5 Packet pg. 167 HCM 2010 TWSC 14: Dr 3 Harmony Rd & Harmony 11/03/2020 Sam's Club TIA 11/02/2020 Existing 2020 PM Peak Synchro 10 Report Walter P Moore Page 5 Intersection Int Delay, s/veh 0.9 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 1860 82 0 1916 0 72 Future Vol, veh/h 1860 82 0 1916 0 72 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - - 0 Veh in Median Storage, # 0 - - 0 0 - Grade, %0 - - 0 0 - Peak Hour Factor 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 2188 96 0 2254 0 85 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 - - - 1142 Stage 1 - - - - - - Stage 2 - - - - - - Critical Hdwy - - - - - 7.14 Critical Hdwy Stg 1 - - - - - - Critical Hdwy Stg 2 - - - - - - Follow-up Hdwy - - - - - 3.92 Pot Cap-1 Maneuver - - 0 - 0 167 Stage 1 - - 0 - 0 - Stage 2 - - 0 - 0 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - - - - 167 Mov Cap-2 Maneuver - - - - - - Stage 1 - - - - - - Stage 2 - - - - - - Approach EB WB NB HCM Control Delay, s 0 0 46.9 HCM LOS E Minor Lane/Major Mvmt NBLn1 EBT EBR WBT Capacity (veh/h)167 - - - HCM Lane V/C Ratio 0.507 - - - HCM Control Delay (s) 46.9 - - - HCM Lane LOS E - - - HCM 95th %tile Q(veh) 2.5 - - - ITEM 4, ATTACHMENT 5 Packet pg. 168 HCM 2010 TWSC 8: Lemay Ave/Lemay & Dr 4 Lemay Ave 11/03/2020 Sam's Club TIA 11/02/2020 Existing 2020 PM Peak Synchro 10 Report Walter P Moore Page 4 Intersection Int Delay, s/veh 26.5 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 119 7 58 4 0 59 37 577 5 49 673 273 Future Vol, veh/h 119 7 58 4 0 59 37 577 5 49 673 273 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length 0 - 0 - - - 150 - - 100 - 200 Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 140 8 68 5 0 69 44 679 6 58 792 321 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 1336 1681 396 1286 1999 343 1113 0 0 685 0 0 Stage 1 908 908 - 770 770 - - - - - - - Stage 2 428 773 - 516 1229 - - - - - - - Critical Hdwy 7.54 6.54 6.94 7.54 6.54 6.94 4.14 - - 4.14 - - Critical Hdwy Stg 1 6.54 5.54 - 6.54 5.54 - - - - - - - Critical Hdwy Stg 2 6.54 5.54 - 6.54 5.54 - - - - - - - Follow-up Hdwy 3.52 4.02 3.32 3.52 4.02 3.32 2.22 - - 2.22 - - Pot Cap-1 Maneuver ~ 112 94 603 122 59 653 623 - - 904 - - Stage 1 296 352 - 359 408 - - - - - - - Stage 2 575 407 - 510 248 - - - - - - - Platoon blocked, %- -- - Mov Cap-1 Maneuver ~ 90 82 603 90 51 653 623 - - 904 - - Mov Cap-2 Maneuver ~ 90 82 - 90 51 - - - - - - - Stage 1 275 329 - 334 379 - - - - - - - Stage 2 478 378 - 413 232 - - - - - - - Approach EB WB NB SB HCM Control Delay, s 258.6 14.2 0.7 0.5 HCM LOS F B Minor Lane/Major Mvmt NBL NBT NBR EBLn1 EBLn2WBLn1 SBL SBT SBR Capacity (veh/h)623 - - 90 603 467 904 - - HCM Lane V/C Ratio 0.07 - - 1.556 0.113 0.159 0.064 - - HCM Control Delay (s) 11.2 - -$ 378.9 11.7 14.2 9.3 - - HCM Lane LOS B - - F B B A - - HCM 95th %tile Q(veh) 0.2 - - 11 0.4 0.6 0.2 - - Notes ~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon ITEM 4, ATTACHMENT 5 Packet pg. 169 HCM 2010 TWSC 1: Oakridge Drive & Dr 5 Oakridge 11/03/2020 Sam's Club TIA 11/02/2020 Existing 2020 PM Peak Synchro 10 Report Walter P Moore Page 1 Intersection Int Delay, s/veh 2.8 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 7 114 4 17 131 21 10 2 19 35 2 10 Future Vol, veh/h 7 114 4 17 131 21 10 2 19 35 2 10 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - - - - - - - - - - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 8 134 5 20 154 25 12 2 22 41 2 12 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 179 0 0 139 0 0 367 372 137 372 362 167 Stage 1 - - - - - - 153 153 - 207 207 - Stage 2 - - - - - - 214 219 - 165 155 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - - - - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - - - - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1397 - - 1445 - - 589 558 911 585 565 877 Stage 1 - - - - - - 849 771 - 795 731 - Stage 2 - - - - - - 788 722 - 837 769 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1397 - - 1445 - - 570 546 911 560 553 877 Mov Cap-2 Maneuver - - - - - - 570 546 - 560 553 - Stage 1 - - - - - - 844 766 - 790 720 - Stage 2 - - - - - - 763 711 - 809 764 - Approach EB WB NB SB HCM Control Delay, s 0.4 0.8 10.1 11.5 HCM LOS B B Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h)737 1397 - - 1445 - - 606 HCM Lane V/C Ratio 0.049 0.006 - - 0.014 - - 0.091 HCM Control Delay (s) 10.1 7.6 0 - 7.5 0 - 11.5 HCM Lane LOS B A A - A A - B HCM 95th %tile Q(veh) 0.2 0 - - 0 - - 0.3 ITEM 4, ATTACHMENT 5 Packet pg. 170 Tab Three Proposed Conditions Capacity Analysis (2020) ITEM 4, ATTACHMENT 5 Packet pg. 171 HCM Signalized Intersection Capacity Analysis 99: Boardwalk & Harmony 11/03/2020 Sam's Club TIA 8:00 am 11/02/2020 Proposed 2020 AM Peak Synchro 10 Report Walter P Moore Page 1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph)43 1033 154 65 1049 281 125 78 54 117 69 54 Future Volume (vph)43 1033 154 65 1049 281 125 78 54 117 69 54 Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Lane Width 11 12 16 11 12 12 12 11 11 11 11 12 Total Lost time (s)3.0 5.0 5.0 3.0 5.0 5.0 3.0 5.5 5.5 3.0 5.5 5.5 Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frpb, ped/bikes 1.00 1.00 0.97 1.00 1.00 1.00 1.00 1.00 0.99 1.00 1.00 0.99 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 0.85 1.00 1.00 0.85 1.00 1.00 0.85 Flt Protected 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Satd. Flow (prot)1711 3539 1745 1710 3539 1583 1768 1801 1511 1710 1801 1563 Flt Permitted 0.20 1.00 1.00 0.20 1.00 1.00 0.71 1.00 1.00 0.70 1.00 1.00 Satd. Flow (perm)358 3539 1745 361 3539 1583 1321 1801 1511 1265 1801 1563 Peak-hour factor, PHF 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Adj. Flow (vph)46 1099 164 69 1116 299 133 83 57 124 73 57 RTOR Reduction (vph) 0 0 63 0 0 114 0 0 52 0 0 52 Lane Group Flow (vph) 46 1099 101 69 1116 185 133 83 5 124 73 5 Confl. Peds. (#/hr)3 3 1 1 1 1 Turn Type pm+pt NA Perm pm+pt NA Perm pm+pt NA Perm pm+pt NA Perm Protected Phases 7 4 3 8 1 6 5 2 Permitted Phases 4 4 8 8 6 6 2 2 Actuated Green, G (s) 71.8 66.5 66.5 72.6 66.9 66.9 17.3 8.4 8.4 17.3 8.4 8.4 Effective Green, g (s) 73.8 67.5 67.5 74.6 67.9 67.9 19.3 9.4 9.4 19.3 9.4 9.4 Actuated g/C Ratio 0.67 0.61 0.61 0.68 0.62 0.62 0.18 0.09 0.09 0.18 0.09 0.09 Clearance Time (s)4.0 6.0 6.0 4.0 6.0 6.0 4.0 6.5 6.5 4.0 6.5 6.5 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 317 2171 1070 326 2184 977 272 153 129 262 153 133 v/s Ratio Prot 0.01 0.31 c0.01 c0.32 c0.04 c0.05 0.04 0.04 v/s Ratio Perm 0.09 0.06 0.13 0.12 0.04 0.00 0.04 0.00 v/c Ratio 0.15 0.51 0.09 0.21 0.51 0.19 0.49 0.54 0.04 0.47 0.48 0.04 Uniform Delay, d1 7.3 11.9 8.7 7.2 11.8 9.1 40.4 48.2 46.2 40.3 48.0 46.1 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 0.2 0.8 0.2 0.3 0.9 0.4 1.4 3.9 0.1 1.4 2.3 0.1 Delay (s)7.5 12.8 8.9 7.5 12.6 9.5 41.8 52.1 46.3 41.7 50.3 46.3 Level of Service A B A A B A D D D D D D Approach Delay (s)12.1 11.8 45.9 45.2 Approach LOS B B D D Intersection Summary HCM 2000 Control Delay 17.3 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.49 Actuated Cycle Length (s) 110.0 Sum of lost time (s)16.5 Intersection Capacity Utilization 58.4% ICU Level of Service B Analysis Period (min)15 c Critical Lane Group ITEM 4, ATTACHMENT 5 Packet pg. 172 HCM 2010 TWSC 3: Boardwalk & Dr 1 Boardwalk 11/03/2020 Sam's Club TIA 8:00 am 11/02/2020 Proposed 2020 AM Peak Synchro 10 Report Walter P Moore Page 2 Intersection Int Delay, s/veh 2.5 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 18 4 5 0 0 42 21 190 4 51 183 45 Future Vol, veh/h 18 4 5 0 0 42 21 190 4 51 183 45 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - 0 - 0 - - - 200 - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 21 5 6 0 0 49 25 224 5 60 215 53 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 663 641 242 644 - 227 268 0 0 229 0 0 Stage 1 362 362 - 277 - - - - - - - - Stage 2 301 279 - 367 - - - - - - - - Critical Hdwy 7.12 6.52 6.22 7.12 - 6.22 4.12 - - 4.12 - - Critical Hdwy Stg 1 6.12 5.52 - 6.12 - - - - - - - - Critical Hdwy Stg 2 6.12 5.52 - 6.12 - - - - - - - - Follow-up Hdwy 3.518 4.018 3.318 3.518 - 3.318 2.218 - - 2.218 - - Pot Cap-1 Maneuver 375 393 797 386 0 812 1296 - - 1339 - - Stage 1 657 625 - 729 0 - - - - - - - Stage 2 708 680 - 653 0 - - - - - - - Platoon blocked, %- --- Mov Cap-1 Maneuver 335 367 797 361 - 812 1296 - - 1339 - - Mov Cap-2 Maneuver 335 367 - 361 - - - - - - - - Stage 1 643 597 - 713 - - - - - - - - Stage 2 650 665 - 614 - - - - - - - - Approach EB WB NB SB HCM Control Delay, s 15.3 9.7 0.8 1.4 HCM LOS C A Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1WBLn2 SBL SBT SBR Capacity (veh/h)1296 - - 381 - 812 1339 - - HCM Lane V/C Ratio 0.019 - - 0.083 - 0.061 0.045 - - HCM Control Delay (s) 7.8 0 - 15.3 0 9.7 7.8 - - HCM Lane LOS A A - C A A A - - HCM 95th %tile Q(veh) 0.1 - - 0.3 - 0.2 0.1 - - ITEM 4, ATTACHMENT 5 Packet pg. 173 HCM 2010 TWSC 5: Boardwalk & Dr 2 Boardwalk 11/03/2020 Sam's Club TIA 8:00 am 11/02/2020 Proposed 2020 AM Peak Synchro 10 Report Walter P Moore Page 3 Intersection Int Delay, s/veh 1.5 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 29 0 2 5 0 5 9 182 12 10 140 39 Future Vol, veh/h 29 0 2 5 0 5 9 182 12 10 140 39 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - - - - - - - 75 - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 34 0 2 6 0 6 11 214 14 12 165 46 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 458 462 188 456 478 221 211 0 0 228 0 0 Stage 1 212 212 - 243 243 - - - - - - - Stage 2 246 250 - 213 235 - - - - - - - Critical Hdwy 7.12 6.52 6.22 7.12 6.52 6.22 4.12 - - 4.12 - - Critical Hdwy Stg 1 6.12 5.52 - 6.12 5.52 - - - - - - - Critical Hdwy Stg 2 6.12 5.52 - 6.12 5.52 - - - - - - - Follow-up Hdwy 3.518 4.018 3.318 3.518 4.018 3.318 2.218 - - 2.218 - - Pot Cap-1 Maneuver 513 497 854 515 486 819 1360 - - 1340 - - Stage 1 790 727 - 761 705 - - - - - - - Stage 2 758 700 - 789 710 - - - - - - - Platoon blocked, %- -- - Mov Cap-1 Maneuver 502 488 854 507 477 819 1360 - - 1340 - - Mov Cap-2 Maneuver 502 488 - 507 477 - - - - - - - Stage 1 783 720 - 754 699 - - - - - - - Stage 2 746 694 - 780 704 - - - - - - - Approach EB WB NB SB HCM Control Delay, s 12.5 10.9 0.3 0.4 HCM LOS B B Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1 SBL SBT SBR Capacity (veh/h)1360 - - 516 626 1340 - - HCM Lane V/C Ratio 0.008 - - 0.071 0.019 0.009 - - HCM Control Delay (s) 7.7 0 - 12.5 10.9 7.7 - - HCM Lane LOS A A - B B A - - HCM 95th %tile Q(veh) 0 - - 0.2 0.1 0 - - ITEM 4, ATTACHMENT 5 Packet pg. 174 HCM 2010 TWSC 14: Dr 3 Harmony Rd & Harmony 11/03/2020 Sam's Club TIA 8:00 am 11/02/2020 Proposed 2020 AM Peak Synchro 10 Report Walter P Moore Page 5 Intersection Int Delay, s/veh 0.1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 1200 23 0 1374 0 14 Future Vol, veh/h 1200 23 0 1374 0 14 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - - 0 Veh in Median Storage, # 0 - - 0 0 - Grade, %0 - - 0 0 - Peak Hour Factor 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1412 27 0 1616 0 16 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 - - - 720 Stage 1 - - - - - - Stage 2 - - - - - - Critical Hdwy - - - - - 7.14 Critical Hdwy Stg 1 - - - - - - Critical Hdwy Stg 2 - - - - - - Follow-up Hdwy - - - - - 3.92 Pot Cap-1 Maneuver - - 0 - 0 318 Stage 1 - - 0 - 0 - Stage 2 - - 0 - 0 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - - - - 318 Mov Cap-2 Maneuver - - - - - - Stage 1 - - - - - - Stage 2 - - - - - - Approach EB WB NB HCM Control Delay, s 0 0 16.9 HCM LOS C Minor Lane/Major Mvmt NBLn1 EBT EBR WBT Capacity (veh/h)318 - - - HCM Lane V/C Ratio 0.052 - - - HCM Control Delay (s) 16.9 - - - HCM Lane LOS C - - - HCM 95th %tile Q(veh) 0.2 - - - ITEM 4, ATTACHMENT 5 Packet pg. 175 HCM 2010 TWSC 8: Lemay Ave/Lemay & Dr 4 Lemay Ave 11/03/2020 Sam's Club TIA 8:00 am 11/02/2020 Proposed 2020 AM Peak Synchro 10 Report Walter P Moore Page 4 Intersection Int Delay, s/veh 2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 35 6 27 2 4 28 20 600 7 35 405 72 Future Vol, veh/h 35 6 27 2 4 28 20 600 7 35 405 72 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length 0 - 0 - - - 150 - - 100 - 200 Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 41 7 32 2 5 33 24 706 8 41 476 85 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 962 1320 238 1082 1401 357 561 0 0 714 0 0 Stage 1 558 558 - 758 758 - - - - - - - Stage 2 404 762 - 324 643 - - - - - - - Critical Hdwy 7.54 6.54 6.94 7.54 6.54 6.94 4.14 - - 4.14 - - Critical Hdwy Stg 1 6.54 5.54 - 6.54 5.54 - - - - - - - Critical Hdwy Stg 2 6.54 5.54 - 6.54 5.54 - - - - - - - Follow-up Hdwy 3.52 4.02 3.32 3.52 4.02 3.32 2.22 - - 2.22 - - Pot Cap-1 Maneuver 210 156 763 172 139 639 1006 - - 882 - - Stage 1 482 510 - 365 413 - - - - - - - Stage 2 594 412 - 662 467 - - - - - - - Platoon blocked, %- -- - Mov Cap-1 Maneuver 184 145 763 150 129 639 1006 - - 882 - - Mov Cap-2 Maneuver 184 145 - 150 129 - - - - - - - Stage 1 470 487 - 356 403 - - - - - - - Stage 2 544 402 - 596 446 - - - - - - - Approach EB WB NB SB HCM Control Delay, s 21.3 15.4 0.3 0.6 HCM LOS C C Minor Lane/Major Mvmt NBL NBT NBR EBLn1 EBLn2WBLn1 SBL SBT SBR Capacity (veh/h)1006 - - 184 763 386 882 - - HCM Lane V/C Ratio 0.023 - - 0.224 0.042 0.104 0.047 - - HCM Control Delay (s) 8.7 - - 30.1 9.9 15.4 9.3 - - HCM Lane LOS A - - D A C A - - HCM 95th %tile Q(veh) 0.1 - - 0.8 0.1 0.3 0.1 - - ITEM 4, ATTACHMENT 5 Packet pg. 176 HCM 2010 TWSC 1: Oakridge Drive & Dr 5 Oakridge 11/03/2020 Sam's Club TIA 8:00 am 11/02/2020 Proposed 2020 AM Peak Synchro 10 Report Walter P Moore Page 1 Intersection Int Delay, s/veh 3.1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 2 64 13 46 76 10 12 0 18 12 0 0 Future Vol, veh/h 2 64 13 46 76 10 12 0 18 12 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - - - - - - - - - - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 2 75 15 54 89 12 14 0 21 14 0 0 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 101 0 0 90 0 0 290 296 83 300 297 95 Stage 1 - - - - - - 87 87 - 203 203 - Stage 2 - - - - - - 203 209 - 97 94 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - - - - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - - - - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1491 - - 1505 - - 662 616 976 652 615 962 Stage 1 - - - - - - 921 823 - 799 733 - Stage 2 - - - - - - 799 729 - 910 817 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1491 - - 1505 - - 642 592 976 619 591 962 Mov Cap-2 Maneuver - - - - - - 642 592 - 619 591 - Stage 1 - - - - - - 920 822 - 798 705 - Stage 2 - - - - - - 769 701 - 889 816 - Approach EB WB NB SB HCM Control Delay, s 0.2 2.6 9.7 11 HCM LOS A B Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h)808 1491 - - 1505 - - 619 HCM Lane V/C Ratio 0.044 0.002 - - 0.036 - - 0.023 HCM Control Delay (s) 9.7 7.4 0 - 7.5 0 - 11 HCM Lane LOS A A A - A A - B HCM 95th %tile Q(veh) 0.1 0 - - 0.1 - - 0.1 ITEM 4, ATTACHMENT 5 Packet pg. 177 HCM Signalized Intersection Capacity Analysis 99: Boardwalk & Harmony 11/03/2020 Sam's Club TIA 11/02/2020 Proposed 2020 PM Peak Synchro 10 Report Walter P Moore Page 1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph)57 1542 283 82 1509 339 255 159 101 295 196 75 Future Volume (vph)57 1542 283 82 1509 339 255 159 101 295 196 75 Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Lane Width 11 12 16 11 12 12 12 11 11 11 11 12 Total Lost time (s)3.0 5.0 5.0 5.0 5.0 5.0 3.0 5.5 5.5 3.0 5.5 5.5 Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frpb, ped/bikes 1.00 1.00 0.97 1.00 1.00 1.00 1.00 1.00 0.99 1.00 1.00 0.99 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 0.85 1.00 1.00 0.85 1.00 1.00 0.85 Flt Protected 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Satd. Flow (prot)1711 3539 1744 1711 3539 1583 1769 1801 1510 1710 1801 1562 Flt Permitted 0.95 1.00 1.00 0.95 1.00 1.00 0.36 1.00 1.00 0.45 1.00 1.00 Satd. Flow (perm)1711 3539 1744 1711 3539 1583 670 1801 1510 812 1801 1562 Peak-hour factor, PHF 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Adj. Flow (vph)61 1640 301 87 1605 361 271 169 107 314 209 80 RTOR Reduction (vph) 0 0 155 0 0 128 0 0 91 0 0 68 Lane Group Flow (vph) 61 1640 146 87 1605 233 271 169 16 314 209 12 Confl. Peds. (#/hr)3 3 1 1 1 1 Turn Type Prot NA Perm Prot NA Perm pm+pt NA Perm pm+pt NA Perm Protected Phases 7 4 3 8 1 6 5 2 Permitted Phases 4 8 6 6 2 2 Actuated Green, G (s) 8.4 57.1 57.1 7.8 58.5 58.5 32.2 16.6 16.6 33.0 17.0 17.0 Effective Green, g (s) 9.4 58.1 58.1 8.8 59.5 59.5 34.2 17.6 17.6 35.0 18.0 18.0 Actuated g/C Ratio 0.08 0.48 0.48 0.07 0.50 0.50 0.29 0.15 0.15 0.29 0.15 0.15 Clearance Time (s)4.0 6.0 6.0 6.0 6.0 6.0 4.0 6.5 6.5 4.0 6.5 6.5 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 134 1713 844 125 1754 784 342 264 221 364 270 234 v/s Ratio Prot 0.04 c0.46 0.05 c0.45 0.11 0.09 c0.12 0.12 v/s Ratio Perm 0.08 0.15 0.12 0.01 c0.13 0.01 v/c Ratio 0.46 0.96 0.17 0.70 0.92 0.30 0.79 0.64 0.07 0.86 0.77 0.05 Uniform Delay, d1 52.9 29.8 17.4 54.3 27.9 17.9 36.5 48.2 44.2 37.7 49.0 43.7 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 2.4 13.7 0.4 15.5 9.0 1.0 11.9 5.2 0.1 18.5 12.9 0.1 Delay (s)55.3 43.5 17.9 69.8 36.9 18.9 48.4 53.4 44.3 56.2 62.0 43.8 Level of Service E D B E D B D D D E E D Approach Delay (s)40.0 35.1 49.2 56.6 Approach LOS D D D E Intersection Summary HCM 2000 Control Delay 41.0 HCM 2000 Level of Service D HCM 2000 Volume to Capacity ratio 0.95 Actuated Cycle Length (s) 120.0 Sum of lost time (s)18.5 Intersection Capacity Utilization 88.7% ICU Level of Service E Analysis Period (min)15 c Critical Lane Group ITEM 4, ATTACHMENT 5 Packet pg. 178 HCM 2010 TWSC 3: Boardwalk & Dr 1 Boardwalk 11/03/2020 Sam's Club TIA 11/02/2020 Proposed 2020 PM Peak Synchro 10 Report Walter P Moore Page 2 Intersection Int Delay, s/veh 12.6 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 51 6 10 11 2 201 6 282 11 192 315 24 Future Vol, veh/h 51 6 10 11 2 201 6 282 11 192 315 24 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - 0 - 0 - - - 200 - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 60 7 12 13 2 236 7 332 13 226 371 28 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 1309 1196 385 1200 1204 339 399 0 0 345 0 0 Stage 1 837 837 - 353 353 - - - - - - - Stage 2 472 359 - 847 851 - - - - - - - Critical Hdwy 7.12 6.52 6.22 7.12 6.52 6.22 4.12 - - 4.12 - - Critical Hdwy Stg 1 6.12 5.52 - 6.12 5.52 - - - - - - - Critical Hdwy Stg 2 6.12 5.52 - 6.12 5.52 - - - - - - - Follow-up Hdwy 3.518 4.018 3.318 3.518 4.018 3.318 2.218 - - 2.218 - - Pot Cap-1 Maneuver 136 186 663 162 184 703 1160 - - 1214 - - Stage 1 361 382 - 664 631 - - - - - - - Stage 2 573 627 - 357 376 - - - - - - - Platoon blocked, %- -- - Mov Cap-1 Maneuver 76 150 663 131 149 703 1160 - - 1214 - - Mov Cap-2 Maneuver 76 150 - 131 149 - - - - - - - Stage 1 358 311 - 659 627 - - - - - - - Stage 2 376 623 - 279 306 - - - - - - - Approach EB WB NB SB HCM Control Delay, s 138.9 13.9 0.2 3.1 HCM LOS F B Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1WBLn2 SBL SBT SBR Capacity (veh/h)1160 - - 92 131 703 1214 - - HCM Lane V/C Ratio 0.006 - - 0.857 0.099 0.336 0.186 - - HCM Control Delay (s) 8.1 0 - 138.9 35.5 12.7 8.6 - - HCM Lane LOS A A - F E B A - - HCM 95th %tile Q(veh) 0 - - 4.7 0.3 1.5 0.7 - - ITEM 4, ATTACHMENT 5 Packet pg. 179 HCM 2010 TWSC 5: Boardwalk & Dr 2 Boardwalk 11/03/2020 Sam's Club TIA 11/02/2020 Proposed 2020 PM Peak Synchro 10 Report Walter P Moore Page 3 Intersection Int Delay, s/veh 3.1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 46 0 9 22 2 42 5 197 13 33 329 22 Future Vol, veh/h 46 0 9 22 2 42 5 197 13 33 329 22 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - - - - - - - 75 - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 54 0 11 26 2 49 6 232 15 39 387 26 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 755 737 400 736 743 240 413 0 0 247 0 0 Stage 1 478 478 - 252 252 - - - - - - - Stage 2 277 259 - 484 491 - - - - - - - Critical Hdwy 7.12 6.52 6.22 7.12 6.52 6.22 4.12 - - 4.12 - - Critical Hdwy Stg 1 6.12 5.52 - 6.12 5.52 - - - - - - - Critical Hdwy Stg 2 6.12 5.52 - 6.12 5.52 - - - - - - - Follow-up Hdwy 3.518 4.018 3.318 3.518 4.018 3.318 2.218 - - 2.218 - - Pot Cap-1 Maneuver 325 346 650 335 343 799 1146 - - 1319 - - Stage 1 568 556 - 752 698 - - - - - - - Stage 2 729 694 - 564 548 - - - - - - - Platoon blocked, %- -- - Mov Cap-1 Maneuver 295 334 650 321 331 799 1146 - - 1319 - - Mov Cap-2 Maneuver 295 334 - 321 331 - - - - - - - Stage 1 565 539 - 747 694 - - - - - - - Stage 2 678 690 - 538 532 - - - - - - - Approach EB WB NB SB HCM Control Delay, s 18.9 13.2 0.2 0.7 HCM LOS C B Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1 SBL SBT SBR Capacity (veh/h)1146 - - 324 519 1319 - - HCM Lane V/C Ratio 0.005 - - 0.2 0.15 0.029 - - HCM Control Delay (s) 8.2 0 - 18.9 13.2 7.8 - - HCM Lane LOS A A - C B A - - HCM 95th %tile Q(veh) 0 - - 0.7 0.5 0.1 - - ITEM 4, ATTACHMENT 5 Packet pg. 180 HCM 2010 TWSC 14: Dr 3 Harmony Rd & Harmony 11/03/2020 Sam's Club TIA 11/02/2020 Proposed 2020 PM Peak Synchro 10 Report Walter P Moore Page 5 Intersection Int Delay, s/veh 0.9 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 1860 82 0 1916 0 76 Future Vol, veh/h 1860 82 0 1916 0 76 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - - 0 Veh in Median Storage, # 0 - - 0 0 - Grade, %0 - - 0 0 - Peak Hour Factor 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 2188 96 0 2254 0 89 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 - - - 1142 Stage 1 - - - - - - Stage 2 - - - - - - Critical Hdwy - - - - - 7.14 Critical Hdwy Stg 1 - - - - - - Critical Hdwy Stg 2 - - - - - - Follow-up Hdwy - - - - - 3.92 Pot Cap-1 Maneuver - - 0 - 0 167 Stage 1 - - 0 - 0 - Stage 2 - - 0 - 0 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - - - - 167 Mov Cap-2 Maneuver - - - - - - Stage 1 - - - - - - Stage 2 - - - - - - Approach EB WB NB HCM Control Delay, s 0 0 49 HCM LOS E Minor Lane/Major Mvmt NBLn1 EBT EBR WBT Capacity (veh/h)167 - - - HCM Lane V/C Ratio 0.535 - - - HCM Control Delay (s) 49 - - - HCM Lane LOS E - - - HCM 95th %tile Q(veh) 2.7 - - - ITEM 4, ATTACHMENT 5 Packet pg. 181 HCM 2010 TWSC 8: Lemay Ave/Lemay & Dr 4 Lemay Ave 11/03/2020 Sam's Club TIA 11/02/2020 Proposed 2020 PM Peak Synchro 10 Report Walter P Moore Page 4 Intersection Int Delay, s/veh 32.7 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 127 7 62 4 0 59 43 577 5 49 673 283 Future Vol, veh/h 127 7 62 4 0 59 43 577 5 49 673 283 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length 0 - 0 - - - 150 - - 100 - 200 Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 149 8 73 5 0 69 51 679 6 58 792 333 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 1350 1695 396 1300 2025 343 1125 0 0 685 0 0 Stage 1 908 908 - 784 784 - - - - - - - Stage 2 442 787 - 516 1241 - - - - - - - Critical Hdwy 7.54 6.54 6.94 7.54 6.54 6.94 4.14 - - 4.14 - - Critical Hdwy Stg 1 6.54 5.54 - 6.54 5.54 - - - - - - - Critical Hdwy Stg 2 6.54 5.54 - 6.54 5.54 - - - - - - - Follow-up Hdwy 3.52 4.02 3.32 3.52 4.02 3.32 2.22 - - 2.22 - - Pot Cap-1 Maneuver ~ 109 92 603 119 57 653 617 - - 904 - - Stage 1 296 352 - 352 402 - - - - - - - Stage 2 564 401 - 510 245 - - - - - - - Platoon blocked, %- -- - Mov Cap-1 Maneuver ~ 87 79 603 86 49 653 617 - - 904 - - Mov Cap-2 Maneuver ~ 87 79 - 86 49 - - - - - - - Stage 1 271 329 - 323 369 - - - - - - - Stage 2 462 368 - 409 229 - - - - - - - Approach EB WB NB SB HCM Control Delay, s$ 305.4 14.3 0.8 0.5 HCM LOS F B Minor Lane/Major Mvmt NBL NBT NBR EBLn1 EBLn2WBLn1 SBL SBT SBR Capacity (veh/h)617 - - 87 603 460 904 - - HCM Lane V/C Ratio 0.082 - - 1.717 0.121 0.161 0.064 - - HCM Control Delay (s) 11.4 - -$ 448.7 11.8 14.3 9.3 - - HCM Lane LOS B - - F B B A - - HCM 95th %tile Q(veh) 0.3 - - 12.3 0.4 0.6 0.2 - - Notes ~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon ITEM 4, ATTACHMENT 5 Packet pg. 182 HCM 2010 TWSC 1: Oakridge Drive & Dr 5 Oakridge 11/03/2020 Sam's Club TIA 11/02/2020 Proposed 2020 PM Peak Synchro 10 Report Walter P Moore Page 1 Intersection Int Delay, s/veh 3 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 7 114 4 17 131 25 10 2 19 43 2 10 Future Vol, veh/h 7 114 4 17 131 25 10 2 19 43 2 10 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - - - - - - - - - - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 8 134 5 20 154 29 12 2 22 51 2 12 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 183 0 0 139 0 0 369 376 137 374 364 169 Stage 1 - - - - - - 153 153 - 209 209 - Stage 2 - - - - - - 216 223 - 165 155 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - - - - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - - - - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1392 - - 1445 - - 588 555 911 583 564 875 Stage 1 - - - - - - 849 771 - 793 729 - Stage 2 - - - - - - 786 719 - 837 769 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1392 - - 1445 - - 569 543 911 558 552 875 Mov Cap-2 Maneuver - - - - - - 569 543 - 558 552 - Stage 1 - - - - - - 844 766 - 788 718 - Stage 2 - - - - - - 761 708 - 809 764 - Approach EB WB NB SB HCM Control Delay, s 0.4 0.7 10.1 11.8 HCM LOS B B Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h)736 1392 - - 1445 - - 597 HCM Lane V/C Ratio 0.05 0.006 - - 0.014 - - 0.108 HCM Control Delay (s) 10.1 7.6 0 - 7.5 0 - 11.8 HCM Lane LOS B A A - A A - B HCM 95th %tile Q(veh) 0.2 0 - - 0 - - 0.4 ITEM 4, ATTACHMENT 5 Packet pg. 183 Tab Four Future Condition Capacity Analysis (2040) ITEM 4, ATTACHMENT 5 Packet pg. 184 HCM Signalized Intersection Capacity Analysis 99: Boardwalk & Harmony 11/03/2020 Sam's Club TIA 8:00 am 11/02/2020 Proposed 2040 AM Peak Synchro 10 Report Walter P Moore Page 1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph)53 1261 187 80 1280 343 152 95 66 143 84 66 Future Volume (vph)53 1261 187 80 1280 343 152 95 66 143 84 66 Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Lane Width 11 12 16 11 12 12 12 11 11 11 11 12 Total Lost time (s)3.0 5.0 5.0 3.0 5.0 5.0 3.0 5.5 5.5 3.0 5.5 5.5 Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frpb, ped/bikes 1.00 1.00 0.97 1.00 1.00 1.00 1.00 1.00 0.99 1.00 1.00 0.99 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 0.85 1.00 1.00 0.85 1.00 1.00 0.85 Flt Protected 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Satd. Flow (prot)1711 3539 1745 1711 3539 1583 1768 1801 1511 1710 1801 1563 Flt Permitted 0.13 1.00 1.00 0.13 1.00 1.00 0.69 1.00 1.00 0.68 1.00 1.00 Satd. Flow (perm)228 3539 1745 232 3539 1583 1290 1801 1511 1215 1801 1563 Peak-hour factor, PHF 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Adj. Flow (vph)56 1341 199 85 1362 365 162 101 70 152 89 70 RTOR Reduction (vph) 0 0 81 0 0 147 0 0 63 0 0 63 Lane Group Flow (vph) 56 1341 118 85 1362 218 162 101 7 152 89 7 Confl. Peds. (#/hr)3 3 1 1 1 1 Turn Type pm+pt NA Perm pm+pt NA Perm pm+pt NA Perm pm+pt NA Perm Protected Phases 7 4 3 8 1 6 5 2 Permitted Phases 4 4 8 8 6 6 2 2 Actuated Green, G (s) 69.9 64.4 64.4 70.7 64.8 64.8 19.3 10.3 10.3 19.1 10.2 10.2 Effective Green, g (s) 71.9 65.4 65.4 72.7 65.8 65.8 21.3 11.3 11.3 21.1 11.2 11.2 Actuated g/C Ratio 0.65 0.59 0.59 0.66 0.60 0.60 0.19 0.10 0.10 0.19 0.10 0.10 Clearance Time (s)4.0 6.0 6.0 4.0 6.0 6.0 4.0 6.5 6.5 4.0 6.5 6.5 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 236 2104 1037 246 2116 946 293 185 155 277 183 159 v/s Ratio Prot 0.01 0.38 c0.02 c0.38 c0.05 0.06 0.05 0.05 v/s Ratio Perm 0.14 0.07 0.21 0.14 c0.06 0.00 0.06 0.00 v/c Ratio 0.24 0.64 0.11 0.35 0.64 0.23 0.55 0.55 0.05 0.55 0.49 0.04 Uniform Delay, d1 9.9 14.6 9.7 10.1 14.4 10.3 39.4 46.9 44.5 39.4 46.7 44.6 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 0.5 1.5 0.2 0.8 1.5 0.6 2.3 3.3 0.1 2.2 2.0 0.1 Delay (s)10.4 16.0 9.9 11.0 16.0 10.9 41.6 50.2 44.6 41.6 48.7 44.7 Level of Service B B A B B B D D D D D D Approach Delay (s)15.1 14.7 44.8 44.4 Approach LOS B B D D Intersection Summary HCM 2000 Control Delay 19.6 HCM 2000 Level of Service B HCM 2000 Volume to Capacity ratio 0.60 Actuated Cycle Length (s) 110.0 Sum of lost time (s)16.5 Intersection Capacity Utilization 66.8% ICU Level of Service C Analysis Period (min)15 c Critical Lane Group ITEM 4, ATTACHMENT 5 Packet pg. 185 HCM 2010 TWSC 3: Boardwalk & Dr 1 Boardwalk 11/03/2020 Sam's Club TIA 8:00 am 11/02/2020 Proposed 2040 AM Peak Synchro 10 Report Walter P Moore Page 2 Intersection Int Delay, s/veh 2.7 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 22 5 7 0 0 50 26 232 5 61 224 55 Future Vol, veh/h 22 5 7 0 0 50 26 232 5 61 224 55 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - 0 - 0 - - - 200 - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 26 6 8 0 0 59 31 273 6 72 264 65 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 809 782 297 786 - 276 329 0 0 279 0 0 Stage 1 441 441 - 338 - - - - - - - - Stage 2 368 341 - 448 - - - - - - - - Critical Hdwy 7.12 6.52 6.22 7.12 - 6.22 4.12 - - 4.12 - - Critical Hdwy Stg 1 6.12 5.52 - 6.12 - - - - - - - - Critical Hdwy Stg 2 6.12 5.52 - 6.12 - - - - - - - - Follow-up Hdwy 3.518 4.018 3.318 3.518 - 3.318 2.218 - - 2.218 - - Pot Cap-1 Maneuver 299 326 742 310 0 763 1231 - - 1284 - - Stage 1 595 577 - 676 0 - - - - - - - Stage 2 652 639 - 590 0 - - - - - - - Platoon blocked, %- -- - Mov Cap-1 Maneuver 258 299 742 282 - 763 1231 - - 1284 - - Mov Cap-2 Maneuver 258 299 - 282 - - - - - - - - Stage 1 577 545 - 656 - - - - - - - - Stage 2 584 620 - 545 - - - - - - - - Approach EB WB NB SB HCM Control Delay, s 18.6 10.1 0.8 1.4 HCM LOS C B Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1WBLn2 SBL SBT SBR Capacity (veh/h)1231 - - 305 - 763 1284 - - HCM Lane V/C Ratio 0.025 - - 0.131 - 0.077 0.056 - - HCM Control Delay (s) 8 0 - 18.6 0 10.1 8 - - HCM Lane LOS A A - C A B A - - HCM 95th %tile Q(veh) 0.1 - - 0.4 - 0.2 0.2 - - ITEM 4, ATTACHMENT 5 Packet pg. 186 HCM 2010 TWSC 5: Boardwalk & Dr 2 Boardwalk 11/03/2020 Sam's Club TIA 8:00 am 11/02/2020 Proposed 2040 AM Peak Synchro 10 Report Walter P Moore Page 3 Intersection Int Delay, s/veh 1.6 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 36 0 3 6 0 7 11 223 14 13 171 48 Future Vol, veh/h 36 0 3 6 0 7 11 223 14 13 171 48 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - - - - - - - 75 - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 42 0 4 7 0 8 13 262 16 15 201 56 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 559 563 229 557 583 270 257 0 0 278 0 0 Stage 1 259 259 - 296 296 - - - - - - - Stage 2 300 304 - 261 287 - - - - - - - Critical Hdwy 7.12 6.52 6.22 7.12 6.52 6.22 4.12 - - 4.12 - - Critical Hdwy Stg 1 6.12 5.52 - 6.12 5.52 - - - - - - - Critical Hdwy Stg 2 6.12 5.52 - 6.12 5.52 - - - - - - - Follow-up Hdwy 3.518 4.018 3.318 3.518 4.018 3.318 2.218 - - 2.218 - - Pot Cap-1 Maneuver 440 435 810 441 424 769 1308 - - 1285 - - Stage 1 746 694 - 712 668 - - - - - - - Stage 2 709 663 - 744 674 - - - - - - - Platoon blocked, %- -- - Mov Cap-1 Maneuver 428 425 810 431 414 769 1308 - - 1285 - - Mov Cap-2 Maneuver 428 425 - 431 414 - - - - - - - Stage 1 737 686 - 703 660 - - - - - - - Stage 2 693 655 - 732 666 - - - - - - - Approach EB WB NB SB HCM Control Delay, s 14 11.5 0.3 0.4 HCM LOS B B Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1 SBL SBT SBR Capacity (veh/h)1308 - - 444 565 1285 - - HCM Lane V/C Ratio 0.01 - - 0.103 0.027 0.012 - - HCM Control Delay (s) 7.8 0 - 14 11.5 7.8 - - HCM Lane LOS A A - B B A - - HCM 95th %tile Q(veh) 0 - - 0.3 0.1 0 - - ITEM 4, ATTACHMENT 5 Packet pg. 187 HCM 2010 TWSC 14: Dr 3 Harmony Rd & Harmony 11/03/2020 Sam's Club TIA 8:00 am 11/02/2020 Proposed 2040 AM Peak Synchro 10 Report Walter P Moore Page 5 Intersection Int Delay, s/veh 0.1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 1465 29 0 1677 0 17 Future Vol, veh/h 1465 29 0 1677 0 17 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - - 0 Veh in Median Storage, # 0 - - 0 0 - Grade, %0 - - 0 0 - Peak Hour Factor 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 1724 34 0 1973 0 20 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 - - - 879 Stage 1 - - - - - - Stage 2 - - - - - - Critical Hdwy - - - - - 7.14 Critical Hdwy Stg 1 - - - - - - Critical Hdwy Stg 2 - - - - - - Follow-up Hdwy - - - - - 3.92 Pot Cap-1 Maneuver - - 0 - 0 250 Stage 1 - - 0 - 0 - Stage 2 - - 0 - 0 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - - - - 250 Mov Cap-2 Maneuver - - - - - - Stage 1 - - - - - - Stage 2 - - - - - - Approach EB WB NB HCM Control Delay, s 0 0 20.6 HCM LOS C Minor Lane/Major Mvmt NBLn1 EBT EBR WBT Capacity (veh/h)250 - - - HCM Lane V/C Ratio 0.08 - - - HCM Control Delay (s) 20.6 - - - HCM Lane LOS C - - - HCM 95th %tile Q(veh) 0.3 - - - ITEM 4, ATTACHMENT 5 Packet pg. 188 HCM 2010 TWSC 8: Lemay Ave/Lemay & Dr 4 Lemay Ave 11/03/2020 Sam's Club TIA 8:00 am 11/02/2020 Proposed 2040 AM Peak Synchro 10 Report Walter P Moore Page 4 Intersection Int Delay, s/veh 3 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 42 8 33 3 5 35 24 733 9 43 495 87 Future Vol, veh/h 42 8 33 3 5 35 24 733 9 43 495 87 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length 0 - 0 - - - 150 - - 100 - 200 Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 49 9 39 4 6 41 28 862 11 51 582 102 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 1174 1613 291 1322 1710 437 684 0 0 873 0 0 Stage 1 684 684 - 924 924 - - - - - - - Stage 2 490 929 - 398 786 - - - - - - - Critical Hdwy 7.54 6.54 6.94 7.54 6.54 6.94 4.14 - - 4.14 - - Critical Hdwy Stg 1 6.54 5.54 - 6.54 5.54 - - - - - - - Critical Hdwy Stg 2 6.54 5.54 - 6.54 5.54 - - - - - - - Follow-up Hdwy 3.52 4.02 3.32 3.52 4.02 3.32 2.22 - - 2.22 - - Pot Cap-1 Maneuver 147 103 706 114 90 567 905 - - 768 - - Stage 1 405 447 - 290 346 - - - - - - - Stage 2 529 344 - 599 401 - - - - - - - Platoon blocked, %- --- Mov Cap-1 Maneuver 120 93 706 92 81 567 905 - - 768 - - Mov Cap-2 Maneuver 120 93 - 92 81 - - - - - - - Stage 1 392 417 - 281 335 - - - - - - - Stage 2 467 333 - 517 375 - - - - - - - Approach EB WB NB SB HCM Control Delay, s 35.2 20.9 0.3 0.7 HCM LOS E C Minor Lane/Major Mvmt NBL NBT NBR EBLn1 EBLn2WBLn1 SBL SBT SBR Capacity (veh/h)905 - - 120 706 276 768 - - HCM Lane V/C Ratio 0.031 - - 0.412 0.055 0.183 0.066 - - HCM Control Delay (s) 9.1 - - 54.6 10.4 20.9 10 - - HCM Lane LOS A - - F B C B - - HCM 95th %tile Q(veh) 0.1 - - 1.8 0.2 0.7 0.2 - - ITEM 4, ATTACHMENT 5 Packet pg. 189 HCM 2010 TWSC 1: Oakridge Drive & Dr 5 Oakridge 11/03/2020 Sam's Club TIA 8:00 am 11/02/2020 Proposed 2040 AM Peak Synchro 10 Report Walter P Moore Page 1 Intersection Int Delay, s/veh 3.2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 3 79 16 57 93 12 15 0 22 14 0 0 Future Vol, veh/h 3 79 16 57 93 12 15 0 22 14 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - - - - - - - - - - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 4 93 19 67 109 14 18 0 26 16 0 0 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 123 0 0 112 0 0 361 368 103 374 370 116 Stage 1 - - - - - - 111 111 - 250 250 - Stage 2 - - - - - - 250 257 - 124 120 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - - - - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - - - - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1464 - - 1478 - - 595 561 952 583 560 936 Stage 1 - - - - - - 894 804 - 754 700 - Stage 2 - - - - - - 754 695 - 880 796 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1464 - - 1478 - - 571 532 952 545 531 936 Mov Cap-2 Maneuver - - - - - - 571 532 - 545 531 - Stage 1 - - - - - - 891 802 - 752 666 - Stage 2 - - - - - - 717 661 - 854 794 - Approach EB WB NB SB HCM Control Delay, s 0.2 2.7 10.1 11.8 HCM LOS B B Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h)749 1464 - - 1478 - - 545 HCM Lane V/C Ratio 0.058 0.002 - - 0.045 - - 0.03 HCM Control Delay (s) 10.1 7.5 0 - 7.6 0 - 11.8 HCM Lane LOS B A A - A A - B HCM 95th %tile Q(veh) 0.2 0 - - 0.1 - - 0.1 ITEM 4, ATTACHMENT 5 Packet pg. 190 HCM Signalized Intersection Capacity Analysis 99: Boardwalk & Harmony 11/03/2020 Sam's Club TIA 11/02/2020 Proposed 2040 PM Peak Synchro 10 Report Walter P Moore Page 1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph)70 1882 344 101 1842 414 311 194 123 360 239 92 Future Volume (vph)70 1882 344 101 1842 414 311 194 123 360 239 92 Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Lane Width 11 12 16 11 12 12 12 11 11 11 11 12 Total Lost time (s)3.0 5.0 5.0 5.0 5.0 5.0 3.0 5.5 5.5 3.0 5.5 5.5 Lane Util. Factor 1.00 0.95 1.00 1.00 0.95 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frpb, ped/bikes 1.00 1.00 0.97 1.00 1.00 1.00 1.00 1.00 0.99 1.00 1.00 0.99 Flpb, ped/bikes 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 1.00 1.00 0.85 1.00 1.00 0.85 1.00 1.00 0.85 1.00 1.00 0.85 Flt Protected 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 1.00 0.95 1.00 1.00 Satd. Flow (prot)1711 3539 1744 1711 3539 1583 1769 1801 1510 1710 1801 1562 Flt Permitted 0.95 1.00 1.00 0.95 1.00 1.00 0.25 1.00 1.00 0.38 1.00 1.00 Satd. Flow (perm)1711 3539 1744 1711 3539 1583 471 1801 1510 685 1801 1562 Peak-hour factor, PHF 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 0.94 Adj. Flow (vph)74 2002 366 107 1960 440 331 206 131 383 254 98 RTOR Reduction (vph) 0 0 189 0 0 131 0 0 110 0 0 82 Lane Group Flow (vph) 74 2002 177 107 1960 309 331 206 21 383 254 16 Confl. Peds. (#/hr)3 3 1 1 1 1 Turn Type Prot NA Perm Prot NA Perm pm+pt NA Perm pm+pt NA Perm Protected Phases 7 4 3 8 1 6 5 2 Permitted Phases 4 8 6 6 2 2 Actuated Green, G (s) 8.9 55.6 55.6 7.8 56.5 56.5 34.1 18.1 18.1 34.1 18.1 18.1 Effective Green, g (s) 9.9 56.6 56.6 8.8 57.5 57.5 36.1 19.1 19.1 36.1 19.1 19.1 Actuated g/C Ratio 0.08 0.47 0.47 0.07 0.48 0.48 0.30 0.16 0.16 0.30 0.16 0.16 Clearance Time (s)4.0 6.0 6.0 6.0 6.0 6.0 4.0 6.5 6.5 4.0 6.5 6.5 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 141 1669 822 125 1695 758 325 286 240 351 286 248 v/s Ratio Prot 0.04 c0.57 0.06 c0.55 0.14 0.11 c0.15 0.14 v/s Ratio Perm 0.10 0.20 0.16 0.01 c0.17 0.01 v/c Ratio 0.52 1.20 0.22 0.86 1.16 0.41 1.02 0.72 0.09 1.09 0.89 0.06 Uniform Delay, d1 52.8 31.7 18.6 55.0 31.2 20.2 37.8 47.9 43.0 39.2 49.4 42.8 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 3.5 95.9 0.6 40.2 77.5 1.6 54.7 8.6 0.2 74.7 26.5 0.1 Delay (s)56.3 127.6 19.2 95.1 108.7 21.8 92.5 56.5 43.2 113.9 75.9 43.0 Level of Service E F B F F C F E D F E D Approach Delay (s)109.2 92.9 71.7 91.3 Approach LOS F F E F Intersection Summary HCM 2000 Control Delay 96.7 HCM 2000 Level of Service F HCM 2000 Volume to Capacity ratio 1.19 Actuated Cycle Length (s) 120.0 Sum of lost time (s)18.5 Intersection Capacity Utilization 104.5% ICU Level of Service G Analysis Period (min)15 c Critical Lane Group ITEM 4, ATTACHMENT 5 Packet pg. 191 HCM 2010 TWSC 3: Boardwalk & Dr 1 Boardwalk 11/03/2020 Sam's Club TIA 11/02/2020 Proposed 2040 PM Peak Synchro 10 Report Walter P Moore Page 2 Intersection Int Delay, s/veh 48.3 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 63 7 13 14 3 243 8 345 14 232 385 30 Future Vol, veh/h 63 7 13 14 3 243 8 345 14 232 385 30 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - 0 - 0 - - - 200 - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 74 8 15 16 4 286 9 406 16 273 453 35 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 1594 1457 471 1460 1466 414 488 0 0 422 0 0 Stage 1 1017 1017 - 432 432 - - - - - - - Stage 2 577 440 - 1028 1034 - - - - - - - Critical Hdwy 7.12 6.52 6.22 7.12 6.52 6.22 4.12 - - 4.12 - - Critical Hdwy Stg 1 6.12 5.52 - 6.12 5.52 - - - - - - - Critical Hdwy Stg 2 6.12 5.52 - 6.12 5.52 - - - - - - - Follow-up Hdwy 3.518 4.018 3.318 3.518 4.018 3.318 2.218 - - 2.218 - - Pot Cap-1 Maneuver 86 130 593 107 128 638 1075 - - 1137 - - Stage 1 287 315 - 602 582 - - - - - - - Stage 2 502 578 - 283 309 - - - - - - - Platoon blocked, %- -- - Mov Cap-1 Maneuver ~ 37 98 593 79 96 638 1075 - - 1137 - - Mov Cap-2 Maneuver ~ 37 98 - 79 96 - - - - - - - Stage 1 284 239 - 595 576 - - - - - - - Stage 2 272 572 - 202 235 - - - - - - - Approach EB WB NB SB HCM Control Delay, s$ 708.1 17.7 0.2 3.3 HCM LOS F C Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1WBLn2 SBL SBT SBR Capacity (veh/h)1075 - - 46 79 638 1137 - - HCM Lane V/C Ratio 0.009 - - 2.123 0.208 0.448 0.24 - - HCM Control Delay (s) 8.4 0 -$ 708.1 62.2 15.1 9.2 - - HCM Lane LOS A A - F F C A - - HCM 95th %tile Q(veh) 0 - - 10.1 0.7 2.3 0.9 - - Notes ~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon ITEM 4, ATTACHMENT 5 Packet pg. 192 HCM 2010 TWSC 5: Boardwalk & Dr 2 Boardwalk 11/03/2020 Sam's Club TIA 11/02/2020 Proposed 2040 PM Peak Synchro 10 Report Walter P Moore Page 3 Intersection Int Delay, s/veh 4 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 57 0 11 26 3 52 7 241 15 41 402 27 Future Vol, veh/h 57 0 11 26 3 52 7 241 15 41 402 27 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - - - - - - - 75 - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 67 0 13 31 4 61 8 284 18 48 473 32 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 927 903 489 901 910 293 505 0 0 302 0 0 Stage 1 585 585 - 309 309 - - - - - - - Stage 2 342 318 - 592 601 - - - - - - - Critical Hdwy 7.12 6.52 6.22 7.12 6.52 6.22 4.12 - - 4.12 - - Critical Hdwy Stg 1 6.12 5.52 - 6.12 5.52 - - - - - - - Critical Hdwy Stg 2 6.12 5.52 - 6.12 5.52 - - - - - - - Follow-up Hdwy 3.518 4.018 3.318 3.518 4.018 3.318 2.218 - - 2.218 - - Pot Cap-1 Maneuver 249 277 579 259 275 746 1060 - - 1259 - - Stage 1 497 498 - 701 660 - - - - - - - Stage 2 673 654 - 493 489 - - - - - - - Platoon blocked, %- -- - Mov Cap-1 Maneuver 218 264 579 244 262 746 1060 - - 1259 - - Mov Cap-2 Maneuver 218 264 - 244 262 - - - - - - - Stage 1 493 479 - 695 654 - - - - - - - Stage 2 609 648 - 464 470 - - - - - - - Approach EB WB NB SB HCM Control Delay, s 27.1 15.7 0.2 0.7 HCM LOS D C Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1 SBL SBT SBR Capacity (veh/h)1060 - - 242 432 1259 - - HCM Lane V/C Ratio 0.008 - - 0.331 0.221 0.038 - - HCM Control Delay (s) 8.4 0 - 27.1 15.7 8 - - HCM Lane LOS A A - D C A - - HCM 95th %tile Q(veh) 0 - - 1.4 0.8 0.1 - - ITEM 4, ATTACHMENT 5 Packet pg. 193 HCM 2010 TWSC 14: Dr 3 Harmony Rd & Harmony 11/03/2020 Sam's Club TIA 11/02/2020 Proposed 2040 PM Peak Synchro 10 Report Walter P Moore Page 5 Intersection Int Delay, s/veh 2.8 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 2270 101 0 2338 0 92 Future Vol, veh/h 2270 101 0 2338 0 92 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - - 0 Veh in Median Storage, # 0 - - 0 0 - Grade, %0 - - 0 0 - Peak Hour Factor 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 2671 119 0 2751 0 108 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 - - - 1395 Stage 1 - - - -- - Stage 2 - - - - - - Critical Hdwy - - - - - 7.14 Critical Hdwy Stg 1 - - - - - - Critical Hdwy Stg 2 - - - - - - Follow-up Hdwy - - - - - 3.92 Pot Cap-1 Maneuver - - 0 - 0 112 Stage 1 - - 0 - 0 - Stage 2 - - 0 -0 - Platoon blocked, % - -- Mov Cap-1 Maneuver - - - - - 112 Mov Cap-2 Maneuver - - - - - - Stage 1 - - - -- - Stage 2 - - - - - - Approach EB WB NB HCM Control Delay, s 0 0 148.1 HCM LOS F Minor Lane/Major Mvmt NBLn1 EBT EBR WBT Capacity (veh/h)112 - - - HCM Lane V/C Ratio 0.966 - - - HCM Control Delay (s) 148.1 - - - HCM Lane LOS F - - - HCM 95th %tile Q(veh) 6.1 - - - ITEM 4, ATTACHMENT 5 Packet pg. 194 HCM 2010 TWSC 8: Lemay Ave/Lemay & Dr 4 Lemay Ave 11/03/2020 Sam's Club TIA 11/02/2020 Proposed 2040 PM Peak Synchro 10 Report Walter P Moore Page 4 Intersection Int Delay, s/veh 103.3 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 154 9 75 5 0 72 52 705 7 60 822 344 Future Vol, veh/h 154 9 75 5 0 72 52 705 7 60 822 344 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length 0 - 0 - - - 150 - - 100 - 200 Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 181 11 88 6 0 85 61 829 8 71 967 405 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 1646 2068 484 1586 2469 419 1372 0 0 837 0 0 Stage 1 1109 1109 - 955 955 - - - - - - - Stage 2 537 959 - 631 1514 - - - - - - - Critical Hdwy 7.54 6.54 6.94 7.54 6.54 6.94 4.14 - - 4.14 - - Critical Hdwy Stg 1 6.54 5.54 - 6.54 5.54 - - - - - - - Critical Hdwy Stg 2 6.54 5.54 - 6.54 5.54 - - - - - - - Follow-up Hdwy 3.52 4.02 3.32 3.52 4.02 3.32 2.22 - - 2.22 - - Pot Cap-1 Maneuver ~ 65 54 529 73 30 583 496 - - 793 - - Stage 1 223 283 - 278 335 - - - - - - - Stage 2 496 334 - 436 181 - - - - - - - Platoon blocked, %- -- - Mov Cap-1 Maneuver ~ 47 43 529 42 24 583 496 - - 793 - - Mov Cap-2 Maneuver ~ 47 43 - 42 24 - - - - - - - Stage 1 196 258 - 244 294 - - - - - - - Stage 2 372 293 - 317 165 - - - - - - - Approach EB WB NB SB HCM Control Delay, s$ 987.8 20.8 0.9 0.5 HCM LOS F C Minor Lane/Major Mvmt NBL NBT NBR EBLn1 EBLn2WBLn1 SBL SBT SBR Capacity (veh/h)496 - - 47 529 317 793 - - HCM Lane V/C Ratio 0.123 - - 3.855 0.167 0.286 0.089 - - HCM Control Delay (s) 13.3 - -$ 1462.5 13.2 20.8 10 - - HCM Lane LOS B - - F B C A - - HCM 95th %tile Q(veh) 0.4 - - 20.1 0.6 1.2 0.3 - - Notes ~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon ITEM 4, ATTACHMENT 5 Packet pg. 195 HCM 2010 TWSC 1: Oakridge Drive & Dr 5 Oakridge 11/03/2020 Sam's Club TIA 11/02/2020 Proposed 2040 PM Peak Synchro 10 Report Walter P Moore Page 1 Intersection Int Delay, s/veh 3.3 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 9 140 5 21 160 30 13 3 24 51 3 13 Future Vol, veh/h 9 140 5 21 160 30 13 3 24 51 3 13 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None Storage Length - - - - - - - - - - - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, %- 0 - - 0 - - 0 - - 0 - Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 11 165 6 25 188 35 15 4 28 60 4 15 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 223 0 0 171 0 0 455 463 168 462 449 206 Stage 1 - - - -- - 190 190 - 256 256 - Stage 2 - - - - - - 265 273 - 206 193 - Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - - - - - - 6.12 5.52 - 6.12 5.52 - Critical Hdwy Stg 2 - - - - - - 6.12 5.52 - 6.12 5.52 - Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1346 - - 1406 - - 515 496 876 510 505 835 Stage 1 - - - - - - 812 743 - 749 696 - Stage 2 - - - -- - 740 684 - 796 741 - Platoon blocked, %- -- - Mov Cap-1 Maneuver 1346 - - 1406 - - 492 482 876 480 490 835 Mov Cap-2 Maneuver - - - - - - 492 482 - 480 490 - Stage 1 - - - -- - 805 736 - 742 682 - Stage 2 - - - - - - 708 670 - 760 734 - Approach EB WB NB SB HCM Control Delay, s 0.4 0.8 10.8 13.1 HCM LOS B B Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h)666 1346 - - 1406 - - 524 HCM Lane V/C Ratio 0.071 0.008 - - 0.018 - - 0.15 HCM Control Delay (s) 10.8 7.7 0 - 7.6 0 - 13.1 HCM Lane LOS B A A - A A - B HCM 95th %tile Q(veh) 0.2 0 - - 0.1 - - 0.5 ITEM 4, ATTACHMENT 5 Packet pg. 196 Development Review Center 281 North College Avenue PO Box 580 Fort Collins, CO 80522-0580 970-221-6750 fcgov.com/DevelopmentReview Sam’s Fueling… Neighborhood Meeting Notes February 10, 2020 Meeting Date Plymouth Congregational Church These notes are a summary of the neighborhood meeting discussion and not a verbatim transcript. Please contact staff at any time with any comments or questions: Staff: Clark Mapes, City Planner, ph 970.221.6225, cmapes@fcgov.com Marcy Yoder, Development Review Liaison, ph 970.221.6076, myoder@fcgov.com Attendees: Four community members attended. Staff Presentation Marcy introduced the purpose of the meeting and how it fits into the process for prospective development in the City. The meeting purpose is to share information between the prospective developer and interested community members, with City staff supporting as is helpful. Meeting discussion is intended to be considered by the development team as they decide whether and how to formulate an actual application for submittal to the City for review. Notes from the neighborhood meeting would eventually be provided to the decision makers. Applicant Presentation Chelsea Penn, Sam’s Club The applicants representative showed a site plan and preliminary architectural design for the facility. The facility was planned as part of a program throughout all Sam’s Club locations. Only club members can access the facility. Questions, Comments and Discussion Comment: The Harmony Market shopping center has a common area association that maintains the loop drive which accesses the Sam’s parking lot, but Sam’s is not a member of the association. Sam’s was the first thing built and is ITEM 4, ATTACHMENT 6 Packet pg. 197 N e i g h b o r h o o d M e e t i n g N o t e s - P a g e | 2 separate from the easement agreements that the rest of the center is party to. That loop drive was recently resurfaced. Would you consider participating in that maintenance? Response (Applicants): That looks like it makes sense, We would consider that. Comment: I’m the manager of the Sam’s store here. I was actually not aware that this was being considered until I got this meeting notice. Glad to hear it. I have customers asking about getting a fuel club here. Some say they drive to Coscto but they would love to have this here instead. Question: Traffic already backs up on Boardwalk past the entrance to the shopping center which turns that intersection into a big problem. This looks like it would make that worse. Will this proposal take Boardwalk traffic into account? Response (Applicants): We will have a traffic study that will look at the whole situation. We would note that there is another access point a little way to the south of the main access drive and also an access drive from the rear of the center so that if anyone was coming to Sam’s and they wanted to avoid the congestion at busy times they do have other alternatives. But the traffic study will tell us a lot more. ~ The meeting was very brief, and the attendees took the opportunity to discuss mutual interests after the q & a session adjourned. ITEM 4, ATTACHMENT 6 Packet pg. 198 SITES1S2S3S4S5S6S7HCPOLLDREGCHCUELDRLDMNMDMNMDMNLDRLDRPOLPOLLDMNLDRPOLLDMNGCSCLDMNLDMNE HARMONY ROADOAKRIDGE DRS BOA R D W A L K D R S LEMAY AVES COLLEGE AVEFOSSIL CREEK PK WY S COLLEGE AVES MASON STMASON TRAILS BO A R D W AL K D R SAM'SCLUBE HARMONY ROADS LEMAY AVES COLLEGE AVEARIZONA ƒ ARKANSAS ƒ CALIFORNIA ƒ FLORIDA ƒ MINNESOTA ƒ NORTH CAROLINA ƒ PENNSYLVANIA ƒ TEXASLAND USE TABLEPROJECT NAME:SAM'S CLUB FUEL STATION #6633PROJECT ADDRESS:4700 BOARDWALK DRIVE, FT. COLLINS, CO 80525PROJECT DESCRIPTION:CONSTRUCTION OF A FREE STANDING FUEL STATION WITHIN THEEXISTING SAM'S CLUB PARKING LOTEXITING ZONING:HARMONY CORRIDOR DISTRICT (H-C)PROPOSED ZONING:N/ATOTAL PARCEL SIZE (SAM'S CLUB):11.95± AC / 520,532± SF (AS SHOWN ON PLAT OF HARMONY MARKETP.U.D.)TOTAL PROJECT SIZE (FUEL STATION):TBDMAXIMUM BUILDING HEIGHT:21'-6'' (CANOPY) 11'-6'' (KIOSK) 30'-0''± (EXISTING SAM'S CLUB)TOTAL FLOOR AREA:130,383± SF (PRE-CONSTRUCTION) 130,583± SF (POST-CONSTRUCTION)TOTAL FLOOR AREA RATIO:25.38% (PRE-CONSTRUCTION) 25.42% (POST-CONSTRUCTION)TOTAL PRE-CONSTRUCTION PARKING:557 (4.27 / 1,000)MINIMUM & MAXIMUM REQUIRED:261 MIN (2 / 1,000) - 522 MAX (4 / 1,000)STANDARD:539 SPACESCOMPACT:N/AACCESSIBLE:12 SPACES (12 REQUIRED - 2% OF TOTAL)MOTORCYCLE:N/ABICYCLE (ENCLOSED):UNKNOWNBICYCLE (FIXED):8 (33 REQUIRED - 1 / 4,000)TOTAL POST-CONSTRUCTION PARKING:484 (3.71 / 1,000)MINIMUM & MAXIMUM REQUIRED:261 MIN (2 /1,000) - 522 MAX (4 / 1,000)STANDARD:471COMPACT:N/AACCESSIBLE:13 (9 REQUIRED)MOTORCYCLE:N/ABICYCLE (ENCLOSED):UNKNOWNBICYCLE (FIXED):10 (33 REQUIRED FOR PROJECT - 1 / 4,000)SITE PLAN NOTES:1. REFER TO FINAL UTILITY PLANS FOR EXACT LOCATIONS AND CONSTRUCTION INFORMATION FOR STORMDRAINAGE STRUCTURES, UTILITY MAINS AND SERVICES, PROPOSED TOPOGRAPHY, STREET IMPROVEMENTS.2.REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOR EXACT LOCATIONS, AREAS AND DIMENSIONS OF ALLEASEMENTS, LOTS, TRACTS, STREETS, WALKS AND OTHER SURVEY INFORMATION.3. THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL PLANS. AMENDMENTS TO THE PLANSMUST BE REVIEWED AND APPROVED BY THE CITY PRIOR TO THE IMPLEMENTATION OF ANY CHANGES TO THEPLANS.4. ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE SCREENED FROM VIEW FROMADJACENT PROPERTY AND PUBLIC STREETS. IN CASES WHERE BUILDING PARAPETS DO NOT ACCOMPLISHSUFFICIENT SCREENING, THEN FREE-STANDING SCREEN WALLS MATCHING THE PREDOMINANT COLOR OF THEBUILDING SHALL BE CONSTRUCTED. OTHER MINOR EQUIPMENT SUCH AS CONDUIT, METERS AND PLUMBINGVENTS SHALL BE SCREENED OR PAINTED TO MATCH SURROUNDING BUILDING SURFACES.5. ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN ONE PHASE UNLESS A PHASINGPLAN IS SHOWN WITH THESE PLANS.6.[IF APPLICABLE -- INCLUDE LANGUAGE FOR ANY MODIFICATIONS AND CONDITIONS APPROVED WITH PDP/ODP].7.[IF APPLICABLE] ALL SINGLE FAMILY DETACHED HOMES SHALL MEET OR EXCEED THE GARAGE DOOR STANDARDSAS OUTLINED IN 3.5.2(E) OF THE LAND USE CODE.8.[IF APPLICABLE] A MINIMUM OF (NUMBER TBD) HOUSING MODELS FOR THE SINGLE FAMILY HOMES SHALL BEREQUIRED. THESE HOUSING MODELS SHALL MEET OR EXCEED THE STANDARDS AS OUTLINED IN 3.5.2(C) OF THELAND USE CODE.9. ALL EXTERIOR LIGHTING PROVIDED SHALL COMPLY WITH THE FOOT-CANDLE REQUIREMENTS IN SECTION 3.2.4OF THE LAND USE CODE AND SHALL USE A CONCEALED, FULLY SHIELDED LIGHT SOURCE WITH SHARP CUT-OFFCAPABILITY SO AS TO MINIMIZE UP-LIGHT, SPILL LIGHT, GLARE AND UNNECESSARY DIFFUSION.10. SIGNAGE AND ADDRESSING ARE NOT PERMITTED WITH THIS PLANNING DOCUMENT AND MUST BE APPROVEDBY SEPARATE CITY PERMIT PRIOR TO CONSTRUCTION. SIGNS MUST COMPLY WITH CITY SIGN CODE UNLESS ASPECIFIC VARIANCE IS GRANTED BY THE CITY.11. FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL BUILDINGS MUST PROVIDEAN APPROVED FIRE EXTINGUISHING SYSTEM.12. ALL BIKE RACKS PROVIDED MUST BE PERMANENTLY ANCHORED.13. ALL SIDEWALKS AND RAMPS MUST CONFORM TO CITY STANDARDS. ACCESSIBLE RAMPS MUST BE PROVIDEDAT ALL STREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSIBLE PARKING SPACES. ACCESSIBLEPARKING SPACES MUST SLOPE NO MORE THAN 1:48 IN ANY DIRECTION. ALL ACCESSIBLE ROUTES MUST SLOPENO MORE THAN 1:20 IN DIRECTION OF TRAVEL AND WITH NO MORE THAN 1:48 CROSS SLOPE.14. COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS, AND TRAFFICCIRCLES ADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BY THE PROPERTYOWNER OF THE COMMON AREA. THE PROPERTY OWNER IS RESPONSIBLE FORSNOW REMOVAL ON ALLADJACENT STREET SIDEWALKS AND SIDEWALKS IN COMMON OPEN SPACE AREAS.15. DESIGN AND INSTALLATION OF ALL PARKWAY/TREE LAWN AND MEDIAN AREAS IN THE RIGHT-OF-WAY SHALL BEIN ACCORDANCE WITH CITY STANDARDS. UNLESS OTHERWISE AGREED TO BY THE CITY WITH THE FINAL PLANS,ALL ONGOING MAINTENANCE OF SUCH AREAS IS THE RESPONSIBILITY OF THE OWNER/DEVELOPER.16. THE PROPERTY OWNER FOR EACH RESIDENTIAL LOT IS RESPONSIBLE FOR SNOW REMOVAL ON ALL STREETSIDEWALKS ADJACENT TO EACH RESIDENTIAL LOT.17. PRIVATE CONDITIONS, COVENANTS, AND RESTRICTIONS (CC&R'S), OR ANY OTHER PRIVATE RESTRICTIVECOVENANT IMPOSED ON LANDOWNERS WITHIN THE DEVELOPMENT, MAY NOT BE CREATED OR ENFORCEDHAVING THE EFFECT OF PROHIBITING OR LIMITING THE INSTALLATION OF XERISCAPE LANDSCAPING,SOLAR/PHOTO-VOLTAIC COLLECTORS (IF MOUNTED FLUSH UPON ANY ESTABLISHED ROOF LINE), CLOTHES LINES(IF LOCATED IN BACK YARDS), ODOR-CONTROLLED COMPOST BINS, OR WHICH HAVE THE EFFECT OF REQUIRINGTHAT A PORTION OF ANY INDIVIDUAL LOT BE PLANTED IN TURF GRASS.18. ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION, AS WELL AS STREETS,SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED OR REMOVED DUETO CONSTRUCTION OF THISPROJECT, SHALL BE REPLACED OR RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'SEXPENSE PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THEFIRST CERTIFICATE OF OCCUPANCY.19.FIRELANEMARKING: A FIRE LANE MARKING PLAN MUST BE REVIEWED AND APPROVED BY THE FIRE OFFICIALPRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. WHERE REQUIRED BY THE FIRE CODE OFFICIAL,APPROVED SIGNS OR OTHER APPROVED NOTICES THAT INCLUDE THE WORDSNO PARKING FIRE LANE SHALL BEPROVIDED FOR FIRE APPARATUS ACCESS ROADS TO IDENTIFY SUCH ROADSOR PROHIBIT THE OBSTRUCTIONTHEREOF. THE MEANS BY WHICH FIRE LANES ARE DESIGNATED SHALL BE MAINTAINED IN A CLEAN AND LEGIBLECONDITION AT ALL TIMES AD BE REPLACED OR REPAIRED WHEN NECESSARY TO PROVIDE ADEQUATE VISIBILITY.20. ALL PUBLIC SIDEWALK, DRIVEWAYS AND RAMPS EXISTING OR PROPOSED ADJACENT OR WITHIN THE SITE NEEDTO MEET ADA STANDARDS, IF THEY CURRENTLY DO NOT, THEY WILL NEED TO BE RECONSTRUCTED SO THAT THEY DOMEET CURRENT ADA STANDARDS AS A PART OF THIS PROJECT.PREMISE IDENTIFICATION: AN ADDRESSING PLAN IS REQUIRED TO BE REVIEWED AND APPROVED BY THE CITY ANDPOUDRE FIRE AUTHORITY PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. UNLESS THE PRIVATE DRIVEIS NAMED, MONUMENT SIGNAGE MAY BE REQUIRED TO ALLOW WAY_FINDING. ALL BUILDINGS SHALL HAVE ADDRESSNUMBERS, BUILDING NUMBERS OR APPROVED BUILDING IDENTIFICATION PLACED IN A POSITION THAT IS PLAINLYLEGIBLE, VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY, AND POSTED WITH A MINIMUM OFSIX_INCH NUMERALS ON A CONTRASTING BACKGROUND. WHERE ACCESS IS BY MEANS OF A PRIVATE ROAD AND THEBUILDING CANNOT BE VIEWED FROM THE PUBLIC WAY, A MONUMENT, POLEOR OTHER SIGN OR MEANS SHALL BEUSED TO IDENTIFY THE STRUCTURE.NOTICE TO BIDDERS:WETLANDS INFORMATION:BASED ON AN ONLINE SEARCH OF U.S. FISH AND WILDLIFE SERVICE NATIONAL WETLANDS INVENTORYLOCATED AT www.fws.gov/wetlands/data/mapper.html, THE PROPOSED PROJECT DOES NOT APPEAR TO BEWITHIN A KNOWN WETLAND AREA.ALL QUESTIONS REGARDING THE PREPARATION OF THE GENERAL CONTRACTOR'S BID SHALL BE DIRECTEDTO THE OWNER'S CONSTRUCTION DEPARTMENT VIA ON-LINE BID QUESTIONTOOL. SUBCONTRACTORSMUST DIRECT THEIR QUESTIONS THROUGH THE GENERAL CONTRACTOR. THECONSULTING ARCHITECTAND/OR THE CONSULTING ENGINEER SHALL NOT BE CONTACTED DIRECTLY WITHOUT PRIORAUTHORIZATION FROM THE OWNER/DEVELOPER.CITY OF FORT COLLINS, CO NOTES:Vicinity MapSCALE: 1 INCH = 1,000 FEETVICINITY MAP LEGEND:SCHOOLS / COLLEGESS1 COLORADO EARLY COLLEGES HIGH SCHOOLS2 KRUSE ELEMENTARY SCHOOLS3 COLORADO EARLY COLLEGES MIDDLE SCHOOLS4 FRONT RANGE ACADEMY PRIVATE SCHOOLS5 THE LEARNING EXPERIENCE PRESCHOOLS6 ACADEMY OF ARTS AND KNOWLEDGE PRESCHOOLS7 WERNER ELEMENTARY SCHOOLZONING DISTRICTSGC GENERAL COMMERCIAL DISTRICTHC HARMONY CORRIDOR DISTRICTLDMN LOW DENSITY MIXED-USE NEIGHBORHOOD DISTRICTLDR LOW DENSITY RESIDENTIAL DISTRICTMDMN MEDIUM DENSITY MIXED-USE NEIGHBORHOOD DISTRICTPOL PUBLIC OPEN LANDS DISTRICTSC SERVICE COMMERCIAL DISTRICTUE URBAN ESTATES DISTRICTSITE LOCATION BOUNDARYZONING DISTRICT BOUNDARYSTREET CENTERLINEWATER BODYNATURAL AREAPARKTHESE PLANS HAVE BEEN REVIEWED BY THE LOCAL ENTITY FOR CONCEPT ONLY. THE REVIEW DOES NOT IMPLYRESPONSIBILITY BY THE REVIEWING DEPARTMENT, THE LOCAL ENTITY ENGINEER, OR THE LOCAL ENTITY FORACCURACY AND CORRECTNESS OF THE CALCULATIONS. FURTHERMORE, THE REVIEW DOES NOT IMPLY THATQUANTITIES OF ITEMS ON THE PLANS ARE THE FINAL QUANTITIES REQUIRED. THE REVIEW SHALL NOT BE CONSTRUEDFOR ANY REASON AS ACCEPTANCE OF FINANCIAL RESPONSIBILITY BY THE LOCAL ENTITY FOR ADDITIONAL QUANTITIESOF ITEMS SHOWN THAT MAY BE REQUIRED DURING THE CONSTRUCTION PHASE.INDEMNIFICATION STATEMENT:FLOOD ZONE INFORMATION:FLOOD ZONE CLASSIFICATION: ZONE X (AREA OF MINIMAL FLOOD HAZARD)FLOOD INSURANCE RATE MAP: 08069C1000F, DATED DEC. 19, 2006 (NOT PRINTED)REVISIONSDATENO. DESCRIPTION5/19/2020INITIAL DESIGNLOT 1, HARMONY MARKET P.U.D., FIRST FILING, IN THE CITY OF FORT COLLINS, ACCORDING TO THE RECORDED PLATTHEREOF, COUNTY OF LARIMER, STATE OF COLORADO.ALSO KNOWN AS:A TRACT OF LAND LOCATED IN THE NORTHEAST QUARTER OF SECTION 1, TOWNSHIP 6 NORTH, RANGE 69 WEST OFTHE 6THP.N., CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO BEING MORE PARTICULARLYDESCRIBED AS FOLLOWS:CONSIDERING THE EAST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 1 AS BEARING, SOUTH 0°10'00” WEST,FROM A FOUND NUMBER FOUR REBAR WITH YELLOW CAP AT THE NORTHEASTCORNER, TO A FOUND REBAR IN AVALVE BOX AT THE EAST QUARTER CORNER OF SAID SECTION 1 AND WITHALL BEARINGS CONTAINED HEREINRELATIVE THERETO:COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 1; THENCE ALONG SAID EAST LINE, SOUTH 0°10'10”WEST, 49.94 FEET; THENCE, NORTH 89°50'00” WEST, 63.00 FEET TO APOINT ON THE SOUTHERLY RIGHT-OF-WAYLINE OF COLORADO STATE HIGHWAY NO. 68; THENCE ALONG SAID RIGHT-OF-WAY, NORTH 46°21'21” WEST, 24.52FEET; THENCE, SOUTH 89°45'15” WEST, 921.30 FEET; THENCE, SOUTH 89°55'30” WEST, 600.00 FEET; THENCE SOUTH83°39'00” WEST, 402.76 FEET, THENCE DEPARTING SAID RIGHT-OF-WAY, SOUTH 0°11'05” WEST, 363.38 FEET TO APOINT ON A CURVE CONCAVE TO THE EAST, HAVING A CENTRAL ANGLE OF1°12'48”, A RADIUS OF 566.00 FEET ANDTHE CHORD OF WHICH BEARS SOUTH 0°25'19” EAST, 11.99 FEET; THENCE ALONG THE ARC OF SAID CURVE 11.99FEET TO THE POINT OF BEGINNING; THENCE, NORTH 80°29'24” EAST, 119.64 FEET TO A POINT ON A CURVE CONCAVETO THE NORTHWEST, HAVING A CENTRAL ANGLE OF 45°41'15”, A RADIUS OF 100.00 FEET AND THE CHORD OFWHICH BEARS, NORTH 57°38'46” EAST 77.64 FEET; THENCE ALONG ARC OF SAID CURVE 79.74 FEET; THENCE, NORTH34°48'09” EAST, 118.16 FEET TO A POINT ON A CURVE CONCAVE TO THE SOUTHEAST, HAVING A CENTRAL ANGLE OF54°36'22”, A RADIUS OF 100.00 FEET AND THE CHORD OF WHICH BEARSNORTH 62°06'20” EAST, 91.74 FEET; THENCEALONG THE ARC OF SAID CURVE 95.31 FEET; THENCE, NORTH 89°24'31”EAST, 263.86 FEET; THENCE, SOUTH 0°00'00”WEST, 714.30 FEET; THENCE, SOUTH 90°00'00” EAST, 117.28 FEET, THENCE SOUTH 0°00'00” EAST, 308.47 FEET TO APOINT ON A CURVE CONCAVE TO THE NORTH, HAVING A CENTRAL ANGLE OF 20°28'22”, A RADIUS OF 576.00 FEETAND THE CHORD OF WHICH BEARS NORTH 78°44'31” WEST, 204.72 FEET; THENCE ALONG THE ARC OF SAID CURVE205.82 FEET; THENCE, NORTH 68°30'20” WEST, 150.28 FEET TO A POINT ON A CURVE CONCAVE TO THE SOUTH,HAVING A CENTRAL ANGLE OF 19°42'15”, A RADIUS OF 644.00 FEET AND THE CHORD OF WHICH BEARS NORTH78°21'28” WEST, 220.38 FEET; THENCE ALONG THE ARC OF SAID CURVE 221.47 FEET; THENCE NORTH 88°12'35”WEST, 107.00 FEET TO A POINT ON A CURVE CONCAVE TO THE NORTHEAST, HAVING A CENTRAL ANGLE OF90°00'00”, A RADIUS OF 11.00 FEET AND THE CHORD OF WHICH BEARS,NORTH 43°12'35” WEST, 15.56 FEET; THENCEALONG THE ARC OF SAID CURVE 17.28 FEET; THENCE, NORTH 1°47'25” EAST, 255.44 FEET TO A POINT ON A CURVECONCAVE TO THE WEST, HAVING A CENTRAL ANGLE OF 10°37'46”, A RADIUS OF 644.00 FEET AND THE CHORD OFWHICH BEARS, NORTH 3°31'28” WEST, 119.30 feet; THENCE ALONG THEARC OF SAID CURVE 119.47 FEET; THENCE,NORTH 8°50'22” WEST, 215.96 FEET TO A POINT ON A CURVE CONCAVE TO THE EAST, HAVING A CENTRAL ANGLE OF7°48'39”, A RADIUS OF 566.00 FEET AND THE CHORD OF WHICH BEARS,NORTH 4°56'02” WEST, 77.10 FEET; THENCEALONG THE ARC OF SAID CURVE 77.16 FEET; TO THE POINT OF BEGINNING.LEGAL DESCRIPTION:CITY OF FORT COLLINS, COLORADOAPPROVALSAPPROVED:CITY ENGINEERDATECHECKED BY:WATER & WASTEWATER UTILITY DATECHECKED BY:STORM WATER UTILITYDATECHECKED BY:PARKS & RECREATIONDATECHECKED BY:TRAFFIC ENGINEERDATECHECKED BY:DATESHEET INDEXSheet Number Sheet TitleC1COVER SHEETC2GENERAL NOTESC3DEMOLITION PLANC4OVERALL SITE PLANC4.1FIRE DEPT ACCESS PLANC5SITE PLANC5.1SITE PLAN - BASIN BC6GRADING PLANC6.1GRADING PLAN - BASIN BC7DRAINAGE PLANC7.1DRAINAGE MAP EXHIBITC7.2EXISTING IMPERVIOUS MAPC7.3PROPOSED IMPERVIOUS MAPC8UTILITY PLANC8.1UTILITY PLAN - BASIN BC9DETAIL SHEETC10DETAIL SHEETC11DETAIL SHEETC12DETAIL SHEETC13DETAIL SHEETL1LANDSCAPE PLANL1.1LANDSCAPE PLAN BASIN BL2LANDSCAPE HYDROZONESL3IRRIGATION PLANSW0SWPPP NOTESSW1SWPPP IMPLEMENTATION SEQUENCE AND LIMITS OF WORKSW2PHASE 1 EROSION AND SEDIMENTSW3PHASE 2 EROSION AND SEDIMENTSW4SWPPP INFORMATION SUMMARIESSW5SWPPP DETAIL 1SW6SWPPP DETAIL 2SW7SWPPP DETAIL 3APP-CPHOTOMETRIC PLANAPP-DPHOTOMETRIC PLAN1 OF 2TOPOGRAPHIC SURVEY PLAT2 OF 2TOPOGRAPHIC SURVEY PLATITEM 4, ATTACHMENT 7Packet pg. 199 DATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-GN.dwg LAST SAVED BY: JOEPERKINSGENERAL NOTES:A. TOPOGRAPHIC BOUNDARY SURVEY, INCLUDING PROPERTY LINES, LEGAL DESCRIPTION, EXISTINGUTILITIES, SITE TOPOGRAPHY WITH SPOT ELEVATIONS, OUTSTANDING PHYSICAL FEATURES ANDEXISTING STRUCTURE LOCATIONS WAS PROVIDED BY THE FOLLOWING COMPANY, AS ACONTRACTOR TO THE SELLER/OWNER:TOPOGRAPHY/BOUNDARY:PLS CORPORATION532 WEST 66TH STREETLOVELAND, COLORADO 80538PHONE 970 669-2100M. BRYAN SHORT, PLSBOUNDARY SURVEY WAS NOT REQUESTED OR PERFORMED. BOUNDARY WAS TAKEN FROM OLDDESIGN DRAWINGS. CEI ENGINEERING SHALL NOT BE HELD RESPONSIBLE FOR ERRORS OROMISSIONS DUE TO THE LOCATION OF BOUNDARY LINES.CEI ENGINEERING AND ITS ASSOCIATES WILL NOT BE HELD RESPONSIBLE FOR THE ACCURACY OFTHE SURVEY OR FOR DESIGN ERRORS OR OMISSIONS RESULTING FROM SURVEY INACCURACIES.B. CONTRACTOR SHALL BE RESPONSIBLE FOR THE REMOVAL OF EXISTING STRUCTURES, RELATEDUTILITIES, PAVING, UNDERGROUND STORAGE TANKS AND ANY OTHER EXISTING IMPROVEMENTSAS NOTED. SEE SITE WORK SPECIFICATIONS.C. CONTRACTOR IS TO REMOVE AND DISPOSE OF ALL DEBRIS, RUBBISH AND OTHER MATERIALSRESULTING FROM PREVIOUS AND CURRENT DEMOLITION OPERATIONS. DISPOSAL WILL BE INACCORDANCE WITH ALL LOCAL, STATE AND/OR FEDERAL REGULATIONS GOVERNING SUCHOPERATIONS.D. THE GENERAL CONTRACTOR WILL BE HELD SOLELY RESPONSIBLE FOR AND SHALL TAKE ALLPRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES DURINGTHE CONSTRUCTION PHASES OF THIS PROJECT.E. WARRANTY/DISCLAIMER: THE DESIGNS REPRESENTED IN THESE PLANS ARE IN ACCORDANCEWITH ESTABLISHED PRACTICES OF CIVIL ENGINEERING FOR THE DESIGN FUNCTIONS AND USESINTENDED BY THE OWNER AT THIS TIME. HOWEVER, NEITHER THE ENGINEER NOR ITSPERSONNEL CAN OR DO WARRANT THESE DESIGNS OR PLANS AS CONSTRUCTED EXCEPT IN THESPECIFIC CASES WHERE THE ENGINEER INSPECTS AND CONTROLS THE PHYSICAL CONSTRUCTIONON A CONTEMPORARY BASIS AT THE SITE.F. SAFETY NOTICE TO CONTRACTOR: IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTIONPRACTICES, THE CONTRACTOR SHALL BE SOLELY AND COMPLETELY RESPONSIBLE FORCONDITIONS OF THE JOB SITE, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY DURINGPERFORMANCE OF THE WORK. THIS REQUIREMENT WILL APPLY CONTINUOUSLY AND NOT BELIMITED TO NORMAL WORKING HOURS. ANY CONSTRUCTION OBSERVATION BY THE ENGINEEROF THE CONTRACTOR'S PERFORMANCE IS NOT INTENDED TO INCLUDE REVIEW OF THEADEQUACY OF THE CONTRACTOR'S SAFETY MEASURES, IN, ON OR NEAR THE CONSTRUCTIONSITE.G. ALL CONSTRUCTION IN STATE HIGHWAY DEPARTMENT RIGHT-OF-WAY SHALL BE COORDINATEDWITH THE HIGHWAY DEPARTMENT RESIDENT ENGINEER.H. WETLANDS NOTE: ANY DEVELOPMENT, EXCAVATION, CONSTRUCTION, OR FILLING IN A U.S.CORPS OF ENGINEERS DESIGNATED WETLAND IS SUBJECT TO LOCAL, STATE AND FEDERALAPPROVALS. THE CONTRACTOR SHALL COMPLY WITH ALL PERMIT REQUIREMENTS AND/ORRESTRICTIONS AND ANY VIOLATION WILL BE SUBJECT TO FEDERAL PENALTY. THE CONTRACTORSHALL HOLD THE OWNER/DEVELOPER, THE ENGINEER AND THE LOCAL GOVERNING AGENCIESHARMLESS AGAINST SUCH VIOLATION.I. RESIDENT ENGINEERING SERVICES: WHEN REQUESTED BY THE OWNER, RESIDENT ENGINEERINGSERVICES SHALL BE PROVIDED BY THE ENGINEERS (ON A TIME AND FREQUENCY BASIS)ACCEPTABLE TO THE CITY ENGINEER FOR IMPROVEMENTS TO PUBLIC WATER MAINS, PUBLICSEWER, AND CITY STREETS. AT THE COMPLETION OF CONSTRUCTION, THE ENGINEER SHALLCERTIFY THE CONSTRUCTION TO BE IN COMPLIANCE WITH THE PLANS AND SPECIFICATIONS.THIS WORK WILL BE AT THE OWNER/DEVELOPER'S DIRECT EXPENSE AND SHALL BECOORDINATED WITH CEI ENGINEERING ASSOCIATES, INC. IT WILL BE THE CONTRACTOR'SRESPONSIBILITY TO NOTIFY THE RESIDENT ENGINEER OF ANY PRECONSTRUCTION /CONSTRUCTION CONFERENCES AND ANY PUBLIC CONSTRUCTION 24 HOURS PRIOR TO SAIDACTION.A. ALL WORK AND MATERIALS SHALL COMPLY WITH ALL FEDERAL, STATE AND LOCAL REGULATIONSAND CODES AND O.S.H.A. STANDARDS.B. CONTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS ANDDIMENSIONS OF VESTIBULES, SLOPE PAVING, SIDEWALKS, EXIT PORCHES, TRUCK DOCKS, PRECISEBUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS.C. ALL UNPAVED DISTURBED AREAS ARE TO RECEIVE FOUR INCHES OF TOPSOIL, SEED, MULCH ANDWATER UNTIL A HEALTHY STAND OF GRASS IS ESTABLISHED.D. ALL CURBED RADII ARE TO BE 2 FEET OR 10 FEET UNLESS OTHERWISE NOTED. STRIPED RADIIARE TO BE 5 FEET UNLESS OTHERWISE NOTED.E. ALL DIMENSIONS AND RADII ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.F. EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED ORRELOCATED AS NECESSARY. ALL COST SHALL BE INCLUDED IN BASE BID.G. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS (UNLESS OTHERWISE NOTED ONPLANS), INCLUDING BUT NOT LIMITED TO, ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFICPOLES, ETC. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIESREQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS AND SHALL BE APPROVED BY SUCH.ALL COST SHALL BE INCLUDED IN BASE BID.H. SITE BOUNDARY, TOPOGRAPHY, UTILITY AND ROAD INFORMATION TAKEN FROM A SURVEY BY ALAND SURVEYOR.I. TOTAL LAND AREA IS 513,662± SQUARE FEET.J. BASED ON AN ONLINE SEARCH OF U.S. FISH AND WILDLIFE SERVICE NATIONAL WETLANDSINVENTORY LOCATED AT www.fws.gov/wetlands/data/mapper.html, THE PROPOSED PROJECTDOES NOT APPEAR TO BE WITHIN A KNOWN WETLAND AREA.K. THE SITE WORK FOR THIS PROJECT SHALL MEET OR EXCEED "THE SITE SPECIFIC SPECIFICATIONS".L. REFER TO ARCHITECTURAL PLANS FOR SITE LIGHTING ELECTRICAL PLAN.M. ALL SAM'S CLUB GENERAL CONTRACTOR WORK TO BE COMPLETED (EARTHWORK, FINALUTILITIES, AND FINAL GRADING) BY THE MILESTONE DATE IN PROJECT DOCUMENTS.N. CONTRACTOR SHALL COORDINATE WITH SAM'S CLUB MANAGER FOR POINT OF RELOCATIONFOR EXISTING CART CORRALS.O. ISOLATION JOINTS SHALL BE INSTALLED AT ALL FIXED STRUCTURES (BUILDING, RETAININGWALLS/DOCK WALLS, DROP INLETS, MANHOLES, LIGHT POLE BASES, AND BOLLARDS) SEE DETAILSHEET.P. ANY EXISTING PARKING LOT STRIPING TO REMAIN THAT IS DAMAGED OR REMOVED DURINGCONSTRUCTION OPERATIONS SHALL BE RE-PAINTED; FOUR INCH WIDE, TWO COAT, COLORSHALL MATCH EXISTING STRIPING.Q. REFER TO FINAL UTILITY PLANS FOR EXACT LOCATIONS AND CONSTRUCTION INFORMATION FORSTORM DRAINAGE STRUCTURES, UTILITY MAINS AND SERVICE, PROPOSED TOPOGRAPHY, STREETIMPROVEMENTS.R. REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOR EXACT LOCATIONS, AREAS ANDDIMENSIONS OF ALL EASEMENTS, LOTS, TRACTS, STREETS, WALKS AND OTHER SURVEYINFORMATION.S. THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL PLANS. AMENDMENTSTO THE PLANS MUST BE REVIEWED AND APPROVED BY THE CITY PRIOR TO THEIMPLEMENTATION OF ANY CHANGES TO THE PLANS.T. ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE SCREENED FROMVIEW FROM ADJACENT PROPERTY AND PUBLIC STREETS. IN CASES WHERE BUILDING PARAPETSDO NOT ACCOMPLISH SUFFICIENT SCREENING, THEN FREE-STANDING SCREEN WALLS MATCHINGTHE PREDOMINANT COLOR OF THE BUILDING SHALL BE CONSTRUCTED. OTHER MINOREQUIPMENT SUCH AS CONDUIT, METERS AND PLUMBING VENTS SHALL BE SCREENED ORPAINTED TO MACH SURROUNDING BUILDING SURFACES.U. ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN ONE PHASEUNLESS A PHASING PLAN IS SHOWN WITH THESE PLANS.V. ALL EXTERIOR LIGHTING PROVIDED SHALL COMPLY WITH THE FOOT-CANDLE REQUIREMENTS INSECTION 3.2.4 OF THE LAND USE CODE AND SHALL USE A CONCEALED, FULLY SHIELDED LIGHTSOURCE WITH SHARP CUT-OFF CAPABILITY SO AS TO MINIMIZE UP-LIGHT, SPILL LIGHT, GLAREAND UNNECESSARY DIFFUSION.W. SIGNAGE AND ADDRESSING AREA NOT PERMITTED WITH THE PLANNING DOCUMENT AND MUSTBE APPROVED BY SEPARATE CITY PERMIT PRIOR TO CONSTRUCTION. SIGNS MUST COMPLY WITHCITY SIGN CODE UNLESS A SPECIFIC VARIANCE IS GRANTED BY THE CITY.X.FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL BUILDINGSMUST PROVIDE AN APPROVED FIRE EXTINGUISHING SYSTEM.Y. ALL BIKE RACKS PROVIDED MUST BE PERMANENTLY ANCHORED.Z. ALL SIDEWALKS AND RAMPS MUST CONFORM TO CITY STANDARDS. ACCESSIBLE RAMPS MUST BEPROVIDED AT ALL STREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSIBLEPARKING SPACES. ACCESSIBLE PARKING SPACES MUST SLOPE NO MORE THAN 1:48 IN ANYDIRECTION. ALL ACCESSIBLE ROUTES MUST SLOPE NO MORE THAN 1:20 IN DIRECTION OFTRAVEL AND WITH NO MORE THAN 1:48 CROSS SLOPE.AA. COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS,AND TRAFFIC CIRCLES ADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BEMAINTAINED BY THE PROPERTY OWNER OF THE COMMON AREA. THE PROPERTY OWNER ISRESPONSIBLE FOR SNOW REMOVAL ON ALL ADJACENT STREET SIDEWALKS AND SIDEWALKS INCOMMON OPEN SPACE AREAS.AB. DESIGN AND INSTALLATION OF ALL PARKWAY/TREE LAWN AND MEDIAN AREAS IN THERIGHT-OF-WAY SHALL BE IN ACCORDANCE WITH CITY STANDARDS. UNLESS OTHERWISE AGREEDTO BY THE CITY WITH THE FINAL PLANS, ALL ONGOING MAINTENANCE OF SUCH AREAS IS THERESPONSIBILITY OF THE OWNER/DEVELOPER.AC. THE PROPERTY OWNER FOR EACH RESIDENTIAL LOT IS RESPONSIBLE FOR SNOW REMOVAL ONALL STREET SIDEWALKS ADJACENT TO EACH RESIDENTIAL LOT.AD. PRIVATE CONDITIONS, COVENANTS, AND RESTRICTIONS (CC&R'S), OR ANY OTHER PRIVATERESTRICTIVE COVENANT IMPOSED ON LANDOWNERS WITHIN THE DEVELOPMENT, MAY NOT BECREATED OR ENFORCED HAVING THE EFFECT OF PROHIBITING OR LIMITING THE INSTALLATIONOF XERISCAPE LANDSCAPING, SOLAR/PHOTO-VOLTAIC COLLECTORS (IF MOUNTED FLUSH UPONANY ESTABLISHED ROOF LINE), CLOTHES LINES (IF LOCATED IN BACK YARDS), ODOR-CONTROLLEDCOMPOST BINS, OR WHICH HAVE THE EFFECT OF REQUIRING THAT A PORTION OF ANYINDIVIDUAL LOT BE PLANTED IN TURF GRASS.AE. ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION, AS WELL ASSTREETS, SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED OR REMOVED DUE TOCONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR RESTORED TO CITY OF FORT COLLINSSTANDARDS AT THE DEVELOPER'S EXPENSE PRIOR TO THE ACCEPTANCE OF COMPLETEDIMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY.AF.FIRE LANE MARKING: A FIRE LANE MARKING PLAN MUST BE REVIEWED AND APPROVED BY THEFIRE OFFICIAL PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. WHERE REQUIREDBY THE FIRE CODE OFFICIAL, APPROVED SIGNS OR OTHER APPROVED NOTICES THAT INCLUDETHE WORDS NO PARKING FIRE LANE SHALL BE PROVIDED FOR FIRE APPARATUS ACCESS ROADSTO IDENTIFY SUCH ROADS OR PROHIBIT THE OBSTRUCTION THEREOF. THE MEANS BY WHICHFIRE LANES ARE DESIGNATED SHALL BE MAINTAINED IN A CLEAN AND LEGIBLE CONDITION ATALL TIMES AD BE REPLACED OR REPAIRED WHEN NECESSARY TO PROVIDE ADEQUATE VISIBILITY.AG.PREMISE IDENTIFICATION: AN ADDRESSING PLAN IS REQUIRED TO BE REVIEWED AND APPROVEDBY THE CITY AND POUDRE FIRE AUTHORITY PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OFOCCUPANCY. UNLESS THE PRIVATE DRIVE IS NAMED, MONUMENT SIGNAGE MAY BE REQUIREDTO ALLOW WAY_FINDING. ALL BUILDINGS SHALL HAVE ADDRESS NUMBERS, BUILDING NUMBERSOR APPROVED BUILDING IDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE,VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY, AND POSTED WITH A MINIMUMOF SIX_INCH NUMERALS ON A CONTRASTING BACKGROUND. WHERE ACCESS IS BY MEANS OF APRIVATE ROAD AND THE BUILDING CANNOT BE VIEWED FROM THE PUBLIC WAY, A MONUMENT,POLE OR OTHER SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE.GENERAL SITE PLAN NOTES:GENERAL DEMOLITION PLAN NOTES:A. CONTRACTOR IS RESPONSIBLE FOR DEMOLITION OF EXISTING STRUCTURES INCLUDINGREMOVAL OF ANY EXISTING UTILITIES SERVING THE STRUCTURE. UTILITIES ARE TO BE REMOVEDTO THE RIGHT-OF-WAY.B. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OFEXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITYCOMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATIONIS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THEAPPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUESTEXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TORELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTSSHOWN ON THE PLANS.C. ALL CUT OR FILL SLOPES SHALL BE 3:1 OR FLATTER UNLESS OTHERWISE NOTED.D. EXISTING PIPES TO BE CLEANED OUT TO REMOVE ALL SILT AND DEBRIS.E. EXISTING GRADE CONTOUR SHOWN AT 1 FOOT INTERVALS.F. PROPOSED GRADE CONTOUR SHOWN AT 1 FOOT INTERVALS.G. IF ANY EXISTING STRUCTURES TO REMAIN ARE DAMAGED DURING CONSTRUCTION IT SHALL BETHE CONTRACTORS RESPONSIBILITY TO REPAIR AND/OR REPLACE THE EXISTING STRUCTURE ASNECESSARY TO RETURN IT TO EXISTING CONDITIONS OR BETTER.H. ALL STORM PIPE ENTERING STRUCTURES SHALL BE GROUTED TO ASSURE CONNECTION ATSTRUCTURE IS WATERTIGHT.I. ALL STORM SEWER MANHOLES IN PAVED AREAS SHALL BE FLUSH WITH PAVEMENT, AND SHALLHAVE TRAFFIC BEARING RING & COVERS. MANHOLES IN UNPAVED AREAS SHALL BE 6" ABOVEFINISH GRADE. LIDS SHALL BE LABELED "STORM SEWER".J. THE CONTRACTOR SHALL ADHERE TO ALL TERMS & CONDITIONS AS OUTLINED IN THE EPA ORAPPLICABLE STATE GENERAL N.P.D.E.S. PERMIT FOR STORM WATER DISCHARGE ASSOCIATEDWITH CONSTRUCTION ACTIVITIES AND THE WALMART SPECIAL CONDITIONS, SECTION 8,ENVIRONMENTAL COMPLIANCE AND STORM WATER POLLUTION PREVENTION. THIS APPLIES TOWALMART BUILT PROJECTS ONLY.K. CONTRACTOR SHALL ADJUST AND/OR CUT EXISTING PAVEMENT AS NECESSARY TO ASSURE ASMOOTH FIT AND CONTINUOUS GRADE.L. CONTRACTOR SHALL ASSURE POSITIVE DRAINAGE AWAY FROM BUILDINGS FOR ALL NATURALAND PAVED AREAS.M. TOPOGRAPHIC INFORMATION IS TAKEN FROM A TOPOGRAPHIC SURVEY BY LAND SURVEYORS. IFTHE CONTRACTOR DOES NOT ACCEPT EXISTING TOPOGRAPHY AS SHOWN ON THE PLANS,WITHOUT EXCEPTION, THEN THE CONTRACTOR SHALL SUPPLY, AT THEIR EXPENSE, ATOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR TO THE OWNER FOR REVIEW.N. ALL UNSURFACED AREAS DISTURBED BY GRADING OPERATION SHALL RECEIVE 4 INCHES OFTOPSOIL. CONTRACTOR SHALL APPLY STABILIZATION FABRIC TO ALL SLOPES 3H:1V OR STEEPER.CONTRACTOR SHALL STABILIZE DISTURBED AREAS IN ACCORDANCE WITH GOVERNINGSPECIFICATIONS UNTIL A HEALTHY STAND OF VEGETATION IS OBTAINED.O. CONSTRUCTION SHALL COMPLY WITH ALL APPLICABLE GOVERNING CODES AND BECONSTRUCTED TO SAME.P. ALL STORM STRUCTURES SHALL HAVE A SMOOTH UNIFORM POURED MORTAR INVERT FROMINVERT IN TO INVERT OUT.Q. PRIOR TO INSTALLATION OF STORM OR SANITARY SEWER, THE CONTRACTOR SHALL EXCAVATE,VERIFY, AND CALCULATE ALL CROSSINGS AND INFORM THE OWNER AND THE ENGINEER OF ANYCONFLICTS PRIOR TO CONSTRUCTION. THE ENGINEER WILL BE HELD HARMLESS IN THE EVENTTHE ENGINEER IS NOT NOTIFIED OF DESIGN CONFLICTS.R. CONTRACTOR HAS THE OPTION TO BID THE FOLLOWING MATERIAL FOR THE STORM SEWERSYSTEM EXCEPT WHERE OTHERWISE NOTED: RCP (ASTM C14), TYPE PSM PVC (ASTM D3034),PE CORRUGATED PIPE, ADS N-12 (ASTM D3212), OR STEEL REINFORCED HDPE AS INDICATED ONTHIS PLAN WHERE THE WORD PIPE IS USED. ALL PIPES SHALL HAVE A MAXIMUM ROUGHNESSCOEFFICIENT ("N") OF 0.013 AND SHALL MEET OR EXCEED THE PIPE MANUFACTURERS REQUIREMENTS FOR MINIMUM AND MAXIMUM COVER. CONTRACTOR SHALL REFER TO THE SITEWORK SPECIFICATION SECTION FOR STORM SEWER SYSTEMS FOR ACCEPTABLE TYPE AND MATERIAL.S. PRECAST STRUCTURES MAY BE USED AT CONTRACTORS OPTION.T. ALL SLOPES AND AREAS DISTURBED BY CONSTRUCTION SHALL BE GRADED SMOOTH AND 4" OFTOPSOIL APPLIED. IF ADEQUATE TOPSOIL IS NOT AVAILABLE ON SITE, THE CONTRACTOR SHALLPROVIDE TOPSOIL, APPROVED BY THE OWNER, AS NEEDED. THE AREA SHALL THEN BE SEEDED,FERTILIZED, MULCHED, WATERED AND MAINTAINED UNTIL HARDY GRASS GROWTH ISESTABLISHED IN ALL AREAS (SEE LANDSCAPE PLAN FOR SEED MIX AND PROPER APPLICATIONRATE). ANY AREAS DISTURBED FOR ANY REASON PRIOR TO FINAL ACCEPTANCE OF THE PROJECTSHALL BE CORRECTED BY THE CONTRACTOR AT NO ADDITIONAL COST TO THE OWNER.U. UNLESS OTHERWISE SHOWN, CALLED OUT OR SPECIFIED HEREON OR WITHIN THESPECIFICATIONS:ALL STORM DRAIN PIPE BEDDING SHALL BE INSTALLED PER ''UTILITY AND STORM DRAINTRENCH AND BEDDING'' DETAIL SHOWN ON DETAIL SHEETS.ALL STORM DRAIN PIPES ARE MEASURED FROM CENTER OF STRUCTURES AND ENDS OF FLARED END SECTIONS.GENERAL GRADING PLAN NOTES:A. ALL FILL MATERIAL IS TO BE IN PLACE, AND COMPACTED BEFORE INSTALLATION OF PROPOSEDUTILITIES.B. CONTRACTOR SHALL NOTIFY THE UTILITY AUTHORITIES INSPECTORS 72 HOURS BEFORECONNECTING TO ANY EXISTING LINE.C. UNLESS OTHERWISE SHOWN, CALLED OUT OR SPECIFIED HEREON OR WITHIN THESPECIFICATIONS:ALL WATER LINES 3/4 INCH TO TWO (2) INCHES SHALL BE TYPE K COPPER CONFORMINGTO AWWA C800. 1-1/2 INCH AND TWO (2) INCH SERVICES MAY USE HDPE DR 9 PER ASTMD2737 IN LIEU OF TYPE K COPPER.ALL WATER LINES FOUR (4) INCHES AND LARGER SHALL BE PVC AWWA C900 DR-18 CLASS150 AND AWWA C909 CLASS 200.ALL SANITARY SEWER LINES FOUR (4) INCHES TO 15 INCHES SHALL BE PVC, ASTM D3034,TYPE PSM, SDR 35.ALL WATER AND SEWER LINES SHALL HAVE A MINIMUM FOUR (4) FEET COVER.D. MINIMUM TRENCH WIDTH SHALL BE TWO (2) FEET.E. ALL WATER JOINTS FOUR (4) INCHES AND LARGER ARE TO BE MECHANICAL JOINTS WITH THRUSTBLOCKING AS CALLED OUT IN SPECIFICATIONS.F. ALL UTILITIES SHOULD BE KEPT TEN (10') APART (PARALLEL) OR WHEN CROSSING 18" VERTICALCLEARANCE (OUTSIDE EDGE OF PIPE TO OUTSIDE EDGE OF PIPE).G. CONTRACTOR SHALL MAINTAIN A MINIMUM COVER ON ALL WATERLINES.H. IN THE EVENT OF A VERTICAL CONFLICT BETWEEN WATER LINES, SANITARY LINES, STORM LINESAND GAS LINES (EXISTING AND PROPOSED), THE SANITARY LINE SHALL BE DUCTILE IRON PIPEWITH MECHANICAL JOINTS AT LEAST 10 FEET ON BOTH SIDES OF CROSSING, THE WATER LINESHALL HAVE MECHANICAL JOINTS WITH APPROPRIATE THRUST BLOCKING AS REQUIRED TOPROVIDE A MINIMUM OF 18" CLEARANCE. MEETING REQUIREMENTS OF ANSI A21.10 OR ANSI21.11 (AWWA C-151) (CLASS 50).I. LINES UNDERGROUND SHALL BE INSTALLED, INSPECTED AND APPROVED BEFORE BACKFILLING.J. TOPS OF EXISTING MANHOLES SHALL BE RAISED AS NECESSARY TO BE FLUSH WITH PROPOSEDPAVEMENT ELEVATIONS, AND TO BE ONE FOOT ABOVE FINISHED GROUND ELEVATIONS WITHWATER TIGHT LIDS.K. ALL CONCRETE FOR ENCASEMENTS SHALL HAVE A MINIMUM 28 DAY COMPRESSION STRENGTHAT 3000 P.S.I.L. EXISTING UTILITIES SHALL BE VERIFIED IN FIELD PRIOR TO INSTALLATION OF ANY NEW LINES.M. REFER TO INTERIOR PLUMBING DRAWINGS FOR TIE-IN OF ALL UTILITIES.N. CONTRACTOR IS RESPONSIBLE FOR COMPLYING TO THE SPECIFICATIONS OF THE LOCALAUTHORITIES (ANY CITY) WITH REGARDS TO MATERIALS AND INSTALLATION OF THE WATER ANDSEWER LINES.O. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OFEXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITYCOMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATIONIS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THEAPPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUESTEXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TORELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTSSHOWN ON THE PLANS.P. CONTRACTOR IS RESPONSIBLE FOR ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONSREQUIRED BY CODES AND/OR UTILITY SERVICE COMPANIES. THIS AND THE FINAL CONNECTIONSOF THE SERVICE SHALL BE COMPLETED 30 DAYS PRIOR TO STORE POSSESSION.Q. CONTRACTOR SHALL COORDINATE WITH ALL UTILITY COMPANIES FOR INSTALLATIONREQUIREMENTS AND SPECIFICATIONS.R. REFER TO BUILDING PLANS FOR SITE LIGHTING ELECTRICAL PLAN.S. CONTRACTOR SHALL COORDINATE ANY DISRUPTIONS TO EXISTING UTILITY SERVICES WITHADJACENT PROPERTY OWNERS.T. ALL UTILITY DISCONNECTIONS SHALL BE COORDINATED WITH THE DESIGNATED UTILITYCOMPANIES.U. CONSTRUCTION SHALL NOT START ON ANY PUBLIC UTILITY SYSTEM UNTIL WRITTEN APPROVALHAS BEEN RECEIVED BY THE ENGINEER FROM THE APPROPRIATE GOVERNING AUTHORITY ANDCONTRACTOR HAS BEEN NOTIFIED BY THE ENGINEER.V. PRIOR TO THE CONSTRUCTION OF OR CONNECTION TO ANY STORM DRAIN, SANITARY SEWER,WATER MAIN OR ANY OF THE DRY UTILITIES, THE CONTRACTOR SHALL EXCAVATE, VERIFY ANDCALCULATE ALL POINTS OF CONNECTION AND ALL UTILITY CROSSINGS AND INFORM CEIENGINEERING AND THE OWNER/DEVELOPER OF ANY CONFLICT OR REQUIRED DEVIATIONS FROMTHE PLAN. NOTIFICATION SHALL BE MADE A MINIMUM OF 48 HOURS PRIOR TO CONSTRUCTION.CEI ENGINEERING AND ITS CLIENTS SHALL BE HELD HARMLESS IN THE EVENT THAT THECONTRACTOR FAILS TO MAKE SUCH NOTIFICATION.W. UNLESS OTHERWISE SHOWN, CALLED OUT OR SPECIFIED HEREON OR WITHIN SPECIFICATIONS:ALL WATER LINE PIPE AND SANITARY SEWER PIPE SHALL BE INSTALLED PER FORT COLLINSSTANDARD DETAILS W1 AND WW1, SHOWN ON DETAIL SHEETS.GENERAL UTILITY PLAN NOTES:A. THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION, REMOVAL, AND DISPOSAL (IN ALOCATION APPROVED BY ALL GOVERNING AUTHORITIES) ALL STRUCTURES, PADS, WALLS,FLUMES, FOUNDATIONS, PARKING, DRIVES, DRAINAGE, STRUCTURES, UTILITIES, ETC., SUCHTHAT THE IMPROVEMENTS SHOWN ON THE REMAINING PLANS CAN BE CONSTRUCTED. ALLFACILITIES TO BE REMOVED SHALL BE UNDERCUT TO SUITABLE MATERIAL AND BROUGHT TOGRADE WITH SUITABLE COMPACTED FILL MATERIAL PER THE SPECIFICATIONS.B. THE CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM THE SITE AND DISPOSINGTHE DEBRIS IN A LAWFUL MANNER. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALLPERMITS REQUIRED FOR DEMOLITION AND DISPOSAL.C. THE CONTRACTOR SHALL COORDINATE WITH RESPECTIVE UTILITY COMPANIES PRIOR TO THEREMOVAL AND/OR RELOCATION OF UTILITIES. THE CONTRACTOR SHALL COORDINATE WITH THEUTILITY COMPANY CONCERNING PORTIONS OF WORK WHICH MAY BE PERFORMED BY THEUTILITY COMPANY'S FORCES AND ANY FEES WHICH ARE TO BE PAID TO THE UTILITY COMPANYFOR THEIR SERVICES. THE CONTRACTOR IS RESPONSIBLE FOR PAYING ALL FEES AND CHARGES.D. ALL EXISTING SEWERS, PIPING AND UTILITIES SHOWN ARE NOT TO BE INTERPRETED AS THEEXACT LOCATION, OR AS THE ONLY OBSTACLES THAT MAY OCCUR ON THE SITE. VERIFY EXISTINGCONDITIONS AND PROCEED WITH CAUTION AROUND ANY ANTICIPATED FEATURES. GIVE NOTICETO ALL UTILITY COMPANIES REGARDING DESTRUCTION AND REMOVAL OF ALL SERVICE LINESAND CAP ALL LINES BEFORE PROCEEDING WITH THE WORK. UTILITIES DETERMINED TO BEABANDONED AND LEFT IN PLACE SHALL BE GROUTED IF UNDER BUILDING.E. ELECTRICAL, TELEPHONE, CABLE, WATER, FIBER OPTIC CABLE AND/OR GAS LINES NEEDING TO BEREMOVED OR RELOCATED SHALL BE COORDINATED WITH THE AFFECTED UTILITY COMPANY.ADEQUATE TIME SHALL BE PROVIDED FOR RELOCATION AND CLOSE COORDINATION WITH THEUTILITY COMPANY IS NECESSARY TO PROVIDE A SMOOTH TRANSITION IN UTILITY SERVICE.CONTRACTOR SHALL PAY CLOSE ATTENTION TO EXISTING UTILITIES WITHIN THE ANY ROADRIGHT OF WAY DURING CONSTRUCTION.F. CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING, BARRICADES,ENCLOSURES, ETC., (AND OTHER APPROPRIATE BEST MANAGEMENT PRACTICES) AS APPROVEDBY CONSTRUCTION MANAGER.G. CONTINUOUS ACCESS SHALL BE MAINTAINED FOR THE SURROUNDING PROPERTIES AT ALLTIMES DURING DEMOLITION OF THE EXISTING FACILITIES.H. PRIOR TO DEMOLITION OCCURRING, ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED.I. IF ANY EXISTING STRUCTURES TO REMAIN ARE DAMAGED DURING CONSTRUCTION IT SHALL BETHE CONTRACTORS RESPONSIBILITY TO REPAIR AND/OR REPLACE THE EXISTING STRUCTURE ASNECESSARY TO RETURN IT TO EXISTING CONDITIONS OR BETTER.J. THE GENERAL CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTYDAMAGE TO ADJACENT PROPERTIES DURING THE CONSTRUCTION PHASES OF THIS PROJECT. THECONTRACTOR WILL BE HELD SOLELY RESPONSIBLE FOR ANY DAMAGES TO THE ADJACENTPROPERTIES OCCURRING DURING THE CONSTRUCTION PHASES OF THIS PROJECT.K.ENGINEER'S NOTICE TO CONTRACTOR:THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OFEXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITYCOMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATIONIS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALLTHE APPROPRIATE UTILITY COMPANY AT LEAST 72 HOURS BEFORE ANY EXCAVATION TOREQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THECONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSEDIMPROVEMENTS SHOWN ON THE PLANS.A. CONTRACTOR SHALL IMPLEMENT BEST MANAGEMENT PRACTICES AS REQUIRED BY THIS EROSIONAND SEDIMENT CONTROL PLAN. ADDITIONAL BEST MANAGEMENT PRACTICES SHALL BEIMPLEMENTED AS DICTATED BY CONDITIONS AT NO ADDITIONAL COST OF OWNER THROUGHOUT ALLPHASES OF CONSTRUCTION.B. BEST MANAGEMENT PRACTICES (BMP'S) AND CONTROLS SHALL CONFORM TO FEDERAL, STATE, ORLOCAL REQUIREMENTS OR MANUAL OF PRACTICE, AS APPLICABLE. CONTRACTOR SHALL IMPLEMENTADDITIONAL CONTROLS AS DIRECTED BY PERMITTING AGENCY OR OWNER.C. SITE MAP MUST CLEARLY DELINEATE ALL STATE WATERS. PERMITS FOR ANY CONSTRUCTION ACTIVITYIMPACTING STATE WATERS OR REGULATED WETLANDS MUST BE MAINTAINED ON SITE AT ALL TIMES.D. CONTRACTOR TO LIMIT DISTURBANCE OF SITE IN STRICT ACCORDANCE WITH EROSION CONTROLSEQUENCING SHOWN ON THIS PLAN, OR AS REQUIRED BY THE APPLICABLE GENERAL PERMIT. NOUNNECESSARY OR IMPROPERLY SEQUENCED CLEARING AND/OR GRADING SHALL BE PERMITTED.E. GENERAL CONTRACTOR SHALL DENOTE ON PLAN THE TEMPORARY PARKING AND STORAGE AREAWHICH SHALL ALSO BE USED AS THE EQUIPMENT MAINTENANCE AND CLEANING AREA, EMPLOYEEPARKING AREA, AND AREA FOR LOCATING PORTABLE FACILITIES, OFFICE TRAILERS, AND TOILETFACILITIES. CONTRACTOR SHALL CONSTRUCT TEMPORARY BERM ON DOWNSTREAM SIDES.F. ALL WASH WATER (CONCRETE TRUCKS, VEHICLE CLEANING, EQUIPMENT CLEANING, ETC.) SHALL BEDETAINED AND PROPERLY TREATED OR DISPOSED.G. SUFFICIENT OIL AND GREASE ABSORBING MATERIALS AND FLOTATION BOOMS SHALL BE MAINTAINEDON SITE OR READILY AVAILABLE TO CONTAIN AND CLEAN-UP FUEL OR CHEMICAL SPILLS AND LEAKS.H. DUST ON THE SITE SHALL BE MINIMIZED. THE USE OF MOTOR OILS AND OTHER PETROLEUM BASEDOR TOXIC LIQUIDS FOR DUST SUPPRESSION OPERATIONS IS PROHIBITED.I. RUBBISH, TRASH, GARBAGE, LITTER, OR OTHER SUCH MATERIALS SHALL BE DEPOSITED INTO SEALEDCONTAINERS. MATERIALS SHALL BE PREVENTED FROM LEAVING THE PREMISES THROUGH THEACTION OF WIND OR STORMWATER DISCHARGE INTO DRAINAGE DITCHES OR WATERS OF THE STATE.J. ALL DENUDED/BARE AREAS THAT WILL BE INACTIVE FOR 14 DAYS OR MORE, MUST BE STABILIZEDIMMEDIATELY UPON COMPLETION OF MOST RECENT GRADING ACTIVITY, WITH THE USE OFFAST-GERMINATING ANNUAL GRASS/GRAIN VARIETIES, STRAW/HAY MULCH, WOOD CELLULOSEFIBERS, TACKIFIERS, NETTING OR BLANKETS.K. DISTURBED PORTIONS OF THE SITE WHERE CONSTRUCTION ACTIVITY HAS PERMANENTLY STOPPEDSHALL BE PERMANENTLY STABILIZED AS SHOWN ON THE PLANS. THESE AREAS SHALL BE SEEDED,SODDED, AND/OR VEGETATED IMMEDIATELY, AND NO LATER THAN 14 DAYS AFTER THE LASTCONSTRUCTION ACTIVITY OCCURRING IN THESE AREAS. REFER TO THE GRADING PLAN AND/ORLANDSCAPE PLAN.L. IF THE ACTION OF VEHICLES TRAVELING OVER THE GRAVEL CONSTRUCTION ENTRANCES IS NOTSUFFICIENT TO PREVENT TRACKING OF DIRT, DUST OR MUD, THEN THE TIRES MUST BE WASHEDBEFORE THE VEHICLES ENTER A PUBLIC ROAD. PROVISIONS MUST BE MADE TO INTERCEPT THE WASHWATER AND TRAP THE SEDIMENT BEFORE IT IS CARRIED OFF THE SITE. ONLY USE INGRESS/EGRESSLOCATIONS AS PROVIDED.M. ALL MATERIALS SPILLED, DROPPED, WASHED, OR TRACKED FROM VEHICLES ONTO ROADWAYS ORINTO STORM DRAINS MUST BE REMOVED IMMEDIATELY.N. CONTRACTORS OR SUBCONTRACTORS WILL BE RESPONSIBLE FOR REMOVING SEDIMENT IN THEDETENTION POND AND ANY SEDIMENT THAT MAY HAVE COLLECTED IN THE STORM SEWER DRAINAGESYSTEMS IN CONJUNCTION WITH THE STABILIZATION OF THE SITE.O. ON-SITE AND OFFSITE SOIL STOCKPILE AND BORROW AREAS SHALL BE PROTECTED FROM EROSIONAND SEDIMENTATION THROUGH IMPLEMENTATION OF BEST MANAGEMENT PRACTICES. STOCKPILEAND BORROW AREA LOCATIONS SHALL BE NOTED ON THE SITE MAP AND PERMITTED INACCORDANCE WITH GENERAL PERMIT REQUIREMENTS.P. SLOPES SHALL BE LEFT IN A ROUGHENED CONDITION DURING THE GRADING PHASE TO REDUCERUNOFF VELOCITIES AND EROSION.Q. DUE TO THE GRADE CHANGES DURING THE DEVELOPMENT OF THE PROJECT, THE CONTRACTORSHALL BE RESPONSIBLE FOR ADJUSTING THE EROSION AND SEDIMENT CONTROL MEASURES (SILTFENCES, ETC.) TO PREVENT EROSION AND POLLUTANT DISCHARGER. GENERAL CONTRACTOR IS TO DESIGNATE/IDENTIFY AREAS ON THE SITE MAPS, INSIDE OF THE LIMITSOF DISTURBANCE, FOR WASTE DISPOSAL AND DELIVERY AND MATERIAL STORAGE.CONTROL NOTES:GENERAL EROSION & SEDIMENTITEM 4, ATTACHMENT 7Packet pg. 200 wwstop signstop signstop signstop signstop signstop signstop signstop signmetal chasecovered cart returncovered cart returnstorm graterim = 4996.62'18" RCP inv. (S) = 4994.40'speed bumpoutback curbsidepickup signconcrete sidewalkconcreteasphaltasphaltasphaltconcrete sidewalkconcrete sidewalkconcrete sidewalkconcretesidewalkyield topedestrian sign20' AUE10' AUEwueuesanitary sewer manholerim = 5002.85'PVC inv. in (N) = 4995.29'VC inv. out (S) = 4995.23'manhole00.72'93.24'93.10'large snow pile attime of surveystop signconcrete sidewalkstop signstop signstop signstop signstop signconcrete sidewalk15"3"1410"14"6"12"12"14"15"15"18"9"4"14"18"12"12"10"10"12"12"14"10"12"14"15"14"12"12"12"12"10"12"10"10"12"15"12"15"15"15"18"14"12"14"10"10"14"12"10"12"10"14"14"10"10"12"C & GC & GC & GC & GC & GC & GASPHALTPAVEMENTASPHALTPAVEMENTCONCRETESIDEWALKCONCRETESIDEWALKC & GASPHALTPAVEMENTASPHALTPAVEMENTASPHALTPAVEMENTTREETYPTREETYPTREETYPLIGHTPOLELIGHTPOLESTORMINLETSTOPSIGNSTOPSIGNTPTPTPTPTPTPTPTPTP TP TP TP TPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTP TP TPTPTPTPTPTPTPTP TPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTP TPTPTEMPORARY SITE BENCHMARKIRON PIPE IN ASPHALT HOLEELEV 5000.297'N 1433734.81993'E 3121499.21743'APPROX. LOCATION EXISTING10' ACCESS AND UTILITYEASEMENT TO REMAINAPPROX. LOCATION EXISTING20' ACCESS AND UTILITYEASEMENT TO REMAINBLANKET ACCESS AND DRAINAGE EASEMENT TO REMAINAPPROXIMATEBOUNDARY OF LOT 1APPROXIMATEBOUNDARY OF LOT 1LOT 1HARMONY MARKET P.U.D.APN 9601117001N89°24'31''E 263.86S00°00'00''E 714.30N89°24'31''E 263.86S00°00'00''E 714.30eeeeeewwwwwweeeeeeeeeeeeeeeeeeeessssC & GSIDEWALKSAM'S CLUB STORE FRONTALERT TO CONTRACTOR:ALL SAM'S CLUB GENERAL CONTRACTOR WORK TO BE COMPLETED(EARTHWORK, FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATEIN PROJECT DOCUMENTS.020' 30' 40'SCALE IN FEETDATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-DM.dwg LAST SAVED BY: JOEPERKINSKnow what'sNOTE:SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OFPORCHES, RAMPS, VESTIBULE, SLOPED PAVING, TRUCK DOCKS, BUILDINGUTILITY ENTRANCE LOCATIONS AND PRECISE BUILDING DIMENSIONS.SITE BENCHMARK:CITY OF FORT COLLINS BENCHMARK: 4-08 ON SOUTH SIDE OF HARMONY RD. AT THE NORTHWEST CORNER OF 625 EASTHARMONY RD. (FRONT RANGE BAPTIST CHURCH), ON THE NORTH WALL OF ACONCRETE IRRIGATION DROP STRUCTURE. NAVD88=5017.14'EXISTING LEGENDwADESIGNWATER VALVEWATER METERLIGHT POLEUNDERGROUND ELECTRIC LINEUNDERGROUND WATER LINEACCESS AND DRAINAGE EASEMENTACCESS AND UTILITY EASEMENTAUETELECOMMUNICATIONS PEDESTALCABLE TV PEDESTALTVSANITARY SEWER MANHOLESANITARY SEWER CLEAN-OUTUNDERGROUND STORM LINEDECIDUOUS TREE (SIZES SHOWN HEREON)ewPROPERTY LINEEASEMENT LINEUNDERGROUND WATER LINEssCONTOUR (ONE FOOT INTERVAL)XXXX1. THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION, REMOVAL, AND DISPOSAL (IN A LOCATION APPROVED BY ALLGOVERNING AUTHORITIES) ALL STRUCTURES, PADS, WALLS, FLUMES, FOUNDATIONS, PARKING, DRIVES, DRAINAGE,STRUCTURES, UTILITIES, ETC., SUCH THAT THE IMPROVEMENTS SHOWN ON THE REMAINING PLANS CAN BE CONSTRUCTED.ALL FACILITIES TO BE REMOVED SHALL BE UNDERCUT TO SUITABLE MATERIAL AND BROUGHT TO GRADE WITH SUITABLECOMPACTED FILL MATERIAL PER THE SPECIFICATIONS.2. THE CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM THE SITE AND DISPOSING THE DEBRIS IN A LAWFULMANNER. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL PERMITS REQUIRED FOR DEMOLITION AND DISPOSAL.3. THE CONTRACTOR SHALL COORDINATE WITH RESPECTIVE UTILITY COMPANIES PRIOR TO THE REMOVAL AND/ORRELOCATION OF UTILITIES. THE CONTRACTOR SHALL COORDINATE WITH THE UTILITY COMPANY CONCERNING PORTIONS OFWORK WHICH MAY BE PERFORMED BY THE UTILITY COMPANY'S FORCES AND ANY FEES WHICH ARE TO BE PAID TO THEUTILITY COMPANY FOR THEIR SERVICES. THE CONTRACTOR IS RESPONSIBLE FOR PAYING ALL FEES AND CHARGES.4. ALL EXISTING SEWERS, PIPING AND UTILITIES SHOWN ARE NOT TO BE INTERPRETED AS THE EXACT LOCATION, OR AS THEONLY OBSTACLES THAT MAY OCCUR ON THE SITE. CONTRACTOR SHALL VERIFY EXISTING CONDITIONS AND PROCEED WITHCAUTION AROUND ANY ANTICIPATED FEATURES. GIVE NOTICE TO ALL UTILITY COMPANIES REGARDING DESTRUCTION ANDREMOVAL OF ALL SERVICE LINES AND CAP ALL LINES BEFORE PROCEEDING WITH THE WORK. UTILITIES DETERMINED TO BEABANDONED AND LEFT IN PLACE SHALL BE GROUTED IF UNDER BUILDING.5. ELECTRICAL, TELEPHONE, CABLE, WATER, FIBER OPTIC CABLE AND/OR GAS LINES NEEDING TO BE REMOVED OR RELOCATEDSHALL BE COORDINATED WITH THE AFFECTED UTILITY COMPANY. ADEQUATE TIME SHALL BE PROVIDED FOR RELOCATIONAND CLOSE COORDINATION WITH THE UTILITY COMPANY IS NECESSARY TO PROVIDE A SMOOTH TRANSITION IN UTILITYSERVICE. CONTRACTOR SHALL PAY CLOSE ATTENTION TO EXISTING UTILITIES WITHIN THE ANY ROAD RIGHT OF WAY DURINGCONSTRUCTION.6. CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING, BARRICADES, ENCLOSURES, ETC., (AND OTHERAPPROPRIATE BEST MANAGEMENT PRACTICES) AS APPROVED BY CONSTRUCTION MANAGER.7. CONTINUOUS ACCESS SHALL BE MAINTAINED FOR THE SURROUNDING PROPERTIES AT ALL TIMES DURING DEMOLITION OFTHE EXISTING FACILITIES.8. PRIOR TO DEMOLITION OCCURRING, ALL APPROPRIATE EROSION CONTROL DEVICES ARE TO BE INSTALLED.9. IF ANY EXISTING STRUCTURES TO REMAIN ARE DAMAGED DURING CONSTRUCTION, IT SHALL BE THE CONTRACTORSRESPONSIBILITY TO REPAIR AND/OR REPLACE THE EXISTING STRUCTURE AS NECESSARY TO RETURN IT TO EXISTINGCONDITIONS OR BETTER.10. THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIESDURING THE CONSTRUCTION PHASES OF THIS PROJECT. THE CONTRACTOR WILL BE HELD SOLELY RESPONSIBLE FOR ANYDAMAGES TO THE ADJACENT PROPERTIES OCCURRING DURING THE CONSTRUCTION PHASES OF THIS PROJECT.11.ENGINEER'S NOTICE TO CONTRACTOR:THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWNON THESE PLANS ARE BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTSTAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUSTCALL THE APPROPRIATE UTILITY COMPANY AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELDLOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIESWHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.GENERAL DEMOLITION NOTESDEMOLITION LEGENDA EXISTING TO BE REMOVED.B EXISTING SITE LIGHTING CONDUIT TO BE REROUTED, REF ARCH PLANS FOR SITE LIGHTINGELECTRICAL PLAN.C EXISTING TO REMAIND EXISTING TO RELOCATED.E LIMITS OF SAWCUT AND PAVEMENT REMOVAL.F TREE PROTECTION, REF DETAIL SHEETSPROPOSEDLIMITS OF DEMOLITIONLIMITS OF SAWCUT AND PAVEMENT REMOVALABBREVIATIONSC & G - CURB AND GUTTERTREE PROTECTION, REF DETAIL SHEEETSTPITEM 4, ATTACHMENT 7Packet pg. 201 20' AUE10' AUEueueueuembVANKIOSK200± SF FFE 5000.05DO NOT ENTERDO NOT ENTERTEMPORARY ONSITE BENCHMARKIRON PIPE IN ASPHALT HOLEELEV 5000.297'N 1433734.81993'E 3121499.21743'JT JT JT SWWW14211744PROPOSED SAM'S CLUB FUEL STATIONSINGLE STORY KIOSK: 200± SQ FTCANOPY: 3,467± SQ FTZONE: HARMONY CORRIDOR DISTRICTUSE: COMMERCIAL/RETAILEAST HARMONY ROAD(MAJOR ARTERIAL 6 LANES)SOUTH BOAR D W A L K D R I V E (COLLECTOR 2 L A N E S )14121114L=17.28, R=11.00∆=90°00'00"N88°12'35"W 107.00'L=155.43,R=451.94Δ=19°42'16"N85°15'16"W 66.41'N68°30'20"W 150.28'L=205.82,R=576.00Δ=20°28'22"S00°00'01"E 308.47'N90°00'00"E 117.28'S00°00'00"E 714.30'N89°24'31"E 263.86'L=95.31,R=100.00Δ=54°36'22"N34°48'09"E 118.16'L=79.74,R=100.00Δ=45°41'15"N80°29'24"E 99.48'N80°29'24"E 20.16'L=77.16, R=565.96∆=7°48'40"N08°50'22"W 2 1 5 . 9 6 'L=119.47,R=643.97Δ=10°37'48"N01°47'25"E 255.44'56393638343025202020131714471188246435137112115282523117151210137207141OAKRIDGE DRIVE(COLLECTOR 2 LANES)S. LEMAY AVENUE(ARTERIAL 4 LANES)SAM'S CLUBGREASE MONKEY OIL CHANGE2,382± SQ FT1036 OAKRIDGE DRIVE, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILMULTIPLE RETAIL SHOPS115,074± SQ FT813 E. HARMONY ROAD, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAIL130,383± SQ FT4700 E. BOARDWALK DRIVE, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAIL126'±47'±70'48'±70'±80' HARMONY ROAD SETBACK40' COLLECTOR B U I L D I N G S E T B A C K 40' COLLECTOR BUILDING SETBACKEXISTING TRASH COMPACTORRED ROBINS8,118± SQ FT701 E. HARMONY ROAD, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILMULTIPLE RETAIL SHOPS8,992± SQ FT731 E. HARMONY ROAD, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILOUTBACK STEAK HOUSE6,214± SQ FT807 E. HARMONY ROAD, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILHIBACHI GRILL & SUPREME BUFFET10,330± SQ FT901 E. HARMONY ROAD, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILMULTIPLE RETAIL SHOPS20,939± SQ FT931 E. HARMONY ROAD, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILFIRST BANK6,680± SQ FT1013 E. HARMONY ROAD, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILDIAMOND SHAMROCK GAS STATION1,885± SQ FT4701 S. LEMAY AVENUE, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILGREASE MONKEY OIL CHANGE2,382± SQ FT1036 OAKRIDGE DRIVE, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILMULTIPLE RETAIL SHOPS21,322± SQ FT925 E. HARMONY ROAD, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILMULTIPLE RETAIL SHOPS54,018± SQ FT1001 E. HARMONY ROAD, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAIL40' COLLECTOR BUILDING SETBACKMULTIPLE RETAIL SHOPS5,890± SQ FT921 E. HARMONY ROAD, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILPROPOSED SAM'S CLUB FUEL STATIONSINGLE STORY KIOSK: 200± SQ FTCANOPY: 3,467± SQ FTZONE: HARMONY CORRIDOR DISTRICTUSE: COMMERCIAL/RETAILEAST HARMONY ROAD(MAJOR ARTERIAL 6 LANES)SOUTH BOAR D W A L K D R I V E (COLLECTOR 2 L A N E S )OAKRIDGE DRIVE(COLLECTOR 2 LANES)S. LEMAY AVENUE(ARTERIAL 4 LANES)SAM'S CLUB130,383± SQ FT4700 E. BOARDWALK DRIVE, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILEXISTING FIRE HYDRANT TO REMAINEXISTING FIRE HYDRANT TO REMAINEXISTING FIRE HYDRANT TO REMAINEXISTING FIRE HYDRANT TO REMAIN30'EXISTING FIRE HYDRANT TO REMAINEXISTING FIRE HYDRANT TO REMAINEXISTING FIRE HYDRANT TO REMAINEXISTING FIRE HYDRANT TO REMAIN150' DISTANCE FROMPROPOSED FIRE LANEEND PROPOSED FIRE LANESTRIPING & SIGNAGEBEGIN PROPOSED FIRELANE STRIPING & SIGNAGE150' 20'10'20'10'30'52'±PROPOSED POND B EXPANSION AREA (2,600± SF - 1,300± CF)DATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-OSP.dwg LAST SAVED BY: JOEPERKINSPROPOSED LEGEND#PROPOSED SAM'S CLUB PARKINGEXISTING SAM'S CLUB PARKING TO REMAIN#PEDESTRIAN PATH OF TRAVELVEHICULAR CIRCULATIONMAJOR POINTS OF INGRESS AND EGRESS#EXISTING OVERALL SHOPPINGCENTER PARKING TO REMAINNOTE: REF SHEET C5 - SITE PLAN FOR PARKING INFORMATIONKnow what's80'0120' 160'SCALE IN FEETPOND "A" PER "RBD INC ENGINEERING CONSULTANTS"DRAINAGE AND OVERALL GRADING PLAN, DATED 1989.ITEM 4, ATTACHMENT 7Packet pg. 202 ueueueuembVANKIOSK DO NOT ENTERDO NOT ENTERSWWWPROPOSED SAM'S CLUB FUEL STATIONSINGLE STORY KIOSK: 200± SQ FTCANOPY: 3,467± SQ FTZONE: HARMONY CORRIDOR DISTRICTUSE: COMMERCIAL/RETAILEAST HARMONY ROAD(MAJOR ARTERIAL 6 LANES)SOUTH BOAR D W A L K D R I V E (COLLECTOR 2 L A N E S )OAKRIDGE DRIVE(COLLECTOR 2 LANES)S. LEMAY AVENUE(ARTERIAL 4 LANES)SAM'S CLUB130,383± SQ FT4700 E. BOARDWALK DRIVE, FORT COLLINS, COZONE:HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILEXISTING FIRE HYDRANT TO REMAINEXISTING FIRE HYDRANT TO REMAINEXISTING FIRE HYDRANT TO REMAINEXISTING FIRE HYDRANT TO REMAIN30'EXISTING FIRE HYDRANT TO REMAINEXISTING FIRE HYDRANT TO REMAINEXISTING FIRE HYDRANT TO REMAINEXISTING FIRE HYDRANT TO REMAIN150' DISTANCE FROMPROPOSED FIRE LANEEND PROPOSED FIRE LANESTRIPING & SIGNAGEBEGIN PROPOSED FIRELANE STRIPING & SIGNAGE150' 20'10'20'10'30'DATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-OSP.dwg LAST SAVED BY: JOEPERKINSLEGENDEXISTING ACCESS AND DRAINAGE EASEMENT,REF PLAN FOR WIDTHKnow what's80'0120' 160'SCALE IN FEETEXISTING BLANKET ACCESS AND DRAINAGEEASEMENTITEM 4, ATTACHMENT 7Packet pg. 203 VANKIOSK200± SF FFE 5000.05overed cart returnovered cart returnDO NOT ENTERDO NOT ENTERTEMPORARY ONSITE BENCHMARKIRON PIPE IN ASPHALT HOLEELEV 5000.297'N 1433734.81993'E 3121499.21743'WWWWWWWWWW uembR25'3.5'8.02'35'41'15.61'24.25'12.37'25.1'±10.3'±3'±17.7'±18.1'±13'±9.29'3.08'29.92'3.08'29.92'3.08'9.29'19.1'±20.3'±18'±17.7'±18.3'±47.9'±18'6.2'47.64'20.3'±17.7'±12'5.9'±18'5'6'6'7'8.25'R5'R5'R5'R5'R5'R5'R5'R5'AAFAAAAB43'12'CTYPDTYPDTYPETYPFFFFFFFFKKLLMNPPPPPPQQQQRSSSTUVWWZXYZIHIHAPPROX. LOCATION EXISTING10' ACCESS AND UTILITYEASEMENT TO REMAINAPPROX. LOCATION EXISTING20' ACCESS AND UTILITYEASEMENT TO REMAINBLANKET ACCESS AND DRAINAGE EASEMENT TO REMAINAPPROXIMATEBOUNDARY OF LOT 1APPROXIMATEBOUNDARY OF LOT 1LOT 1HARMONY MARKET P.U.D.APN 9601117001BBLIGHT POLECCLIGHT POLEAAAAAABBLIGHT POLECCLIGHT POLEN89°24'31''E 263.86S00°00'00''E 714.306'XXXGBEGINGENDGENDGBEGINGGGGOQBLDG #100BLDG #101DDDDDDEEJJJAAA150' DISTANCE FROMPROPOSED FIRE LANE150' DISTANCE FROMPROPOSED FIRE LANEGQQQR5'R5'R5'R5'R5'R5'R5'R5'XX6'6'OOGENDGBEGINGENDGBEGINGBEGINGENDGBEGINGENDORGGGGHORIZONTAL CONTROL POINT LISTPOINT #100101NORTHING1433645.90071433670.1507EASTING3121420.44733121412.1973DESCRIPTIONBUILDING CONTROLBUILDING CONTROLALERT TO CONTRACTOR:ALL SAM'S CLUB GENERAL CONTRACTOR WORK TO BE COMPLETED(EARTHWORK, FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATEIN PROJECT DOCUMENTS.020' 30' 40'SCALE IN FEETSITE LEGENDPROPOSED LEGENDCONCRETE CURB AND GUTTER TYPICAL, SEE DETAIL SHEETPROPERTY LINE/RIGHT-OF-WAY LINESTRIPE LEGENDz~zsV[IzpunslG~op{lGzvspkGspulSG[IG~pklz€zsV[I zpunslG€lssv~GzvspkGspulSG[IG~pklk€szV[I kv|islG€lssv~GzvspkGspulSG[IG~pklz€zsVXWI zpunslG€lssv~GzvspkGspulSGXWIG~pklz~ksV[I zpunslG~op{lGkhzolkGspulSG[IG~pklzYBsV[I zpunslG€lssv~GBROKEN spulSG[IG~pklz~zsVY[I zpunslG~op{lGzvspkGspulSGY[IG~pklLIMITS OF CONCRETE SIDEWALK, REF DETAIL SHEETSLIMITS OF STANDARD DUTY ASPHALT PAVING, REF DETAIL SHEETSLIMITS OF STANDARD DUTY CONCRETE PAVING, REF DETAIL SHEETSh mpylG hwwhyh{|zG hjjlzzG yvhkG z{lujpspunG MG mpylG shulG zpnuG puz{hssh{pvuG G Oz{hukhykkl{hpsG XG O~p{ov|{G z{lujpsPPG wlyG shyptlyG jv|u{€G |yihuG hylhG z{yll{G z{hukhykzSkyh~punGX[X`i hylhGz{ypwlkGh{Gz€zsV[IGh{G[\¶GgGYNTWIGvUjUj NNlp{NNGwh}ltlu{GthyrpunSGylmGIhyyv~Gwh}ltlu{GthyrpunIGkl{hpsUGzllGkl{hpsGzoll{Uk hyyv~Gwh}ltlu{GthyrpunzG{€wpjhsSGGzllGwshuGmvyG{€wlUGzllGkl{hpsGzoll{Ul lu{lyGwh}ltlu{GthyrpunG~p{oGhyyv~SGzllGkl{hpsGzoll{Um {yhuzmvytlyG~p{oGivsshykGwyv{lj{pvuSGylmUG|{psp{€GwshuUn jvujyl{lGj|yiGhukGn|{{lySGylmGkl{hpsGzoll{Uo ZWNNŸZWNNGyXTXGNNz{vwNNGzpnuUp NNz{vwNNGwh}ltlu{GthyrpunSGzllGkl{hpsGzoll{Uq mpylG hjjlzzG yvhkG zpnuG Oz{hukhykG mpylG shulG zpnuG kl{hpsPG wlyG shyptlyG jv|u{€G |yihuhylhGz{yll{Gz{hukhykzSGkyh~punGX[X_r ZWNNŸZWNNGy\TXGNNkvGuv{Glu{lyNNGzpnus m|lsGjhuvw€SGylmGhyjoGwshuzUt |uklynyv|ukGz{vyhnlG{hurzUGylmUGhyjoGwshuzUu |uklynyv|ukG}lu{GwpwpunGmyvtG|uklynyv|ukGz{vyhnlG{hurSGylmUGhyjoGwshuzUv hkhGyhtwGpuGzpkl~hsrSGylmGkl{hpsGzoll{zw shukzjhwlGhylhUGzllGshukzjhwlGwshuzUx z{hukhykGk|{€Ghzwohs{Gwh}punSGzllGkl{hpsGzoll{zUy z{hukhykGk|{€Gjvujyl{lGwh}punSGzllGkl{hpsGzoll{zUz sptp{zGvmGhyjop{lj{|yhsGjvujyl{lSGylmGhyjoGwshuzU{ kv~uGzwv|{zGTGO{€wGylmGtlwGwshuzPU| hjjlzzpislGVG}huGhjjlzzpislGwhyrpunGzpnuSGzllGkl{hpsGzoll{zU} iprlGyhjrSGIjshzzpjGiprlG|GyhjrIGOpuTnyv|ukGtv|u{PGi€Gj€jslzhmlGvyGhwwyv}lkGlx|hsU~ hjjlzzpislGyhtwGpuGzpkl~hsrUGzllGkl{hpsGzoll{U jvujyl{lGzpkl~hsrGOzllGzplG{opzGzoll{PUGzllGkl{hpsGzoll{U€ jyvzz~hsrGthyrpunUGzllG~pk{oGpukpjh{lkGh{Gz€tivsUGzllGkl{hpsGzoll{U YNŸ\NGkl{lj{hislG~hyupunSGhytvyT{pslGvyGhwwyv}lkGlx|hshh lpz{punG{vGylthpuii lpz{punG{vGilGylsvjh{lkjj wvpu{GvmGylsvjh{pvukk w|ssGivSGylmGzoll{Gj_GTG|{psp{€Gwshull m|lsGzwpssGjvu{hputlu{G}lu{GwpwlSGylmGzoll{Gj^GTGkyhpuhnlGwshumm uvGwhyrpunGhu€G{ptlGzpnuGkl{hpsGwlyGshyptlyGjv|u{€G|yihuGhylhGz{yll{Gz{hukhykzSkyh~punGX[WYinnHYDROEXCAVATE OR POTHOLE PRIOR TO INSTALLING NEW WATER SERVICE LINE(S) NEAR EXISTINGTREES 1-4. HAND DIGGING SHALL BE USED WITHIN THE CRITICAL ROOT ZONE OF THESE FOUR TREES.IN ADDITION TO REQUIRED TREE PROTECTION THAT MUST BE INSTALLED AROUND THESE TREES, PLEASE PRESERVE AND PROTECT ALL EXISTING ROOTS, ESPECIALLY THOSE GREATER THAN 2 INCHESIN DIAMETER, CONTACT CITY FORESTRY IF ANY ROOTS GREATER THAN 2 INCHES NEED TO BE SEVERED IN ORDER TO INSTALL THIS UTILITY.DATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-SP.dwg LAST SAVED BY: JOEPERKINSSITEGpumvyth{pvuPROPOSED SITE AREAYXSYWW·GzmGOWU[\GhjylzPTOTAL PAVEMENT DEMOX`S\XY·GzmTOTAL PAVEMENT REPLACEDX`SXXX·GzmLANDSCAPE DEMOW·GzmLANDSCAPE ADDED358± SFZONINGGpumvyth{pvuJURISDICTIONamvy{GjvsspuzSGjvsvyhkvACCESSORS PARCEL NUMBER 9601117001EXISTING ZONINGaoTjGOohytvu€GjvyypkvyGkpz{ypj{PPROPOSED ZONING:oTjGOohytvu€GjvyypkvyGkpz{ypj{PMINIMUM PARCEL SIZEN/AEXISTING PARCEL SIZE520,532± SF (AS SHOWN ON PLAT OF HARMONY MARKET P.U.D.)MINIMUM PARCEL WIDTH90'EXISTING PARCEL WIDTH 550± FT MINEXISTING LOT COVERAGE TBDPROPOSED LOT COVERAGE TBDMAX. BUILDING HEIGHT ALLOWED:]Gz{vyplzPROPOSED BUILDING HEIGHT:zpunslGz{vy€GXWNTXWIGOrpvzrPGTGX^NT\IGOjhuvw€PEXISTING SAM'S CLUB:130,383± SFKIOSK FLOOR AREA: 200± SFCANOPY FLOOR AREA: 3594± SFSETBACKS:i|pskpun:myvu{G€hykaGuVhzpklG€hykaGuVhylhyG€hykaGuVhshukzjhwl:myvu{G€hykaGN/AzpklG€hykaGuVhylhyG€hykaGuVhPROJECT INFORMATIONwyvqlj{GuhtlaSAM'S CLUB FUEL STATION ADDITIONwyvqlj{Ghkkylzza[^WWGivhyk~hsrGkyp}lmvy{GjvsspuzSGjvsvyhkvwyvqlj{Gklzjypw{pvuaGAS STATION ADDITION ON EXISTING SAM'S CLUB SITESAM'S CLUB PARKING INFORMATIONwhyrpunGylx|pylkaYGzwhjlGVGXSWWWGzmGOtpuPGi|pskpunGzwhjl[GzwhjlGVGXSWWWGzmGOthPGi|pskpunGzwhjllpz{punGwhyrpuna z{hukhykaG545hjjlzzpislaGXY{v{hsGwhyrpunaG557 (4.27/1,000)TOTAL PARKING AFTERCONSTRUCTION:z{hukhykaG471hjjlzzpislaG13 (9 REQUIRED){v{hsGwhyrpunaG[_[GOY]YGtpuGTG\Y[GthGylx|pylkP3.71 SPACES / 1,000 SF BUILDING SPACE (2/1,000 MIN - 4/1,000 MAX REQ'D)BICYCLE PARKING REQUIRED:1 SPACE PER 4,000 SF BUILDING SPACEBICYCLE PARKING PROVIDED:2Know what'sNOTE:SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OFPORCHES, RAMPS, VESTIBULE, SLOPED PAVING, TRUCK DOCKS, BUILDINGUTILITY ENTRANCE LOCATIONS AND PRECISE BUILDING DIMENSIONS.SITE BENCHMARK:CITY OF FORT COLLINS BENCHMARK: 4-08 ON SOUTH SIDE OF HARMONY RD. AT THE NORTHWEST CORNER OF 625 EASTHARMONY RD. (FRONT RANGE BAPTIST CHURCH), ON THE NORTH WALL OF ACONCRETE IRRIGATION DROP STRUCTURE. NAVD88=5017.14'LIMITS OF ARCHITECTURAL CONCRETE, REF ARCH PLANSOVERALL SHOPPING CENTER PARKING INFORMATIONwhyrpunGylx|pylkaYGzwhjlGVGXSWWWGzxGm{GOtpuPGi|pskpunGzwhjl[GzwhjlGVGXSWWWGzxGm{GOthPGi|pskpunGzwhjl{v{hsGi|pskpunGzxGhylhGOwvz{Gjvuz{y|j{pvuPZ`YS[Y^·GzxGm{TOTAL PARKING (POST CONSTRUCTION)XS_`ZGzwhjlz[U_YGzwhjlzGVGXSWWWGzxGm{EXISTING LEGENDwADESIGNWATER VALVEWATER METERLIGHT POLEUNDERGROUND ELECTRIC LINEUNDERGROUND WATER LINEACCESS AND DRAINAGE EASEMENTACCESS AND UTILITY EASEMENTAUETELECOMMUNICATIONS PEDESTALCABLE TV PEDESTALTVSANITARY SEWER MANHOLESANITARY SEWER CLEAN-OUTUNDERGROUND STORM LINEDECIDUOUS TREE (SIZES SHOWN HEREON)ewPROPERTY LINEEASEMENT LINEUNDERGROUND WATER LINEssCONTOUR (ONE FOOT INTERVAL)XXXXITEM 4, ATTACHMENT 7Packet pg. 204 101nl102nd ls flipped paintedascpL=17.28, R=11.00∆=90°00'00"N88°12'35"W 107.00'L=155.43,R=451.94Δ=19°42'16"N85°15'16"W 66.41'N68°30'20"W 150.28'L=205.82,R=576.00Δ=20°28'22"S00°00'01"E 308.47'N90°00'00"E 117.28'N01°47'25"E 255.44'OAKRIDGE DRIVE(COLLECTOR 2 LANES)SAM'S CLUB130,383± SQ FT4700 E. BOARDWALK DRIVE, FORT COLLINS, COZONE: HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILEXISTING POND BAPPROXIMATE LIMITS OF WORK WITHIN POND B2,600± SF (1,300± CF)APPROXIMATE EXISTING TOP OF POND BAPPROXIMATE EXISTING BOTTOM OF POND BSOUTH BOARDWALK DRIVE(COLLECTOR 2 LANES)PROPOSED OUTFALL STRUCTURE,REF SHEET C6 - GRADING PLANALERT TO CONTRACTOR:ALL SAM'S CLUB GENERAL CONTRACTOR WORK TO BE COMPLETED(EARTHWORK, FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATEIN PROJECT DOCUMENTS.SCALE IN FEET80'60'040'PROPOSED LEGENDPROPERTY LINE/RIGHT-OF-WAY LINEPROPOSED POND B EXPANSION AREA (2,600± SF - 1,300± CF)DATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-OSP.dwg LAST SAVED BY: JOEPERKINSKnow what'sNOTE:SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OFPORCHES, RAMPS, VESTIBULE, SLOPED PAVING, TRUCK DOCKS, BUILDINGUTILITY ENTRANCE LOCATIONS AND PRECISE BUILDING DIMENSIONS.SITE BENCHMARK:CITY OF FORT COLLINS BENCHMARK: 4-08 ON SOUTH SIDE OF HARMONY RD. AT THE NORTHWEST CORNER OF 625 EASTHARMONY RD. (FRONT RANGE BAPTIST CHURCH), ON THE NORTH WALL OF ACONCRETE IRRIGATION DROP STRUCTURE. NAVD88=5017.14'EXISTING LEGENDwADESIGNWATER VALVEWATER METERLIGHT POLEUNDERGROUND ELECTRIC LINEUNDERGROUND WATER LINEACCESS AND DRAINAGE EASEMENTACCESS AND UTILITY EASEMENTAUETELECOMMUNICATIONS PEDESTALCABLE TV PEDESTALTVSANITARY SEWER MANHOLESANITARY SEWER CLEAN-OUTUNDERGROUND STORM LINEDECIDUOUS TREE (SIZES SHOWN HEREON)ewPROPERTY LINEEASEMENT LINEUNDERGROUND WATER LINEssCONTOUR (ONE FOOT INTERVAL)XXXXITEM 4, ATTACHMENT 7Packet pg. 205 5000.00fl4999.64fl4999.56fl4999.78fl4999.20fl4998.50fl4997.70fl4997.69fl4997.54fl4997.67fl4997.97fl4997.93fl4998.06fl4998.10fl4998.20fl4998.24fl4998.94fl4999.89fl4999.95fl5000.37flwwMB5001.57tc5001.10fl5000.75fl5000.39fl5000.42fl5000.88fl4997.49fl4997.46fl4997.59fl4998.01fl4998.12tc4997.97fl4997.92ec4997.66ec4997.63fl4997.32ec4997.36fl4997.80tc4997.63fl4998.08tc4997.91fl4998.34tc4998.25tc4997.75fl4997.54fl4998.02tc4997.67fl4998.17tc4998.17tc4998.14fl4998.57tc4997.47fl4997.94tc4997.30fl4997.78tc4997.97tc4997.56fl4997.47ec4997.38fl4997.74ec4998.39ng4997.73fl4999.31ng4998.45fl4998.11fl4998.53fl4998.40fl4998.21fl4998.43ng4998.77ng4998.79fl4999.90fl5000.73fl5000.86fl5001.25fl5000.59fl5000.94sw5002.28fl5002.33tcstop signstop signstop signstop signstop signstop signstop signstop signmetal chasestorm graterim = 4996.62'18" RCP inv. (S) = 4994.40'speed bumpoutback curbsidepickup signconcrete sidewalkconcreteasphaltasphaltconcrete sidewalkconcrete sidewalkconcretesidewalkyield topedestrian sign20' AUE10' AUE5000.90tc5000.44fl5000.39ep5000.97ep5000.43ep5000.92tc5000.60fl5002.28tc5001.78fl5001.54ep5002.34ec5002.42w5002.79fl5003.17tc5003.07tc5002.78fl5002.36epue5002.8602.963.335004.275003.94fl5003.79ep5002.13tc5001.65fl5001.52ep5001.53tc5001.35fl5001.06ep5001.18ep5001.64tc5001.28ep5001.66tc5001.24fl5000.60ep5000.68fl5001.17tc4999.72tc4999.23fl4999.25ep4999.29ep4999.39fl4999.85tc4999.84tc4999.44fl4999.47ep4997.26ep4997.23fl4997.68tc4997.15ep4997.26fl4997.62tc4997.50tc4997.14fl4997.02ep4997.39ep4997.32fl4997.67tc4997.92tc4997.50fl4997.42ep4998.56tc4998.34fl4998.33ep4998.09ep4998.36fl4998.64tc4997.73ep4997.80ep4997.92fl4998.28tc4998.38tc4997.73fl4997.60ep4998.47fl4998.32eop4998.05eop4998.20fl4998.57tc4998.24fl4998.27ep4997.69ep4997.78fl4998.24tc4998.77ep4998.83fl4999.07tc4998.70tc4998.26fl4998.12ep4997.72ng4997.95ng4998.08ng4998.19ng5000.86ng4999.87ng4999.43ng4998.96ng4998.56ng4998.25ng4998.06ng4997.83ng4997.58ng4997.54ng4997.74ng4997.39ng4996.86ng5000.34ng5001.68ng4999.70ng4998.96ng4998.49ng4998.25ng4998.15ng4998.14ng4998.41ng4998.53ng4998.10ng4998.10ng4997.54ng4998.08ng5001.92fl5002.42tc001.5601.59.775001.33fl5001.80tcstorm graterim = 4996.35'18" RCP inv. in (N) = 4993.95'18" RCP inv. out (W) = 4993.84'covered cart returnlarge snow pile attime of surveyconcrete sidewalkstop signstop signstop signconcrete sidewalk500250015000499949984997499715"3"1410"14"6"14"12"12"14"15"15"18"9"4"14"18"12"12"10"10"12"12"12"14"15"14"12"12"12"12"12"12"10"2"15"15"15"18"14"12"14"10"10"14"12"10"12"10"14"KIOSK200± SFFFE 5000.05covered cart returncovered cart returnTEMPORARY ONSITE BENCHMARKIRON PIPE IN ASPHALT HOLEELEV 5000.297'N 1433734.81993'E 3121499.21743'WWWEXISTING 20' ACCESS ANDUTILITY EASEMENT TO REMAINBLANKET ACCESS AND DRAINAGE EASEMENT TO REMAINAPPROXIMATEBOUNDARY OF LOT 1N89° 24' 31"E 263.86'S00° 00' 00"E 714.30'500050015002499949984998 49984998499849974998 4998499950005000500150015001 50015002 EXISTING 10' ACCESS ANDUTILITY EASEMENT TO REMAINAPPROXIMATEBOUNDARY OF LOT 1S00°00'00''E 714.30AAAAAAABBFFCDDDDDDG4997.85(4997.85)±LOT 1HARMONY MARKET P.U.D.APN 9601117001(4997.85)±(4997. 8 5) ±APPROXIMATE LIMITSOF EXISTING POND AAPPROXIMATE LIMITSOF PROPOSED POND ALIMITS OF TWO (2)FOOT OVERBUILDAPPROXIMATE LIMITSOF PROPOSED POND A1.9%1.8%1.9%2.0%2.0%1.6%1.6%1.6%1.6%2.0%2.0%2.0%2.0%2.0%2.0%1.4%0.9%2.0%4.0%0.7%0.5%4.3%2.1%4.0%3.2%5.3%5.2%1.5%3.1%1.8%1.7%1.8%1.7%4.9%7.3%6.2%1.9%1.1%1.0%1.7%1.9%0.9%1.7%0.3%2.9%(1.1%)±(2.0%)±(1.6%)±4.1%5.0%0.9%0.5%0.7%0.9%1.4%1.2%1.1%(1.7%)±1.7%2.1%FS 4999.80FS 4999.80FS 4999.92FS 4999.92FS 4999.95FS 4999.95FS 4999.91FS 4999.82FS 4999.75FS 4999.75FS 4999.93FS 4999.95FS 4999.83FS 4999.83FS 4999.63FS 4999.63FS 4998.93FS 4999.25TC 4999.70G 4999.20TC 4999.38G 4998.88FS 4999.06FS 4999.06FS 4999.06FS 4999.06FS 4999.93TC 4999.17G 4998.67TC 4999.08G 4998.58TC 4998.70G 4998.20TC 4998.62G 4998.12TC 4998.50G 4998.00TC 4998.50G 4998.00TC 4998.78G 4998.28TC 4998.18G 4997.68TC 4998.56G 4998.06TC 4998.30G 4997.80TC 4997.68G 4997.18TC 4997.86G 4997.36TC 4997.60G 4997.10TC 4997.75G 4997.25TC 4998.12G 4997.62FS 4998.23FS 4997.85FS 4998.17FS 4999.28FS 4999.48TC 4999.17G 4998.67TC 4999.37G 4998.87TC 4998.06G 4997.56TC 4997.55G 4997.05TC 4997.51G 4997.01TC 4997.92G 4997.42TC 4997.87G 4997.37TC 4998.62G 4998.12TC 4998.63G 4998.13TC 4998.37G 4997.87TC 4998.35G 4997.85TC 4999.70G 4999.20FS 4999.81TC 4999.54G 4999.04FS 4998.92TC 4999.58G 4999.08FS 4998.96FS 4999.61TC 4999.52G 4999.02TC 4999.06G 4998.56TC 4998.96G 4998.46FS 4998.63FS 4998.94FS 4998.79TC 5001.10G 5000.60FS 5001.15FS 5000.04FS 5000.50TC 5000.39G 4999.89TC 4998.98G 4998.48FS 5000.80TC 4998.16G 4997.66TC 4998.15G 4997.65TC 5000.70G 5000.20TG (4996.66±)TC (4998.33±)G (4997.83±)TC (4998.09±)G (4997.59±)FS 4998.11FS 4998.00FS 4997.83FS 4997.72TC 4998.20G 4997.70TC 4998.50G 4998.00TC 4998.35G 4997.85TC 4998.35G 4997.85TC 4998.35G 4997.85TC 4998.35G 4997.85TC 4998.86G 4998.36TC 4998.41G 4997.91TC 4998.23G 4997.73TC 4998.27G 4997.77TC 4998.25G 4997.75TC 4997.99G 4997.49TC 4997.96G 4997.46TC 4997.89G 4997.39TC 4998.13G 4997.63TC 4998.49G 4997.99APPROXIMATE AREAREMOVED FROM POND AAPPROXIMATE AREAADDED TO POND APOND A BREAKOVER LOCATIONFS 4997.74FS 4997.807.9%FS 4998.38FS 4997.81FS 4997.848.0%FS 4998.527.7%FS 4997.94FS 4997.90FS 4998.41FS 4998.4450015000500049994999 499949994998499849974998 4999FS 4998.41ALERT TO CONTRACTOR:ALL SAM'S CLUB GENERAL CONTRACTOR WORK TO BE COMPLETED(EARTHWORK, FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATEIN PROJECT DOCUMENTS.020' 30' 40'SCALE IN FEETDATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-GP.dwg LAST SAVED BY: JOEPERKINSKnow what'sNOTE:SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OFPORCHES, RAMPS, VESTIBULE, SLOPED PAVING, TRUCK DOCKS, BUILDINGUTILITY ENTRANCE LOCATIONS AND PRECISE BUILDING DIMENSIONS.PROPOSED LEGENDGRADE BREAKCONTOUR ELEVATIONSSPOT ELEVATIONSXXXNOTE:WHEN PERFORMING GRADING OPERATIONS DURING PERIODS OF WET WEATHER,PROVIDE ADEQUATE DEWATERING, DRAINAGE AND GROUND WATERMANAGEMENT TO CONTROL MOISTURE OF SOILS. REFER TO SITE SPECIFICATIONS.SITE BENCHMARK:CITY OF FORT COLLINS BENCHMARK: 4-08 ON SOUTH SIDE OF HARMONY RD. AT THE NORTHWEST CORNER OF 625 EASTHARMONY RD. (FRONT RANGE BAPTIST CHURCH), ON THE NORTH WALL OF ACONCRETE IRRIGATION DROP STRUCTURE. NAVD88=5017.14'A LIMITS OF SAWCUT AND PAVEMENT REMOVAL, MATCH EXISTING ELEVATIONSB MATCH EXISTING ELEVATIONSC FUEL SPILL CONTAINMENT STRUCTURE, REF SHEET C7 - DRAINAGE PLAND EIGHT (8) INCH H20 RATED TRENCH DRAIN, REF SHEET C7 - DRAINAGE PLANE STORMDRAIN CLEAN-OUT, REF DETAIL SHEETSF PULL BOX, REF SHEET C8 - UTILITY PLANG VERIFY ORIFICE PLATE HAS BEEN INSTALLED. IF NOT INSTALLED, INSTALL PER ORIFICEPLATE DETAIL. REF DETAIL SHEETSGRADING PLAN LEGENDABBREVIATIONS:FFE FINISH FLOOR ELEVATIONFS FINISH SURFACEG FLOWLINE OF GUTTERINV INVERT ELEVATIONTC TOP OF CURBDAYLIGHT LINE2.0%SURFACE FLOWLIMITS OF TWO (2) FOOT OVERBUILDLIMITS OF CONSTRUCTION (SHOWN TWO(2) FOOT OFFSET FOR CLARITY)EXISTING LEGENDwADESIGNWATER VALVEWATER METERLIGHT POLEUNDERGROUND ELECTRIC LINEUNDERGROUND WATER LINEACCESS AND DRAINAGE EASEMENTACCESS AND UTILITY EASEMENTAUETELECOMMUNICATIONS PEDESTALCABLE TV PEDESTALTVSANITARY SEWER MANHOLESANITARY SEWER CLEAN-OUTUNDERGROUND STORM LINEDECIDUOUS TREE (SIZES SHOWN HEREON)ewPROPERTY LINEEASEMENT LINE(2.0%)±EXISTING SURFACE FLOWUNDERGROUND WATER LINEssCONTOUR (ONE FOOT INTERVAL)XXXXXXXX.XXxEXISTING SPOT ELEVATIONSxPOND "A" PER "RBD INC ENGINEERING CONSULTANTS" DRAINAGE ANDOVERALL GRADING PLAN, DATED 1989.PROPOSED AREA REMOVED FROM POND APROPOSED AREA ADDED POND AITEM 4, ATTACHMENT 7Packet pg. 206 L=17.28, R=11.00∆=90°00'00"N88°12'35"W 107.00'L=155.43,R=451.94Δ=19°42'16"N85°15'16"W 66.41'N68°30'20"W 150.28'L=205.82,R=576.00Δ=20°28'22"S00°00'01"E 308.47'N90°00'00"E 117.28'N01°47'25"E 255.44'OAKRIDGE DRIVE(COLLECTOR 2 LANES)SAM'S CLUB130,383± SQ FT4700 E. BOARDWALK DRIVE, FORT COLLINS, COZONE: HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILEXISTING POND BSOUTH BOARDWALK DRIVE(COLLECTOR 2 LANES)D15'' RCP15'' RCP15'' RCPAPPROXIMATE LIMITS OF WORK WITHIN POND B2,600± SF (1,300± CF)APPROXIMATE EXISTING TOP OF POND BAPPROXIMATE EXISTING BOTTOM OF POND BPROPOSED OUTFALL STRUCTURE,REF SHEET C13 - DETAIL SHEETEXISTING OUTFALLSTRUCTURE TO REMAINEXISTING STORM DRAINMANHOLE TO REMAINKOHL'SSCALE IN FEET80'60'040'DATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-GP-BASIN-B.dwg LAST SAVED BY: JOEPERKINSKnow what'sEXISTING LEGENDwADESIGNWATER VALVEWATER METERLIGHT POLEUNDERGROUND ELECTRIC LINEUNDERGROUND WATER LINEACCESS AND DRAINAGE EASEMENTACCESS AND UTILITY EASEMENTAUETELECOMMUNICATIONS PEDESTALCABLE TV PEDESTALTVSANITARY SEWER MANHOLESANITARY SEWER CLEAN-OUTUNDERGROUND STORM LINEDECIDUOUS TREE (SIZES SHOWN HEREON)ewPROPERTY LINEEASEMENT LINEUNDERGROUND WATER LINEssCONTOUR (ONE FOOT INTERVAL)XXXXALERT TO CONTRACTOR:ALL SAM'S CLUB GENERAL CONTRACTOR WORK TO BE COMPLETED(EARTHWORK, FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATEIN PROJECT DOCUMENTS.NOTE:SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OFPORCHES, RAMPS, VESTIBULE, SLOPED PAVING, TRUCK DOCKS, BUILDINGUTILITY ENTRANCE LOCATIONS AND PRECISE BUILDING DIMENSIONS.PROPOSED LEGENDGRADE BREAKCONTOUR ELEVATIONSSPOT ELEVATIONSXXXNOTE:WHEN PERFORMING GRADING OPERATIONS DURING PERIODS OF WET WEATHER,PROVIDE ADEQUATE DEWATERING, DRAINAGE AND GROUND WATERMANAGEMENT TO CONTROL MOISTURE OF SOILS. REFER TO SITE SPECIFICATIONS.SITE BENCHMARK:CITY OF FORT COLLINS BENCHMARK: 4-08 ON SOUTH SIDE OF HARMONY RD. AT THE NORTHWEST CORNER OF 625 EASTHARMONY RD. (FRONT RANGE BAPTIST CHURCH), ON THE NORTH WALL OF ACONCRETE IRRIGATION DROP STRUCTURE. NAVD88=5017.14'ABBREVIATIONS:FFE FINISH FLOOR ELEVATIONFS FINISH SURFACEG FLOWLINE OF GUTTERINV INVERT ELEVATIONTC TOP OF CURBDAYLIGHT LINE2.0%SURFACE FLOWLIMITS OF TWO (2) FOOT OVERBUILDLIMITS OF CONSTRUCTION (SHOWN TWO(2) FOOT OFFSET FOR CLARITY)(2.0%)±EXISTING SURFACE FLOWXXXX.XXxEXISTING SPOT ELEVATIONSxPOND "A" PER "RBD INC ENGINEERING CONSULTANTS" DRAINAGE ANDOVERALL GRADING PLAN, DATED 1989.PROPOSED AREA REMOVED FROM POND APROPOSED AREA ADDED POND AITEM 4, ATTACHMENT 7Packet pg. 207 4999.20fl4998.50fl4997.70fl4998.10fl4998.20fl4998.24fl4998.94l4997.38fl4997.74ec4998.39ng4997.73fl4999.31ng4998.45fl4998.21fl4998.43ng4998.77ng4998.79fl4999.90flmetal chasestorm graterim = 4996.62'18" RCP inv. (S) = 4994.40'4998.19ng4999.70ng4998.96ng4998.49ng4998.25ng4998.15ng4998.14ng49994998499715"15"18"14"10"10"14"12"10"KIOSK200± SFFFE 5000.05APPROX. LOCATION EXISTING10' ACCESS ANDUTILITY EASEMENT TO REMAIN 42 LF 8'' TD @ 0.50%44 LF 8'' TD @ 4.98%44 LF 8'' TD @ 4.52%17 LF 8'' TD @ 0.50%43 LF 8'' TD @ 0.75%30 LF 6'' PIPE @ 2.72%14 LF 12'' HPP @ 2.72%8 LF 12'' HPP @ 0.44%39 LF 12'' HPP @ 4.25%15 LF 12'' HPP @ 0.44%19 LF 12'' HPP @ 0.44%35 LF 8'' TD @ 2.00%41 LF 8'' TD @ 0.50%INV 4998.58TG 4999.26AINV 4998.25TG 4998.93AINV 4998.17TG 4999.06AINV 4995.97TG 4999.91AINV 4998.17TG 4999.03AINV 4997.97TG 4999.05AINV 4998.38TG 4999.06AINV 4999.08TG 4999.75AINV 4997.52CBINV 4996.69BINV 4994.57FDINV (N,S) 4994.40±EINV 4994.64FINV 4994.49FINV (N) 4995.93APPROXIMATEBOUNDARY OF LOT 1S00°00'00''E 714.30(4997.85)±4997.85INV (S) 4994.68RIM 4999.3712x12x12 TEE12'' 45°12'' 45°12'' 45°6'' 45°12x6 REDUCERINV 4996.31BFFF6'' 90°INV 4994.67GBB3 LF 12'' HPP @ 1.00%2 LF 12'' HPP @ 1.00%APPROXIMATE LIMITSOF EXISTING POND AAPPROXIMATE LIMITSOF PROPOSED POND AAPPROXIMATE LIMITSOF EXISTING POND A49994999 4999499949984998499749995000.00fl5000.43ep5000.925000.60flTEMPORARY ONSITE BENCHMARKIRON PIPE IN ASPHALT HOLEELEV 5000.297'N 1433734.81993'E 3121499.21743'ALERT TO CONTRACTOR:ALL SAM'S CLUB GENERAL CONTRACTOR WORK TO BE COMPLETED(EARTHWORK, FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATEIN PROJECT DOCUMENTS.010' 15' 20'SCALE IN FEETDAYLIGHT LINE2.0%SURFACE FLOWLIMITS OF TWO (2) FOOT OVERBUILDLIMITS OF CONSTRUCTION (SHOWN TWO(2) FOOT OFFSET FOR CLARITY)EXISTING LEGENDwADESIGNWATER VALVEWATER METERLIGHT POLEUNDERGROUND ELECTRIC LINEUNDERGROUND WATER LINEACCESS AND DRAINAGE EASEMENTACCESS AND UTILITY EASEMENTAUETELECOMMUNICATIONS PEDESTALCABLE TV PEDESTALTVSANITARY SEWER MANHOLESANITARY SEWER CLEAN-OUTUNDERGROUND STORM LINEDECIDUOUS TREE (SIZES SHOWN HEREON)ewPROPERTY LINEEASEMENT LINE(2.0%)±EXISTING SURFACE FLOWDATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-GP.dwg LAST SAVED BY: JOEPERKINSKnow what'sNOTE:SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OFPORCHES, RAMPS, VESTIBULE, SLOPED PAVING, TRUCK DOCKS, BUILDINGUTILITY ENTRANCE LOCATIONS AND PRECISE BUILDING DIMENSIONS.PROPOSED LEGENDGRADE BREAKCONTOUR ELEVATIONSSTORM DRAINXX.XXxSPOT ELEVATIONSXXXNOTE:WHEN PERFORMING GRADING OPERATIONS DURING PERIODS OF WET WEATHER,PROVIDE ADEQUATE DEWATERING, DRAINAGE AND GROUND WATERMANAGEMENT TO CONTROL MOISTURE OF SOILS. REFER TO SITE SPECIFICATIONS.SITE BENCHMARK:CITY OF FORT COLLINS BENCHMARK: 4-08 ON SOUTH SIDE OF HARMONY RD. AT THE NORTHWEST CORNER OF 625 EASTHARMONY RD. (FRONT RANGE BAPTIST CHURCH), ON THE NORTH WALL OF ACONCRETE IRRIGATION DROP STRUCTURE. NAVD88=5017.14'A EIGHT (8) INCH H20 RATED TRENCH DRAIN, REF DETAIL SHEETSB STORM DRAIN CLEAN OUT, REF DETAIL SHEETSC CONNECT TO CANOPY DOWN SPOUT, REF ARCH / MEP PLANS FOR CONTINUATIOND SPILL CONTAINMENT STRUCTURE, REF DETAIL SHEETE CONNECT TO EXISTING DRAINAGE INLETF PRE-FABRICATED BEND, REF PLAN FOR TYPEG EIGHT (8) INCH GATE VALVEGRADING PLAN LEGENDABBREVIATIONS:FFE FINISH FLOOR ELEVATIONFS FINISH SURFACEG FLOWLINE OF GUTTERINV INVERT ELEVATIONTC TOP OF CURBUNDERGROUND WATER LINEssCONTOUR (ONE FOOT INTERVAL)XXXXLIMITS OF EXISTING ''POND A'' MAX 18 INCHES PONDING DEPTH (4997.85')LIMITS OF PROPOSED ''POND A'' MAX 18 INCHES PONDING DEPTH (4997.85')PROPOSED AREA REMOVED FROM POND APROPOSED AREA ADDED POND AITEM 4, ATTACHMENT 7Packet pg. 208 KIOSK200± SFFFE 5000.05covered cart returncovered cart return50015000500049994999 499949994998499849974998 4999ONSITEDRAINAGEAREA0.91 ACRESOFFSITEDRAINAGE AREA0.42 ACRES2.5%2.6%1.2%2.7%5.8%2.0%1.9%2.0%2.0%(1.2%)±(1.6%)±(1.7%)±(1.8%)±(4.9%) ±(3.9%)±(1.9%)±1.0%0.7%OFFSITE DRAINAGEAREA = 0.03 ACRESALERT TO CONTRACTOR:ALL SAM'S CLUB GENERAL CONTRACTOR WORK TO BE COMPLETED(EARTHWORK, FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATEIN PROJECT DOCUMENTS.SCALE IN FEET60'45'30'0DATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-DR.dwg LAST SAVED BY: AVANDERGRIFTKnow what'sNOTE:SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OFPORCHES, RAMPS, VESTIBULE, SLOPED PAVING, TRUCK DOCKS, BUILDINGUTILITY ENTRANCE LOCATIONS AND PRECISE BUILDING DIMENSIONS.SITE BENCHMARK:CITY OF FORT COLLINS BENCHMARK: 4-08 ON SOUTH SIDE OF HARMONY RD. AT THE NORTHWEST CORNER OF 625 EASTHARMONY RD. (FRONT RANGE BAPTIST CHURCH), ON THE NORTH WALL OF ACONCRETE IRRIGATION DROP STRUCTURE. NAVD88=5017.14'SITE FEATURESDRAINAGE BOUNDARYFLOW PATH2.0%SURFACE FLOW(2.0%)±EXISTING SURFACE FLOWITEM 4, ATTACHMENT 7Packet pg. 209 KIOSKcovered cart returncovered cart returnueueuembONSITEDRAINAGEAREA0.91 ACRESOFFSITEDRAINAGE AREA0.42 ACRESOFFSITE DRAINAGEAREA = 0.03 ACRESALERT TO CONTRACTOR:ALL SAM'S CLUB GENERAL CONTRACTOR WORK TO BE COMPLETED(EARTHWORK, FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATEIN PROJECT DOCUMENTS.SCALE IN FEET60'45'30'0DATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-DR.dwg LAST SAVED BY: AVANDERGRIFTKnow what'sNOTE:SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OFPORCHES, RAMPS, VESTIBULE, SLOPED PAVING, TRUCK DOCKS, BUILDINGUTILITY ENTRANCE LOCATIONS AND PRECISE BUILDING DIMENSIONS.SITE BENCHMARK:CITY OF FORT COLLINS BENCHMARK: 4-08 ON SOUTH SIDE OF HARMONY RD. AT THE NORTHWEST CORNER OF 625 EASTHARMONY RD. (FRONT RANGE BAPTIST CHURCH), ON THE NORTH WALL OF ACONCRETE IRRIGATION DROP STRUCTURE. NAVD88=5017.14'SITE FEATURESDRAINAGE BOUNDARYPERVIOUS AREAIMPERVIOUSNESSONSITEPERVIOUS AREA (SF)8214 21%IMPERVIOUS AREAS (SF)3122779%OFFSITEPERVIOUS AREA (SF)15218%IMPERVIOUS AREAS (SF)1826392%TOTALPERVIOUS AREA (SF)97359%IMPERVIOUS AREAS (SF)4949084%ITEM 4, ATTACHMENT 7Packet pg. 210 KIOSK200± SFFFE 5000.05covered cart returncovered cart returnONSITEDRAINAGEAREA0.91 ACRESOFFSITEDRAINAGE AREA0.42 ACRESOFFSITE DRAINAGEAREA = 0.03 ACRESALERT TO CONTRACTOR:ALL SAM'S CLUB GENERAL CONTRACTOR WORK TO BE COMPLETED(EARTHWORK, FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATEIN PROJECT DOCUMENTS.SCALE IN FEET60'45'30'0DATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-DR.dwg LAST SAVED BY: AVANDERGRIFTKnow what'sNOTE:SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OFPORCHES, RAMPS, VESTIBULE, SLOPED PAVING, TRUCK DOCKS, BUILDINGUTILITY ENTRANCE LOCATIONS AND PRECISE BUILDING DIMENSIONS.SITE BENCHMARK:CITY OF FORT COLLINS BENCHMARK: 4-08 ON SOUTH SIDE OF HARMONY RD. AT THE NORTHWEST CORNER OF 625 EASTHARMONY RD. (FRONT RANGE BAPTIST CHURCH), ON THE NORTH WALL OF ACONCRETE IRRIGATION DROP STRUCTURE. NAVD88=5017.14'SITE FEATURESDRAINAGE BOUNDARYPERVIOUS AREAIMPERVIOUSNESSONSITEPERVIOUS AREA (SF)829221%IMPERVIOUS AREAS (SF)31149 79%OFFSITEPERVIOUS AREA (SF)15218%IMPERVIOUS AREAS (SF)1826392%TOTALPERVIOUS AREA (SF)981317%IMPERVIOUS AREAS (SF)4941283%MODIFIED IMPERVIOUS AREAONSITEASPHALT TO OTHER IMPERVIOUS SURFACE(ROOF OR CONCRETE)6787 SFASPHALT TO LANDSCAPE1161SFMODIFIED IMPERVIOUS AREAITEM 4, ATTACHMENT 7Packet pg. 211 UGEUGEUGEUGEUGEUGEQS BOARDWA L K DRIVET95 LF (2) - 4''C UGEDS59 LF (2) - 4''C UGESDD90°wwstop signstop signstop signstop signstop signstop signmetal chasestorm graterim = 4996.62'18" RCP inv. (S) = 4994.40'speed bumpoutback curbsidepickup signconcrete sidewalkconcreteasphaltasphaltconcrete sidewalkconcrete sidewalkconcreteyield topedestrian signwueuesanitary sewer manholerim = 5002.85'8" PVC inv. in (N) = 4995.29'8" PVC inv. out (S) = 4995.23'sanitary sewer manholerim = 5000.72'8" PVC inv. in (N) = 4993.24'8" PVC inv. out (S) = 4993.10'stop signconcrete sidewalkstop signstop signstop signconcrete sidewalk15"3"1414"12"12"14"15"15"18"9"4"14"18"12"12"10"10"12"12"14"10"12"14"15"14"12"15"12"15"15"15"18"14"12"14"10"10"14"12"10"12"10"14"14"10"10"12"KIOSK200± SF FFE 5000.05covered cart returncovered cart returnTEMPORARY ONSITE BENCHMARKIRON PIPE IN ASPHALT HOLEELEV 5000.297'N 1433734.81993'E 3121499.21743'JTJT JT JT JT JT JT 6''SS6''SS6''SS6''SS6''SS6''SS6''SS6''SS6''SS6''SSUGES1''W 1''W1''W1''W1''W UGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEAPPROX. LOCATIONEXISTING 20' ACCESS ANDUTILITY EASEMENT TO REMAINLOT 1HARMONY MARKET P.U.D.APN 9601117001N89°24'31''E 263.86S00°00'00''E 714.30INV 4995.14INV 4996.90eeeeeew8'' DIP wweeeeeeeeeeeeeeeeeeeessssAPPROX. LOCATIONEXISTING 20' UTILITYEASEMENT TO REMAINAPPROX. LOCATIONEXISTING 30'ACCESS ANDUTILITY EASEMENTTO REMAININV 4996.8422.5° BEND14 LF 6'' PIPE @ 1.00%6 LF 4'' PIPE@ 1.00%57 LF 6'' PIPE @ 1.00%99 LF 6'' PIPE @ 1.00%APPROXIMATEBOUNDARY OF LOT 1APPROXIMATEBOUNDARY OF LOT 1BF1'' IRRIGATION WATERREF IRRIGATION PLANFOR CONTINUATIONIJGKLNOMBLANKET ACCESS AND DRAINAGE EASEMENT TO REMAIN2''C UGT2''C FOCBNREF ARCH PLANS FORCONTINUATIONN286'±NNPO0REF ARCH PLANSFOR CONTINUATIONAREA VACATEDFROM ACCESSAND DRAINAGEEASEMENT6,685 SQ. FT.±OR 0.15 AC.±NCALCULATED EXST (N) INV 4992.89CALCULATED EXST (S) INV 4992.88INV 4996.7022.5° BENDINV 4994.1445° BENDINV 4993.7290° BEND(E) INV 4992.90YSSHS99 LF 6'' PIPE @ 1.00%43 LF 6'' PIPE @ 1.00%82 LF 6'' PIPE @ 1.00%SINV 4996.1345° BENDBSwwwwww8'' DIP w8'' DIP w8'' DIP w8'' DIP w8'' DIP wARIM (MATCH EXST GRADE)UUUNVVW1''C1''C5'BBBRDSXXXX192 LF (2) - 4''C UGE66 LF (2) - 4''C UGE340 LF (2) - 4''C UGESSSSSSEZENDZZBEGINJT SAM'S CLUB STORE FRONTNQALERT TO CONTRACTOR:ALL SAM'S CLUB GENERAL CONTRACTOR WORK TO BE COMPLETED(EARTHWORK, FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATEIN PROJECT DOCUMENTS.020' 30' 40'SCALE IN FEETPROPOSED LEGENDDATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-UP.dwg LAST SAVED BY: JOEPERKINSKnow what'sNOTE:SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OFPORCHES, RAMPS, VESTIBULE, SLOPED PAVING, TRUCK DOCKS, BUILDINGUTILITY ENTRANCE LOCATIONS AND PRECISE BUILDING DIMENSIONS.SITE BENCHMARK:CITY OF FORT COLLINS BENCHMARK: 4-08 ON SOUTH SIDE OF HARMONY RD. AT THE NORTHWEST CORNER OF 625 EASTHARMONY RD. (FRONT RANGE BAPTIST CHURCH), ON THE NORTH WALL OF ACONCRETE IRRIGATION DROP STRUCTURE. NAVD88=5017.14'EXISTING LEGENDwADESIGNWATER VALVEWATER METERLIGHT POLEUNDERGROUND ELECTRIC LINEUNDERGROUND WATER LINEACCESS AND DRAINAGE EASEMENTACCESS AND UTILITY EASEMENTAUETELECOMMUNICATIONS PEDESTALCABLE TV PEDESTALTVSANITARY SEWER MANHOLESANITARY SEWER CLEAN-OUTUNDERGROUND STORM LINEDECIDUOUS TREE (SIZES SHOWN HEREON)ewPROPERTY LINEEASEMENT LINEUNDERGROUND WATER LINEssCONTOUR (ONE FOOT INTERVAL)XXXXSTORM DRAINJOINT TRENCHSANITARY SEWER SERVICESANITARY SEWER FORCE MAINUNDERGROUND ELECTRIC SERVICEUNDERGROUND TELEPHONE SERVICEWATER SERVICEFIBER 0PTIC CONDUITX"FOX"WUGTUGEX" FMX"SJTUTILITY NOTESA CURB STOP, REF CITY OF FORT COLLINS TRAFFIC-RATED CURB STOP INSTALLATION DETAIL 11A.B SANITARY SEWER CLEAN-OUT, REF CITY OF FORT COLLINS SEWER CONSTRUCTION DETAILS TRAFFIC RATED CLEANOUT DETAILWW-15.C BACKFLOW PREVENTER PER CITY OF FORT COLLINS REQUIREMENTS, SEE SIZE THIS SHEET.D BORING PIT.E SANITARY SEWER MANHOLE, REF CITY OF FORT COLLINS SEWER CONSTRUCTION DETAILS STANDARD MANHOLE DETAILWW-3.F SANITARY SEWER SERVICE BUILDING ENTRY, REF ARCH / MEP PLANSG POINT OF CONNECTION, DOMESTIC WATER SERVICE, REF CITY OF FORT COLLINS TYPICAL WATER SERVICE DETAIL 11H POINT OF CONNECTION, IRRIGATION WATER SERVICE, REF CITY OF FORT COLLINS TYPICAL WATER SERVICE DETAIL 11I UNDERGROUND VENT PIPING FROM UNDERGROUND STORAGE TANKS, REF ARCH PLANSJ UNDERGROUND STORAGE TANK VENT, REF ARCH PLANSK DOMESTIC WATER METER, REF CITY OF FORT COLLINS STANDARD EXTERIOR SETTING FOR 3/4 IN AND 1 IN WATER METERDETAIL 15.L IRRIGATION WATER METER, REF CITY OF FORT COLLINS STANDARD EXTERIOR SETTING FOR 3/4 IN AND 1 IN WATER METERDETAIL 15.M TRANSFORMER, REF ELECTRIC COMPANY PLANSN ALL PULL BOXES LOCATED IN PAVED AREAS SUBJECT TO TRUCK TRAFFIC SHALL BE H-20 LOAD RATED. THE TYPICAL PULL BOX SIZE WILL BE 17 INCHES X 24 INCHES X 24 INCHES ''QUAZITE'' PG1730BA24 BOX WITH PG1730HA0 LID, OR APPROVED EQUAL. DEEPER BOXES MAY BE REQUIRED WHEN THE CONDUIT ALIGNMENT IS AFFECTED BY OTHER UTILITIES. THE PULL BOX SHALL BE INSTALLED PER THE MANUFACTURER'S SPECIFICATION WITH A CONCRETE COLLAR AND A MINIMUM OF 8 INCHES OF GRAVEL COMPACTED PER PROJECT SPECIFICATIONS. IF USING A PULL BOX TO CHANGE DIRECTION, THE MINIMUM BOX SIZE SHALL BE 48 INCHES X 48 INCHES X 24 INCHES PRECAST CONCRETE WITHSEPARATE MANHOLE LID AND COLLAR.O FIBER OPTIC CONDUIT TO FUEL STATION: TWO 2" CONDUITS FOR FIBER OPTIC CABLES AND TELEPHONE LINES REQUIREDFROM BUILDING TO GAS LOT AS NECESSARY, COORDINATE WITH CURRENT UDCP. THE CONDUITS SHALL BE 2" DIAMETER CARLON TYPE "DB" DIRECT BURIAL TELEPHONE DUCT OR 2" SCHEDULE 40 PVC. INSTALL GALVANIZED PULL WIRE OR PURPLE PROPYL-POLYETHYLENE ROPE WITH A MINIMUM PULLING TENSION OF 100 POUNDS IN EACH CONDUIT. THE MINIMUM BURIAL DEPTH SHALL BE 24". INSTALL AN ORANGE DETECTABLE HAZARD TAPE WITH INTEGRAL "BURIED FIBER OPTIC CABLE" WORDING, 12" ABOVE THE CONDUITS.P CONTRACTOR SHALL COORDINATE TRENCH CONSTRUCTION WITH STORE MANAGER TO LIMIT DISRUPTION TO STORE OPERATIONSQ LOCATION FOR THIS UTILITY AS SHOWN IS FOR DRAWING PURPOSES ONLY. CONTRACTOR SHALL VERIFY THE EXACT LOCATION IN FIELD PRIOR TO THE CONSTRUCTION OF THE PROPOSED UTILITY LINE TO BE CONNECTED. CONTRACTOR SHALL NOTIFY CEI ENGINEERING IF THE DESIGN AS SHOWN IS NOT ACHIEVABLE.R 2" CONDUIT FOR FUTURE EV PARKING SPACE. THE CONDUITS SHALL BE 2" DIAMETER CARLON TYPE "DB" DIRECT BURIALTELEPHONE DUCT OR 2" SCHEDULE 40 PVC. INSTALL GALVANIZED PULL WIRE OR PURPLE PROPYL-POLYETHYLENE ROPE WITH A MINIMUM PULLING TENSION OF 100 POUNDS IN EACH CONDUIT. THE MINIMUM BURIAL DEPTH SHALL BE 24".S MAINTAIN MINIMUM 18 INCHES VERTICAL SEPARATION.T OPEN TRENCH OR DIRECTIONAL DRILL PER UTILITY COMPANY.U INSTALL 2'' SWEEP PER CONDUIT, MINIMUM RADIUS SHALL BE 10 TIMES CONDUCTOR DIAMETER (MINIMUM FIVE (5) INCHRADIUS).V POINT OF CONNECTION FOR SITE LIGHTING RELOCATION.W RELOCATE EXISTING SITE LIGHTING ELECTRIC - CONTRACTOR SHALL CONFIRM SIZE AND NUMBER OF CONDUITS AND CONDUCTORS PRIOR TO DEMOLISHING EXISTING SITE LIGHTING AND ELECTRIC SERVICE (REF SHEET C3 - DEMOLITION PLANFOR LIMITS OF IMPROVEMENT TO BE REMOVED). ALL EXISTING SITE LIGHTNING SHALL BE IN OPERATION EVERY NIGHT DURING CONSTRUCTION.X HYDROEXCAVATE OR POTHOLE PRIOR TO INSTALLING NEW WATER SERVICE LINE(S) NEAR EXISTING TREES 1-4. HAND DIGGING SHALL BE USED WITHIN THE CRITICAL ROOT ZONE OF THESE FOUR TREES. IN ADDITION TO REQUIRED TREE PROTECTION THAT MUST BE INSTALLED AROUND THESE TREES, PLEASE PRESERVE AND PROTECT ALL EXISTING ROOTS, ESPECIALLY THOSE GREATER THAN 2 INCHES IN DIAMETER, CONTACT CITY FORESTRY IF ANY ROOTS GREATER THAN 2 INCHESNEED TO BE SEVERED IN ORDER TO INSTALL THIS UTILITY.YPRIOR TO THE START CONSTRUCTION OF SANITARY SEWER, THE CONTRACTOR SHALL EXCAVATE, VERIFY AND CALCULATEALL POINTS OF CONNECTION AND ALL UTILITY CROSSINGS AND INFORM CEI ENGINEERING AND THE OWNER/DEVELOPER OFANY CONFLICT OR REQUIRED DEVIATIONS FROM THE PLAN. NOTIFICATION SHALL BE MADE A MINIMUM OF 48 HOURSPRIOR TO CONSTRUCTION. CEI ENGINEERING AND ITS CLIENTS SHALL BE HELD HARMLESS IN THE EVENT THAT THE CONTRACTOR FAILS TO MAKE SUCH NOTIFICATION.Z SANITARY SEWER PIPE INSULATION PER CITY OF FORT COLLINS SPECIFICATIONS.INSET ASCALE: 1'' = 20'REF ''INSET A'' THIS SHEETFOR CONTINUATIONGENERAL NOTESTHE INSTALLATION OF VAULTS, UTILITIES OR ANY UNDERGROUND ELEMENTS REQUIRING EXCAVATION DEEPERTHAN SIX INCHES SHALL BE ACCOMPLISHED BY BORING UNDER THE ROOT SYSTEM OF ANY PROTECTED EXISTINGTREE AT A MINIMUM DEPTH OF 24 INCHES.THE AUGER OR BORING ENTRY POINT DISTANT IS ESTABLISHED FROM THE FACE OF THE TREE (OUTER BARK)AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS DESCRIBED IN THE CHART BELOW. BORING SHALLNOT OCCUR DIRECTLY UNDER THE TREE TRUNK AND SHALL BE SHIFTED TO ONE SIDE OF THE PARKWAY.TREE DIAMETER AT BREAST HEIGHT (INCHES)0'' TO 9'' 10'' TO 14'' 15'' TO 19'' OVER 19''AUGER / BORING PIT DISTANCE FROM FACE OF TREE* (FEET)5'10'12'15'*THE BORING PIT DISTANCE SHALL BE MEASURED FROM THE EDGE OF DISTURBANCE TO THE FACE OF THE TREE.PROPOSED AREA VACATED FROM EXISTING ACCESS AND DRAINAGE EASEMENTREF ABOVE LEFT,THIS SHEET, FORCONTINUATIONITEM 4, ATTACHMENT 7Packet pg. 212 L=17.28, R=11.00∆=90°00'00"N88°12'35"W 107.00'L=155.43,R=451.94Δ=19°42'16"N85°15'16"W 66.41'N68°30'20"W 150.28'L=205.82,R=576.00Δ=20°28'22"S00°00'01"E 308.47'N90°00'00"E 117.28'N01°47'25"E 255.44'40' COLLECTOR BUILDING SETBACKOAKRIDGE DRIVE(COLLECTOR 2 LANES)SAM'S CLUB130,383± SQ FT4700 E. BOARDWALK DRIVE, FORT COLLINS, COZONE: HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILEXISTING POND BAPPROXIMATE LIMITS OF WORK WITHIN POND B2,600± SF (1,300± CF)APPROXIMATE EXISTING TOP OF POND BAPPROXIMATE EXISTING BOTTOM OF POND BSOUTH BOARDWALK DRIVE(COLLECTOR 2 LANES)PROPOSED OUTFALL STRUCTURE,REF SHEET C6 - GRADING PLANSAM'S CLUBALERT TO CONTRACTOR:ALL SAM'S CLUB GENERAL CONTRACTOR WORK TO BE COMPLETED(EARTHWORK, FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATEIN PROJECT DOCUMENTS.SCALE IN FEET80'60'040'PROPOSED LEGENDPROPERTY LINE/RIGHT-OF-WAY LINEPROPOSED POND B EXPANSION AREA (2,600± SF - 1,300± CF)DATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-UP-BASIN-B.dwg LAST SAVED BY: JOEPERKINSKnow what'sNOTE:SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OFPORCHES, RAMPS, VESTIBULE, SLOPED PAVING, TRUCK DOCKS, BUILDINGUTILITY ENTRANCE LOCATIONS AND PRECISE BUILDING DIMENSIONS.SITE BENCHMARK:CITY OF FORT COLLINS BENCHMARK: 4-08 ON SOUTH SIDE OF HARMONY RD. AT THE NORTHWEST CORNER OF 625 EASTHARMONY RD. (FRONT RANGE BAPTIST CHURCH), ON THE NORTH WALL OF ACONCRETE IRRIGATION DROP STRUCTURE. NAVD88=5017.14'EXISTING LEGENDwADESIGNWATER VALVEWATER METERLIGHT POLEUNDERGROUND ELECTRIC LINEUNDERGROUND WATER LINEACCESS AND DRAINAGE EASEMENTACCESS AND UTILITY EASEMENTAUETELECOMMUNICATIONS PEDESTALCABLE TV PEDESTALTVSANITARY SEWER MANHOLESANITARY SEWER CLEAN-OUTUNDERGROUND STORM LINEDECIDUOUS TREE (SIZES SHOWN HEREON)ewPROPERTY LINEEASEMENT LINEUNDERGROUND WATER LINEssCONTOUR (ONE FOOT INTERVAL)XXXXITEM 4, ATTACHMENT 7Packet pg. 213 DATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-DT.dwg LAST SAVED BY: JOEPERKINS1'-0"4"(TYP.)3"(TYP.)1'-0"8'-0"3'-9"1'-9"2'-0""ENTER" PAVEMENT MARKINGW/ ARROWN.T.S.NOTE: ALL TRAFFIC FLOW ARROWSTO BE SOLID YELLOWREFLECTIVE TRAFFIC PAINTPER DIMENSIONS ABOVE.N.T.S.CONCRETE JOINT DETAILS & FILLERCONSTRUCTION JOINTT/4POURED JOINTSEALING COMPOUNDT/2T1. DOWELS SHALL BE SUPPORTED BY AN APPROVED DEVICE.1-1/4" MIN.CLEARANCESEALING COMPOUNDPOURED JOINT2" MIN.BUTT JOINTTRANSVERSE EXPANSION JOINTT/2TT/4DOWEL SLEEVE (CLOSED END)TO FIT DOWEL AND BE SECUREDTOP 1/8" NOSEALING COMPOUNDCONTRACTION JOINT1. DOWEL BARS SHALL BE DRILLED INTO PAVEMENT HORIZONTALLY BY USE OF A MECHANICAL RIG.NOTE:2. DRILLING BY HAND IS NOT ACCEPTABLE, PUSHING DOWELBARS INTO GREEN CONCRETE IS NOT ACCEPTABLE.NOTE:1. DOWELS SHALL BE SUPPORTED BY AN APPROVED DEVICE.NOTE:T/4TT/21-1/4" MIN.CLEARANCE2" MIN.TO FIT DOWEL AND BE SECUREDDOWEL SLEEVE (CLOSED END)DOWEL TO BE LUBRICATED(FIRST POUR) (SECOND POUR)SEALING COMPOUNDPOURED JOINTDOWEL TO BE LUBRICATEDSEALING COMPOUNDPOURED JOINTT/4TT/2EXISTING PAVEMENTPROPOSED PAVEMENTTOP 1/8" NOSEALING COMPOUND3/16" MIN.VERTICAL SAW-CUTSEALING COMPOUNDTOP 1/8" NO3/16" MIN.VERTICAL SAW-CUTSAWCUT3/16" MIN. REDWOODEXPANSION JOINT FILLERDOWEL DIAMETER = T/8 (IN) 16" LONGSMOOTH DOWEL @ 18" O.C.VERTICAL SAW-CUT3/16" MIN.T = PAVEMENTTHICKNESSTOP 1/8" NO SEALINGCOMPOUNDT = PAVEMENTTHICKNESSDOWEL DIAMETER = T/8 (IN) 16" LONGSMOOTH DOWEL @ 18" O.C.DOWEL DIAMETER = T/8 (IN) 16" LONGSMOOTH DOWEL @ 18" O.C.T = PAVEMENTTHICKNESST = PAVEMENTTHICKNESS04/28/14SOLID ARROW PAVEMENT MARKINGSDTRLTURNN.T.S.NOTES:1. WORDS AND ARROWS SHALL BE APPLIED IN ACCORDANCE WITHSECTION 3B.20 OF THE MANUAL ON UNIFORM TRAFFIC CONTROLDEVICES FOR STREETS AND HIGHWAYS.2. THESE WORDS ARE TO BE PAINTED "RETROREFLECTIVE WHITE WITHGLASS BEADS", PER SPECIFICATIONS, WHEN AT EXITS FROMPARKING LOT TO PUBLIC STREETS.SOLID ARROW MARKINGS1'-4"8'-0"1'-4"1'-4"1'-4"4"4"4"8'-0"6'-0"10'-0"8'-0"6'-0"7'-3"AS INDICATED ON PLANSAS INDICATED ON PLANS"ONLY" PAVEMENT MARKINGPAINTED "RETROREFLECTIVE WHITE"R =RADIUS NECESSARY TO ACCOMODATEOF THE SIDEWALK ABUTTING THE PAVED DRIVE OR ASLANE" STRIPING SHALL BE PLACED ON THE TOP EDGE4" INCH WHITE LETTERS READING "NO PARKING FIRE FIRE LANE STRIPING SHALL BE 6" RED STRIPES WITH FIRE LANE MARKINGDTFIRELN12/17/04TURNING RADIUS PAVEMENT WIDTHWR =6"FIRE VEHICLESSPECIFIED BY LOCAL REQUIREMENTS.N.T.S.25'WRWIDTH (feet) OF FIRE LANE30'20'10' RW =30'25'20' W30'MIN.30'MIN.30'MIN. WRWWR3'-0"3"2'-0"7'-0"1'-6"7-0" (SECONDARY SIGNAGE, IF NEEDED)ALL SIGNS SHOULD COMPLY WITH U.S. DEPARTMENT OFTRANSPORTATION, FEDERAL HIGHWAY ADMINISTRATION'S "MANUAL OFUNIFORM TRAFFIC CONTROL DEVICES", LOCAL CODES AND AS SPECIFIED.MOUNT SIGNS IN ACCORDANCE WITH MANUFACTURER'SINSTRUCTIONS.SIGN BASEN.T.S.MOUNT SIGNHERE"U"-CHANNEL POST(3 lbs./ft.)WHEN SIGN IS IN PAVEDAREAS, USE 4" PIPEBOLLARD FILLED W/CONCRETE ANDPAINTED TRAFFICYELLOWSLOPE TOP OFCONCRETE3,500 PSI PCCONCRETE1'-6"7'-0" (Min.)3'-0" (MIN)2'-0"3"ACCESSIBLEVAN12" X 9"12" X 6"PARKINGRESERVEDR7-8VARIESACCESSIBLE / VAN ACCESSIBLEPARKING SIGNN.T.S.THIS SIGN TYPICAL ATALL ACCESSIBLEPARKING SPACESTHIS SIGN TYPICAL ATALL VAN ACCESSIBLEPARKING SPACESPENALTY SIGN WITHWORDING AS REQUIREDBY STATE OR LOCAL LAW"U"-CHANNELPOST (2-lbs./ft.)6" PIPE BOLLARD PAINTEDTRAFFIC YELLOW, FILLEDW/ CONCRETE.SLOPE TOP OFCONCRETE3500 P.S.I. P.C.CONCRETEGROUND/PAVINGSURFACE06/26/18N.T.S.STOP PAVEMENT MARKINGS - STREETS AND ROADSSTOP LINE (VARIABLE LENGTH)EXTEND FULL WIDTH FROM CURBTO CENTERLINE OF DRIVE OREDGE OF ENTERING LANENOTE:1. WORDS AND LINES SHALL BE APPLIED INACCORDANCE WITH SECTIONS 3B.16 AND3B.20 OF THE MANUAL ON UNIFORMTRAFFIC CONTROL DEVICES FOR STREETSAND HIGHWAYS.2. THESE WORDS AND BAR ARE TO BE PAINTED"WHITE" WHEN IN PARKING LOT AND"RETROREFLECTIVE WHITE WITH GLASSBEADS", PER SPECIFICATIONS, WHEN ATEXITS FROM PARKING LOT TO PUBLICSTREETS.SEE PLAN4"STROKE WIDTH4" (TYP.)4"4"8'-0"1'-4"1'-4"1'-4"1'-4"1'-4"12"EDGE OF CROSSWALK OR INTERSECTING TRAVEL WAY4'-0"STOP SIGN (TYP.)36"X36" ATHIGHWAY/STREETINTERSECTIONS30"X30" WITHINPARKING LOTSEE SITE PLAN4" WIDE DOUBLE SOLIDYELLOW STRIPE (AS SHOWNON PLANS)4'-0" MIN.CENTERLINE OF DRIVE OREDGE OF ENTERING LANE4'-0"12"SEE SITE PLAN FOR NUMBER OF"STOP" PAVEMENT MARKINGSP.C. NON-REINF. CONC.12"STANDARD DUTYCONCRETE PAVINGN.T.S.5" P.C. 28-DAY CONCRETE, MINCOMPRESSIVE STRENGTH OF 4,000 PSI6" GRADED AGGREGATE BASE@98% CLASS 22A AGGREGATE BASED ONASTM D698P.C. CONC.12"STANDARD DUTYASPHALT PAVINGN.T.S.3" ASPHALTIC CONCRETE4" GRADED AGGREGATE BASE@98% COMPACTION BASED ONASTM D69812" COMPACTED SUBGRADEREFERENCE SECTION 10.15 FOR PAVEMENT SPECIFICATIONS LISTED IN SALEMGEOTECHNICAL ENGINEERING REPORT NO. 7-219-0819 AND DATED OCTOBER 25, 2019VANVANVANVANVANDSPKSTRPPARKING STRIPING STRIPING04/12/13VANVAN2 X B4.33'B5'5'5'8'8'8'8'5'10'20'20'11'11'8'STANDARD90° SPACES(SEE SITE PLANFOR SIZE)A(TYP.)5'MIN.60°NON-ADA STANDARD STRIPINGISLE (TYP.)2 X BB5'10'20'22.83'8'8'5'11'8'11'5'9.24'4" TRAFFIC YELLOWSTRIPING (TYP.)45°45°RAISED ISLAND(SEE END CAPISLANDS DETAIL)4" TRAFFIC YELLOWSTRIPING (TYP.)STANDARD 60°SPACES (SEESITE PLAN FORSIZE)2 X BB5'10'20'19.36'11'9.24'MIN.8'8'5'11'8'5'11'45°8'A(TYP.)C60°90°4" TRAFFIC YELLOW PERIMETERSTRIPING (TYP.)4" TRAFFIC YELLOWSTRIPING 2'-0" O.C.(TYP.)4" TRAFFIC BLUE INTERIORSTRIPE IN ACCESSIBLE STALL-INTERIOR BLUE STRIPE SHALLDIRECTLY ABUT YELLOWPERIMETER STRIPE (TYP.)4" TRAFFIC BLUE INTERIORSTRIPE IN ACCESSIBLE STALL-INTERIOR BLUE STRIPE SHALLDIRECTLY ABUT YELLOWPERIMETER STRIPE (TYP.)STANDARD60° ACCESSIBLESPACE (TYP.)NOTE: SEE SITEPLAN FOR TYPE.SYMBOL ASSPECIFIED BYLOCAL CODES(TYP.)6" TRAFFIC WHITE(TYP.)STANDARD90°ACCESSIBLESPACE (TYP.)NOTE: SEE SITE PLAN FOR TYPE.SYMBOL AS SPECIFIED BY LOCALCODES (TYP.)6" TRAFFICWHITE (TYP.)60° STRIPING DETAIL90° STRIPING DETAILACCESS WAYACCESS WAYACCESS WAYN.T.S.SEE SITE PLAN FORTRAFFIC PATTERNSAND AISLEDIMENSIONS12.7'9.24'9.24'5.77'9.24'9.24'5.77'12.7'4.33'4" TRAFFIC YELLOW PERIMETERSTRIPING (TYP.)4" TRAFFIC YELLOWSTRIPING 2'-0" O.C.(TYP.)NON-ADA STANDARD STRIPINGISLE (TYP.)MIN.MIN.ACCESSIBLE SIGNSEE SITE PLAN (TYP.)ACCESSIBLE SIGNSEE SITE PLAN (TYP.)BBB4" BLUE STRIPE4" YELLOW STRIPE4" BLUE STRIPE4" YELLOW STRIPE4" BLUE STRIPE 4" YELLOW STRIPE 4" BLUE STRIPE4" YELLOW STRIPE4" BLUE STRIPE4" YELLOW STRIPE8'TYPICAL ACCESSIBLE STALL STRIPING4" BLUE STRIPE 4" YELLOW STRIPE 20'LIGHT POLE:PREFERRED LOCATION.REFERENCE LATEST SITEDEVELOPMENT GUIDELINESFOR SPACING AND DISTANCEFROM FRONT OF BUILDING.2'LIGHT POLE:PREFERRED LOCATION.REFERENCE LATEST SITEDEVELOPMENT GUIDELINESFOR SPACING AND DISTANCEFROM FRONT OF BUILDING.2'2'LIGHT POLE:PREFERRED LOCATION.REFERENCE LATEST SITEDEVELOPMENT GUIDELINESFOR SPACING AND DISTANCEFROM FRONT OF BUILDING.R5'STRIPED ISLAND(PREFERRED)STRIPED ISLAND(PREFERRED)RAISED ISLAND(SEE END CAPISLANDS DETAIL)9.24'5.77'12.7'12.75'NOTES:1. SEE SITE PLAN FOR TOTAL LAYOUT.2. THESE DETAILS ARE FOR REFERENCE ANDDIMENSION CONTROL ONLY.3. ALL DIMENSIONS ARE TO ℄ OF STRIPE UNLESSOTHERWISE INDICATED.4. ALL COLORS AS SHOWN OR AS SPECIFIED BYLOCAL CODES.LCACCESSIBLE PARKING SYMBOLLOCATE AT EDGE OF PARKING SPACE UNLESS ACCOMPANIED BY "VAN"LETTERING6.5'7.0'6"2.5' R(TYP.)BBBBBB9.5'A10.97'C11.0'8.0'5.0'SEE SITE PLAN5.77'9.24'12.70'DIMENSION CHART9.0'10.39'5'MIN.5' MIN.R5'5' MIN.STRIPED ISLAND(PREFERRED)R5'REFERENCE SECTION 10.15 FOR PAVEMENT SPECIFICATIONS LISTED IN SALEMGEOTECHNICAL ENGINEERING REPORT NO. 7-219-0819 AND DATED OCTOBER 25, 2019NOTE: GUTTER SLOPE TO MATCH1" MAX. RADIUS1/2" MIN. RADIUSCONCRETECURB AND GUTTER1" MAX. RADIUS1/2" MIN. RADIUSN.T.S.18" MIN.24" MAX.FACE OF CURBBACK OF CURB12"6"6"6"17" MAX.11" MIN.1"SEE PAVING DETAILS FORSUBGRADE AND COMPACTIONASPHALTIC CONCRETE PAVINGPAVEMENT SECTIONS, SUBBASE,REQUIREMENTS.CONTRACTOR TO PROVIDEPRIME COAT AND TACKCOAT TO FACE OF CURBWHERE CURB CONTACTSASPHALT.P.C. CONCRETE ADJACENT PAVEMENT, TRAVERSE AND LONGITUDINAL.12"12" COMPACTED SUBGRADEITEM 4, ATTACHMENT 7Packet pg. 214 DATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-DT.dwg LAST SAVED BY: JOEPERKINSFILTER FABRICCONTINUOUS OVERWIRE FENCEFENCE: WOVEN WIRE, 14-1/2 GA. 6" MAX. MESH OPENINGWOVEN WIRE FENCE (MIN. 14-1/2 GAUGE,1. WOVEN WIRE FENCE TO BE FASTENED SECURELY TO FENCE POSTS WITH WIRE TIES OR STAPLES.2. FILTER CLOTH TO BE FASTENED SECURELY TO WOVEN WIRE FENCE WITH TIES SPACED EVERY3. WHEN TWO SECTIONS OF FILTER CLOTH ADJOIN EACH EACH OTHER THEY SHALL BE OVERLAPPED4. MAINTENANCE SHALL BE PERFORMED AS NOTED IN THE EROSION CONTROL PLAN. COLLECTED MATERIALFILTER FABRIC: SEE SPECIFICATIONSPREFABRICATED UNIT: SEE SPECIFICATIONSMAX. 6" MESH SPACING) BY SIX INCHES AND FOLDED. SHALL BE REMOVED WHEN "BULGES" DEVELOP IN THE SILT FENCE. 24" AT TOP AND MID SECTION.EXTEND WIRE FENCE AMIN. 8" INTO GROUNDEMBED FILTER FABRICMIN. OF 2" INTO TRENCH(MIN.)3'-0"6"GROUNDFINISH GRADECROSS-SECTIONUNDISTURBEDMAX. 6" MESH SPACING) WITH FILTER CLOTH COVERWOVEN WIRE FENCE (MIN. 14 1/2 GAUGE,BACKFILL4" X 4"TRENCH6"COMPACTED10' MAX O.C.PLAN VIEWFLOWPOSTS: 6' STEEL T-POST10' MAX O.C.2' ORANGE FLAGGING 18" MINWIRE FENCECONTINUOUS OVERFILTER FABRICRIBBON (3' O.C.)T-POSTS(TYP.)STEELEXISTING TREE TO REMAINBARBED WIRE3' MIN.TREE PROTECTION FENCEWITH SILT FENCEN.T.S.ALTERNATE BASEPOURED INVERTPRECAST MANHOLE BASESLOPE1 IN. MIN.8 IN. MIN.6 IN.15 IN. OR LESS48 IN.60 IN.18 IN. TO 30 IN.72 IN.OVER 30 INCHESMIN. MANHOLEMINIMUM INSIDE DIAMETER OFDIAMETERMANHOLE SHALL BE AS FOLLOWS:PIPE SIZECONCRETE ADJUSTMENT SHIMSGROUTED INSIDEASTM C-478 ECCENTRIC CONEPRE-FORMED PLASTIC GASKETASTM C-478 MANHOLE SECTIONSGROUT BASE TO BARRELSECTION ON INSIDEPRE-FORMED PLASTIC GASKETCAST-IN-PLACE CONCRETE BASE16 IN. MAX.FINISHED GRADE28 IN. MAX.24 IN.SEE TABLE6 IN.12 IN.SLOPE1 IN./FT.18 IN.MAX.MANHOLE RUNGS12 IN. O.C.8 IN. MINSTANDARD MANHOLEWW-31'' VENTSURFACEWATERVALVEALL PUMP AREASFLOW THROUGHVALVE4.00' MIN5.00' MIN1.00' MIN3'' MINREF GRADINGPLAN FOR INVERT12'' MIN12'' MIN8'' MIN,TYPSECTION VIEWNOT TO SCALEPLAN VIEWNOT TO SCALE1.75' MINREF GRADING PLANFOR INVERTGATEGATE1.00' MIN24'' MANHOLE ACCESS, REF GRADING PLAN FOR RIM ELEVATIONSIDE VIEWNOT TO SCALEFRONT VIEWNOT TO SCALE8'' MIN,TYPWALLS:HORIZONTAL: #7'S @ 12'' O.C.VERTICAL: #4'S @ 10'' O.C.3,500 PSI P.C.CONCRETE, TYPBASE: #4'S @ 12'' O.C.BASE: #4'S @ 6'' O.C.WALLS:HORIZONTAL: #7'S @ 12'' O.C.VERTICAL: #4'S @ 10'' O.C.WALL PENETRATIONS:#6 HOOP, 6'' OVERLAP10''10''90°TOP VIEWNOT TO SCALECORNER BARNOT TO SCALECORNER BARS - SAME SIZE ANDSPACING AS HORIZONTAL BARSSEE DETAIL BELOW.TOP: #4'S @ 8'' EACH WAYDIAGONAL AT FRAME AND GRATEFRAME AND GRATE:NEENAH R-1690 (H20 RATED)NOTES:1. ALL EXPOSED CORNERS SHALL HAVE 3/4'' CHAMFER.2. ALL #4 AND #5 REINFORCEMENT BARS SHALL HAVE1-1/2'' COVER, LARGER SIZES SHALL HAVE 2'' COVER.3. PIPE CONNECTIONS SHALL NOT BE MADE ATCORNERS OF BOX.4. ALL REINFORCING BARS SHALL BE GRADE 60SPILL CONTROL STRUCTURENOT TO SCALE7.33'6.33'12''8''6.00' MIN8''12''12''8''6.00' MIN8''12''12''8''5.00' MIN8''12''VARIES, REF GRADING PLANVARIES, REF GRADING PLAN8''AASECTION A-ANOT TO SCALE#3'S @ 6'' O.C.FOUR (4) - #4'SMINIMUM SPILL CONTAINMENT AREA:150 GALLONS (20 CUBIC FEET)ITEM 4, ATTACHMENT 7Packet pg. 215 DATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-DT.dwg LAST SAVED BY: JOEPERKINSCOMPACTED GRANULAR MATERIALCONFORMING TO CDDH #67LOWER LIMIT OFTRENCH WALLSLOPINGINITIAL LIFT *12 IN. MIN.PIPE O.D.4 IN. MIN.TRENCH WIDTH AS SPECIFIEDIN SECTION 02221COMPACTED GRANULAR MATERIALCONFORMING TO CDDH #67*BEDDING REQUIRMENTSWW-1ITEM 4, ATTACHMENT 7Packet pg. 216 KIOSK200± SFFFE 5000.05DO NOT ENTERDO NOT ENTERTEMPORARIRON PIPE ELEV 5000.N 1433734E 3121499JTJT JT JT JT JT JT JT 6''SS6''SS6''SS6''SSUGE1''W 1''W1''W1''W1''W UGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGE9.814.4N89° 24' 31"E 263.86'ALL SAM'S CLUB GENERAL CONTRACTOR WORK TO BE COMPLETED (EARTHWORK,FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATE IN PROJECTDOCUMENTS.020' 30' 40'SCALE IN FEETNot to ScaleNot to ScaleSITEshukzjhwlGylx|pyltlu{zhylhylx|pyltlu{ylx|pylkwyv}pklkSTREET TREESz{yll{G{yllzGzohssGvjj|yGpuG{olGhkqvpupunz{yll{Gypno{TvmT~h€uVhGG{olGzp{lGkvlzGuv{GhkqvpuGhu€z{yll{Gypno{TvmT~h€zLANDSCAPE AREATREATMENTLANDSCAPE AREAS SHALL INCLUDE ALL AREAS ONTHE SITE THAT ARE NOT COVERED BY BUILDINGS,STRUCTURES, PAVING OR IMPERVIOUS SURFACEwyv}pklkPARKING LOTPERIMETERLANDSCAPETREES SHALL BE PROVIDED AT A RATIO OF 1 TREEPER 25 LF ALONG A PUBLIC STREET AND 1 TREE PER40 LF ALONG A SIDE LOT LINE PARKING SETBACKAREAuVhGG{olGzp{lGkvlzGuv{GhkqvpuGhu€w|ispjGz{yll{Gypno{TvmT~h€zUEXISTING TREESPRESERVED ALONGPERIMETER OF PARKINGLOTPARKING LOTINTERIORLANDSCAPING6% OF THE INTERIOR PARKING LOT SHALL BELANDSCAPE AREAS25,324 SF OF PARKING LOT x 6% =1,519 SF OF LANDSCAPE REQUIRED1,580 SF PROVIDED1 TREE SHALL BE PLANTED PER 150 SF OF REQUIREDINTERIOR LANDSCAPE AREA. 1 OR MORE CANOPYTREES SHALL BE LOCATED IN EACH LANDSCAPEISLAND1580 SF / 150 = 10 TREES REQUIRED10 PROPOSED TREESPROVIDEDTREE MITIGATIONhssGlpz{punG{yllzG{vGylthpuGuvGtp{pnh{pvuylx|pylkTREES QTYBOTANICAL / COMMON NAMECONT CALDETAILNOTES5GLEDITSIA TRIACANTHOS INERMIS `SHADEMASTER` / SHADEMASTER LOCUSTB & B2"CAL 50A USE TREE WRAP5QUERCUS MACROCARPA / BURR OAKB & B2"CAL 50ASHRUBS QTYBOTANICAL / COMMON NAMESIZEDETAILINSTALL HT24JUNIPERUS CHINENSIS `ARMSTRONGII` / ARMSTRONG JUNIPER5 GAL 50B20RIBES ALPINUM / ALPINE CURRANT5 GAL 50B64SCHIZACHYRIUM SCOPARIUM `ALDOUS` / ALDOUS LITTLE BLUESTEM5 GAL 50BPLANT SCHEDULE1. PLANT QUALITY: ALL PLANT MATERIAL SHALL BE A-GRADE OR NO. 1 GRADE – FREE OF ANY DEFECTS, OF NORMAL HEALTH, HEIGHT, LEAFDENSITY AND SPREAD APPROPRIATE TO THE SPECIES AS DEFINED BY THE AMERICAN ASSOCIATION OF NURSERYMEN (AAN) STANDARDS. ALLTREES SHALL BE BALL AND BURLAP OR EQUIVALENT.2. IRRIGATION: ALL LANDSCAPE AREAS WITHIN THE SITE INCLUDING TURF, SHRUB BEDS AND TREE AREAS SHALL BE IRRIGATED WITH ANAUTOMATIC IRRIGATION SYSTEM. THE IRRIGATION PLAN MUST BE REVIEWED AND APPROVED BY THE CITY OF FORT COLLINS WATERUTILITIES DEPARTMENT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT. ALL TURF AREAS SHALL BE IRRIGATED WITH AN AUTOMATICPOP-UP IRRIGATION SYSTEM. ALL SHRUB BEDS AND TREES, INCLUDING IN NATIVE SEED AREAS, SHALL BE IRRIGATED WITH AN AUTOMATICDRIP (TRICKLE) IRRIGATION SYSTEM, OR WITH AN ACCEPTABLE ALTERNATIVE APPROVED BY THE CITY WITH THE IRRIGATION PLANS. THEIRRIGATION SYSTEM SHALL BE ADJUSTED TO MEET THE WATER REQUIREMENTS OF THE INDIVIDUAL PLANT MATERIAL. IRRIGATION SYSTEMSTO BE TURNED OVER TO THE CITY PARKS DEPARTMENT FOR MAINTENANCE MUST BE APPROVED BY THE PARKS MANAGER AND MEET PARKSIRRIGATION STANDARDS. DESIGN REVIEW SHALL OCCUR DURING UTILITIES DEPARTMENT IRRIGATION REVIEW PRIOR TO THE ISSUANCE OF ABUILDING PERMIT AND CONSTRUCTION OBSERVATION AND INSPECTION BY PARKS SHALL BE INCORPORATED INTO THE CONSTRUCTIONPROCESS.3. TOPSOIL: TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTION ACTIVITY SHALL BE CONSERVED FORLATER USE ON AREAS REQUIRING REVEGETATION AND LANDSCAPING.4. SOIL AMENDMENTS: SOIL AMENDMENTS SHALL BE PROVIDED AND DOCUMENTED IN ACCORDANCE WITH CITY CODE SECTION 12-132. THESOIL IN ALL LANDSCAPE AREAS, INCLUDING PARKWAYS AND MEDIANS, SHALL BE THOUGHLY LOOSENED TO A DEPTH OF NOT LESS THANEIGHT(8) INCHES AND SOIL AMENDMENT SHALL BE THOROUGHLY INCORPORATED INTO THE SOIL OF ALL LANDSCAPE AREAS TO A DEPTH OFAT LEAST SIX(6) INCHES BY TILLING, DISCING OR OTHER SUITABLE METHOD, AT A RATE OF AT LEAST THREE (3) CUBIC YARDS OF SOILAMENDMENT PER ONE THOUSAND (1,000) SQUARE FEET OF LANDSCAPE AREA. PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OFOCCUPANCY, A WRITTEN CERTIFICATION MUST BE SUBMITTED TO THE CITY THAT ALL PLANTED AREAS, OR AREAS TO BE PLANTED, HAVEBEEN THOROUGHLY LOOSENED AND THE SOIL AMENDED, CONSISTENT WITH THE REQUIREMENTS SET FORTH IN SECTION 12-132.5. INSTALLATION AND GUARANTEE: ALL LANDSCAPING SHALL BE INSTALLED ACCORDING TO SOUND HORTICULTURAL PRACTICES IN AMANNER DESIGNED TO ENCOURAGE QUICK ESTABLISHMENT AND HEALTHY GROWTH. ALL LANDSCAPING FOR EACH PHASE MUST BE EITHERINSTALLED OR THE INSTALLATION MUST BE SECURED WITH AN IRREVOCABLE LETTER OF CREDIT, PERFORMANCE BOND, OR ESCROWACCOUNT FOR 125% OF THE VALUATION OF THE MATERIALS AND LABOR PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR ANYBUILDING IN SUCH PHASE.6. MAINTENANCE: TREES AND VEGETATION, IRRIGATION SYSTEMS, FENCES, WALLS AND OTHER LANDSCAPE ELEMENTS WITH THESE FINALPLANS SHALL BE CONSIDERED AS ELEMENTS OF THE PROJECT IN THE SAME MANNER AS PARKING, BUILDING MATERIALS AND OTHER SITEDETAILS. THE APPLICANT, LANDOWNER OR SUCCESSORS IN INTEREST SHALL BE JOINTLY AND SEVERALLY RESPONSIBLE FOR THE REGULARMAINTENANCE OF ALL LANDSCAPING ELEMENTS IN GOOD CONDITION. ALL LANDSCAPING SHALL BE MAINTAINED FREE FROM DISEASE,PESTS, WEEDS AND LITTER, AND ALL LANDSCAPE STRUCTURES SUCH AS FENCES AND WALLS SHALL BE REPAIRED AND REPLACEDPERIODICALLY TO MAINTAIN A STRUCTURALLY SOUND CONDITION.7. REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS OTHERWISE REMOVED, SHALL BE PROMPTLY REPLACED IN ACCORDANCE WITHTHE REQUIREMENTS OF THESE PLANS.8. THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN TREES/SHRUBS AND UTILITIES:40 FEET BETWEEN CANOPY TREES AND STREET LIGHTS15 FEET BETWEEN ORNAMENTAL TREES AND STREETLIGHTS10 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER MAIN LINES6 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER SERVICE LINES.4 FEET BETWEEN SHRUBS AND PUBLIC WATER AND SANITARY AND STORM SEWER LINES4 FEET BETWEEN TREES AND GAS LINES9. ALL STREET TREES SHALL BE PLACED A MINIMUM EIGHT (8) FEET AWAY FROM THE EDGES OF DRIVEWAYS AND ALLEYS PER LUC3.2.1(D)(2)(a).10. PLACEMENT OF ALL LANDSCAPING SHALL BE IN ACCORDANCE WITH THE SIGHT DISTANCE CRITERIA AS SPECIFIED BY THE CITY OF FORTCOLLINS. NO STRUCTURES OR LANDSCAPE ELEMENTS GREATER THAN 24" SHALL BE ALLOWED WITHIN THE SIGHT DISTANCE TRIANGLE OREASEMENTS WITH THE EXCEPTION OF DECIDUOUS TREES PROVIDED THAT THE LOWEST BRANCH IS AT LEAST 6' FROM GRADE. ANY FENCESWITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENT MUST BE NOT MORE THAN 42" IN HEIGHT AND OF AN OPEN DESIGN.11. THE FINAL LANDSCAPE PLAN SHALL BE COORDINATED WITH ALL OTHER FINAL PLAN ELEMENTS SO THAT THE PROPOSED GRADING, STORMDRAINAGE, AND OTHER DEVELOPMENT IMPROVEMENTS DO NOT CONFLICT WITH NOR PRECLUDE INSTALLATION AND MAINTENANCE OFLANDSCAPE ELEMENTS ON THIS PLAN.12. MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION -- AS REQUIRED BY SITE CONDITIONS OR PLANTAVAILABILITY. OVERALL QUANTITY, QUALITY, AND DESIGN CONCEPT MUST BE CONSISTENT WITH THE APPROVED PLANS. IN THE EVENT OFCONFLICT WITH THE QUANTITIES INCLUDED IN THE PLANT LIST, SPECIES AND QUANTITIES ILLUSTRATED SHALL BE PROVIDED. ALL CHANGESOF PLANT SPECIES AND LOCATION MUST HAVE WRITTEN APPROVAL BY THE CITY PRIOR TO INSTALLATION.13. ALL PLANTING BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF THREE INCHES.GENERAL LANDSCAPE NOTESPLANTREE WRAPBACKFILL MIXWHITE FLAGGING (TYP.)8" 2-PLY RUBBER HOSE8' STEEL TEE POST- 3 REQUIRED AT 120°4 INCHES MULCHUNDISTURBED SUBSOIL4 INCH DEEP SAUCERNOTE: SEE LANDSCAPE NOTES FOR THE TYPE OF MULCH MATERIAL TO USE.6"2'(MIN.)TREE PLANTINGN.T.S.12"6"REMOVE BURLAP & ROPE FROMTOP 1/3 OF THE BALLDOUBLE STRAND 12 GAUGE WIRECOVERED W/2-PLY RUBBER HOSEPAINTED FLUORESCENT ORANGE2'(MIN.)12"UNDISTURBED SUBSOILBACKFILL MIX6"SHRUB PLANTINGN.T.S.WEED MAT (ONLY IF SHRUB ISWITHIN A PLANTING BED)4 INCHES MULCH (SEELANDSCAPE NOTES FORTYPE OF MULCH)IF SHRUB IS B & B, THENREMOVE BURLAP & ROPEFROM TOP 1/3 OF BALL1.ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL AREA BUFFER ZONES SHALL REMAIN AND BE PROTECTEDUNLESS NOTED ON THESE PLANS FOR REMOVAL.2. WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL BE NO CUT OR FILL OVER A FOUR-INCH DEPTH UNLESS A QUALIFIED ARBORISTOR FORESTER HAS EVALUATED AND APPROVED THE DISTURBANCE.3. ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINS FORESTRY STANDARDS. TREE PRUNING AND REMOVAL SHALL BEPERFORMED BY A BUSINESS THAT HOLDS A CURRENT CITY OF FORT COLLINS ARBORIST LICENSE WHERE REQUIRED BY CODE.4. PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED AROUND ALL PROTECTED EXISTING TREES WITH SUCH BARRIERS TO BE OFORANGE FENCING A MINIMUM OF FOUR (4) FEET IN HEIGHT, SECURED WITH METAL T-POSTS, NO CLOSER THAN SIX (6) FEET FROM THE TRUNK ORONE-HALF (½) OF THE DRIP LINE, WHICHEVER IS GREATER. THERE SHALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILLWITHIN THE FENCED TREE PROTECTION ZONE.5. DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT THE CLEANING OF EQUIPMENT OR MATERIAL OR THE STORAGEAND DISPOSAL OF WASTE MATERIAL SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER MATERIAL HARMFUL TO THELIFE OF A TREE WITHIN THE DRIP LINE OF ANY PROTECTED TREE OR GROUP OF TREES.6. NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE FASTENED TO ANY PROTECTED TREE.7. LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM CONSTRUCTION OR LAND CLEARING AREAS, ROAD RIGHTS-OF-WAYAND UTILITY EASEMENTS MAY BE "RIBBONED OFF," RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN SUBSECTION(G)(3) ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING METAL T-POST STAKES A MAXIMUM OF FIFTY (50) FEET APART AND TYING RIBBON OR ROPE FROMSTAKE-TO-STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED.8. THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTURE REQUIRING EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BEACCOMPLISHED BY BORING UNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OF TWENTY-FOUR (24) INCHES. THE AUGERDISTANCE IS ESTABLISHED FROM THE FACE OF THE TREE (OUTER BARK) AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS DESCRIBED IN THECHART BELOW:9. NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONALECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THESURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANTSTATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY.TREE PROTECTION NOTESTree Diameter at Breast Height (inches)Auger Distance From Face of Tree (feet)0-213-425-9510-141015-1912Over 1915MULCH QTYTYPE1462SFMULCH TO MATCH MULCH COLOR AND TYPE USED ON EXISTINGSAM'S CLUB PROPERTYRIGHT OF WAY LINESTORM DRAINTYPICAL PLANTING WITH QUANTITY AND KEY(SEE PLANT LIST)PROPOSED LEGENDLANDSCAPE NOTES77A EXISTING TREE TO REMAIN (REFER TO TREE PROTECTION NOTES)77B TREE PROTECTION FENCE (REFER TO TREE PROTECTION NOTES)77C EXISTING LANDSCAPE AREA TO REMAIN, ANY AREA DAMAGED DURING CONSTRUCTION SHALL BE RESTORED/REPLACED BY CONTRACTOR.77D PLEASE HYDROEXCAVATE OR POTHOLE PRIOR TO INSTALLING NEW WATER SERVICE LINE(S) NEAR EXISTING TREES 1-4. HANDDIGGING SHALL BE USED WITHIN THE CRITICAL ROOT ZONE OF THESE FOUR TREES. IN ADDITION TO REQUIRED TREE PROTECTIONTHAT MUST BE INSTALLED AROUND THESE TREES, PLEASE PRESERVE AND PROTECT ALL EXISTING ROOTS, ESPECIALLY THOSE GREATERTHAN 2 INCHES IN DIAMETER. CONTACT CITY FORESTRY IF ANY ROOTS GREATER THAN 2 INCHES NEED TO BE SEVERED IN ORDER TOINSTALL THIS UTILITYDATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-LP.dwg LAST SAVED BY: MPARKSKnow what'slpz{punG{yllzKEY SPECIES DBH CONDITION MITIGATION NOTES1AUTUMNPURPLE ASH14" FAIR MINUS 1.52ASH 14" FAIR MINUS2MEASUREDBELOW 4.5'3 CRABAPPLE 4" POOR 04 CRABAPPLE 9" FAIR MINUS 15 ASH 16" FAIR MINUS 1.56 ASH 16" FAIR MINUS 1.57 ASH 16" FAIR MINUS 1.52.58 HONEYLOCUST 15" FAIR29 HONEYLOCUST 15" FAIR 1 FOR 110 CRABAPPLE 3" FAIR211 HONEYLOCUST 13" FAIR 112HONEYLOCUST 13" POOR PLUS213 HONEYLOCUST 13" FAIR 114 CRABAPPLE10.5"FAIR MINUS 1.515 HONEYLOCUST 14" FAIR MINUS 1.516 CRABAPPLE12"FAIR 1.517 LINDEN 11" FAIR 1.518 LINDEN 13" FAIR 2.519 LINDEN 13" FAIR 2.520 LINDEN 10" FAIR 1.521 LINDEN 12" FAIR 222 LINDEN 14" FAIR 223 CRABAPPLE 14" FAIR MINUS 1.524 ASH 13" FAIR MINUS1.525 ASH17.5"FAIR MINUS 226 ASH 14" FAIR1.527 ASH15"FAIR1.528 ASH 19" FAIR 2.5* ALL TREES PRESERVEDGENERAL NOTESTHE INSTALLATION OF VAULTS, UTILITIES OR ANY UNDERGROUND ELEMENTS REQUIRING EXCAVATION DEEPER THAN SIX INCHESSHALL BE ACCOMPLISHED BY BORING UNDER THE ROOT SYSTEM OF ANY PROTECTED EXISTING TREE AT A MINIMUM DEPTH OF 24INCHES.THE AUGER OR BORING ENTRY POINT DISTANT IS ESTABLISHED FROM THE FACE OF THE TREE (OUTER BARK) AND IS SCALED FROMTREE DIAMETER AT BREAST HEIGHT AS DESCRIBED IN THE CHART AT LEFT. BORING SHALL NOT OCCUR DIRECTLY UNDER THE TREETRUNK AND SHALL BE SHIFTED TO ONE SIDE OF THE PARKWAY.TREE DIAMETER AT BREAST HEIGHT (INCHES)0'' TO 9'' 10'' TO 14'' 15'' TO 19'' OVER 19''AUGER / BORING PIT DISTANCE FROM FACE OF TREE* (FEET)5'10' 12'15'*THE BORING PIT DISTANCE SHALL BE MEASURED FROM THE EDGE OF DISTURBANCE TO THE FACE OF THE TREE.3/31/2021ITEM 4, ATTACHMENT 7Packet pg. 217 101nl102nd ls flipped paintedascpOAKRIDGE DRIVE(COLLECTOR 2 LANES)SAM'S CLUB130,383± SQ FT4700 E. BOARDWALK DRIVE, FORT COLLINS, COZONE: HC (HARMONY CORRIDOR DISTRICT)USE: COMMERCIAL/RETAILEXISTING POND BSOUTH BOARDWALK DRIVE(COLLECTOR 2 LANES)D15'' RCP15'' RCP15'' RCPAPPROXIMATE LIMITS OF WORK WITHIN POND B2,600± SF (1,300± CF)CONTRACTOR SHALL REPLACE/REPAIR ANY LANDSCAPE MATERIAL DAMAGED DURING CONSTRUCTION.APPROXIMATE EXISTING TOP OF POND BAPPROXIMATE EXISTING BOTTOM OF POND BPROPOSED OUTFALL STRUCTURE,REF SHEET C13 - DETAIL SHEETEXISTING OUTFALLSTRUCTURE TO REMAINEXISTING STORM DRAINMANHOLE TO REMAINKOHL'SN90° 00' 00"E 117.28'S00° 00' 01"E 308.47'L=205.82,R=576.00Δ=20.47N68° 30' 20"W 150.28'L=155.43,R=451.94Δ=19.70N85° 15' 16"W 66.41'N88° 12' 35"W 107.00'L=17.28, R=11.00∆=90N01° 47' 25"E 255.44'SCALE IN FEET80'60'040'Know what'sEXISTING LEGENDwADESIGNWATER VALVEWATER METERLIGHT POLEUNDERGROUND ELECTRIC LINEUNDERGROUND WATER LINEACCESS AND DRAINAGE EASEMENTACCESS AND UTILITY EASEMENTAUETELECOMMUNICATIONS PEDESTALCABLE TV PEDESTALTVSANITARY SEWER MANHOLESANITARY SEWER CLEAN-OUTUNDERGROUND STORM LINEDECIDUOUS TREE (SIZES SHOWN HEREON)ewPROPERTY LINEEASEMENT LINEUNDERGROUND WATER LINEssCONTOUR (ONE FOOT INTERVAL)XXXXALERT TO CONTRACTOR:ALL SAM'S CLUB GENERAL CONTRACTOR WORK TO BE COMPLETED(EARTHWORK, FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATEIN PROJECT DOCUMENTS.NOTE:SEE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OFPORCHES, RAMPS, VESTIBULE, SLOPED PAVING, TRUCK DOCKS, BUILDINGUTILITY ENTRANCE LOCATIONS AND PRECISE BUILDING DIMENSIONS.NOTE:WHEN PERFORMING GRADING OPERATIONS DURING PERIODS OF WET WEATHER,PROVIDE ADEQUATE DEWATERING, DRAINAGE AND GROUND WATERMANAGEMENT TO CONTROL MOISTURE OF SOILS. REFER TO SITE SPECIFICATIONS.SITE BENCHMARK:CITY OF FORT COLLINS BENCHMARK: 4-08 ON SOUTH SIDE OF HARMONY RD. AT THE NORTHWEST CORNER OF 625 EASTHARMONY RD. (FRONT RANGE BAPTIST CHURCH), ON THE NORTH WALL OF ACONCRETE IRRIGATION DROP STRUCTURE. NAVD88=5017.14'DATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-LP.dwg LAST SAVED BY: MPARKS3/31/2021ITEM 4, ATTACHMENT 7Packet pg. 218 KIOSK200± SFFFE 5000.05DO NOT ENTERDO NOT ENTERTEMPORARY ONSITE BENCHMARKIRON PIPE IN ASPHALT HOLEELEV 5000.297'N 1433734.81993'E 3121499.21743'JTJT JT JT JT JT JT JT 6''SS6''SS6''SS6''SSUGE1''W 1''W1''W1''W1''W UGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEN89° 24' 31"E 263.86'ALL SAM'S CLUB GENERAL CONTRACTOR WORK TO BE COMPLETED (EARTHWORK,FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATE IN PROJECTDOCUMENTS.020' 30' 40'SCALE IN FEETNot to ScaleNot to ScaleSITEWATER BUDGET CHARTHYDROZONEAREA (SF)WATER NEEDS(GALLON/SF)ANNUAL WATERUSE (GALLONS)HIGH0180MODERATE0100LOW146234386VERY LOW000TOTAL1462 AVG: 365.5 4386LOW HYDROZONEHYDROZONE LEGENDDATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-LP.dwg LAST SAVED BY: MPARKSKnow what's3/31/2021ITEM 4, ATTACHMENT 7Packet pg. 219 KIOSK200± SFFFE 5000.05JTJT JT JT JT JT6''SSUGE1''W 1''W1''W1''W1''W UGEUGEUGEUGEUGEUGEUGEUGEUGEUGEMBFMS8.1611"1.5921"IRRIGATION SLEEVEIRRIGATION SLEEVEIRRIGATION SLEEVEIRRIGATION SLEEVEIRRIGATION SLEEVE1.5" IRRIGATION MAINLINECRFIRRIGATION SLEEVEALL SAM'S CLUB GENERAL CONTRACTOR WORK TO BE COMPLETED (EARTHWORK,FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATE IN PROJECTDOCUMENTS.020' 30' 40'SCALE IN FEETNot to ScaleNot to ScaleSITEDATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-LP.dwg LAST SAVED BY: MPARKSKnow what'sGENERAL IRRIGATION NOTES1. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING A COPY OF THE PROJECT SPECIFICATIONS PRIOR TO BIDDING. THE PROJECTSPECIFICATIONS ARE A PART OF THESE PLANS AND SHALL BE CONSULTED BY THE IRRIGATION CONTRACTOR. THE CONTRACTORIS RESPONSIBLE FOR IMPLEMENTING WORK AS SPECIFIED IN THE PROJECT SPECIFICATIONS AND ON THE PLANS.2. CONTRACTOR SHALL VERIFY ALL DIMENSIONS, ELEVATIONS, EQUIPMENT QUANTITIES, AND UTILITY LOCATIONS PRIOR TOBEGINNING WORK.3. CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT OR LICENSED IRRIGATOR OF ANY DISCREPANCIES IN PLANS ORSPECIFICATIONS PRIOR TO BEGINNING OR CONTINUING WORK.4. THE CONTRACTOR SHALL MAKE NO SUBSTITUTIONS, DELETIONS, OR ADDITIONS TO THIS PLAN WITHOUT APPROVAL OF THELANDSCAPE ARCHITECT OR LICENSED IRRIGATOR.5. ALL CONSTRUCTION SHALL CONFORM TO CITY, COUNTY, STATE, AND FEDERAL REQUIREMENTS. IT SHALL BE THERESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO ENSURE THAT ALL IRRIGATION EQUIPMENT MEETS GOVERNMENTREGULATIONS. CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR OBTAINING ANY NECESSARY PERMITS OR APPROVALS.6. CONTRACTOR IS TO VERIFY ACTUAL AVAILABLE WATER PRESSURE BEFORE BEGINNING INSTALLATION. CONTRACTOR SHALLNOTIFY LANDSCAPE ARCHITECT OR LICENSED IRRIGATOR IF AVAILABLE WATER PRESSURE EXCEEDS 5 PSI HIGHER OR LOWERTHAN THE DESIGN WATER PRESSURE OF 65 PSI.7. IRRIGATION SYSTEMS CONNECTED TO POTABLE WATER SUPPLY, SHALL HAVE A BACKFLOW PREVENTER INSTALLED PER LOCALREQUIREMENTS.8. ANY EXISTING TREES TO REMAIN ARE TO BE PROTECTED FROM DAMAGE. DO NOT TRENCH OR EXCAVATE WITHIN THE CRITICALROOT ZONE OF ANY TREE.9. SUPPLY LINE AND METER TO BE PROVIDED BY GENERAL CONTRACTOR. BACKFLOW PREVENTER TO BE PROVIDED BY IRRIGATIONCONTRACTOR. IRRIGATION CONTRACTOR'S POINT OF CONNECTION TO BEGIN AFTER THE IRRIGATION WATER METER.10. IRRIGATION CONTRACTOR SHALL REVIEW WINTERIZATION PROCEDURES FOR IRRIGATION SYSTEM WITH OWNERSREPRESENTATIVE.11. IRRIGATION CONTRACTOR IS RESPONSIBLE FOR INSTALLING MANUAL DRAIN VALVES AT LOWEST POSSIBLE ELEVATION ONIRRIGATION MAIN SO AS TO PROVIDE POSITIVE DRAINAGE OF IRRIGATION MAIN DURING WINTER MONTHS, OR PROVIDEBLOWOUT ASSEMBLY.12. ALL LATERAL LINES SHALL BE EQUIPPED WITH AUTOMATIC DRAIN VALVES AT LOW POINTS.13. IRRIGATION CONTRACTOR SHALL COORDINATE CONTROLLER LOCATION WITH GENERAL CONTRACTOR. GENERAL CONTRACTORSHALL PROVIDE (2) 1" ELECTRICAL CONDUITS FOR IRRIGATION CONTRACTOR'S POWER/DATA CONNECTION TO CONTROLLER.SEE ARCHITECTURAL ELECTRICAL PLAN FOR ELECTRICAL CONNECTION TO THE IRRIGATION CONTROLLER. IRRIGATIONCONTRACTOR SHALL COORDINATE CONSTRUCTION OF IRRIGATION SYSTEM WITH GENERAL CONTRACTOR AND LANDSCAPECONTRACTOR PRIOR TO COMMENCEMENT OF CONSTRUCTION.14. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ONTHESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN INTHE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THEAPPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OFUTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITHTHE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.15. ALL BELOW GRADE LOW VOLTAGE WIRING CONNECTIONS SHALL BE INSTALLED PER WIRE CONNECTION DETAIL.16. DO NOT INSTALL IRRIGATION AT PYLON / MONUMENT SIGN LOCATION UNTIL SIGN HAS BEEN INSTALLED.17. LOCATION FOR IRRIGATION SYSTEM AS SHOWN IS FOR DRAWING PURPOSES ONLY. UNSLEEVED PIPES MAY BE SHOWN INPAVEMENT AREAS FOR CLARITY ONLY. INSTALL THESE PIPES IN ADJACENT LANDSCAPE AREAS WHERE NECESSARY.CONTRACTOR SHALL VERIFY THE EXACT LOCATION IN FIELD PRIOR TO THE COMMENCEMENT OF CONSTRUCTION OF PROPOSEDIRRIGATION SYSTEM. ALL PROPOSED IRRIGATION LINES AND EQUIPMENT SHALL BE INSTALLED WITHIN THE BOUNDARIES OFTHE PROJECT SITE. CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT OR LICENSED IRRIGATOR IF THE DESIGN AS SHOWN ISNOT ACHIEVABLE.18. MINIMUM COVER FROM TOP OF PIPING TO FINISHED GRADE SHALL BE AS PER DETAIL 64A.19. IRRIGATION CONTRACTOR SHALL COORDINATE IRRIGATION INSTALLATION WITH PLANTING PLAN AND SITE CONDITIONS TOPROVIDE COMPLETE COVERAGE WITH MINIMUM OVERSPRAY. THE IRRIGATION CONTRACTOR SHALL MAKE MINORADJUSTMENTS TO ENSURE PROPER COVERAGE AT NO ADDITIONAL COST TO THE OWNER.20. VALVE BOXES SHALL BE INSTALLED FLUSH WITH GRADE, SUPPORTED BY BRICKS IF NEEDED, WITH 3" OF CLEAN PEA GRAVELLOCATED BELOW THE VALVE.21. ALL MAIN LINE PIPING, NON-PRESSURE PIPING AND CONTROL WIRE SLEEVING SHALL BE INSTALLED IN SEPARATE SLEEVES. ALLLATERAL LINE PIPING UNDER PAVING SHALL BE PVC SHEDULE 40 AND SHALL BE INSTALLED PRIOR TO ANY HARDSCAPEMATERIAL. IRRIGATION CONTRACTOR TO PROVIDE SLEEVES BETWEEN 12" AND 15" BELOW GRADE AT ALL DRIVE ENTRANCESAND SIDEWALKS. MAINLINE SLEEVE SIZE SHALL BE A MINIMUM OF TWICE (2X) THE DIAMETER OF THE PIPE TO BE SLEEVED.CONTROL WIRE SLEEVES SHALL BE OF SUFFICIENT SIZE FOR THE REQUIRED NUMBER OF WIRES.22.IT IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO FAMILIARIZE HIMSELF WITH ALL GRADE DIFFERENCES,LOCATION OF FENCES, RETAINING WALLS, AND UTILITIES. THE IRRIGATION CONTRACTOR SHALL REPAIR OR REPLACE ALL ITEMSDAMAGED BY HIS WORK. HE SHALL COORDINATE HIS WORK WITH OTHER CONTRACTORS FOR THE LOCATION ANDINSTALLATION OF PIPE SLEEVES AND LATERALS THROUGH WALLS, UNDER ROADWAYS AND PAVING AND TIMING, ETC. REFERTO CIVIL ENGINEERING PLANS FOR GRADING, METHODS OF DRAINAGE, IRRIGATION METERS, AND BACKFLOW PREVENTIONDEVICE LOCATION.23. ALL IRRIGATION EQUIPMENT NOT OTHERWISE DETAILED OR SPECIFIED, SHALL BE INSTALLED AS PER MANUFACTURER'SRECOMMENDATIONS, DETAILS AND SPECIFICATIONS. ACCEPTABLE MANUFACTURERS INCLUDE RAINBIRD, HUNTER, TORO, ORNETAFIM24. ANY DRIP SYSTEM PIPING IN PLANTING BEDS IS DIAGRAMMATIC. CONTRACTOR CAN ROUTE PIPING IN A FREEFORM MANNER(AVOIDING OBJECTS SUCH AS LIGHT POLES, TRANSFORMERS PADS, EQUIPMENT VAULTS, SUBSURFACE ROCK TOO LARGE TOREMOVE, ETC...) AS LONG AS ALL PLANT MATERIAL RECEIVES THE PROPER NUMBER OF EMITTERS PER SCHEDULE AND THEVINYL DISTRIBUTION TUBING DOES NOT EXCEED THE MAXIMUM DESIGN LENGTHS PER MANUFACTURER'SRECOMMENDATIONS.25. UNLESS OTHERWISE REQUIRED, BACKFLOW PREVENTION DEVICES LESS THAN 2" SHALL BE PLACED IN A WIRE MESH BASKETENCLOSURE AND PAINTED TO MATCH THE PRIMARY BUILDING COLORS. SEE CIVIL PLANS FOR LOCATION.26. ALL JOINTS AND BENDS 2" OR LARGER SHALL HAVE CONCRETE THRUST BLOCKING. THRUST BLOCKING SHALL BE A MINIMUMOF 1 CUBIC FOOT OF CONCRETE. PIPE SHALL NOT BE ENCASED IN CONCRETE. SEE DETAIL 31C FOR THRUST BLOCKING.27. CONTRACTOR WILL PROVIDE OWNER WITH A COMPLETE AND REPRODUCIBLE DRAWING OR IRRIGATION SYSTEM LAYOUT AS ITWAS INSTALLED. DRAWING SHOULD INCLUDE, BUT NOT BE LIMITED TO, LOCATIONS OF ZONES VALVES, MAIN, LATERAL ANDDISTRIBUTION LINES, SLEEVES, WATER METER, BACKFLOW PREVENTION DEVICE, SENSORS AND CONTROLLER.28. ALL LATERAL LINE SIZING SHALL REFER TO PIPE SCHEDULE ON THIS PLAN.SYMBOLMANUFACTURER/MODEL/DESCRIPTIONQTYRAIN BIRD XCZ-100-PRB-COMWIDE FLOW DRIP CONTROL KIT FOR COMMERCIAL APPLICATIONS. 1" BALLVALVE WITH 1" PESB VALVE AND 1" PRESSURE REGULATING 40PSIQUICK-CHECK BASKET FILTER. 0.3GPM TO 20GPM.2TREE DRIP RING2 DRIP RINGS USING 12" EMITTER SPACING @ .9 GPH. 12" SPACING FROMTRUNK TO FIRST RING. 30" SPACING FROM TRUNK TO SECOND RING.10AREA TO RECEIVE DRIPLINERAIN BIRD XFD-09-18XFD ON-SURFACE PRESSURE COMPENSATING LANDSCAPE DRIPLINE. 0.9 GPHEMITTERS AT 18" O.C. DRIPLINE LATERALS SPACED AT 18" APART, WITHEMITTERS OFFSET FOR TRIANGULAR PATTERN. UV RESISTANT. SPECIFY XFINSERT FITTINGS.974.9 L.F.SYMBOLMANUFACTURER/MODEL/DESCRIPTIONQTYSHUT OFF VALVE1RAIN BIRD PESB 1"1", 1-1/2", 2" PLASTIC INDUSTRIAL VALVES. LOW FLOW OPERATINGCAPABILITY, GLOBE CONFIGURATION. WITH SCRUBBER TECHNOLOGY FORRELIABLE PERFORMANCE IN DIRTY WATER IRRIGATION APPLICATIONS.1WATTS 009 1"REDUCED PRESSURE BACKFLOW PREVENTER1RAIN BIRD ESP8LXMEF8 STATION CAPABLE COMMERCIAL CONTROLLER. MOUNTED ON A PLASTICWALL MOUNT. FLOW SENSING AND WATER MANAGEMENT CAPABILITIES1RAIN BIRD SMRT-YSOIL MOISTURE SENSOR KIT. 24VAC @ 50/60 HZ. OPERATING TEMPERATURE:-4 DEGREES F TO 158 DEGREES F. SURVIVAL TEMPERATURE: -40 DEGREES F TO185 DEGREES F. UL, CUL, C-TICK CERTIFICATIONS.1RAIN BIRD WR2-RFCWIRELESS RAIN AND FREEZE SENSOR COMBO, INCLUDES 1 RECEIVER AND 1RAIN/FREEZE SENSOR TRANSMITTER.1WATER METER 3/4"ASSUMED1IRRIGATION LATERAL LINE: PVC CLASS 200 SDR 21812.2 L.F.IRRIGATION MAINLINE: PVC SCHEDULE 40357.4 L.F.PIPE SLEEVE: PVC SCHEDULE 40309.2 L.F.2021-02-09 16:02BFCMSRFM#"#Valve NumberValve SizeValve FlowValve Callout#IRRIGATION SCHEDULEWIRE CONNECTIONN.T.S.CRIMP SLEEVE USERECOMMENDED TOOLBODYFILL WITH SEALANTCAPRUN WIRING BENEATH AND BESIDEMAINLINE. TAPE AND BUNDLE AT 10-FOOTINTERVALS.NOTES:ALL SOLVENT WELD PLASTIC PIPING TOBE SNAKED IN TRENCH AS SHOWN.TIE A 24-INCH LOOP IN ALL WIRING AT CHANGESOF DIRECTION OF 30° OR GREATER. UNTIEAFTER ALL CONNECTIONS HAVE BEEN MADE.MAINLINE, LATERAL,AND WIRING IN THESAME TRENCHLATERALPIPESECTION VIEWMAINLINEPIPEWIRE W/O CONDUITCONDUITWIRING INIRRIGATION PIPEAND WIRE TRENCHINGN.T.S.1. ALL LATERAL LINES SHALL BE SDR-13.5 PVC PIPE. ALL MAIN LINES SHALL BE SDR-21 PVC PIPE.2. SLEEVES BELOW ALL HARDSCAPE ELEMENTS SHALL BE SCH. 40 PVC AND SHALL BE TWICE THE DIAMETER OF THE PIPE OR WIRE BUNDLE WITHIN.3. ALL LATERAL LINES SHALL BE BURIED NO LESS THAN 18" DEEP. ALL MAIN LINES AND ELECTRICAL LINES SHALL BE NO LESS THAN 24" DEEP.PVC EXHAUST HEADERPVC SCH 40 TEE OR EL (TYPICAL)BARB X MALE FITTING: RAIN BIRD XFD-MA FITTING (TYPICAL)FLUSH POINT (TYPICAL) SEE RAIN BIRD DETAIL "XFD FLUSH POINT"PERIMETER OF AREAPERIMETER DRIPLINE PIPE TO BE INSTALLED 2"-4" FROMPERIMETER OF AREAON-SURFACE DRIPLINE: RAIN BIRD XF SERIES DRIPLINE (TYPICAL) POTABLE: XFD DRIPLINE NON-POTABLE: XFDP DRIPLINEPVC SUPPLY HEADERPVC DRIP MANIFOLD FROM RAIN BIRD CONTROL ZONE VALVEKIT (SIZED TO MEET LATERAL FLOW DEMAND)PVC SCH 40 RISER PIPE9NOTES:1. DISTANCE BETWEEN LATERAL ROWS AND EMITTER SPACING TO BE BASED ON SOIL TYPE, PLANT MATERIALS AND CHANGES INELEVATION. 2. LENGTH OF LONGEST DRIPLINE LATERAL SHOULD NOT EXCEED THE MAXIMUM SPACING SHOWN IN THE TABLE BELOW.XFD Dripline Maximum Lateral Lengths (Feet)2-3"MULCHDRIP MANIFOLDBURIAL DEPTHINSET AINSET AON-SURFACE DRIP IRRIGATION N.T.S.(EMT6-M101)RAIN BUG EMITTERRAINBIRD MULTI-OUTLET EMITTER TUBINGCLASS 200 PVCSWING JOINTPVC ELL AND STREET ELL(LENGTH AS REQUIRED)SCHEDULE 80 NIPPLEEMITTER BOXFINISH GRADEMULTI-OUTLET EMITTERN.T.S.ON OPPOSITE EDGES OF THE TREE SAUCER.EDGES OF THE ROOT BALL, AND 2 OUTLETS LOCATEDPLANTREE SAUCERON PLAN WITH 2 OUTLETS LOCATED ON OPPOSITEALL EMITTER TUBING SHALL BE PLACED AS SHOWNLATERAL LINEW/ BUG CAP (TYP.)W/ BUG CAP (TYP.)DRIP LINEROOT BALLIN BOXMULTI-OUTLET EMITTERSHOWN ON PLANLATERAL LINEEMITTER TUBING3/31/2021ITEM 4, ATTACHMENT 7Packet pg. 220 Know what'sRDATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-SWMP-CS.dwg LAST SAVED BY: JHENTHORNEUSGS Quadrangle MapNot to ScaleVicinity MapNot to ScaleSITE LOCATION4700 BOARDWALK DRIVEFORT COLLINS, COSWMP PLANS FOR CONSTRUCTION OF4700 BOARDWALK DRIVEFORT COLLINS, COLORADOGENERAL NOTESA. PROJECT OFFICE WALL SWMP POSTINGS:THE FOLLOWING ITEMS MUST BE POSTED TOGETHER IN A SINGLE, ORGANIZED LOCATION ON A WALL INSIDE THEPROJECT OFFICE:1) SWMP SITE MAPS (ALL PHASES);2) SWMP DETAIL SHEETS;3) MAP SHOWING LOCATION OF OFFSITE IMPORT OR EXPORT FACILITY;4) REVISIONS TO DETAILS, SITE MAPS, OR SWMP-RELATED RFIS;5) SITE SWMP BINDER;6) SWCT PLACARD;7) CURRENT OWNER TRAINING CERTIFICATES FOR SUPERINTENDENT(S) AND COMPLIANCE OFFICER(S);AND8) CERTIFICATIONS AND/OR TRAINING CERTIFICATES REQUIRED TO PERFORM INSPECTIONS BY THEAPPLICABLE CONSTRUCTION GENERAL PERMIT OR AUTHORITY HAVING JURISDICTION.B. PERMITTED PROJECT AREA:FOR PURPOSES OF THIS SWMP AND ASSOCIATED STORMWATER PERMIT, 'PERMITTED PROJECT AREA' IS DEFINEDAS ANY AND ALL AREAS WITHIN THE PROJECT LIMITS OF DISTURBANCE, AS SHOWN ON THE SWMP SITE MAPSAND IDENTIFIED IN THE NOTICE OF INTENT TO THE AGENCY. ALL GROUND-DISTURBING ANDCONSTRUCTION-RELATED ACTIVITIES (MATERIAL STORAGE, DUMPSTERS, PARKING AREAS, PROJECT OFFICETRAILER, ETC.) MUST BE INCLUDED WITHIN THE PERMITTED PROJECT AREA LIMITS OF DISTURBANCE.OFFSITE AREA(S) TO BE DISTURBED AS PART OF THIS PROJECT (NOT ON OWNER PROPERTY):OFFSITE AREAS THAT EXTEND BEYOND THE SAM'S CLUB BOUNDARY AREA, BUT MUST BE INCLUDED WITHIN THEPERMITTED AREA INCLUDE THE FOLLOWING:- OFFSITE UTILITY CONNECTIONS WITHIN HARMONY ROAD R.O.W.- BMP PLACEMENT ALONG EAST PROPERTY BOUNDARY- WORK IN EXISTING POND SOUTH OF EXISTING SAM'S CLUB BUILDINGALL AREAS OUTSIDE THE PERMITTED PROJECT AREA (I.E., LIMITS OF DISTURBANCE) ACQUIRED FOR USE BY THEGC OR A SUBCONTRACTOR OF THE GC (BORROW SOURCES, DISPOSAL AREAS, ETC.) MUST BE MANAGED INACCORDANCE WITH APPENDIX E - TAB 21 OF THE 02370 SPECIFICATION. THE CONTRACTOR IS REQUIRED TOLOCATE OFFICE TRAILERS AND MATERIAL STORAGE AREAS FOR THE PROJECT WITHIN THE LIMITS OFDISTURBANCE. THE CONTRACTOR MAY REQUEST USE OF OFF-SITE LOCATIONS FOR OFFICE TRAILERS ORNON-ERODIBLE MATERIAL STORAGE; HOWEVER, APPROVAL MUST BE OBTAINED FROM THE CONSTRUCTIONMANAGER, THE CEC AND THE OWNER PRIOR TO THEIR USE. REQUESTS WILL BE REVIEWED ON A CASE BY CASEBASIS AND IF APPROVED, LIMITATIONS ON USE WILL BE PROVIDED BY THE CEC.C. SPECIAL PROJECT AREAS:THERE ARE NO SPECIAL PROJECTS, LOCATED BEYOND THE OWNER PERMITTED PROJECT AREA, REQUIRINGINSPECTION AND MAINTENANCE ASSOCIATED WITH THIS CONSTRUCTION PROJECT.D.1 NON-STORMWATER DISCHARGES:THE GENERAL PERMIT FOR STORMWATER DISCHARGES ASSOCIATED WITH CONSTRUCTION ACTIVITIES PROHIBITSMOST NON-STORMWATER DISCHARGES DURING THE CONSTRUCTION PHASE. ALLOWABLE NON-STORMWATERDISCHARGES THAT OCCUR DURING CONSTRUCTION ON THIS PROJECT, ARE INCLUDED IN ACT2 CONDITION NO.T-5 OF THE GENERAL PERMIT.BEST MANAGEMENT PRACTICES (BMPS) MUST BE IMPLEMENTED FOR THE GENERAL PERMIT ALLOWABLEDISCHARGES FOR THE DURATION OF THE PERMIT. THE TECHNIQUES DESCRIBED IN THIS SWMP FOCUS ONPROVIDING CONTROL OF POLLUTANT DISCHARGES WITH PRACTICAL APPROACHES THAT UTILIZE READILYAVAILABLE EXPERTISE, MATERIAL, AND EQUIPMENT.NON-STORMWATER COMPONENTS OF SITE DISCHARGES MUST BE UNCONTAMINATED NON-TURBID WATER.ALL NON-STORMWATER DISCHARGES MUST BE ROUTED TO A STORMWATER CONTROL PRIOR TO DISCHARGE.WATER USED FOR CONSTRUCTION WHICH DISCHARGES FROM THE SITE MUST ORIGINATE FROM A PUBLICWATER SUPPLY OR PRIVATE WELL APPROVED BY THE STATE HEALTH DEPARTMENT. WATER USED FORCONSTRUCTION THAT DOES NOT ORIGINATE FROM AN APPROVED PUBLIC SUPPLY MUST NOT DISCHARGE FROMTHE SITE; IT CAN BE RETAINED IN RETENTION PONDS UNTIL IT INFILTRATES OR EVAPORATES. WHENNON-STORMWATER IS DISCHARGED FROM THE SITE, IT MUST BE DONE IN A MANNER SUCH THAT IT DOES NOTCAUSE EROSION OF THE SOIL DURING DISCHARGE.D.2 POWER WASHING:PROCESS WATER SUCH AS POWER WASHING WATER AND CONCRETE CUTTING EFFLUENT, AMONG OTHERS,MUST BE COLLECTED FOR TREATMENT AND DISPOSAL. IT MUST NOT BE FLUSHED INTO THE SITE STORM DRAINSYSTEM OR DISCHARGED OFF-SITE.E. DISCHARGE POINTS:ALL DISCHARGE POINTS MUST BE INSPECTED TO DETERMINE WHETHER EROSION AND SEDIMENTATIONCONTROL MEASURES ARE EFFECTIVE IN PREVENTING DISCHARGE OF SEDIMENT FROM THE SITE AND/ORIMPACTS TO RECEIVING WATERS. SEDIMENT ACCUMULATION DOWNGRADIENT OF DISCHARGE LOCATIONSSHALL BE REPORTED AS A SEDIMENT DISCHARGE (SEE APPENDIX E - TAB 14, SEDIMENT RELEASES, OF THE 02370SPECIFICATION) AND THE POTENTIAL UPSTREAM CAUSE SHALL BE INVESTIGATED TO PREVENT FUTUREOCCURRENCE. CONTACT THE CM, CEC AND SWCT TO DETERMINE APPROPRIATE ACTION FOR CLEANUP OFDISCHARGED SEDIMENT THAT MAY BE OUTSIDE OF THE LIMITS OF DISTURBANCE. SEE SAMPLING ANDMONITORING OF EFFLUENT PLAN (IF APPLICABLE).EROSION AND SEDIMENT CONTROL NOTESA. CONTRACTOR SHALL IMPLEMENT BEST MANAGEMENT PRACTICES AS REQUIRED BY THIS STORM WATERMANAGEMENT PLAN. ADDITIONAL BEST MANAGEMENT PRACTICES SHALL BE IMPLEMENTED AS DICTATED BYCONDITIONS AT NO ADDITIONAL COST OF OWNER THROUGHOUT ALL PHASES OF CONSTRUCTION.B. BEST MANAGEMENT PRACTICES (BMP'S) AND CONTROLS SHALL CONFORM TO FEDERAL, STATE, OR LOCALREQUIREMENTS OR MANUAL OF PRACTICE, AS APPLICABLE. CONTRACTOR SHALL IMPLEMENT ADDITIONALCONTROLS AS DIRECTED BY PERMITTING AGENCY OR OWNER.C. SITE MAP MUST CLEARLY DELINEATE ALL STATE WATERS. PERMITS FOR ANY CONSTRUCTION ACTIVITYIMPACTING STATE WATERS OR REGULATED WETLANDS MUST BE MAINTAINED ON SITE AT ALL TIMES.D. CONTRACTOR TO LIMIT DISTURBANCE OF SITE IN STRICT ACCORDANCE WITH SWMP IMPLEMENTATIONSEQUENCE, OR AS REQUIRED BY THE APPLICABLE GENERAL PERMIT. NO UNNECESSARY OR IMPROPERLYSEQUENCED CLEARING AND/OR GRADING SHALL BE PERMITTED.E. ALL DENUDED/BARE AREAS THAT WILL BE INACTIVE FOR 14 DAYS OR MORE, MUST BE STABILIZED IMMEDIATELYUPON COMPLETION OF MOST RECENT GRADING ACTIVITY, WITH THE USE OF FAST-GERMINATING ANNUALGRASS/GRAIN VARIETIES, STRAW/HAY MULCH, WOOD CELLULOSE FIBERS, TACKIFIERS, NETTING AND/ORBLANKETS. COMPLETION MUST BE ACHIEVED IMMEDIATELY, BUT NO LATER THAN SEVEN DAYS.F. DISTURBED PORTIONS OF THE SITE WHERE CONSTRUCTION ACTIVITY HAS PERMANENTLY STOPPED SHALL BEPERMANENTLY STABILIZED AS SHOWN ON THE PLANS. THESE AREAS SHALL BE SEEDED, SODDED, AND/ORVEGETATED IMMEDIATELY, AND COMPLETED NO LATER THAN SEVEN DAYS AFTER THE LAST CONSTRUCTIONACTIVITY OCCURRING IN THESE AREAS. REFER TO THE GRADING PLAN AND/OR LANDSCAPE PLAN.G. SLOPES SHALL BE LEFT IN A ROUGHENED CONDITION DURING THE GRADING PHASE TO REDUCE RUNOFFVELOCITIES AND EROSION. TEMPORARY AND/OR PERMANENT STABILIZATION SHALL BE APPLIED PERREQUIREMENTS IN THESE E&S CONTROL NOTES.H. DUE TO THE GRADE CHANGES DURING THE DEVELOPMENT OF THE PROJECT, THE CONTRACTOR SHALL BERESPONSIBLE FOR ADJUSTING THE EROSION AND SEDIMENT CONTROL MEASURES (SILT FENCES, ETC.) TOPREVENT EROSION AND POLLUTANT DISCHARGE OFF-SITE.I. ALL MEASURES STATED ON THIS SITE MAP, AND IN THE STORM WATER MANAGEMAENT PLAN, SHALL BEMAINTAINED IN FULLY FUNCTIONAL CONDITION UNTIL NO LONGER REQUIRED FOR A COMPLETED PHASE OFWORK OR FINAL STABILIZATION OF THE SITE. ALL EROSION AND SEDIMENTATION CONTROL MEASURES SHALLBE CHECKED BY A QUALIFIED PERSON IN ACCORDANCE WITH THE CONTRACT DOCUMENTS OR THE APPLICABLEPERMIT, WHICHEVER IS MORE STRINGENT, AND REPAIRED IN ACCORDANCE WITH THE SITE PLANS.J. STORM WATER POLLUTANT CONTROL MEASURES INSTALLED DURING CONSTRUCTION, THAT WILL ALSOPROVIDE STORM WATER MANAGEMENT AFTER CONSTRUCTION, ARE INCLUDED IN THE CONTRACTDOCUMENTS. THE SITE-SPECIFIC POST CONSTRUCTION STORM WATER OPERATION AND MAINTENANCE (O&M)MANUAL IS INCLUDED IN THE CONTRACT DOCUMENTS.K. ALL PERMANENT CONTROLS AND SYSTEMS MUST BE INSTALLED AND FUNCTIONING AS DESIGNED AND FREE OFACCUMULATED SEDIMENT AND DEBRIS DURING FINAL PROJECT INSPECTION AND APPROVAL.L. NO SOLID MATERIALS, INCLUDING BUILDING MATERIALS, SHALL BE DISCHARGED FROM THE SITE.M. OFF-SITE VEHICLE TRACKING OF SEDIMENT AND THE GENERATION OF DUST SHALL BE MINIMIZED DURINGCONSTRUCTION.N. THE PLAN SHALL ENSURE AND DEMONSTRATE COMPLIANCE WITH APPLICABLE STATE OR LOCAL WASTEDISPOSAL AND TEMPORARY AND PERMANENT SANITARY SEWER REGULATIONS.O. NO LIQUID CONCRETE WASTE SHALL BE DISCHARGED FROM THE SITE.P. NO CONTAMINATES FROM FUEL STORAGE ARES, HAZARDOUS WASTE, AND TRUCK WASH AREAS SHALL BEDISCHARGED FROM THE SITE.Q. ADEQUATE HOUSEKEEPING MEASURES SHALL BE IMPLEMENTED SO THAT RANDOM TRASH, MATERIALS, ANDTOOLS ARE NOT LEFT LAYING AROUND THE SITE DURING CONSTRUCTION.ANY HAZARDOUS OR POTENTIALLY HAZARDOUS MATERIAL THAT IS BROUGHT ONTO THE CONSTRUCTION SITE SHALLBE HANDLED PROPERLY TO REDUCE THE POTENTIAL FOR STORMWATER POLLUTION. ALL MATERIALS USED ON THISCONSTRUCTION SITE SHALL BE PROPERLY STORED, HANDLED, DISPENSED AND DISPOSED OF FOLLOWING ALLAPPLICABLE LABEL DIRECTIONS. FLAMMABLE AND COMBUSTIBLE LIQUIDS SHALL BE STORED AND HANDLEDACCORDING TO APPLICABLE REGULATIONS, AND, AT A MINIMUM, ACCORDING TO 29 CFR 1926.152. ONLYAPPROVED CONTAINERS AND PORTABLE TANKS SHALL BE USED FOR STORAGE AND HANDLING OF FLAMMABLE ANDCOMBUSTIBLE LIQUIDS.MATERIAL SAFETY DATA SHEETS (MSDS) INFORMATION SHALL BE KEPT ON SITE FOR ANY AND ALL APPLICABLEMATERIALS. HOWEVER, MSDS MAY ALSO BE ACCESSED VIA TELEPHONE OR OTHER ELECTRONIC MEANS ORAPPARATUS.IN THE EVENT OF AN ACCIDENTAL SPILL, IMMEDIATE ACTION SHALL BE TAKEN BY THE GC TO CONTAIN AND REMOVETHE SPILLED MATERIAL. THE SPILL SHALL BE REPORTED TO THE APPROPRIATE AGENCIES IN THE REQUIRED TIMEFRAMES. AS REQUIRED UNDER THE PROVISIONS OF THE CLEAN WATER ACT, ANY SPILL OR DISCHARGE ENTERINGWATERS OF THE UNITED STATES SHALL BE PROPERLY REPORTED.ALL HAZARDOUS MATERIALS, INCLUDING CONTAMINATED SOIL AND LIQUID CONCRETE WASTE, SHALL BE DISPOSEDOF BY THE CONTRACTOR IN THE MANNER SPECIFIED BY FEDERAL, STATE AND LOCAL REGULATIONS AND BY THEMANUFACTURER OF SUCH PRODUCTS.THE GC SHALL PREPARE A WRITTEN RECORD OF ANY SPILL AND ASSOCIATED CLEAN-UP ACTIVITIES OF PETROLEUMPRODUCTS OR HAZARDOUS MATERIALS IN EXCESS OF ONE GALLON OR REPORTABLE QUANTITIES, WHICHEVER IS LESS,ON THE DAY OF THE SPILL. THE GC SHALL PROVIDE NOTICE TO OWNER, VIA THE ONLINE CRITICAL INCIDENT REPORT,IMMEDIATELY UPON IDENTIFICATION OF ANY SPILL. SPILL REPORT FORMS ARE AVAILABLE IN THE ONLINE SWMPREPORTING SYSTEM PROVIDED BY THE OWNER. COPIES OF SPILL CRITICAL INCIDENT REPORTS SHALL BE PRINTEDAND MAINTAINED IN THE JOBSITE BINDER.ANY SPILLS OF PETROLEUM PRODUCTS OR HAZARDOUS MATERIALS IN EXCESS OF REPORTABLE QUANTITIES ASDEFINED BY EPA OR THE STATE OR LOCAL AGENCY REGULATIONS, SHALL BE IMMEDIATELY REPORTED TO THE EPANATIONAL RESPONSE CENTER (1-800-424-8802) AND COLORADO DEPARTMENT OF PUBLIC HEALTH ANDENVIRONMENT (1-303-692-3300) IMMEDIATELY.THE STATE REPORTABLE QUANTITY FOR PETROLEUM PRODUCTS IS THAT WHICH EXCEEDS A REPORTABLE QUANTITYESTABLISHED UNDER 40 CFR 302: ONE BARREL OR 42 GALLONS.THE REPORTABLE QUANTITY FOR HAZARDOUS MATERIALS CAN BE FOUND IN 40 CFR 302 OR THE CODE OF FEDERALREGULATIONS WEBPAGEHTTPS://WWW.ECFR.GOV/CGI-BIN/TEXT-IDX?SID=5EB9206A60662143CB26A1B0A7263E74&MC=TRUE&NODE=SE40.28.302_14&RGN=DIV8.TO MINIMIZE THE POTENTIAL FOR A SPILL OF PETROLEUM PRODUCT OR HAZARDOUS MATERIALS TO COME INCONTACT WITH STORMWATER, THE FOLLOWING STEPS SHALL BE IMPLEMENTED:1)ALL MATERIALS WITH HAZARDOUS PROPERTIES, SUCH AS PESTICIDES, PETROLEUM PRODUCTS, FERTILIZERS,SOAPS, DETERGENTS, CONSTRUCTION CHEMICALS, ACIDS, BASES, PAINTS, PAINT SOLVENTS, ADDITIVES FOR SOILSTABILIZATION, CONCRETE, CURING COMPOUNDS AND ADDITIVES, ETC., SHALL BE STORED IN A SECURELOCATION, UNDER COVER AND IN APPROPRIATE, TIGHTLY SEALED CONTAINERS WHEN NOT IN USE.2)THE MINIMUM PRACTICAL QUANTITY OF ALL SUCH MATERIALS SHALL BE KEPT ON THE JOB SITE AND SCHEDULEDFOR DELIVERY AS CLOSE TO TIME OF USE AS PRACTICAL.3)A SPILL CONTROL AND CONTAINMENT KIT (CONTAINING FOR EXAMPLE, ABSORBENT MATERIAL SUCH AS KITTYLITTER OR SAWDUST, ACID, BASE, NEUTRALIZING AGENT, BROOMS, DUST PANS, MOPS, RAGS, GLOVES, GOGGLES,PLASTIC AND METAL TRASH CONTAINERS, ETC.) SHALL BE PROVIDED AT THE CONSTRUCTION SITE AND ITSLOCATION(S) SHALL BE IDENTIFIED WITH LEGIBLE SIGNAGE AND SHOWN ON SITE MAPS.a. THE SPILL CONTROL AND CONTAINMENT KIT SUPPLIES SHALL BE OF SUFFICIENT QUANTITIES ANDAPPROPRIATE CONTENT TO CONTAIN A SPILL FROM THE LARGEST ANTICIPATED PIECE OF EQUIPMENT ANDFROM THE LARGEST ANTICIPATED QUANTITIES OF PRODUCTS STORED ON THE SITE AT ANY GIVEN TIME.b. CONTENTS SHALL BE INSPECTED DAILY DURING THE DAILY STORMWATER INSPECTION.4)ALL PRODUCTS SHALL BE STORED IN AND USED FROM THE ORIGINAL CONTAINER WITH THE ORIGINAL PRODUCTLABEL. CONTAINERS MUST BE STORED IN A MANNER TO PROTECT THEM FROM THE ELEMENTS AND INCIDENTALDAMAGE.5)ALL PRODUCTS SHALL BE USED IN STRICT COMPLIANCE WITH INSTRUCTIONS ON THE PRODUCT LABEL.6)THE DISPOSAL OF EXCESS OR USED PRODUCTS SHALL BE IN STRICT COMPLIANCE WITH INSTRUCTIONS ON THEPRODUCT LABEL AND REGULATIONS.THIS PROPERTY IS LOCATED WITHIN FLOOD ZONE "X". FLOOD ZONE "X" IS DEFINED AS AREAS OF 0.2%ANNUAL CHANCE FLOOD; AREAS OF 1% ANNUAL CHANCE FLOOD WITH AVERAGE DEPTHS OF LESS THAN 1FOOT OR WITH DRAINAGE AREAS LESS THAN 1 SQUARE MILE; AND AREAS PROTECTED BY LEVEES FROM 1%ANNUAL CHANCE FLOOD AS DETERMINED BY THE NATIONAL FLOOD INSURANCE PROGRAM, FLOODINSURANCE RATE MAP FOR FORT COLLINS, COLORADO.COMMUNITY PANEL NUMBER: 08069C1000FEFFECTIVE DATE: DECEMBER 19, 2006.(NPDES) NOTES1. IN THE CASE OF EMERGENCY, CALL THE WALMART CONSTRUCTION MANAGER.2. SEDIMENT FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING STRUCTURALCONTROLS TO THE MAXIMUM EXTENT PRACTICABLE.3. STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM THE SITE TOSTREETS, DRAINAGE FACILITIES OR ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TRACKING, OR WIND.4. APPROPRIATE BMP'S FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS SHALL BE IMPLEMENTED TOMINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTIES BY WINDOR RUNOFF.5. RUNOFF FROM EQUIPMENT AND VEHICLE WASHING SHALL BE CONTAINED AT CONSTRUCTION SITES UNLESSTREATED TO REDUCE OR REMOVE SEDIMENT AND OTHER POLLUTANTS.6. ALL CONSTRUCTION CONTRACTOR AND SUBCONTRACTOR PERSONNEL ARE TO BE MADE AWARE OF THEREQUIRED BEST MANAGEMENT PRACTICES AND GOOD HOUSEKEEPING MEASURES FOR THE PROJECT SITE ANDANY ASSOCIATED CONSTRUCTION STAGING AREAS.7. AT THE END OF EACH DAY OF CONSTRUCTION ACTIVITY ALL CONSTRUCTION DEBRIS AND WASTE MATERIALSSHALL BE COLLECTED AND PROPERLY DISPOSED IN THE TRASH OR RECYCLE BINS.8. CONSTRUCTION SITES SHALL BE MAINTAINED IN SUCH A CONDITION THAT AN ANTICIPATED STORM DOES NOTCARRY WASTES OR POLLUTANTS OFF THE SITE. DISCHARGES OF MATERIAL OTHER THAN STORM WATER ONLYWHEN NECESSARY FOR PERFORMANCE AND COMPLETION OF CONSTRUCTION PRACTICES AND WHERE THEY DONOT: CAUSE OR CONTRIBUTE TO A VIOLATION OF ANY WATER QUALITY STANDARD; CAUSE OR THREATEN TOCAUSE POLLUTION, CONTAMINATION, OR NUISANCE; OR CONTAIN A HAZARDOUS SUBSTANCE IN A QUANTITYREPORTABLE UNDER FEDERAL REGULATIONS 40 CFR PARTS 117 AND 302.9. POTENTIAL POLLUTANTS INCLUDE BUT ARE NOT LIMITED TO: SOLID OR LIQUID CHEMICAL SPILLS; WASTES FROMPAINTS, STAINS, SEALANTS, GLUES, LIMES, PESTICIDES, HERBICIDES, WOOD PRESERVATIVES AND SOLVENTS:ASBESTOS FIBERS, PAINT FLAKES OR STUCCO FRAGMENTS; FUELS, OILS, LUBRICANTS, AND HYDRAULIC, RADIATOROR BATTERY FLUIDS; FERTILIZERS, VEHICLE/EQUIPMENT WASH AND CONCRETE WASH WATER; CONCRETE,DETERGENT OR FLOATABLE WASTES; WASTES FROM ANY ENGINE/EQUIPMENT STREAM CLEANING OR CHEMICALDEGREASING AND SUPER CHLORINATED POTABLE WATER LINE FLUSHING. DURING CONSTRUCTION, PERMITTEESHALL DISPOSE OF SUCH MATERIALS IN A SPECIFIED AND CONTROLLED TEMPORARY AREA ON-SITE, PHYSICALLYSEPARATED FROM POTENTIAL STORM WATER RUNOFF, WITH ULTIMATE DISPOSAL IN ACCORDANCE WITH LOCAL,STATE AND FEDERAL REQUIREMENTS.10. DEWATERING OF CONTAMINATED GROUNDWATER, OR DISCHARGE CONTAMINATED SOILS VIA SURFACEEROSION IS PROHIBITED. DEWATERING OF NON-CONTAMINATED GROUNDWATER REQUIRES A NATIONALPOLLUTANT DISCHARGE ELIMINATION SYSTEM PERMIT FROM THE RESPECTIVE STATE REGIONAL WATER QUALITYCONTROL BOARD.11. GRADED AREAS ON THE PERMITTED AREA PERIMETER MUST DRAIN AWAY FROM THE FACE OF SLOPES AT THECONCLUSION OF EACH WORKING DAY. DRAINAGE IS TO BE DIRECTED TOWARD DESILTING FACILITIES.12. THE PERMITTEE AND CONTRACTOR SHALL BE RESPONSIBLE AND SHALL TAKE NECESSARY PRECAUTIONS TOPREVENT PUBLIC TRESPASS ONTO AREAS WHERE IMPOUNDED WATER CREATES A HAZARDOUS CONDITION.13. THE PERMITTEE AND CONTRACTOR SHALL INSPECT THE EROSION CONTROL WORK AND INSURE THAT THE WORKIS IN ACCORDANCE WITH THE APPROVED PLANS.14. THE PERMITTEE SHALL NOTIFY ALL GENERAL CONTRACTORS, SUBCONTRACTORS, MATERIAL SUPPLIERS, LESSEES,AND PROPERTY OWNERS: THAT DUMPING OF CHEMICALS INTO THE STORM DRAIN SYSTEM OR THE WATERSHEDIS PROHIBITED.15. EQUIPMENT AND WORKERS FOR EMERGENCY WORK SHALL BE MADE AVAILABLE AT ALL TIMES DURING THERAINY SEASON. NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILED AT CONVENIENTLOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARY DEVICES WHEN RAIN IS IMMINENT.16. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHENTHE FIVE DAY RAIN PROBABILITY FORECAST EXCEEDS 40%.17. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USING AN EFFECTIVECOMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENT PRACTICABLE, ANDSTOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENT TRANSPORT FROM SITE TOSTREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIA RUNOFF, VEHICLE TRACKING, OR WIND.18. APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS OR RESIDUES SHALL BEIMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM SITE TO STREETS, DRAINAGE FACILITIES,OR ADJOINING PROPERTY BY WIND RUNOFF.NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEMSEROSION AND SEDIMENT CONTROL PLANS (ESCP)PROVIDE COPIES OF (ESCP) FOR REFERENCE. ESCP ARE USUALLY PART OF BMP'S AND SHALL BE ADDRESSED ONGRADING PLANS AND RELATED BUILDING SITE PLAN.ULTIMATE RECEIVING WATER:SITE DRAINS TO MAIL CREEK DITCHFLOWING APPROXIMATELY 1 MILEWEST OF SITESW0 SWMP NOTESSW1 SWMP IMPLEMENTATION SEQUENCE AND LIMITS OF WORKSW2 PHASE 1 EROSION AND SEDIMENT CONTROL PLANSW3 PHASE 2 EROSION AND SEDIMENT CONTROL PLANSW4 SWMP INFORMATION SUMMARIESSW5 SWMP DETAIL SHEET 1SW6 SWMP DETAIL SHEET 2SW7 SWMP DETAIL SHEET 3HAZARDOUS MATERIAL MANAGEMENT & SPILL REPORTINGFLOOD CERTIFICATION:PLAN INDEX:Vicinity MapNot to ScaleSUBJECT SITESITE BENCHMARKCITY OF FORT COLLINS BENCHMARK: 4-08 ON SOUTH SIDE OF HARMONY RD. AT THENORTHWEST CORNER OF 625 EAST HARMONY RD.(FRONT RANGE BAPTIST CHURCH), ON THE NORTHWALL OF A CONCRETE IRRIGATION DROP STRUCTURENAVD88=5017.14'IMPORTANT: GC MUST SIGN ALL PLAN SHEETSAND ANY NEW PLAN SHEETS ISSUED BY THE CEC.ITEM 4, ATTACHMENT 7Packet pg. 221 covered cart returncovered cart returnWWWwwcovered cart returncovered cart returnasphaltconcrete sidewalkwmb PROPOSED CANOPY FOOTPRINTPROPOSED BUILDINGFOOTPRINTCFCF CFCFCFCFCFCFCFCFCF CFCFCFCF CFCF KKIOSKcovered cart returncovered cart returnJT JT JT JT JT 6''SS6''SS6''SSSWWW1''WUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEwwwmb CFCF CFCFCFCFCFCFCFCFCFCFCF CFCF CFCF DATE Engineering Associates, Inc.DRWDESPMDPORINITIAL DESIGNJOB # 31493 DRAWING: 31493-SWMP-LOW.dwg LAST SAVED BY: JHENTHORNE1A2345678910BCDEFGtpuptph{pvuGvmGkpz{|yilkGhylhzaXU jvu{yhj{vyGzohssGthuhnlGjvuz{y|j{pvuGhj{p}p{plzG{vylk|jlG lyvzpvuG hukG yl{hpuG zlkptlu{G hukG v{olywvss|{hu{zGpuG{olGzvpsGh{G{olGjvuz{y|j{pvuGzp{lUYU jvu{yhj{vyG zohssG tpuptplG {olG {ptlG ihylG zvpsG pzlwvzlkUZU jvu{yhj{vyG zohssG tpuptplG zp{lG kpz{|yihujlG i€tpuptppunG {olG l{lu{G vmG nyhkpunG hukG jslhypunG {vlmmlj{p}ls€Gylk|jlGzlkptlu{G€plskUuv{lG {vG njaG v~ulyG ohzG h|{ovyp{€G h{G hu€G {ptlG {vG sptp{z|ymhjlG hylhG vmG lyvkpislG lhy{oG th{lyphsG lwvzlkG i€jslhypunG hukG ny|iipunSG ljh}h{pvuSG ivyyv~G hukltihurtlu{Gvwlyh{pvuzGhukG{vGkpylj{G{olGnjG{vGwyv}pklpttlkph{lG wlythulu{G vyG {ltwvyhy€G wvss|{pvuG jvu{yvstlhz|ylzUIMPORTANT: GC MUST SIGN ALL PLAN SHEETSAND ANY NEW PLAN SHEETS ISSUED BY THE CEC.SWMP IMPLEMENTATION SEQUENCEPHASE 11. INSTALL THE SWMP INFORMATION SIGN AND POST REQUIRED DOCUMENTS NEAR THE PLANNED CONSTRUCTION EXIT, AND WITHINEASY ACCESS TO THE GENERAL PUBLIC WITHOUT ENTERING THE SITE.2. STAKE/FLAG THE LIMITS OF DISTURBANCE (LOD) (WHERE STAKING IS NOT POSSIBLE/PRACTICAL, THE LOD MUST BECONSPICUOUSLY, AND PROMINENTLY, MARKED TO DENOTE THE BOUNDARY). LOD MUST REMAIN CONSPICUOUSLY MARKEDTHROUGHOUT THE ENTIRE CONSTRUCTION PROJECT.3. INSTALL BIG RED SECTIONS 1-64. INSTALL CONSTRUCTION EXIT AS SHOWN ON SITE MAPS.5. INSTALL CONSTRUCTION FENCING AS SHOWN ON SITE MAPS.6. PREPARE TEMPORARY PARKING AND STORAGE AREA AND SET THE PROJECT OFFICE TRAILER.7. HALT ALL ACTIVITIESCONTACT THE CIVIL ENGINEERING CONSULTANT (CEC) TO PERFORM INSPECTION AND CERTIFICATION OF BEST MANAGEMENTPRACTICES (BMPS). BMP CERTIFICATION MUST OCCUR BEFORE STORMWATER PRE-CONSTRUCTION MEETING. (THIS SHOULD BESCHEDULED IN ADVANCE, IN ANTICIPATION OF THE EXPECTED DATE WHEN THE ABOVE SEQUENCE ITEMS WILL BE COMPLETED.)ALL EXCEPTIONS NOTED ON THE BMP CERTIFICATION FORM MUST BE ADDED AS DEFICIENCIES WITHIN THE BMP CERTIFICATION FORMAND RESOLVED WITHIN 24-HOURS. BMPS MUST NOT BE CERTIFIED IF ONE OR MORE OF THE EXCEPTIONS WILL NOT BE RESOLVEDWITHIN 24-HOURS OF THE BMP CERTIFICATION BY THE CEC.IF THE CEC IS UNABLE TO CERTIFY THAT SITE CONDITIONS ARE PER PLANS AND SPECIFICATIONS, THE CERTIFICATION OF BMPS MUSTBE RESCHEDULED. THE STORMWATER PRE-CONSTRUCTION MEETING MAY ONLY OCCUR AFTER BMPS CAN BE CERTIFIED.GENERAL CONTRACTOR (GC) SHALL SCHEDULE AND CONDUCT THE STORMWATER PRE-CONSTRUCTION MEETING WITH THE CEC,OWNER'S CONSTRUCTION MANAGER (CM), AGENCY(IES) AND SUBCONTRACTORS BEFORE PROCEEDING WITH CONSTRUCTION.DAILY STORMWATER INSPECTION REPORTS IN THE ONLINE SWMP REPORTING SYSTEM PROVIDED BY THE OWNER MUST START ON THENEXT BUSINESS DAY AFTER THE SITE BMPS & PRECONSTRUCTION MEETING CERTIFICATION IS SIGNED/CERTIFIED BY THE CEC.NOTE: UPON IMPLEMENTATION AND INSTALLATION OF THE FOLLOWING AREAS: TRAILER, PARKING, LAY DOWN, PORTA-POTTY, WHEEL WASH,CONCRETE WASHOUT, MASON'S AREA, FUEL AND MATERIAL STORAGE AREAS/CONTAINERS, SOLID WASTE CONTAINERS, ETC., IMMEDIATELYDENOTE THEM ON THE SITE MAPS AND NOTE ANY CHANGES IN LOCATION AS THEY OCCUR THROUGHOUT THE CONSTRUCTION PROCESS. INADDITION, NOTE ALL AREAS WHERE FILL IS IMPORTED FROM OR SOIL IS EXPORTED TO ON THE SITE MAPS.NOTE: DOWN SLOPE PROTECTIVE MEASURES MUST ALWAYS BE IN PLACE BEFORE SOIL IS DISTURBED. ACTIVITIES ARE PRESENT IN THE ORDEROR SEQUENCE IN WHICH THEY ARE REQUIRED TO BE COMPLETED.PHASE 21. BEGIN DEMOLITIONING EXISTING SITE FEATURES AS SHOWN ON THE SITE MAPS. (PHASE DEMOLITION TO THE MAXIMUM EXTENTPRACTICAL TO MINIMIZE THE AMOUNT OF AREA DISTURBED AT ANY POINT IN TIME).2. BEGIN GRADING THE SITE.3. START CONSTRUCTION OF BUILDING PAD AND STRUCTURES.4. TEMPORARILY STABILIZE, THROUGHOUT CONSTRUCTION IMMEDIATELY FOLLOWING THE COMPLETION OF THE MOST RECENTLAND DISTURBING/GRADING ACTIVITY, ANY DISTURBED AREAS, INCLUDING MATERIAL STOCKPILES THAT ARE SCHEDULED ORLIKELY TO REMAIN INACTIVE FOR 14 DAYS OR MORE.5. PRIOR TO UTILITY AND TRENCH DRAIN WORK, INSTALL BIG RED SECTION 7 THRU 24 AS SHOWN ON THE SITE MAPS.6. INSTALL UTILITIES, UNDERDRAINS, STORM SEWERS, CURBS AND GUTTERS7. IMMEDIATELY PERMANENTLY STABILIZE AREAS TO BE VEGETATED AS THEY ARE BROUGHT TO FINAL GRADE.8. INSTALL INLET PROTECTION AT ALL STORM SEWER STRUCTURES AS EACH INLET STRUCTURE IS INSTALLED.9. REMOVE CONSTRUCTION EXIT PRIOR TO PAVING OPERATIONS.10. REMOVE AND REPLACE BIG REDS AT THE END OF EACH WORKDAY AS PAVING OPERATION.11. PREPARE SITE FOR PAVING.12. PAVE SITE.13. INSTALL APPROPRIATE INLET PROTECTION DEVICES FOR PAVED AREAS AS WORK PROGRESSES, PER BMP DETAILS.14. COMPLETE GRADING AND INSTALLATION OF PERMANENT STABILIZATION OVER ALL DISTURBED AREAS.15. OBTAIN CONCURRENCE FROM THE OWNER CONSTRUCTION MANAGER (CM) THAT THE SITE HAS BEEN FULLY STABILIZED AND ALL CONSTRUCTION HAS BEEN COMPLETED, THEN:A. REMOVE ALL REMAINING TEMPORARY EROSION AND SEDIMENT CONTROL BEST MANAGEMENT PRACTICES (BMPS),B. STABILIZE ANY AREAS DISTURBED BY THE REMOVAL OF TEMPORARY BMPS, ANDC. ASK THE CM TO CONTACT THE CEC TO COMPLETE THE CEC PRE-NOT SITE INSPECTION AND REPORT (ONLY CM MAY DO THIS).16. CONTINUE DAILY INSPECTIONS AND REPORTS UNTIL THE CM FINAL DAILY INSPECTION REPORT, MARKED 'READY TO TERMINATEPERMIT', IS SIGNED BY THE CONSTRUCTION MANAGER AND SUBMITTED VIA THE ONLINE SWMP REPORTING SYSTEM PROVIDED BY THEOWNER.NOTE: THE GENERAL CONTRACTOR MAY COMPLETE CONSTRUCTION-RELATED ACTIVITIES CONCURRENTLY, ONLY IF ALL PRECEDING BMPSAND STABILIZATION ACTIVITIES HAVE BEEN COMPLETELY INSTALLED. BMP-RELATED STEPS IN THE ABOVE SEQUENCE ARE BOLDED FORCLARITY. THE CEC MUST APPROVE, IN WRITING, ANY CHANGES IN THE ABOVE SWMP IMPLEMENTATION SEQUENCE, BEFORE THEIRIMPLEMENTATION BEGINS.THE ESTIMATED DATES OF IMPLEMENTATION OF POLLUTION CONTROL MEASURES SHALL BE DOCUMENTED BY THE CONTRACTOR ON THESOIL EROSION/SEDIMENTATION CONTROL OPERATION TIME SCHEDULE ON SHEET C9.4.SCALE IN FEET100'75'0 50'ITEM 4, ATTACHMENT 7Packet pg. 222 FORT COLLINS, COEXISTING HPS LUMINARIES ONLYUNVERIFIED MOUNTING HEIGHTSTARGET: 5.00 fc AVG 3.00 fc MIN FUEL STATIONEXISTING AND RELOCATED POLE LOCATIONSLuminaire ScheduleSymbolQtyLabelArrangementLLFDescriptionArr. WattsArr. Lum.LumensBUG Rating24ASINGLE0.864CRUS-SC-LED-LW-CW MTD @ 15'87.910871B3-U0-G13(E) DBACK-BACK0.700(E) (2) 400S ON (E) POLE93659864B5-U0-G32(E) SSINGLE0.700(E) 400S ON (E) POLE46829932B5-U0-G3Calculation Summary Illuminance Foot-candlesLabelAvgMaxMinMax/MinFuel Station5.388.971.535.86Limited3.425.021.254.02Main parking3.996.211.484.202.583.71 5.03 5.79 6.63 7.14 7.25 6.94 6.30 5.66 4.25 3.023.64 5.83 7.54 8.52 8.78 8.97 8.89 7.59 5.52 3.446.504.556.367.828.458.377.165.595.612.54 3.99 5.00 5.23 5.33 5.61 6.04 6.48 6.27 5.22 4.101.53 2.21 2.79 3.06 2.83 3.08 4.00 4.31 4.42 4.05 3.741.33 1.96 2.57 3.01 2.833.06 3.87 4.29 4.35 3.83 3.391.35 2.07 2.93 3.21 3.60 3.55 3.89 4.354.544.49 3.92 3.131.36 2.33 3.10 3.994.144.09 4.30 4.68 5.01 4.35 3.67 2.721.35 2.17 3.24 4.024.454.89 5.02 4.84 4.64 4.12 3.11 2.241.26 2.03 3.14 3.81 4.70 3.99 4.09 4.92 4.19 3.61 2.53 1.761.25 2.01 3.10 3.81 4.65 4.30 4.354.774.02 3.35 2.29 1.524.43 3.97 3.05 2.34 1.75 1.48 1.50 1.83 2.24 2.41 2.52 2.294.65 4.46 3.64 3.08 2.54 2.22 2.22 2.62 2.89 3.22 3.02 2.884.89 4.80 4.56 4.11 3.38 3.02 3.04 3.39 3.87 3.95 3.59 3.484.554.85 5.02 4.674.554.21 4.22 4.62 4.59 4.61 4.16 3.653.87 4.55 4.79 5.16 4.92 4.78 4.83 5.13 5.40 5.02 4.34 3.743.00 3.71 4.48 5.02 5.39 5.81 5.95 5.78 5.58 5.21 4.29 3.372.42 3.28 4.40 5.00 5.81 4.48 4.62 6.21 5.70 5.14 4.10 3.21DIFFERENT THAN SITE LIGHTING ASSOCIATED WITH THE STORE PARKING LOT.VERIFY AVAILABLE VOLTAGE PRIOR TO SHIPPING.NOTE: VOLTAGE FOR THE FUEL STATION SITE LIGHTING PACKAGE MAY BERELOCATE TWO (E) D TONEW LOCATIONS INDICATED.RECOMMEND ALLOWING MIN VALUESBELOW REQUIRED LEVELS AS-IS.CAN BE CORRECTED UNDER FUTURELED UPGRADE OF SITE LIGHTING.EFuel StationLimitedMain parkingFuel StationPHOTOMETRIC PLANITEM 4, ATTACHMENT 7Packet pg. 223 FORT COLLINS, COEXISTING HPS LUMINARIES ONLYUNVERIFIED MOUNTING HEIGHTSTARGET: 5.00 fc AVG 3.00 fc MIN FUEL STATIONEXISTING AND RELOCATED POLE LOCATIONSLuminaire ScheduleSymbolQtyLabelArrangementLLFDescriptionArr. WattsArr. Lum.LumensBUG Rating24ASINGLE0.864CRUS-SC-LED-LW-CW MTD @ 15'87.910871B3-U0-G13(E) DBACK-BACK0.700(E) (2) 400S ON (E) POLE93659864B5-U0-G32(E) SSINGLE0.700(E) 400S ON (E) POLE46829932B5-U0-G3DIFFERENT THAN SITE LIGHTING ASSOCIATED WITH THE STORE PARKING LOT.VERIFY AVAILABLE VOLTAGE PRIOR TO SHIPPING.NOTE: VOLTAGE FOR THE FUEL STATION SITE LIGHTING PACKAGE MAY BERELOCATE TWO (E) D TONEW LOCATIONS INDICATED.EITEM 4, ATTACHMENT 7Packet pg. 224 May 20, 2021 Clark Mapes City Planner Planning and Zoning Commission Sam’s Club Fuel Station #MJA200002 ITEM 4, ATTACHMENT 8 Packet pg. 225 Context: Harmony Market Regional Shopping Center ITEM 4, ATTACHMENT 8 Packet pg. 226 Harmony Corridor Zone District (HC) ITEM 4, ATTACHMENT 8 Packet pg. 227 4 ITEM 4, ATTACHMENT 8 Packet pg. 228 Harmony Corridor Plan 5Land Use Map ITEM 4, ATTACHMENT 8 Packet pg. 229 6 Regional Shopping Center Definition w/ Standards ITEM 4, ATTACHMENT 8 Packet pg. 230 Main Driveway Context 7 View from West Willox Lane with Site On Left/South ITEM 4, ATTACHMENT 8 Packet pg. 231 Character and Image 8 View from West Willox Lane Just East of the Site ITEM 4, ATTACHMENT 8 Packet pg. 232 Location –Outer Bay of Parking Lot ITEM 4, ATTACHMENT 8 Packet pg. 233 Iterations ITEM 4, ATTACHMENT 8 Packet pg. 234 11 1 Remove Landscape Islands ITEM 4, ATTACHMENT 8 Packet pg. 235 12 2 Within the Parking Bay 3 & 4 Flip to Enter From South ITEM 4, ATTACHMENT 8 Packet pg. 236 13 ITEM 4, ATTACHMENT 8 Packet pg. 237 14 ITEM 4, ATTACHMENT 8 Packet pg. 238 APU Land Use Code Section 1.3.4 -Addition of Permitted Uses Allows for approval of a land use to be located on a specific parcel within a zone district that otherwise would not permit such a use…subject to a heightened level of review, with close attention being paid to compatibility and impact mitigation. City Council Approval.In conjunction with a development plan in the Urban Estate zone district, an application for addition of permitted use shall be determined by the City Council after a Planning and Zoning Board recommendation on the APU. The Planning and Zoning Commission shall remain the decision maker on the primary application. The Planning and Zoning Commission may recommend the APU to City Council if the Board specifically finds that such use: (1) conforms to eight listed criteria; (2) would not be detrimental to the public good; (3) would be in compliance compatibility standards. The Planning and Zoning Commission shall consider only the requirements set forth in this subsection in making a recommendation on the addition of permitted use 15 ITEM 4, ATTACHMENT 8 Packet pg. 239 APU 16 (a)appropriate in the zone district to which it is added. (b)conforms to the basic characteristics of the zone district and the other permitted uses in the zone district to which it is added. (c)The location, size and design of such use is compatible with and has minimal negative impact on the use of nearby properties. (d)does not create any more offensive noise, vibration, dust, heat, smoke, odor, glare or other objectionable influences or any more traffic hazards, traffic generation or attraction, adverse environmental impacts, adverse impacts on public or quasi-public facilities, utilities or services, adverse effect on public health, safety, morals or aesthetics, or other adverse impacts of development, than the amount normally resulting from the other permitted uses listed in the zone district to which it is added. (e)will not change the predominant character of the surrounding area. (f)is compatible with the other listed permitted uses in the zone district to which it is added. (g)…two neighborhood meetings….N/A APU Eight Criteria ITEM 4, ATTACHMENT 8 Packet pg. 240 Summary of Staff Findings Fits within existing framework of vehicular access and circulation Fits with established design character 17 ITEM 4, ATTACHMENT 8 Packet pg. 241 Recommendation 18 Staff recommends approval of the Modification of Standard to Section 4.2(D). ITEM 4, ATTACHMENT 8 Packet pg. 242 1 Katharine Claypool From:Clark Mapes Sent:Wednesday, May 12, 2021 3:25 PM To:Katharine Claypool Cc:Brandy Bethurem Harras Subject:FW: [EXTERNAL] Sam’s Club parking lot gas station is a bad idea Boardwalk and Harmony Categories:P&Z Just got this comment for the Sam's Club item.  Katie, I think you add these into the package?  And then I think I can  mention this at the worksession?  thanks  Clark Mapes  City of Fort Collins  Planning  970‐221‐6225  Tell us about our service, we want to know!  ‐‐‐‐‐Original Message‐‐‐‐‐  From: Susan Altenhofen <susanalt1@me.com>   Sent: Wednesday, May 12, 2021 3:13 PM  To: Clark Mapes <CMAPES@fcgov.com>  Subject: [EXTERNAL] Sam’s Club parking lot gas station is a bad idea Boardwalk and Harmony  Anyone familiar with the Boardwalk and Harmony traffic problems would not be in favor of adding a gas station at Sam’s  Club off of  Harmony and Boardwalk.  There are already two gas stations in proximity to that area, one across the street  and one at the other end of the Sam’s Club parking lot.  An additional gas station in that confined area will impact the  streets with more traffic and Boardwalk has already become one of Fort Collins most accident prone streets especially at  Harmony.  Sam’s club parking lot is too small for the addition; their parking lot is always full.  Traffic on Boardwalk  involves long traffic lines when exiting from Boardwalk onto Harmony and deadly accidents have occurred there.  You  will create a “Canes Chicken” parking lane in traffic where cars will be backed up on either Boardwalk or Harmony thus  losing a lane for moving traffic.  This is not acceptable.  It is dangerous to have cars waiting in traffic lanes to access  businesses, as with Canes Chicken on College Avenue, and with the crowding of businesses in Sam’s Club parking lot  with traffic already maxed out you have no business trying to drop another gas station into an already busily trafficked  street.  Reject this plan.  Adding a gas station will create more traffic and logjam the area; it is already dangerous to pull out of  Sam’s parking  lot onto Boardwalk and this will created backed up traffic.  Don’t just view an a map when considering  this dangerous proposal; drive that area regularly and see for yourself that adding and additional business, especially a  gas station where cars have to line up for a pump, is a very bad idea.  Susan Altenhofen  5620 Fossil Creek Parkway  Unit 3108  Fort Collins Co. 80525  ITEM 4, ATTACHMENT 9 Packet pg. 243 1 Sam’s Club Fuel Station Planning & Zoning Board Hearing May 20, 2021 4700 Boardwalk Drive, Fort Collins, Colorado Presented by: CEI Engineering Associates, Inc. John DeGunya, P.E.Existing Site1 2 ITEM 4, ATTACHMENT 10 Packet pg. 244 2Overall Site PlanSite Plan3 4 ITEM 4, ATTACHMENT 10 Packet pg. 245 3Landscape PlanGrading Plan Basin B5 6 ITEM 4, ATTACHMENT 10 Packet pg. 246 4Renderings Illustrations7 8 ITEM 4, ATTACHMENT 10 Packet pg. 247 5IllustrationsQuestions from Planning & Zoning Workshop Canopy Dimensions: 41’-0” W x 87’-4” L Hours of Operation / Hours of Canopy Lighting: Mon-Sat 6am to 9pm / Sun 9am to 7pm. Canopy lighting will come on 10 minutes prior to opening and 10 minutes after closing. Will canopy lighting be flush lenses with recessed fixtures? Yes. Canopy lighting will be flush lenses with recessed fixtures. Illustrations of what the canopy looks like from Harmony and Boardwalk: Canopy is minimally visible from a single perspective off E. Harmony Road. Stormwater plan impacts and changes: Applicant has coordinated with City to enhance existing Storm Water Quality features in the shopping center to support the fuel station. Clutter around kiosk – Are there any items for sale?: No clutter around Kiosk. No items for sale except for fuel. Tanker Truck – Maneuver Diagram: Fuel truck is expected to enter the northern driveway off S. Boardwalk Drive and exist the truck route through commercial center. Is there tree protection? Yes. Prior to and during construction applicant will install barriers around existing trees in coordination with the City Forestry Department. 9 10 ITEM 4, ATTACHMENT 10 Packet pg. 248 6 ANY QUESTIONS? THANK YOU 11 ITEM 4, ATTACHMENT 10 Packet pg. 249 Development Review Staff Report Agenda Item 5 Planning Services Fort Collins, Colorado 80524 p. 970-416-4311 f. 970.224.6134 www.fcgov.com Planning and Zoning Commission: May 20, 2021 Magnolia Dwellings, PDP200018 – Multi-family dwelling Summary of Request This is a request to construct a 3,795 square foot 4-plex located at 335 E Magnolia Street. The proposal includes two modifications of standards to allow for a reduced parking lot landscape setback and to exceed the compact parking stall maximum from 40% to 42%. Zoning Map (ctrl + click map to follow link) Next Steps If approved by the Planning & Zoning Commission, the applicant will be eligible to submit for Final Development Plan. Site Location Located on the south side of E Magnolia Street, the second property west of Peterson Street. Zoning Neighborhood Conservation, Medium Density District (N-C-M) Property Owner Ian/Beth Weber 1640 Riverside Avenue Unit 200 Fort Collins, CO 80524 Applicant/Representative Shelley Lamastra Russell + Mills 506 S College Ave, Unit A Fort Collins, CO 80524 p. 970.484.8855 e. slamastra@russellmillsstudios.com Staff Kai Kleer, City Planner p. (970) 416-4284 e. kkleer@fcgov.com Contents 1. Project Introduction .................................... 2 2. Public Outreach ......................................... 3 3. Article 2 – Applicable Standards ................ 3 4. Article 3 - Applicable Standards ................. 7 5. Article 4 – Applicable Standards: ............. 10 6. Findings of Fact/Conclusion .................... 11 7. Recommendation ..................................... 11 8. Attachments ............................................. 11 Staff Recommendation Approval E Mulberry St Alley Peterson St E Magnolia St Fire Station Site Packet pg. 250 Planning & Zoning Commission - Agenda Item 5 PDP200018 | Magnolia Dwellings – Multi-family Dwelling Thursday, May 20, 2021 | Page 2 of 12 Back to Top 1. Project Introduction A. PROJECT DESCRIPTION • The project is located at 335 E Magnolia Street in-between an existing multi-family apartment building to the west and two single-family homes to the east. • The project proposes the demolition of the site’s existing single-family home and shed for the construction of a 2-story multi-family dwelling. • The lot is 9,500 square feet and is the west ½ of Lot 1, Block 144 of the Original Town Plat. • The plan proposes seven off-street parking spaces, including one van accessible space. Access to the parking area would be taken from the alley. • The site is located within the Neighborhood Conservation Medium Density (NCM) District. • The project proposal includes two modification requests to reduce the minimum parking lot landscape setback and increase the compact stall maximum by 2.8%. B. SITE CHARACTERISTICS 1. Development Status/Current Conditions The site is part of the original 1873 Town plat and contains a single-family home that was built sometime between 1902 and 1906. The home has gone through historic review process and has not been found to be a contributing resource. 2. Surrounding Zoning and Land Use North South East West Zoning Neighborhood Conservation, Medium Density District (N-C-M) Neighborhood Conservation, Buffer District (N-C-B) Neighborhood Conservation, Medium Density District (N-C-M) Neighborhood Conservation, Medium Density District (N-C-M) Land Use Single-family Detached Alzheimer’s Association and Multi- family Dwelling Single-family Detached Multi-family dwelling C. OVERVIEW OF MAIN CONSIDERATIONS The main considerations have been screening the views into neighboring residential properties to the east, parking, tree mitigation and landscaping. The project was reviewed by the Landmark Preservation Commission at the February 17, 2021 meeting. Following adjustments requested at the January meeting, the LPC provided a recommendation of approval to the decision maker with a vote of 7-0. The design adjustment simplified the rooflines of the building, which the Commission felt better addressed the design compatibility requirement regarding compatible design details in Table 1 of 3.4.7 (E). Packet pg. 251 Planning & Zoning Commission - Agenda Item 5 PDP200018 | Magnolia Dwellings – Multi-family Dwelling Thursday, May 20, 2021 | Page 3 of 12 Back to Top 2. Public Outreach A. NEIGHBORHOOD MEETING Pursuant to 2.2.2 – Step 2: Neighborhood Meetings, staff held a neighborhood meeting for this project on August 26, 2020. All property owners within 800 feet received notice of the meeting two weeks in advance. Approximately 5 neighbors attended the virtual meeting and offered the following feedback: • Concern about views from the second story of Unit-2’s balcony and preservation of privacy to the adjacent single-family home. • The desire not to improve the alley from gravel to pavement because of concerns that it will create water run-off issues to adjacent properties and during the winter months it may cause greater ice and snow build-up. • Providing adequate space for trash and recycling staging in the alley. • Having adequate parking on the site for residents and visitors. • Utility service lines and the adequacy of sewer capacity and ongoing maintenance/replacement because of recent back-up in the adjacent property. • Size of the building in comparison to the lot (floor area ratio requirements). 3. Article 2 – Applicable Standards A. BACKGROUND The Project Development Plan was submitted on November 6, 2020. The project required two rounds of staff review and a recommendation by the Landmark Preservation Commission prior to hearing. B. PROJECT DEVELOPMENT PLAN PROCEDURAL OVERVIEW 1. Conceptual Review # CDR190052 A conceptual review meeting was held on June 20, 2019. 2. Neighborhood Meeting A neighborhood meeting was held on August 26, 2020. A summary of feedback can be found above. 3. First Submittal The first submittal of this project was completed on November 6, 2020. 4. Landmark Preservation Commission January 20, 2021 and February 17,2021 5. Notice (Posted, Written and Published) Posted Notice: August 14, 2020, Sign # 568. Written notice: May 6, 2021, 230 addresses mailed. Published Notice: May 9, 2021, Confirmation #0004725937. Packet pg. 252 Planning & Zoning Commission - Agenda Item 5 PDP200018 | Magnolia Dwellings – Multi-family Dwelling Thursday, May 20, 2021 | Page 4 of 12 Back to Top C. DIVISION 2.8 – MODIFICATION OF STANDARDS The applicant requests two modifications of standards, as described in detail below. The Land Use Code is adopted with the recognition that there will be instances where a project would support the implementation of City Plan, but due to unique and unforeseen circumstances would not meet a specific standard of the Land Use Code as stated. Accordingly, code standards include provisions for modifications. The modification process and criteria in Land Use Code Division 2.8.2(H) provide for evaluation of these instances on a case-by-case basis, as follows: Land Use Code Modification Criteria: “The decision maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2), (3) or (4). Packet pg. 253 Planning & Zoning Commission - Agenda Item 5 PDP200018 | Magnolia Dwellings – Multi-family Dwelling Thursday, May 20, 2021 | Page 5 of 12 Back to Top 1. Modification to 3.2.2(J) Setbacks Standard Any vehicular use area containing six (6) or more parking spaces or one thousand eight hundred (1,800) or more square feet must be set back from the street right-of-way and the side and rear yard lot line in accordance with the following table: Location Minimum Average of Entire Landscape Setback Area (feet) Minimum Width of Setback at Any Point (feet) Required Proposed Required Proposed East Lot Line 5’ 3’ 5’ 3’ West Lot Line 5’ 2’-4” 5’ 5’ Alley NA NA NA NA Overview The proposed parking lot is an effort by the project to maximize the number of off-street parking while still meeting the functional and dimensional requirements of the parking area. The result is that the east and west boundary of the site fails to meet the landscape setback dimensions for minimum average width and minimum width at any one point. The proposed design uses a 6-foot cedar fence as the backdrop of the design. The fence provides 100% screening to adjacent properties and is layered with a combination of ornamental grasses, shrubs, perennials, and canopy shade trees. The proposed plan reflects work through several layout iterations to balance competing needs for space, landscaping, the van accessible space, and parking stalls. Summary of Applicant Justification The applicant’s modification request is attached. The request is based on lack of detriment to the public good, and on subparagraph (1) above -- the “equal-to or better-than” criterion. Findings Staff finds that the modification would not be detrimental to the public good and that the request satisfies criterion (1) in subsection 2.8.2(H). Detriment to the public good. Staff’s finding is based on the following considerations: • The parking lot is not visible from E Magnolia or from the abutting properties and views would be limited to the alley, which is typically a place for trash staging, utilities, garages access, and parking. Packet pg. 254 Planning & Zoning Commission - Agenda Item 5 PDP200018 | Magnolia Dwellings – Multi-family Dwelling Thursday, May 20, 2021 | Page 6 of 12 Back to Top Subparagraph (1), “equal-to or better-than.” Staff’s finding is based on the following considerations: The landscape setback areas provide a design that provides 100% screening from the adjacent properties equally well as a 5 foot landscape area would. The reduced dimensions reflect a carefully balanced set of tradeoffs among setback dimensions and the overall parking lot configuration. Aspects include: • 6-foot cedar fence. • A combination of 25 ornamental grasses, 5 shrubs, 2 canopy shade trees, and clusters of perennials. 2. Modification to Setbacks 3.2.2(L)(2) – Compact Vehicle Spaces Standard Long-term parking areas may have up to forty (40) percent compact car stalls using the compact vehicle dimensions of 8’x15’. Overview Long term parking is defined as parking that has limited turnover during a normal working weekday. Because residential-type parking lots are classified as “long-term”, the Land Use Code allows for 40% of the overall spaces to be compact. The applicant’s request is to increase the maximum from 40% to 42.8% (3 of 7 spaces). Summary of Applicant Justification The applicant’s modification request is attached and argues that exceeding the standard by 2.8% is minor when considering the entire development plan. The request is based on lack of detriment to the public good, and on subparagraph (4) above -- the “nominal and inconsequential” criterion. Findings Staff finds that the modification would not be detrimental to the public good and that the request satisfies criterion (4) in subsection 2.8.2(H). Detriment to the public good. Staff’s finding is based on the following consideration: • The plan provides adequate off-street parking consistent with the standards of 3.2.2(K) and the usability of the off-street parking would not be reduced by allowing for the ratio of compact stalls to exceed the standard by 2.8% Subparagraph (4), “nominal and inconsequential” Staff’s findings are based on the following consideration: Exceeding the 40% standard by 2.8% is a function of the small amount of parking spaces proposed where each space accounts for approximately 14% of the overall parking count. Any adjustment would create a large swing in the compact stall ratio if increased or decreased by one space. Packet pg. 255 Planning & Zoning Commission - Agenda Item 5 PDP200018 | Magnolia Dwellings – Multi-family Dwelling Thursday, May 20, 2021 | Page 7 of 12 Back to Top 4. Article 3 - Applicable Standards A. DIVISION 3.2 - SITE PLANNING AND DESIGN Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.2.1(D)(2) – Tree Planting Standards The Land Use Code requires canopy shade trees to be planted at 30’-40’ spacing within the street parkway. The adjacent frontage on E Magnolia Street already contains two Oak trees spaced 30 feet apart that will be protected in place. Complies 3.2.1(E)(3) – Water Conservation All proposed landscaping should be designed to incorporate water conservation materials and techniques with the annual water usage not to exceed 15 gallons/square foot. The proposed landscaping uses low water use plants and has an overall annual water budget of 7 gallons/square foot. Complies 3.2.1(E)(4) – Parking Lot Perimeter Landscaping Parking lots with six or more spaces must be screened from abutting uses and the street through fences or walls in combination with plant material. Along the east and west property lines the project proposes a combination of a 6 foot fence, shrubs, ornamental grasses and two canopy shade trees. Combined, these elements provide 100% screening from the adjacent residential properties. Complies 3.2.1(F) – Tree Protection and Replacement To the extent feasible, existing significant trees should be preserved. 14 significant trees were identified on-site and are proposed to be removed as part of this plan. The 14 trees to be removed require 14.5 mitigation trees. The landscape plan demonstrates 11 mitigation trees on-site while the remaining 4 trees will be mitigated through a payment-in-lieu to the City of Fort Collins. Each mitigation tree satisfies the additional caliper or height requirements. Complies 3.2.2(C)(4)(b) – Bicycle Parking Space Requirement s For multi-family residential, one bike parking space is required per bedroom with at least 60% provided in an enclosed space. The project proposes 8 bedrooms, which requires a total of 8 bicycle parking spaces with 5 provided in an enclosed space. The project provides 8 parking spaces located within a bike shed along the southwest property line. Complies 3.2.2(D) – Access and Parking Lot Requirement s All vehicular use areas must be designed to be safe, efficient, convenient, and attractive, and in a way that considers use by all modes of transportation. The proposed parking area meets these requirements by providing unobstructed access to vehicles and separating pedestrians and bicyclists to the extent feasible. Complies 3.2.2(E) – Parking Lot Layout The proposed parking lot layout is consistent with requirements of the Land Use Code in regard to circulation routes, orientation, and points of conflict. Complies Packet pg. 256 Planning & Zoning Commission - Agenda Item 5 PDP200018 | Magnolia Dwellings – Multi-family Dwelling Thursday, May 20, 2021 | Page 8 of 12 Back to Top 3.2.2(J) – Setbacks Parking lots containing six or more spaces shall be set back from the street or lot line in accordance with the following table: The project does not comply with the minimum average setback along both either property line. The applicant requests a modification of this standard that is explained earlier in the Staff Report. Modificatio n Request 3.2.2(K) – Off- Street Parking Requirement Multi-family parking standards require 1.75 spaces per 2-bedroom unit. For four two- bedroom units total, 7 parking spaces are required. The project demonstrates 7 parking spaces. Complies 3.2.2(L)(2) – Compact Vehicle Spaces in Long-term Parking Lots For long-term parking lots, a maximum allocation of 40% compact car stalls. Of the 7 spaces proposed, 3 (42.8%) are compact (8’x15’). Because the quantity of compact spaces exceeds the maximum allowable for long-term parking lots, the applicant requests a modification of this standard and is explained earlier in the Staff Report. Modificatio n Request 3.2.2(K)(5) – Handicap Parking Parking lots with 1 to 25 parking spaces are required to provide one handicap parking space with an 8-foot access aisle to make the space van accessible. The plan demonstrates one van-accessible handicap parking space in an area of the parking lot that provides convenient access to the front or rear of the building. Complies 3.2.4 – Site Lighting This standard requires that exterior lighting not adversely affect the properties, neighborhood, or natural features adjacent to the development. Further, the standard requires exterior lighting to be examined in a way that considers the light source, level of illumination, hours of illumination and need. The proposed lighting plan demonstrates one 12 foot high parking-lot fixture that is consistent with the requirements of the Land Use Code by being fully shielded, down directional and less than 3,000 Kelvin in color temperature. Exterior building lighting is not proposed. Complies 3.4.1 – Natural Habitats The site is not within 500 feet of an identified natural habitat or feature; therefore, the standards of this section do not apply. N/A Packet pg. 257 Planning & Zoning Commission - Agenda Item 5 PDP200018 | Magnolia Dwellings – Multi-family Dwelling Thursday, May 20, 2021 | Page 9 of 12 Back to Top 3.4.7 – Historic Resources The project is located in the Laurel School Historic District. The Laurel School Historic District is listed on the National Register of Historic Places. Due to this historic designation, the property is subject to the requirements in 3.4.7 of the Land Use Code and review by the Landmark Preservation Commission (LPC). The existing residence at 335 E Magnolia was surveyed on July 22, 2019 and received a determination that it no longer contributes to the Laurel School National Register district based on loss of historic integrity. In addition to the major changes to building materials, due to the building’s re-siding, the front porch and entrance pattern has been altered. These design and material changes render the property no longer eligible for historic designation. Additionally, while the property has been posted for development review, staff has not received any public inquiries regarding the proposed demolition of this residence. The LPC reviewed this project in two hearings and provided a final recommendation at their regular meeting on February 17, 2021. At the January meeting, the LPC generally agreed with staff review that the project complies with 3.4.7, but several members of the LPC asked for a simplification of the rooflines in the design to better meet requirement 6 in Table 1 of 3.4.7, to “use select horizontal or vertical reference lines or elements (such as rooflines, cornices, and belt courses) to relate the new construction to historic resources in the area of adjacency. Because the abutting historic resources are 1950s- era infill residences, the LPC felt the decision to relate the design of the fourplex to the district’s primary period of construction (turn of the century) was appropriate and based their comments on the roofline patterns of nearby buildings within 200 feet from that era. The applicant agreed to a continuance of the item in order to provide the requested, minor revisions to the roofline. Upon review of the revised design at the February meeting, the LPC (on a vote of 7-0) found the project to be in compliance with all design compatibility requirements of this section of the Land Use Code and recommended approval of the project. Complies 3.5.1 – Building and Project Compatibility The proposed plan is consistent with the requirements of the Land Use Code in regard to building and project compatibility including building size, height, bulk, mass, scale, mechanical equipment screening and operational/physical compatibility. As previously mentioned, the project proposes a two-story 3,795 square foot 4-plex. Major considerations of the review of this project have included massing, window placement and size, and screening. The project provides the following elements: • Stepbacks on the east elevation that abuts two identified contributing properties to the Laurel School National Register District, 401 and 405 Peterson. • The use of authentic, durable, and high quality materials such as fiber cement lap siding, stone veneer, and aluminum clad wood windows. • Lap siding with similar scale, dimension, and pattern that is used in the neighborhood. • Similar fenestration to what is found in the surrounding context. • Rooflines and porch roofs, which draw from the wider area of adjacency. Complies 3.6.6 – Emergency Access Poudre Fire Authority has reviewed the proposal and finds that it meets the standards for providing adequate access for emergency vehicles and emergency service providers as required in Chapter 9 of the City Code. Complies Packet pg. 258 Planning & Zoning Commission - Agenda Item 5 PDP200018 | Magnolia Dwellings – Multi-family Dwelling Thursday, May 20, 2021 | Page 10 of 12 Back to Top 5. Article 4 – Applicable Standards: A. SUMMARY The Neighborhood Conservation, Medium Density District (N-C-M) zone district is intended to preserve the character of areas that have a predominance of developed single-family and low- to medium-density multi-family housing and have been given this designation in accordance with an adopted subarea plan. B. DIVISION 4.7 – NEIGHBORHOOD CONSERVATION, MEDIUM DENSITY DISTRICT Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 4.8.(B)(3)(a) – Permitted Uses Multi-family dwellings up to 4 units per building are an allowed use subject to review by the Planning and Zoning Commission. This project proposes 4 units in one building. Complies 4.8(D)(1) - Required Lot Area The minimum lot size required for a multi-family dwelling is 6,000 square feet. The proposal is located on a 9,500 square foot lot and complies with the minimum lot size for this zone district. Complies 4.8(D)(2)(a)(4) - Allowable Floor Area on Lots For uses other than single-family dwellings and buildings accessory to single-family dwellings, the allowable floor area shall not exceed 40% of the lot area. Since the lot is 9,500 square feet, the maximum overall floor area is 3,800 square feet (9,500 * 0.4 = 3,800). The proposed floor area for the building is 3,795 square feet. Complies Section 4.8(D)(3) - Allowable Floor Area on Rear Half of Lots The allowable floor area on the rear half of the lot shall not exceed 33% of the rear 50% of the lot. A 9,500 square foot lot allows for 1,567.5 square feet of building floor area on the rear half of the lot (6,000 * 0.33 = 1,567.5). The project proposes 723 square feet on the rear half of the lot. Complies Section 4.8(E) - Dimensional Standards The NCM zone district has various setback, wall and building height standards that are detailed in the table below. The proposed plan meets all dimensional requirements of the zone district. Standard Provided Min. lot width 50 feet 50 feet Min. front yard setback 15 feet 16 feet Min. rear yard setback 5 feet 69 feet, 10.5 inches Min. side yard setback East: 5-feet West: 6 feet, 10.5 inches (based on 21-ft, 9-in wall height) East: 7 feet, 9.5 inches West: 7 feet, 6.25 inches Max. building height 2 stories 2 stories Complies Packet pg. 259 Planning & Zoning Commission - Agenda Item 5 PDP200018 | Magnolia Dwellings – Multi-family Dwelling Thursday, May 20, 2021 | Page 11 of 12 Back to Top Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 4.8(F) - Development Standards The proposed building meets all applicable development standards including exterior wall angles, primary entrance features, roof pitch, front façade character (covered entry feature), side façade character (wall offset), and taking access off the alley behind Magnolia St. Complies 6. Findings of Fact/Conclusion In evaluating the request for the Magnolia Dwellings – Multi-family dwelling, PDP200018, staff makes the following findings of fact: • Staff supports the request for Modification of Standards to Section 3.2.2(J) – Setbacks to allow the proposed parking lot perimeter landscape setback along east and west property lines to be reduced. Staff finds the modification would not be detrimental to the public good and that the request satisfies criterion (1) in subsection 2.8.2(H) because the landscape setback areas provide 100% screening to the adjacent property while still providing a varied plant palette within the reduced setback area. • Staff supports the request for Modification of Standards to Setbacks3.2.2(L)(2) – Compact Vehicle Spaces to allow the proposed compact parking distribution to exceed the total allowed by 2.8%. Staff finds the modification would not be detrimental to the public good and that the request satisfies criterion (4) in subsection 2.8.2(H) because the plan provides adequate off-street parking and the nominal degree to which the standard is exceeded. • The F.D.P. complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. • The F.D.P. complies with relevant standards located in Article 3 – General Development Standards. • The F.D.P. complies with relevant standards located in Division 4.8, Neighborhood Conservation, Medium Density District of Article 4. 7. Recommendation Staff recommends approval of the two requests for Modifications of Standard and approval of the Magnolia Dwellings – Multi-family dwelling Project Development Plan, PDP200018. 8. Attachments 1. Vicinity & Zoning Map 2. Project Narrative 3. Planning Set (Site, Elevation & Landscape Plans) 4. Utility Plan 5. Applicant’s Modification Request 6. Historic Adjacency Map Packet pg. 260 Planning & Zoning Commission - Agenda Item 5 PDP200018 | Magnolia Dwellings – Multi-family Dwelling Thursday, May 20, 2021 | Page 12 of 12 Back to Top 9. Links The documents available at the following links provide additional information regarding the development proposal under review and are incorporated by reference into the hearing record for this item: Project file documents can also be found by visiting, http://records.fcgov.com/WebLink. Once opened, select Planning and Development Project Number Search to enter project number to access the following files. 1 Drainage Report 2 Colorado Cultural Resource Survey 3 Soils Report 4 Existing Tree Removal Feasibility Letter 5 Neighborhood Meeting Recording 6 Landmark Preservation Commission Minutes, January 20, 2021 (pp. 4-8) 7 Landmark Preservation Commission Minutes, February 17, 2021 (p. 5) 8 Packet pg. 261 2,257 376.2 Magnolia Dwellings Vicinity & Zoning Map This map is a user generated static output from the City of Fort Collins FCMaps Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable.City of Fort Collins - GIS 286.0 1: WGS_1984_Web_Mercator_Auxiliary_Sphere Feet286.00143.00 Notes Legend 1,715 Parcels City Zoning Community Commercial Community Commercial North College Community Commercial Poudre River General Commercial Limited Commercial Service Commercial CSU Downtown Employment Harmony Corridor Industrial High Density Mixed-Use Neighborhood Low Density Mixed-Use Neighborhood Manufactured Housing Medium Density Mixed-Use Neighborhood Neighborhood Commercial Neighborhood Conservation Buffer Neighborhood Conservation Low Density Neighborhood Conservation Medium Density Public Open Lands River Conservation River Downtown Redevelopment Residential Foothills Low Density Residential Rural Lands District Transition Urban Estate ITEM 5, ATTACHMENT 1 Packet pg. 262 Project Narrative MAGNOLIA DWELLINGS NTSPROJECT LOCATION View of existing house from Magnolia Street View of existing house from backMatthews StreetMatthews StreetPeterson StreetPeterson StreetE. Mulberry StreetE. Mulberry Street Magnolia DwellingsE. Magnolia StreetE. Magnolia Street ITEM 5, ATTACHMENT 2 Packet pg. 263 Project Narrative MAGNOLIA DWELLINGS View to alley from backyard View from alley into backyard View from alley toward Peterson Street View from alley west toward adjacent multi-family property parking lot View to North-East neighbor and existing wall and screen fence (to remain) View to South-East Neighbor backyard with existing block wall (to remain) ITEM 5, ATTACHMENT 2 Packet pg. 264 Project Narrative MAGNOLIA DWELLINGS PROJECT GOAL: The design intent of Magnolia Dwellings is to provide another type of housing that is contextually appropriate and provides another housing product that allows for a broader spectrum of buyer to live in the downtown area. BACKGROUND: The existing site has one single-family home. 1. PROJECT TITLE: Magnolia Dwellings (previously submitted under 335 E Magnolia St Multi family) 2. MEETING DATES: Conceptual Review Meeting: June 21, 2019 Neighborhood Meeting: August 26, 2020 3. GENERAL INFORMATION: Project Location: 335 E Magnolia Street Size: 9,492 sf / 0.218 ac Existing zoning: NCM (Neighborhood Conservation, Medium Density District) Proposed zoning: NCM (Neighborhood Conservation, Medium Density District) Number of off street parking spaces provided: 7 (1 van accessible) Number of building stories proposed: Two Maximum building height of new building: 29’-8 1/2” LUC Modifications and Alternative Compliance proposed (refer to supplemental information provided): MODIFICATION #1 Section 3.2.2(L)(2) Compact Vehicle Spaces in Long-term Parking Lots and Parking Structures. Those areas of a parking lot or parking structure that are approved as long-term parking have the option to include compact parking stalls. Such approved long-term parking areas may have up to forty (40) percent compact car stalls using the compact vehicle dimensions set forth in Table B, except when no minimum parking is required for a use pursuant to subsection 3.2.2(K), in which event the number of compact car stalls allowed may be greater than forty (40) percent. No compact spaces shall be designated as handicap parking spaces. Modification Requested: Compact parking to be provided at 42.8%. MODIFICATION #2 Section 3.2.2(J) Any vehicular use area containing six (6) or more parking spaces or one thousand eight hundred (1,800) or more square feet shall be set back from the street right-of-way and the side and rear yard lot line (except a lot line between buildings or uses with collective parking) consistent with the provisions of this Section, according to the following table: Along lot line 5’. Modification Requested: 3’-0” setback on east lot line, 0’ setback on south lot line. 4. PROPOSED OWNERS: 335 Magnolia LLC Contact: Jordan Obermann 1640 Riverside Ave, Suite 200 Fort Collins, CO 80524 ITEM 5, ATTACHMENT 2 Packet pg. 265 Project Narrative MAGNOLIA DWELLINGS Applicant: Russell + Mills Studios Contact: Shelley LaMastra 506 S College Ave, Unit A Fort Collins, CO 80524 970-484-8855 slamastra@russellmillsstudios.com 5. EXISTING OWNERS: 335 Magnolia LLC Contact: Jordan Obermann 1640 Riverside Ave, Suite 200 Fort Collins, CO 80524 6. TRANSPORTATION IMPROVEMENTS: Vehicular traffic accesses off of the alley that connects from Peterson St. and Matthews St. The alley will be improved with concrete pavement from the property to the east connecting to Peterson St. 7. NEIGHBORHOOD MEETING A neighborhood meeting was held on August 26, 2020 via Zoom. Public participation included the adjacent neighbors. The neighbor to the east was concerned about the ability to look into her back yard from the second story balconies. Four (4) evergreen trees with a mature height of 20’ have been planted along the east side to screen year round for this as well as the balcony having a solid side instead of open railing. Taylor Juniper Height: 20’ planted along balconies Chanticleer Pear Height: 40’ planted along side property Solid side balcony 8. SITE DESIGN Magnolia Dwellings is located at 335 E Magnolia Street between an existing multi-family apartment building and two single family homes on the east that are part of a sub-divided lot. The lot has an existing single-family building and small shed with a gravel parking area at the end of the lot closest to the alley. The lot will be cleared of these structures. The intent is create a front door design to Magnolia street while also creating individual private entrances along the east side of the building that continue with the large front porch design. The landscape utilizes species appropriate for the region and are planted in dense formal groupings. ITEM 5, ATTACHMENT 2 Packet pg. 266 Project Narrative MAGNOLIA DWELLINGS Poudre Fire Authority will be able to stage off of Magnolia Street. The building also has a fire riser room on the south side of the building. Surface parking is provided off of the alley to the south and provides 6 spaces. Pedestrian traffic is accommodated with the new sidewalk along the east of the building that connects out to Magnolia sidewalk as well as a back door sidewalk along the west that allows for trash and maintenance access. 9. DISTURBANCES An ECS report was not required for this site. 10. TRANSITION TECHNIQUES The project seeks to transition to with the surrounding neighbors, the larger multi-family to the west and the smaller single-family to the east by offering a mid range structure. 11. ARCHITECTURE Since this project is situated within the Laurel School National Historic District, the proposed project was designed by utilizing both The Fort Collins Old Town Neighborhoods Plan and Land Use Code section 3.4.7 as major influencers. Based on The Fort Collins Old Town Neighborhoods Plan, the site is located within a Character Area 2 zone that includes a mix of American Foursquare, Queen Anne, Classic Cottage, Vernacular and Craftsman historic architectural styles in the immediate and surrounding context. A simplified and modern approach to the Queen Anne style was the inspiration for the project’s design influence. This approach includes a steeper pitched, main gable roof on the upper level with projecting front and side gable end elements. The lower roofs over the 1-story portions of the building and porches use a lower pitched hip roof that has been placed in an asymmetrical orientation to the upper roofs, which are also characteristic of the Queen Anne style. The projecting front and side gable ends provide small eave returns across the edges of the gable as another reference to this style. The main level building footprint has been articulated to be narrower at the north and south end units of the building and then step out wider at the internal two units. There are recesses between these units to provide for a massing that is sympathetic and proportional to the neighboring properties. The upper level includes significant step-backs on the north, east and south elevations to further reduce overall massing and scale, and keep the bulk of the project massing placed adjacent to the larger, existing 2-story apartment building located directly to the west. From a building material standpoint, materials were chosen to be simplistic but complementary of the surrounding historic context including the use of lap clapboard siding with a smaller scale, 4” exposure, vertical board and batten siding, and the use of limestone veneer at the base of the building. Trim has been used in a traditional way at the doors and window openings and also include that use of some horizontal belt boards and freeze board trim below the roof eaves. The windows have also been chosen to be of a type, size and proportion that are consistent with the Queen Anne Style. The placement of these windows and use of trim between pairing of windows also speaks to this detail. Windows will be a mix of double hung and awning windows with the use of a single vertical divided lite mullion in each of the sashes. Following is an excerpt of Land Use Code 3.4.7(E), Table 1 with Applicant responses embedded in red. ITEM 5, ATTACHMENT 2 Packet pg. 267 Project Narrative MAGNOLIA DWELLINGS Purpose Standards for Compatibility with Historic Resources on the Development Site, Abutting, Or Across a Side Alley Standards for compatibility with Historic Properties Within the Area of Adjacency but Not On or Abutting the Development Site or Across a Side Alley Massing and Building Articulation Integrate new construction into existing context and use massing options that respect historic buildings. 1.New construction shall be similar in width or, if larger, be articulated into massing reflective or the mass and scale of historic resources on the development site, abutting, or across a side alley. Applicant Response: The proposed new construction uses both 1- and 2-story building massing elements that have both recessed and projecting articulated segments that are reflective of the scale and massing of the surrounding context. 2.In all zone districts, stepbacks must be located on new building(s) to create gradual massing transitions at the same height or one story above the height of historic resources on the development site, abutting, or across a side alley. Additionally, in the Downtown zone district, the widest portions of stepbacks required by the Downtown zone district stepback standard shall be on building portions closest to historic resources. Applicant Response: The minimum setbacks have been met and have been exceeded on the side yards. Review the identified historic properties within the area of adjacency and identify any predominate typologies and primary character-defining design and architectural features. With those key buildings, features, or patterns in mind, apply at least two of the Standards for Compatibility with Historic Resources on the Development Site, Abutting, Or Across a Side Alley (those numbered 1 to 6). Building Materials Create visual connection between modern building materials and historic building materials. 3.The lower story facades until any stepbacks (required or otherwise) must be constructed of authentic, durable, high- quality materials (brick, stone, glass, terra cotta, stucco (non EFIS), precast concrete, wood, cast iron, architectural metal) installed to industry standards. Applicant Response: The entire base of the proposed building will include a stone tile veneer cladding the exposed foundations. The balance of the materials will be cement fiber lap siding and board and batten siding. 4.New construction shall reference one or more of the predominate material(s) on historic resources on the development site, abutting, or across a side alley, by using at least two of the following to select the primary material(s) for any one to three story building or the lower story facades until any stepbacks (required or otherwise): 1)Type Applicant Response: The proposed use of horizontal lap siding with 4” exposure and vertical board and batten siding are consistent and predominate material types in the surrounding context. 2)Scale Applicant Response: The proposed use of horizontal lap siding and vertical board and batten siding creates a scale that is consistent and predominate in the surrounding context. 3)Color 4)Three-dimensionality 5)Pattern Applicant Response: The proposed use of horizontal lap siding and vertical board and batten siding creates patterns that are consistent and predominate in the surrounding context. Review the identified historic properties within the area of adjacency and identify any predominate typologies and primary character-defining design and architectural features. With those key buildings, features, or patterns in mind, apply at least two of the Standards for Compatibility with Historic Resources on the Development Site, Abutting, Or Across a Side Alley (those numbered 1 to 6). ITEM 5, ATTACHMENT 2 Packet pg. 268 Project Narrative MAGNOLIA DWELLINGS Facade Details Create visual connection between modern building design and historic building design. 5.Use at least one of the following: 1)Similar window pattern Applicant Response: The proposed window pattern, proportions, window placement and window type are complementary to the surrounding historic building context. 2)Similar window proportion of height to width Applicant Response: The proposed window pattern, proportions, window placement and window type are complementary to the surrounding historic building context 3) Similar solid-to-void pattern as found on historic resources on the development site, abutting, or across a side alley. Applicant Response: The proposed window fenestration does have a similar solid-to-void relationship to those resources near the project. 6.Use select horizontal or vertical reference lines or elements (such as rooflines, cornices, and belt courses) to relate the new construction to historic resources on the development site, abutting or across a side alley. Applicant Response: The proposed roof lines, horizontal belt board trims and horizontal trim boards just below the roof eave, make references to the surrounding resources. Visibility of Historic Features Protect visibility of historic architecture and details. New construction shall not cover or obscure character- defining architectural elements, such as windows or primary design features, of historic resources on the development site, abutting or across a side alley. Applicant Response: The project does not cover or obscure any character defining elements as the historic property to the south, across the alley fronts Mulberry Street. None 12. PHASING SCHEDULE No phasing is proposed. UTILITIES & STORMWATER The existing single-family residence water service extends from the 4” main with Magnolia Street. The water meter is to be removed and the service abandoned at the main. The existing sewer service connects to the existing 8” sewer within the alley to the south. The location needs to be verified and will be abandoned at the main. All existing dry utilities that serve this property will be removed. Two existing electric services that serve the neighboring lots (401 Peterson Street and 405 Peterson Street) will be protected in place or adjusted to accommodate new construction. The site currently drains from southwest to northeast at slopes ranging from 2.0% to 3.5% and conveys drainage to Magnolia Street. The existing 2 ft tall retaining wall, that steps down from south to north, will be removed. An 8” water line is proposed within the alley, extending from the existing 16” water line within Peterson Street to the west property line. A fire hydrant will be provided near the southwest corner of the lot. The proposed domestic and fire service for the new building will extend from this 8” water line. A 6” sanitary sewer service will extend from the existing 8” sewer line in the alley to the new building. ITEM 5, ATTACHMENT 2 Packet pg. 269 Project Narrative MAGNOLIA DWELLINGS The proposed drainage patterns are to be maintained as existing. Approximately 90% of the proposed impervious area will be directed via storm drains to below grade filtration chambers for water quality enhancement and Low Impact Development (LID). The outfall for the chambers is the existing 12” clay storm drain in Magnolia Street. LIGHTING All lighting will meet City of Fort Collins requirements. A photometric plan has been submitted for the parking area. TRASH AND RECYCLING SERVICE: Trash and recycling containers will be located at the back door of the building along the west side. Two areas will provided one trash and one recycling rolling bin for each residence. These areas are screened from the front and rear of the building with architectural wing walls. The view from the west is screened with a 6’ cedar privacy fence. A staging area is provided along the alley for bins to be moved out on trash collection day. ITEM 5, ATTACHMENT 2 Packet pg. 270 GENERAL LAND USE DATAEXISTING ZONING NCM (NEIGHBORHOOD CONSERVATION, MEDIUM DENSITY DISTRICTEXISTING PARCEL SIZE 9,500 SF (0.218 AC)EXISTING LAND USE ONE EXISTING SINGLE FAMILY STRUCTUREPROPOSED LAND USE MULTI-FAMILYPROPOSED PROJECT LAND USE DATAPROPERTY LIMIT IMPROVEMENTSSITE AREA (AC)SITE AREA (SF)%TOTALBUILDING0.0723,14633.1PARKING AND DRIVEWAY 0.0472,07321.8LANDSCAPE AREA (turf and shrub beds)0.0582,56026.9CONCRETE WALKS 0.0281,22512.9RIGHT-OF-WAY IMPROVEMENTSLANDSCAPE AREA (TURF)0.0034150CONCRETE WALKS0.001463MODIFICATION #1Section 3.2.2(L)(2) Compact Vehicle Spaces in Long-term Parking Lots and Parking Structures. Those areas of a parking lot or parkingstructure that are approved as long-term parking have the option to include compact parking stalls. Such approved long-term parking areasmay have up to forty (40) percent compact car stalls using the compact vehicle dimensions set forth in Table B, except when no minimumparking is required for a use pursuant to subsection 3.2.2(K), in which event the number of compact car stalls allowed may be greater thanforty (40) percent. No compact spaces shall be designated as handicap parking spaces.Modification Requested: Compact parking to be provided at 42.8%.MODIFICATION #2Section 3.2.2(J) Any vehicular use area containing six (6) or more parking spaces or one thousand eight hundred (1,800) or more squarefeet shall be set back from the street right-of-way and the side and rear yard lot line (except a lot line between buildings or uses withcollective parking) consistent with the provisions of this Section, according to the following table: Along lot line 5'.Modification Requested: 3'-0" setback on east lot line, 0' setback on south lot line.BUILDING DATA: PROPOSEDMAXIMUM PROPOSED BUILDING HEIGHT: 29'-8 12"2-BEDROOM UNIT: 4TOTAL UNITS: 4TOTAL BEDROOMS: 8LOT AREA = 9,500 SFREAR HALF LOT AREA = 4,750 SFALLOWABLE BUILDING AREA = 9,500 SF * 40% = 3,800 SFALLOWABLE BUILDING AREA ON REAR HALF OF LOT = 4,750 SF * 33% = 1,567.5 SFPROPOSED BUILDING AREAFIRST LEVEL = 2,337 SFSECOND LEVEL = 1,458 SFTOTAL = 3,795 SFPROPOSED BUILDING AREA ON REAR HALF OF LOTFIRST LEVEL = 491 SFSECOND LEVEL = 232 SFTOTAL = 723 SFNAMESTATUSAREA(GROSS)FARUSEMULTI-FAMILY BUILDING NEW 3,795 SF0.399 RESIDENTIALVEHICLE PARKINGREQUIRED RESIDENT VEHICLE PARKING WITHIN TOD:2-BEDROOM UNIT = 1.75 SPACE / UNIT1.75 x 4 UNIT = 7 SPACESPROVIDED RESIDENT VEHICLE PARKING:LONG TERM PARKING (8.5'x18') 4COMPACT PARKING (MIN. 8'x15')3 (42.8%)TOTAL PROVIDED SPACES = 7 SPACES (1 ADA VAN SPACE)BIKE PARKINGREQUIRED BIKE PARKING:1 SPACE/BEDROOM (60% ENCLOSED / 40% FIXED)1 x BEDROOMS = 8 (5 ENCLOSED/ 3 FIXED)PROVIDED BIKE PARKING:ENCLOSED BIKE PARKING 8 SPACES IN SHEDSDENSITY CALCULATIONSGROSS DENSITYTOTAL DWELLING UNITS = 4TOTAL GROSS ACREAGE = 0.218 acGROSS DENSITY = 18.35 DU/ACN O R T HCONTEXT MAPSHEET INDEXG001 COVER SHEETLS101 SITE PLANLS501 SITE DETAILSLI101 LIGHTING PLANTR101 TREE PROTECTION ANDREMOVAL PLANLP100 LANDSCAPE SCHEDULEAND NOTESLP101 LANDSCAPE PLANLP501 LANDSCAPE DETAILSPLANNING SET:MAGNOLIA DWELLINGSZONING MAPMAGNOLIADWELLINGSSheetSheet NameChecked By:Drawn By:Date:CRSL02.19.2021MAGNOLIA DWELLINGSPRELIMINARYDEVELOPMENTPLANG001COVER SHEETMAGNOLIADWELLINGSLEGAL DESCRIPTIONBEING THE WEST HALF OF LOT 1, BLOCK 144, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADOSITUATE IN THE SOUTHWEST QUARTER OF SECTION 12, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH P.M.A01BUILDING ELEVATIONSA02BUILDING ELEVATIONSA03 3D VIEWSA043D VIEWSA05SITE CONTEXTA06CONTEXTUAL ELEVATIONS AND 3D VIEWSITEM 5, ATTACHMENT 3Packet pg. 271 VAN5'-012"7'-1012"18'-0"24'-0"5'-0"PORCHPORCHPORCHPORCHPAALLEYEAST MAGNOLIA STREETPAPAPAPAPAPAEXISTING TREE LAWNEXISTINGSIDEWALK64 SF SHED4 LONG TERM64 SF SHED3'-0"PA20'-0"3'-6"PETERSON STREETEXISTING SIDEWALKEXISTING SINGLEFAMILY HOMEEXISTING SINGLEFAMILY HOMEEXISTING MULTI-FAMILY BUILDINGEXISTINGMULTI-FAMILYPARKINGTRASHSTAGING FORTRASH PICK UPDAY6'-0"15'-0"3COMPACTWALL, REFER TO CIVIL PLANSFOR MORE INFORMATION50'-0"3'-0"9'-0"UTILITYEASEMENT6'-0"UTILITYEASEMENTEXISTING BLOCK WALL ANDFENCE TO REMAIN12'-0"4'-0"4'-0"ALLEYIMPROVEMENTS:REFER TO CIVILPLANS FOR MOREINFORMATIONPAVEMENTCRUSHED LIMESTONELS501BTRASH/RECYCLETRASH/RECYCLEPAR3'-0"R6'-0"R10'-0"4'-0"FRONT LOTREAR LOTCONCRETE DRAIN PAN,REFER TO CIVIL PLANSFOR MORE INFORMATIONPRIVACY FENCE6' CEDARLS501DPRIVACY FENCE6' CEDARLS501DEXISTING BLOCK WALL AND 6'PRIVACY FENCE TO REMAINEXISTING SIDEWALKEXISTINGGARAGEEDGERSTRIP SANDSTONELS501C4'-0"PAPA15'-0"FRONT SETBACK5'-0"SIDE YARDSETBACK5'-0"SIDE YARDSETBACK5'-0"REAR YARDSETBACKEVREADYSTALL6'-2"20'-1112"FIRE RISER8'-0"UTILITYEASEMENTSITE PLAN NOTES:1.THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL PLANS. AMENDMENTS TO THE PLANS MUST BE REVIEWED AND APPROVED BY THE CITY PRIOR TO THE IMPLEMENTATION OF ANY CHANGES TO THE PLANS.2.REFER TO FINAL UTILITY PLANS FOR EXACT LOCATIONS AND CONSTRUCTION INFORMATION FOR STORM DRAINAGE STRUCTURES, UTILITY MAINS AND SERVICES, PROPOSED TOPOGRAPHY, STREET IMPROVEMENTS.3. REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOR EXACT LOCATIONS, AREAS AND DIMENSIONS OF ALL EASEMENTS, LOTS, TRACTS, STREETS, WALKS AND OTHER SURVEY INFORMATION.4.ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE SCREENED FROM VIEW FROM ADJACENT PROPERTY AND PUBLIC STREETS. IN CASES WHERE BUILDING PARAPETS DO NOT ACCOMPLISH SUFFICIENT SCREENING, THEN FREE-STANDING SCREENWALLS MATCHING THE PREDOMINANT COLOR OF THE BUILDING SHALL BE CONSTRUCTED. OTHER MINOR EQUIPMENT SUCH AS CONDUIT, METERS AND PLUMBING VENTS SHALL BE SCREENED OR PAINTED TO MATCH SURROUNDING BUILDING SURFACES.5. ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN ONE PHASE UNLESS A PHASING PLAN IS SHOWN WITH THESE PLANS.6.[IF APPLICABLE -- INCLUDE LANGUAGE FOR ANY MODIFICATIONS AND CONDITIONS APPROVED WITH PDP/ODP].7.IF APPLICABLE] ALL SINGLE FAMILY DETACHED HOMES SHALL MEET OR EXCEED THE GARAGE DOOR STANDARDS AS OUTLINED IN 3.5.2(E) OF THE LAND USE CODE.8. [IF APPLICABLE] A MINIMUM OF (NUMBER TBD) HOUSING MODELS FOR THE SINGLE FAMILY HOMES SHALL BE REQUIRED. THESE HOUSING MODELS SHALL MEET OR EXCEED THE STANDARDS AS OUTLINED IN 3.5.2(C) OF THE LAND USE CODE.9.ALL EXTERIOR LIGHTING PROVIDED SHALL COMPLY WITH THE FOOT-CANDLE REQUIREMENTS IN SECTION 3.2.4 OF THE LAND USE CODE AND SHALL USE A CONCEALED, FULLY SHIELDED LIGHT SOURCE WITH SHARP CUT-OFF CAPABILITY SO AS TO MINIMIZE UP-LIGHT, SPILLLIGHT, GLARE AND UNNECESSARY DIFFUSION.10.SIGNAGE AND ADDRESSING ARE NOT PERMITTED WITH THIS PLANNING DOCUMENT AND MUST BE APPROVED BY SEPARATE CITY PERMIT PRIOR TO CONSTRUCTION. SIGNS MUST COMPLY WITH CITY SIGN CODE UNLESS A SPECIFIC VARIANCE IS GRANTED BY THE CITY.11. FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL BUILDINGS MUST PROVIDE AN APPROVED FIRE EXTINGUISHING SYSTEM.12.ALL BIKE RACKS PROVIDED MUST BE PERMANENTLY ANCHORED.13.ALL SIDEWALKS AND RAMPS MUST CONFORM TO CITY STANDARDS. ACCESSIBLE RAMPS MUST BE PROVIDED AT ALL STREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSIBLE PARKING SPACES. ACCESSIBLE PARKING SPACES MUST SLOPE NO MORE THAN1:48 IN ANY DIRECTION. ALL ACCESSIBLE ROUTES MUST SLOPE NO MORE THAN 1:20 IN DIRECTION OF TRAVEL AND WITH NO MORE THAN 1:48 CROSS SLOPE.14.COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS, AND TRAFFIC CIRCLES ADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BY A PROPERTY OWNER OF THE COMMON AREA. THE PROPERTY OWNER ISRESPONSIBLE FOR SNOW REMOVAL ON ALL ADJACENT STREET SIDEWALKS AND SIDEWALKS IN COMMON OPEN SPACE AREAS.15. DESIGN AND INSTALLATION OF ALL PARKWAY/TREE LAWN AND MEDIAN AREAS IN THE RIGHT-OF-WAY SHALL BE IN ACCORDANCE WITH CITY STANDARDS. UNLESS OTHERWISE AGREED TO BY THE CITY WITH THE FINAL PLANS, ALL ONGOING MAINTENANCE OF SUCH AREAS ISTHE RESPONSIBILITY OF THE OWNER/DEVELOPER.[IF APPLICABLE]16. THE PROPERTY OWNER IS RESPONSIBLE FOR SNOW REMOVAL ON ALL STREET SIDEWALKS ADJACENT TO EACH UNIT/APARTMENT BUILDING.17.PRIVATE CONDITIONS, COVENANTS, AND RESTRICTIONS (CC&R'S), OR ANY OTHER PRIVATE RESTRICTIVE COVENANT IMPOSED ON LANDOWNERS WITHIN THE DEVELOPMENT, MAY NOT BE CREATED OR ENFORCED HAVING THE EFFECT OF PROHIBITING OR LIMITING THEINSTALLATION OF XERISCAPE LANDSCAPING, SOLAR/PHOTO-VOLTAIC COLLECTORS (IF MOUNTED FLUSH UPON ANY ESTABLISHED ROOF LINE), CLOTHES LINES (IF LOCATED IN BACK YARDS), ODOR-CONTROLLED COMPOST BINS, OR WHICH HAVE THE EFFECT OF REQUIRINGTHAT A PORTION OF ANY INDIVIDUAL LOT BE PLANTED IN TURF GRASS.18.ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION, AS WELL AS STREETS, SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR RESTORED TO CITY OFFORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY.19. FIRE LANE MARKING: A FIRE LANE MARKING PLAN MUST BE REVIEWED AND APPROVED BY THE FIRE OFFICIAL PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. WHERE REQUIRED BY THE FIRE CODE OFFICIAL, APPROVED SIGNS OR OTHER APPROVED NOTICESTHAT INCLUDE THE WORDS NO PARKING FIRE LANE SHALL BE PROVIDED FOR FIRE APPARATUS ACCESS ROADS TO IDENTIFY SUCH ROADS OR PROHIBIT THE OBSTRUCTION THEREOF. THE MEANS BY WHICH FIRE LANES ARE DESIGNATED SHALL BE MAINTAINED IN A CLEANAND LEGIBLE CONDITION AT ALL TIMES AD BE REPLACED OR REPAIRED WHEN NECESSARY TO PROVIDE ADEQUATE VISIBILITY.20. PREMISE IDENTIFICATION: AN ADDRESSING PLAN IS REQUIRED TO BE REVIEWED AND APPROVED BY THE CITY AND POUDRE FIRE AUTHORITY PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. UNLESS THE PRIVATE DRIVE IS NAMED, MONUMENT SIGNAGE MAYBE REQUIRED TO ALLOW WAY FINDING. ALL BUILDINGS SHALL HAVE ADDRESS NUMBERS, BUILDING NUMBERS OR APPROVED BUILDING IDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE, VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY, ANDPOSTED WITH A MINIMUM OF SIX INCH NUMERALS ON A CONTRASTING BACKGROUND. WHERE ACCESS IS BY MEANS OF A PRIVATE ROAD AND THE BUILDING CANNOT BE VIEWED FROM THE PUBLIC WAY, A MONUMENT, POLE OR OTHER SIGN OR MEANS SHALL BE USED TOIDENTIFY THE STRUCTURE.6" CONCRETE SAWCUT JOINTSSTD. GRAY, LIGHT BROOM FINISH4" CONCRETE,SAWCUT JOINTSSTD. GRAY, LIGHT BROOM FINISHCRUSHED LIMESTONE PAVEMENTPROPERTY LINERIGHT-OF-WAYEASEMENTBUILDING SETBACKSTRIP SANDSTONE EDGER6' CEDAR PRIVACY FENCEBIKE RACKPARKING LOT LIGHTSITE LEGEND:05'10'10'20'N O R T HSheetSheet NameChecked By:Drawn By:Date:CRSL02.19.2021MAGNOLIA DWELLINGSPRELIMINARYDEVELOPMENTPLANLS101SITE PLANITEM 5, ATTACHMENT 3Packet pg. 272 DBCSCALE:1/2"=1'-0"DT-FENC-TYPE 13'-10"2"NOTES:1. ALL FENCING MATERIALS SHALL BE CEDAR OR PRESSURE TREATED LUMBER #1 GRADE.2. STRUCTURAL ENGINEER TO APPROVE ALL COLUMN FOOTINGS.ELEVATION (VIEW FROM INTERIOR OF MAGNOLIA DWELLINGS)ELEVATION (VIEW FROM NEIGHBORING LOTS)FENCE SECTION2'-6"38" GRAVEL BED6"SUBGRADE6'-0"ADJACENT LOT MAGNOLIA DWELLINGSF.G.6'-0"12" DIAMETER CONCRETEFOOTING, SLOPECONCRETE AWAY FROMPOST2"x4" CEDAR FENCECAP8'-0"1"x6" CEDAR RAIL6" CEDAR PICKET4"x6" CEDAR POST1" CHAMFER TO ALLPOSTS1" x 6" CEDAR RAIL2"6'-0"2"x4" CEDAR FENCECAP8'-0"1"x6" CEDAR RAIL6" CEDAR PICKET4"x6" CEDAR POST1" CHAMFER TO ALLPOSTS1" x 6" CEDAR RAIL2"x4" CEDAR FENCECAP1"x6" CEDAR RAIL6" CEDAR PICKET4"x6" CEDAR POST1"x6" CEDAR RAILASheetSheet NameChecked By:Drawn By:Date:CRSL02.19.2021MAGNOLIA DWELLINGSPRELIMINARYDEVELOPMENTPLANLS501SITE DETAILSITEM 5, ATTACHMENT 3Packet pg. 273 VAN20'-0"20'-0"20'-0"20'-0"05'10'10'20'N O R T HSheetSheet NameChecked By:Drawn By:Date:CRSL02.19.2021MAGNOLIA DWELLINGSPRELIMINARYDEVELOPMENTPLANLI101LIGHTING PLANITEM 5, ATTACHMENT 3Packet pg. 274 VANPORCHPORCHPORCHPORCHALLEYEAST MAGNOLIA STREETEXISTING TREE LAWNEXISTINGSIDEWALK64 SF SHED64 SF SHEDPETERSON STREETEXISTING SIDEWALKEXISTING SINGLEFAMILY HOMEEXISTING SINGLEFAMILY HOMEEXISTING MULTI-FAMILY BUILDINGEXISTINGMULTI-FAMILYPARKINGTRASHSTAGING FORTRASH PICK UPDAY9'-0"UTILITYEASEMENT6'-0"UTILITYEASEMENTEXISTING BLOCK WALL ANDFENCE TO REMAINFRONT LOTREAR LOTCONCRETE DRAIN PAN,REFER TO CIVIL PLANSFOR MORE INFORMATIONEXISTING BLOCK WALL AND 6'PRIVACY FENCE TO REMAINEXISTING SIDEWALKEXISTINGGARAGE15'-0"FRONT SETBACK5'-0"SIDE YARDSETBACK5'-0"SIDE YARDSETBACK5'-0"REAR YARDSETBACK8'-0"UTILITYEASEMENT34178910121352111415166TREE PROTECTION NOTES:1. ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL AREA BUFFER ZONES SHALL REMAIN AND BE PROTECTED UNLESS NOTED ON THESE PLANS FORREMOVAL.2. WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL BE NO CUT OR FILL OVER A FOUR-INCH DEPTH UNLESS A QUALIFIED ARBORIST OR FORESTER HAS EVALUATED ANDAPPROVED THE DISTURBANCE.3. ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINS FORESTRY STANDARDS. TREE PRUNING AND REMOVAL SHALL BE PERFORMED BY A BUSINESS THAT HOLDS ACURRENT CITY OF FORT COLLINS ARBORIST LICENSE WHERE REQUIRED BY CODE.4. PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED AROUND ALL PROTECTED EXISTING TREES WITH SUCH BARRIERS TO BE OF ORANGE FENCING A MINIMUM OF FOUR (4) FEETIN HEIGHT, SECURED WITH METAL T-POSTS, NO CLOSER THAN SIX (6) FEET FROM THE TRUNK OR ONE-HALF (½) OF THE DRIP LINE, WHICHEVER IS GREATER. THERE SHALL BE NO STORAGE ORMOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN THE FENCED TREE PROTECTION ZONE.5. DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT THE CLEANING OF EQUIPMENT OR MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE MATERIALSUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER MATERIAL HARMFUL TO THE LIFE OF A TREE WITHIN THE DRIP LINE OF ANY PROTECTED TREE OR GROUP OFTREES.6. NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE FASTENED TO ANY PROTECTED TREE.7. LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM CONSTRUCTION OR LAND CLEARING AREAS, ROAD RIGHTS-OF-WAY AND UTILITY EASEMENTS MAY BE"RIBBONED OFF," RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN SUBSECTION (G)(3) ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING METAL T-POSTSTAKES A MAXIMUM OF FIFTY (50) FEET APART AND TYING RIBBON OR ROPE FROM STAKE-TO-STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED.8. THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTURE REQUIRING EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BE ACCOMPLISHED BY BORING UNDER THEROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OF TWENTY-FOUR (24) INCHES. THE AUGER DISTANCE IS ESTABLISHED FROM THE FACE OF THE TREE (OUTER BARK) AND ISSCALED FROM TREE DIAMETER AT BREAST HEIGHT AS DESCRIBED IN THE CHART BELOW:TREE DIAMETER AT BREAST HEIGHT (INCHES)AUGER DISTANCE FROM FACE OF TREE (FEET)0-2 13-4 25-9 510-14 1015-19 12Over 19 159. ALL TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF THE SONGBIRD NESTING SEASON (FEB 1 - JULY 31) OR CONDUCT A SURVEY OF TREES ENSURING NO ACTIVE NESTS IN THE AREA.TREE MITIGATION CHARTTREESPECIESDIAMETERCONDITIONACTIONMITI. TREES REQ'DNOTES1 GREEN ASH 3"FAIR REMOVE 02 REDBUD6.5"FAIR - REMOVE 1.53 PEACHMULTI-STEM (9) FAIR REMOVE 04 SIBERIAN ELM (2) 5" STEMS FAIR - REMOVE 05 CHINKAPIN OAK 5"GOOD PROTECT 1.5R.O.W. TREE6 BUR OAK9"GOOD PROTECT 1.5R.O.W. TREE7 APPLE7"FAIR REMOVE 1.58 BOXELDER4" MULTI-STEM FAIR REMOVE 09 BOXELDER(7) 2-5" MULTI-STEM FAIR REMOVE 110 SIBERIAN ELM 24"FAIR - REMOVE 211 SIBERIAN ELM 32"FAIR - REMOVE 2.512 SIBERIAN ELM 28"FAIR - REMOVE 2.513 SIBERIAN ELM 32"FAIR - REMOVE 2.514 TREE OF HEAVEN 4" & 6" STEMS FAIR - REMOVE 115 TREE OF HEAVEN 6" & 7" STEMS FAIR - REMOVE 016SIBERIAN ELM9"FAIR -REMOVE0TOTAL MITIGATION TREES REQUIRED: 14.5TOTAL MITIGATION TREES PROVIDED: 11**REMAINING FOUR (4) TREES WILL BE PAYMENT IN LIEU TO CITY OF FORT COLLINS.TREE MITIGATION LEGEND:PROTECT EXISTING TREEREMOVE EXISTING TREE05'10'10'20'N O R T HSheetSheet NameChecked By:Drawn By:Date:CRSL02.19.2021MAGNOLIA DWELLINGSPRELIMINARYDEVELOPMENTPLANTR101TREE PROTECTIONAND REMOVAL PLANITEM 5, ATTACHMENT 3Packet pg. 275 WATER BUDGET CHART*HYDROZONE AREA(S.F.) WATER NEED (GAL./S.F.) ANNUAL WATER USE (GAL.)HIGH 0 S.F. 18 GAL./SF 0 GAL.MODERATE 1,560 S.F. 10 GAL./SF 15,600 GAL.LOW 1,150 S.F. 3 GAL./SF 3,450 GAL.TOTAL WATER USE = 19,050 GAL.TOTAL LANDSCAPE AREA = 2,710 S.F.GALLONS PER S.F. = 7.0 GAL./S.F.*BREAKDOWN OF AREAS:MODERATE = TURF + HALF OF SHRUB BEDSLOW = HALF OF SHRUB BEDA PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THISPLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEENTHE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THELOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITY OFFORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING ORRELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY.GENERAL LANDSCAPE NOTES:1. PLANT QUALITY: ALL PLANT MATERIAL SHALL BE A-GRADE OR NO. 1 GRADE – FREE OF ANY DEFECTS, OF NORMAL HEALTH, HEIGHT, LEAF DENSITY AND SPREAD APPROPRIATE TO THE SPECIES ASDEFINED BY THE AMERICAN ASSOCIATION OF NURSERYMEN (AAN) STANDARDS. ALL TREES SHALL BE BALL AND BURLAP OR EQUIVALENT.2. IRRIGATION: ALL LANDSCAPE AREAS WITHIN THE SITE INCLUDING TURF, SHRUB BEDS AND TREE AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC IRRIGATION SYSTEM. THE IRRIGATION PLANMUST BE REVIEWED AND APPROVED BY THE CITY OF FORT COLLINS WATER UTILITIES DEPARTMENT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT. ALL TURF AREAS SHALL BE IRRIGATED WITHAN AUTOMATIC POP-UP IRRIGATION SYSTEM. ALL SHRUB BEDS AND TREES, INCLUDING IN NATIVE SEED AREAS, SHALL BE IRRIGATED WITH AN AUTOMATIC DRIP (TRICKLE) IRRIGATION SYSTEM, ORWITH AN ACCEPTABLE ALTERNATIVE APPROVED BY THE CITY WITH THE IRRIGATION PLANS. THE IRRIGATION SYSTEM SHALL BE ADJUSTED TO MEET THE WATER REQUIREMENTS OF THEINDIVIDUAL PLANT MATERIAL. IRRIGATION SYSTEMS TO BE TURNED OVER TO THE CITY PARKS DEPARTMENT FOR MAINTENANCE MUST BE APPROVED BY THE PARKS MANAGER AND MEET PARKSIRRIGATION STANDARDS. DESIGN REVIEW SHALL OCCUR DURING UTILITIES DEPARTMENT IRRIGATION REVIEW PRIOR TO THE ISSUANCE OF A BUILDING PERMIT AND CONSTRUCTION OBSERVATIONAND INSPECTION BY PARKS SHALL BE INCORPORATED INTO THE CONSTRUCTION PROCESS.3. TOPSOIL: TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTION ACTIVITY SHALL BE CONSERVED FOR LATER USE ON AREAS REQUIRING REVEGETATION ANDLANDSCAPING.4. SOIL AMENDMENTS: SOIL AMENDMENTS SHALL BE PROVIDED AND DOCUMENTED IN ACCORDANCE WITH CITY CODE SECTION 12-132. THE SOIL IN ALL LANDSCAPE AREAS, INCLUDING PARKWAYSAND MEDIANS, SHALL BE THOROUGHLY LOOSENED TO A DEPTH OF NOT LESS THAN EIGHT(8) INCHES AND SOIL AMENDMENT SHALL BE THOROUGHLY INCORPORATED INTO THE SOIL OF ALLLANDSCAPE AREAS TO A DEPTH OF AT LEAST SIX(6) INCHES BY TILLING, DISCING OR OTHER SUITABLE METHOD, AT A RATE OF AT LEAST THREE (3) CUBIC YARDS OF SOIL AMENDMENT PER ONETHOUSAND (1,000) SQUARE FEET OF LANDSCAPE AREA. PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY, A WRITTEN CERTIFICATION MUST BE SUBMITTED TO THE CITY THAT ALLPLANTED AREAS, OR AREAS TO BE PLANTED, HAVE BEEN THOROUGHLY LOOSENED AND THE SOIL AMENDED, CONSISTENT WITH THE REQUIREMENTS SET FORTH IN SECTION 12-132.5. INSTALLATION AND GUARANTEE: ALL LANDSCAPING SHALL BE INSTALLED ACCORDING TO SOUND HORTICULTURAL PRACTICES IN A MANNER DESIGNED TO ENCOURAGE QUICK ESTABLISHMENTAND HEALTHY GROWTH. ALL LANDSCAPING FOR EACH PHASE MUST BE EITHER INSTALLED OR THE INSTALLATION MUST BE SECURED WITH AN IRREVOCABLE LETTER OF CREDIT, PERFORMANCEBOND, OR ESCROW ACCOUNT FOR 125% OF THE VALUATION OF THE MATERIALS AND LABOR PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR ANY BUILDING IN SUCH PHASE.6. MAINTENANCE: TREES AND VEGETATION, IRRIGATION SYSTEMS, FENCES, WALLS AND OTHER LANDSCAPE ELEMENTS WITH THESE FINAL PLANS SHALL BE CONSIDERED AS ELEMENTS OF THEPROJECT IN THE SAME MANNER AS PARKING, BUILDING MATERIALS AND OTHER SITE DETAILS. THE APPLICANT, LANDOWNER OR SUCCESSORS IN INTEREST SHALL BE JOINTLY AND SEVERALLYRESPONSIBLE FOR THE REGULAR MAINTENANCE OF ALL LANDSCAPING ELEMENTS IN GOOD CONDITION. ALL LANDSCAPING SHALL BE MAINTAINED FREE FROM DISEASE, PESTS, WEEDS ANDLITTER, AND ALL LANDSCAPE STRUCTURES SUCH AS FENCES AND WALLS SHALL BE REPAIRED AND REPLACED PERIODICALLY TO MAINTAIN A STRUCTURALLY SOUND CONDITION.7. REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS OTHERWISE REMOVED, SHALL BE PROMPTLY REPLACED IN ACCORDANCE WITH THE REQUIREMENTS OF THESE PLANS.8. THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN TREES/SHRUBS AND UTILITIES:40 FEET BETWEEN CANOPY TREES AND STREET LIGHTS15 FEET BETWEEN ORNAMENTAL TREES AND STREETLIGHTS10 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER MAIN LINES6 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER SERVICE LINES.4 FEET BETWEEN SHRUBS AND PUBLIC WATER AND SANITARY AND STORM SEWER LINES4 FEET BETWEEN TREES AND GAS LINES9. ALL STREET TREES SHALL BE PLACED A MINIMUM EIGHT (8) FEET AWAY FROM THE EDGES OF DRIVEWAYS AND ALLEYS PER LUC 3.2.1(D)(2)(a).10. PLACEMENT OF ALL LANDSCAPING SHALL BE IN ACCORDANCE WITH THE SIGHT DISTANCE CRITERIA AS SPECIFIED BY THE CITY OF FORT COLLINS. NO STRUCTURES OR LANDSCAPE ELEMENTSGREATER THAN 24" SHALL BE ALLOWED WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENTS WITH THE EXCEPTION OF DECIDUOUS TREES PROVIDED THAT THE LOWEST BRANCH IS AT LEAST6' FROM GRADE. ANY FENCES WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENT MUST BE NOT MORE THAN 42" IN HEIGHT AND OF AN OPEN DESIGN.11. THE FINAL LANDSCAPE PLAN SHALL BE COORDINATED WITH ALL OTHER FINAL PLAN ELEMENTS SO THAT THE PROPOSED GRADING, STORM DRAINAGE, AND OTHER DEVELOPMENT IMPROVEMENTSDO NOT CONFLICT WITH NOR PRECLUDE INSTALLATION AND MAINTENANCE OF LANDSCAPE ELEMENTS ON THIS PLAN.12. MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION -- AS REQUIRED BY SITE CONDITIONS OR PLANT AVAILABILITY. OVERALL QUANTITY, QUALITY, ANDDESIGN CONCEPT MUST BE CONSISTENT WITH THE APPROVED PLANS. IN THE EVENT OF CONFLICT WITH THE QUANTITIES INCLUDED IN THE PLANT LIST, SPECIES AND QUANTITIES ILLUSTRATEDSHALL BE PROVIDED. ALL CHANGES OF PLANT SPECIES AND LOCATION MUST HAVE WRITTEN APPROVAL BY THE CITY PRIOR TO INSTALLATION.13. ALL PLANTING BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF THREE INCHES.14. ALL TREES ALONG EAE TO BE LIMBED AND MAINTAINED AT 14'-0" HEIGHT FOR PFA ACCESS.STREET TREE NOTES:1. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THISINCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAINTHIS PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ONCERTIFICATE OF OCCUPANCY.2. CONTACT THE CITY FORESTER TO INSPECT ALL STREET TREE PLANTINGS AT THE COMPLETION OF EACH PHASE OF THE DEVELOPMENT. ALL MUST BE INSTALLED AS SHOWN ON THE LANDSCAPEPLAN. APPROVAL OF STREET TREE PLANTING IS REQUIRED BEFORE FINAL APPROVAL OF EACH PHASE.3. STREET LANDSCAPING, INCLUDING STREET TREES, SHALL BE SELECTED IN ACCORDANCE WITH ALL CITY CODES AND POLICIES. ALL TREE PRUNING AND REMOVAL WORKS SHALL BE PERFORMEDBY A CITY OF FORT COLLINS LICENSED ARBORS WHERE REQUIRED BY CODE.STREET TREES SHALL BE SUPPLIED AND PLANTED BY THE DEVELOPER USING A QUALIFIED LANDSCAPECONTRACTOR.4. THE DEVELOPER SHALL REPLACE DEAD OR DYING STREET TREES AFTER PLANTING UNTIL FINAL MAINTENANCE INSPECTION AND ACCEPTANCE BY THE CITY OF FORT COLLINS FORESTRYDIVISION. ALL STREET TREES IN THE PROJECT MUST BE ESTABLISHED, WITH AN APPROVED SPECIES AND OF ACCEPTABLE CONDITION PRIOR TO ACCEPTANCE.5. SUBJECT TO APPROVAL BY THE CITY FORESTER -- STREET TREE LOCATIONS MAY BE ADJUSTED TO ACCOMMODATE DRIVEWAY LOCATIONS, UTILITY SEPARATIONS BETWEEN TREES, STREETSIGNS AND STREET LIGHTS. STREET TREES TO BE CENTERED IN THE MIDDLE OF THE LOT TO THE EXTENT FEASIBLE. QUANTITIES SHOWN ON PLAN MUST BE INSTALLED UNLESS A REDUCTION ISAPPROVED BY THE CITY TO MEET SEPARATION STANDARDS.SOIL AMENDMENT:1. SOD AREAS: 4 C.Y. PER 1,000 S.F. OF COMPOST TILLED INTO 4" OF EXISTING SOIL. APPLY DIAMONIUM PHOSPHATE (18-46-0) AT ONE HUNDRED (100) POUNDS NITROGEN PER ACRE.SHRUB AND PLANTING BEDS - 4" OF COMPOST TILLED INTO 6" OF EXISTING SOIL.2. ACCEPTABLE PRODUCT: CLASS I COMPOST. COMPOSTED MATERIAL SHALL CONSIST OF AGED ORGANIC MATTER, FREE OF WEED OR OTHER NOXIOUS PLANT SEEDS, LUMPS, STONES, OR OTHERFOREIGN CONTAMINANTS HARMFUL TO PLANT LIFE, AND HAVING THE FOLLOWING CHARACTERISTICS BASED ON A NUTRIENT TEST PERFORMED NO LONGER THAN 3 MONTHS PRIOR TO ITSINCORPORATION INTO THE PROJECT:A. ORGANIC MATTER: 25% MINIMUM.B. SALT CONTENT: 5.0 MMHOS/CM MAXIMUMC. PH: 7.5 MAXIMUM.D. CARBON TO NITROGEN RATIO OF 10:1 TO 20:1ORGANIC WOOD MULCHTYPE: SHREDDED CEDAR GORILLA HAIRDEPTH: 4"IRRIGATED SOD(3 TYPE BLUEGRASS HYBRID BLEND W/ 20% TEXASBLUEGRASS)LANDSCAPE LEGEND:LANDSCAPE SCHEDULEQUANTITYSYMBOLBOTANIC NAMECOMMON NAMESIZE HEIGHTSPREADPERCENTDECIDUOUS TREES2 GYMNOCLADUS DIOICA ESPRESSO KENTUCKY 3" CAL./B&B 50-60' 30-35' 13.3'ESPRESSO' COFFEETREE (MITIGATION TREES)ORNAMENTAL TREES3CARAGANA ARBORESCENS SUTHERLAND PEASHRUB2" CAL.20'15'20'SUTHERLAND'(MITIGATION TREES)2PRUNUS VIRGINIANA CANADA RED CHOKECHERRY 2" CAL. 20'15'33.3'CANADA RED'(MITIGATION TREES)EVERGREEN TREES4JUNIPERUS VIRGINIANA 'TAYLOR' TAYLOR JUNIPER8' HT. 15-20' 3'33.3(MITIGATION TREES)DECIDUOUS SHRUBS11 LIGUSTRUM VULGARE 'LODENSE' LODENSE PRIVET5 GAL. 4'4'ORNAMENTAL GRASSES57 CALAMAGROSTIS X ACUTIFLORA KARL FOERSTER FEATHER 1 GAL. 4-5'1-2''KARL FOERSTER'REED GRASSPERENNIALS AND GROUND COVERS214 HOS - mix species HOSTA AUREO MARGINATA HOSTA VARIETY1 GAL.listed randomly inHosta planting areaHOSTA ALBO MARGINATAHOSTA VARIETY1 GAL.HOSTA BRESSINGHAM BLUE HOSTA VARIETY1 GAL.HOSTA TOKUDAMA HOSTA VARIETY1 GAL.FLAVOCIRCINALIS26HYAHYDRANGEA ARBORESCENS ANNABELLE HYDRANGEA1 GAL. 3-4'4-5''ANNABELLE'41NRANEPETA RACEMOSA WALKER'S LOW CATMINT1 GAL. 24-30" 24-36"'WALKER'S LOW'153VINVINCA MINOR 'BOWLES'BOWLES BLUE VINCA1 GAL. 6"-8" 12"-24"PARKING LOT INTERIOR LANDSCAPINGREQUIRED: 6%PROVIDED:PARKING LOT AREA: 2,357 SFLANDSCAPE AREA: 257 SF (10.9%)SheetSheet NameChecked By:Drawn By:Date:CRSL02.19.2021MAGNOLIA DWELLINGSPRELIMINARYDEVELOPMENTPLANLP100LANDSCAPESCHEDULE ANDNOTESITEM 5, ATTACHMENT 3Packet pg. 276 VANPORCHPORCHPORCHPORCHALLEYEAST MAGNOLIA STREETEXISTING TREE LAWNEXISTINGSIDEWALK64 SF SHED64 SF SHEDPETERSON STREETEXISTING SIDEWALKEXISTING SINGLEFAMILY HOMEEXISTING SINGLEFAMILY HOMEEXISTING MULTI-FAMILY BUILDINGEXISTINGMULTI-FAMILYPARKINGTRASHSTAGING FORTRASH PICK UPDAY9'-0"UTILITYEASEMENT6'-0"UTILITYEASEMENTEXISTING BLOCK WALL ANDFENCE TO REMAINFRONT LOTREAR LOTCONCRETE DRAIN PAN,REFER TO CIVIL PLANSFOR MORE INFORMATIONEXISTING BLOCK WALL AND 6'PRIVACY FENCE TO REMAINEXISTING SIDEWALKEXISTINGGARAGE15'-0"FRONT SETBACK5'-0"SIDE YARDSETBACK5'-0"SIDE YARDSETBACK5'-0"REAR YARDSETBACK8'-0"UTILITYEASEMENT30 VIN47 HOS10 HOS18 VIN35 VIN54 HOS8'-612"7'-814"6'-0"5 HYA15 NRA14 NRA6'-334"6'-512"9 HYA93 HOS6'-0"4 HYA5 NRA3 NRA4 NRA4'-0"3 HYA3 HYA15 VIN40 VIN2 HYA5'-0"3'-0"15 VIN10 HOSORGANIC WOOD MULCHTYPE: SHREDDED CEDAR GORILLA HAIRDEPTH: 4"IRRIGATED SOD(3 TYPE BLUEGRASS HYBRID BLEND W/ 20% TEXASBLUEGRASS)ESPRESSO KENTUCKY COFFEETREESUTHERLAND PEASHRUBCHANTICLEER PEARLANDSCAPE LEGEND:VINHOSHYANRATAYLOR JUNIPERLODENSE PRIVETKARL FOERSTER GRASSHOSTA VARIETY MIXHOSTA AUREO MARGINATAHOSTA ALBO MARGINATAHOSTA BRESSINGHAM BLUEHOSTA TOKUDAMA ANNABELLE HYDRANGEAWALKER'S LOW CATMINTBOWLES BLUE VINCA05'10'10'20'N O R T HSheetSheet NameChecked By:Drawn By:Date:CRSL02.19.2021MAGNOLIA DWELLINGSPRELIMINARYDEVELOPMENTPLANLP101LANDSCAPE PLANITEM 5, ATTACHMENT 3Packet pg. 277 ABCDSheetSheet NameChecked By:Drawn By:Date:CRSL02.19.2021MAGNOLIA DWELLINGSPRELIMINARYDEVELOPMENTPLANLP501LANDSCAPEDETAILSITEM 5, ATTACHMENT 3Packet pg. 278 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&^/ͬ'hddZ^ͲDd,KzK>KZ,KZ/KEd>DEd&/Z>W^//E't/d,ϰΗyWK^hZͲK>KZϭ>/D^dKEsEZ>hD/EhDͲ>tKKt/EKt^KZWKZ,^</ZdͲK>KZϮWKZ,EdZzK>hDE^ͲK>KZdKDd,KzϰΗd>>hE/dEhDZ^KEKKZ^>>dZ/DdKDd,KzK>KZϰͲWE>EdZzKKZ^ͲK>KZϯϯϬͲzZ,/',ͲWZK&/>Z,/ddhZ>^W,>d^,/E'>^ͲZ/&dtKKDd>WKZ,Z/>/E'^ͲWKtZͲKd><&/E/^,ϱΗϭϮΗϱΗϭϮΗϯϬΖͲϮΗ&^/ͬ'hddZ^ͲDd,KzK>KZ,KZ/KEd>DEd&/Z>W^//E't/d,ϰΗyWK^hZͲK>KZϭ>/D^dKEsEZ>hD/EhDͲ>tKKt/EKt^KZWKZ,^</ZdͲK>KZϮWKZ,EdZzK>hDE^ͲK>KZdKDd,Kz>>dZ/DdKDd,KzK>KZϯϬͲzZ,/',ͲWZK&/>Z,/ddhZ>^W,>d^,/E'>^ͲZ/&dtKKDEd&/ZKZEddE^//E't/d,ddE^dϭϲΗK͘͘ͲK>KZϮ^/zZ^d<ϱΖͲϬΗD/E͘Dyt>>,/',dϭϴΖͲϬΗϭΖͲϬΗϮΖͲϬΗ/d/KE>t>>,/',d^d<ZYh/ZDEdWZKWZdz>/EϴΗϭϮΗϴΗϭϮΗϱΗϭϮΗϱΗϭϮΗϱΗϭϮΗdh>^/zZt/d,ϴΖͲϯϭͬϰΗ>>yWK^>dZ/>ED,E/>Yh/WDEd/^dK^ZEKZW/EddKDd,d,h/>/E'K>KZϭͲ/E/z>>KtK>KZϯͲZ/E:>K>KZϮͲZ/>/E'^K>KZ>'E>/D^dKEsEZ;tZ^^dKEͲh^dKD>EͿ^W,>d^,/E'>^ͲZ/&dtKKϱϵϵ^&hE/dϱϲϰ^&hE/dϱϲϱ^&hE/dϲϬϵ^&hE/dϯϰϯ^&hE/dϯϴϰ^&hE/dϯϴϴ^&hE/dϯϰϯ^&hE/dϬϭͬϮΗϭΗ ϮΗWZK:ddZtEϳϭϮt,>Z^tz^h/d͕ͲϭϬϬ&KZdK>>/E^͕KϴϬϱϮϱ;ϵϳϬͿϮϮϯͲϭϴϮϬǁǁǁ͘ĂůŵϮƐ͘ĐŽŵWZ/Ed&/>ED͗ΞĂůŵϮƐϮϬϮϭEKd&KZKE^dZhd/KEϮͬϭϵͬϮϬϮϭϭϮ͗ϭϬ͗ϬϲWDϬϬϬϬͲWƌŽũĞĐƚͲ^͘ƌǀƚh/>/E'>sd/KE^ηϮϬϮϭ:tϬϮͬϭϵͬϮϬϮϭϬϮϯϯϱ͘D'EK>/^dZdͲ &KZdK>>/E^͕KD'EK>/t>>/E'^^>͗ϭͬϰΗсϭΖͲϬΗϬϮϬϮ^d>sd/KEͲ^>͗ϭͬϰΗсϭΖͲϬΗϬϮϬϭ^Khd,>sd/KEͲEK /^^hdƌĞĂĂůĐƵůĂƚŝŽŶƐ͗>ŽƚƌĞĂсϵ͕ϱϬϬĨƚϮZĞĂƌ,ĂůĨŽĨ>ŽƚƌĞĂсϰ͕ϳϱϬĨƚϮůůŽǁĂďůĞƵŝůĚŝŶŐƌĞĂсϵ͕ϱϬϬĨƚϮdžϰϬйсϯϴϬϬĨƚϮůůŽǁĂďůĞƵŝůĚŝŶŐƌĞĂŽŶZĞĂƌ,ĂůĨŽĨ>Žƚсϰ͕ϳϱϬĨƚϮdžϯϯйсϭ͕ϱϲϳ͘ϱĨƚϮWƌŽƉŽƐĞĚƵŝůĚŝŶŐƌĞĂ͗&ŝƌƐƚ>ĞǀĞů͗Ϯ͕ϯϯϳĨƚϮ^ĞĐŽŶĚ>ĞǀĞů͗ϭ͕ϰϱϴĨƚϮdŽƚĂů͗ϯ͕ϳϵϱĨƚϮWƌŽƉŽƐĞĚƵŝůĚŝŶŐƌĞĂŽŶZĞĂƌ,ĂůĨŽĨ>Žƚ͗&ŝƌƐƚ>ĞǀĞů͗ϰϵϭĨƚϮ^ĞĐŽŶĚ>ĞǀĞů͗ϮϯϮĨƚϮdŽƚĂů͗ϳϮϯĨƚϮITEM 5, ATTACHMENT 3Packet pg. 280 ϬϭͬϮΗϭΗ ϮΗϱϰϯϮϭWZK:ddZtEϳϭϮt,>Z^tz^h/d͕ͲϭϬϬ&KZdK>>/E^͕KϴϬϱϮϱ;ϵϳϬͿϮϮϯͲϭϴϮϬǁǁǁ͘ĂůŵϮƐ͘ĐŽŵWZ/Ed&/>ED͗ΞĂůŵϮƐϮϬϮϭEKd&KZKE^dZhd/KEϮͬϭϵͬϮϬϮϭϭϮ͗ϭϬ͗ϯϳWDϬϬϬϬͲWƌŽũĞĐƚͲ^͘ƌǀƚϯs/t^ηϮϬϮϭ:tϬϮͬϭϵͬϮϬϮϭϬϯϯϯϱ͘D'EK>/^dZdͲ &KZdK>>/E^͕KD'EK>/t>>/E'^^>͗Ϭϯϭs/t&ZKDE^>͗ϬϯϮs/t&ZKD^^>͗Ϭϯϯs/t&ZKDEt^>͗Ϭϯϰs/t&ZKD^dEK /^^hdITEM 5, ATTACHMENT 3Packet pg. 281 ϬϭͬϮΗϭΗ ϮΗϱϰϯϮϭWZK:ddZtEϳϭϮt,>Z^tz^h/d͕ͲϭϬϬ&KZdK>>/E^͕KϴϬϱϮϱ;ϵϳϬͿϮϮϯͲϭϴϮϬǁǁǁ͘ĂůŵϮƐ͘ĐŽŵWZ/Ed&/>ED͗ΞĂůŵϮƐϮϬϮϭEKd&KZKE^dZhd/KEϮͬϭϵͬϮϬϮϭϭϮ͗ϭϭ͗ϬϲWDϬϬϬϬͲWƌŽũĞĐƚͲ^͘ƌǀƚϯs/t^ηϮϬϮϭ:tϬϮͬϭϵͬϮϬϮϭϬϰϯϯϱ͘D'EK>/^dZdͲ &KZdK>>/E^͕KD'EK>/t>>/E'^^>͗Ϭϰϭs/t&ZKDEKZd,^>͗ϬϰϮs/t&ZKDt^d^>͗Ϭϰϯs/t&ZKD^Khd,EK /^^hdITEM 5, ATTACHMENT 3Packet pg. 282 WZK:ddZtEϳϭϮt,>Z^tz^h/d͕ͲϭϬϬ&KZdK>>/E^͕KϴϬϱϮϱ;ϵϳϬͿϮϮϯͲϭϴϮϬǁǁǁ͘ĂůŵϮƐ͘ĐŽŵWZ/Ed&/>ED͗ΞĂůŵϮƐϮϬϮϭEKd&KZKE^dZhd/KEϮͬϭϵͬϮϬϮϭϭϮ͗ϭϭ͗ϭϴWDϬϬϬϬͲWƌŽũĞĐƚͲ^͘ƌǀƚ^/dKEdydηϮϬϮϭƵƚŚŽƌϬϮͬϭϵͬϮϬϮϭϬϱϯϯϱ͘D'EK>/^dZdͲ &KZdK>>/E^͕KD'EK>/t>>/E'^;ϭͿϯϮϰ͘D'EK>/΀΁EtKE^dZhd/KEͲs/t&ZKDKZEZK&WdZ^KEED'EK>/;ϮͿϰϬϭWdZ^KE;ϲͿϯϯϬWdZ^KE;ϰͿϰϬϲWdZ^KE;ϱͿϰϬϬWdZ^KE΀΁EtKE^dZhd/KEͲϯϯϱ͘D'EK>/;ϯͿϯϮϯ͘D'EK>/;ϭͿ;ϮͿ;ϯͿ;ϰͿ;ϱͿ;ϲͿ΀΁΀΁s//E/dzDWEK /^^hdITEM 5, ATTACHMENT 3Packet pg. 283 ;ͿϰϬϭWdZ^KE;EtͿϯϯϱ͘D'EK>/;Ϳϯϯϭ͘D'EK>/;ͿϯϮϳ͘D'EK>/y/^d/E'dd,'Z'ͲϰϬϭWdZ^KE;zKEͿϬϭͬϮΗϭΗ ϮΗWZK:ddZtEϳϭϮt,>Z^tz^h/d͕ͲϭϬϬ&KZdK>>/E^͕KϴϬϱϮϱ;ϵϳϬͿϮϮϯͲϭϴϮϬǁǁǁ͘ĂůŵϮƐ͘ĐŽŵWZ/Ed&/>ED͗ΞĂůŵϮƐϮϬϮϭEKd&KZKE^dZhd/KEϮͬϭϵͬϮϬϮϭϭϮ͗ϭϭ͗ϯϯWDϬϬϬϬͲWƌŽũĞĐƚͲ^͘ƌǀƚKEdydh>>sd/KE^Eϯs/t^ηϮϬϮϭƵƚŚŽƌϬϮͬϭϵͬϮϬϮϭϬϲϯϯϱ͘D'EK>/^dZdͲ &KZdK>>/E^͕KD'EK>/t>>/E'^^>͗ϭͬϴΗсϭΖͲϬΗϬϲϭKEdydh>EKZd,>sd/KEs/t>KK</E'^Khd,dt^dEK&>K<s/t>KK</E'EKZd,ZK^^d,^dZd&ZKD^/dEK /^^hdITEM 5, ATTACHMENT 3Packet pg. 284 PROJECT SITEPETERSON STREETE. MAGNOLIA STREETE. MULBERRY STREETWHEDBEE STREETMATHEWS STREETREMINGTON STREETOLIVE STREETREVISIONNO. BY DATEPHONE: 970.674.7550 | EMAIL: Info@Highland-DS.com | www.Highland-DS.comPREPARED BY OR UNDER THEDIRECT SUPERVISION OF:FOR AND ON BEHALF OF HIGHLANDDEVELOPMENT SERVICESREVIEW SETNOT FORCONSTRUCTIONOFSHEETDRAWN BYCHECKED BYDATESCALE (H)HDS PROJECTSCALE (V)335 EAST MAGNOLIA STEETCOVER SHEET3/25/21N/AN/ADTEJTC20-1021-00CVR15PROPOSED STREET LIGHTPROPOSED STORM SEWEREXISTING SANITARY SEWER MAINPROPOSED TELEPHONE LINEEXISTING GASEXISTING STORM SEWEREXISTING WATER MAINEXISTING MANHOLEPROPOSED STORM INLETLEGENDPROPOSED CONCRETEPROPOSED MINOR CONTOURPROPOSED SPOT ELEVATIONEXISTING SPOT ELEVATION PROPOSED MAJOR CONTOUREXISTING MINOR CONTOUREXISTING MAJOR CONTOUREXISTING UTILITY POLEEXISTING GUY WIREPROPOSED GASPROPOSED ELECTRIC LINEEXISTING ELECTRIC LINEEXISTING TELEPHONE LINEPROPOSED FIRE HYDRANTEXISTING FIRE HYDRANTEXISTING WATER VALVEPROPOSED SANITARY SEWER MAINPROPOSED WATER MAINEXISTING CONCRETEEXISTING FLOWLINE, CURB & GUTTER PROPOSED FLOWLINE, CURB & GUTTERPROPOSED FENCELIMITS OF CONSTRUCTIONEXISTING OVERHEAD UTILITYEXISTING STORM SEWER INLETPROPOSED WATER VALVEPROPOSED MANHOLEPROPOSED UTILITY POLEEXISTING STREET LIGHTPROPOSED SWALEPROPOSED DIRECTION OF OVERLAND FLOWEXISTING FIBER OPTIC LINEPROPOSED HANDICAP RAMPEXISTING OVERHEAD ELECTRIC LINEEXISTING OVERHEAD TELEPHONE LINEPROPOSED OVERHEAD ELECTRIC LINEPROPOSED FIBER OPTIC LINEPROPOSED OVERHEAD TELEPHONE LINEEXISTING FENCEPROPOSED OVERHEAD UTILITYPROPOSED LIGHT POLESEXISTING CABLE TV LINEPROPOSED CABLE TVPROPOSED WATER SERVICE W/ CURBSTOP AND METER PITPROPOSED SANITARY SEWER SERVICE W/CLEANOUTEXISTING ROWABBREVIATION LISTABC AGGREGATE BASE COURSEAD ALGEBRAIC DIFFERENCEAE ACCESS EASEMENTARCH ARCHITECTARV AIR RELEASE VALVEASPH ASPHALTAUX AUXILIARYBLDG BUILDINGBF BLIND FLANGEBFV BUTTERFLY VALVEBOV BLOW OFF VALVEBOS BOTTOM OF STEPBOW BACK OF WALKBW BOTTOM OF WALLC&G CURB & GUTTERCATV CABLE TELEVISIONCDOT COLORADO DEPARTMENT OFTRANSPORTATIONCL CENTERLINECMP CORRUGATED METAL PIPECO CLEAN OUTCOMM COMMUNICATIONCONC CONCRETECOORD COORDINATIONDE DRAINAGE EASEMENTDEMO DEMOLITIONDIA DIAMETERDIP DUCTILE IRON PIPED,U&AE DRAINAGE, UTILITY, & ACCESS EASEMENTE EAST(ING)EAE EMERGENCY ACCESS EASEMENTECB EROSION CONTROL BLANKETEG EXISTING GROUNDEL ELEVATIONELEC ELECTRICEOA EDGE OF ASPHALTEOC EDGE OF CONCRETEEX EXISTINGESMT EASEMENTEST ESTIMATE(D)EURV EXCESS URBAN RUNOFF VOLUMEF FIRE LINEFDC FIRE DEPARTMENT CONNECTIONFES FLARED END SECTIONFFE FINISHED FLOOR ELEVATIONFG FINISHED GRADEFH FIRE HYDRANTFL FLOWLINEFO FIBER OPTICGGASGB GRADE BREAKGF GARAGE FLOORGND GROUNDGV GATE VALVEHBP HOT BITUMINOUS PAVEMENTHORZ HORIZONTALHDPE HIGH DENSITY POLYETHYLENEHP HIGH POINTHW HEADWALLIE IRRIGATION EASEMENTINV INVERTIRR IRRIGATIONI,D,U&AE IRRIGATION, DRAINAGE, UTILITY & ACCESSEASEMENTLA LANDSCAPE (PLAN/ACRH)LAE LANDSCAPE EASEMENTLF LINEAR FEETLP LOW POINTLT LEFTLTWD LITTLE THOMPSON WATER DISTRICTMAX MAXIMUMME MATCH EXISTINGMEP MECHANICAL, ELECTRICAL, PLUMBINGENGINEERMH MANHOLEMIN MINIMUMMJ MECHANICAL JOINTN NORTH(ING)NA NOT APPLICABLENTS NOT TO SCALEOC ON CENTEROHE OVERHEAD ELECTRICOHT OVERHEAD TELEPHONEOHU OVERHEAD UTILITYPERF PERFORATEDPC POINT OF CURVATUREPCC PORTLAND CEMENT CONCRETEPCR POINT OF CURB RETURNPH POTHOLEPI POINT OF INTERSECTIONPL PROPERTY LINEPSE PUBLIC SERVICE EASEMENTPT POINT OF TANGENCYPVC POLYVINYL CHLORIDER&R REMOVAL & REPLACEMENTRCP REINFORCED CONCRETE PIPERD ROOF DRAINRE REFERENCERJ RESTRAINT JOINTROW RIGHT-OF-WAYRT RIGHTSCH SCHEDULES SOUTHSD STORM DRAIN PIPESDMH STORM DRAIN MANHOLESRVC SERVICESS SANITARY SEWERSSCO SANITARY SEWER CLEAN-OUTSSMH SANITARY SEWER MANHOLESSWR SANITARY SEWERSTA STATIONSWMP STORMWATER MANAGEMENT PLANTTELEPHONETB THRUST BLOCKTBC TOP BACK OF CURBTBVTO BE VACATEDTBRTO BE REMOVEDTELE TELEPHONETEMP TEMPORARYTF TOP OF FOUNDATIONTOS TOP OF STEPTW TOP OF WALLTYP TYPICALXS CROSS SECTIONUD UNDERDRAINUE UTILITY EASEMENTUGE UNDERGROUND ELECTRICUTIL UTILITYVCP VITRIFIED CLAY PIPEVIF VERIFY IN FIELDVERT VERTICALVPC VERTICAL POINT OF CURVATUREVPI VERTICAL POINT OF INTERSECTIONVPT VERTICAL POINT OF TANGENCYW WATERLINE OR WESTWL WATERLINEWLFTG WATERLINE FITTINGWM WATER METERWQCV WATER QUALITY CAPTURE VOLUMEWSE WATER SURFACE ELEVATIONWTR WATERUTILITY PLANS FOR335 EAST MAGNOLIA STEET LOCATED IN THE WEST HALF OF LOT 1, BLOCK 144, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADOSITUATE IN THE SOUTHWEST QUARTER OF SECTION 12, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH P.M.MARCH 2021Vicinity MapScale: 1" = 250'PROJECT DATUM: NAVD 88CITY OF FORT COLLINS BENCHMARK NO. 29-97:NORTHEAST CORNER OF MULBERRY ST. AND WHEDBEE ST., ON A CONCRETE TRAFFIC SIGNAL BASEELEV = 4978.01CITY OF FORT COLLINS BENCHMARK NO. 6-00:ON A CATCH BASIN AT THE NORTHWEST CORNER OF MULBERRY ST. AND COLLEGE AVE.ELEV = 4993.85PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USEDNGVD29 UNADJUSTED DATUM (PRIOR TO CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS.IF NGVD 29 UNADJUSTED (PRIOR TO CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWINGEQUATIONS SHOULD BE USED:NGVD29 UNADJUSTED (PRIOR TO CITY OF FORT COLLINS DATUM) = 4978.01 (NAVD88 DATUM) - 3.18NGVD29 UNADJUSTED (PRIOR TO CITY OF FORT COLLINS DATUM) = 4993.85 (NAVD88 DATUM) - 3.17UTILITY CONTACTS:LIGHT & POWERCity of Fort Collins Light & Power700 Wood StreetFort Collins, CO 80522Contact: Tyler SiegmundPh. 970.416.2772STORMWATER, WATER & WASTEWATERCity of Fort Collins Utilities700 Wood StreetContact: Matt SimpsonFort Collins, CO 80522Ph. 970.416.2754NATURAL GASXcel Energy1123 West 3rd AvenueDenver, CO 80223Ph. 303.571.3306Builder's Call Line 877.354.6395TELEPHONE SERVICECentury Link (Qwest)3351 Eastbrook DriveFort Collins, Colorado 80525Contact: Bill JohnsonPh. 970.490.7501CABLE SERVICEComcast1201 University Dr.Fort Collins, Colorado 80521Contact: Don KappermanPh. 970.567.0245GENERAL CONTRACTORForge + Bow Dwellings116 N College AveFort Collins, CO 80524Ph. 970.797.2354ENGINEERHighland Development Services6355 Fairgrounds Ave, Suite 100Windsor, CO 80550Ph. 970.674.7550LANDSCAPE ARCHITECTRussell Mills Studios506 S College Ave, Unit AFort Collins, CO 80524Ph. 970.484.8855ARCHITECTALM2S712 Whalers Way Bldg B, Suite100Fort Collins, CO 80525Ph. 970.223.1820SURVEYORMajestic Surveying, LLC4627 W. 20th Street RoadGreeley, CO 80634Ph. 970.443.0882INDEX OF SHEETSSheet No.Description of Sheets1COVER SHEET2EXISTING CONDITIONS & DEMOLITION PLAN3HORIZONTAL CONTROL PLAN4DRAINAGE & EROSION CONTROL5OVERALL UTILITY PLANCALL UTILITY NOTIFICATIONCENTER OF COLORADOCALL 2-BUSINESS DAYS IN ADVANCE BEFORE YOUDIG, GRADE OR EXCAVATE FOR THE MARKING OFUNDERGROUND MEMBER UTILITIES.Know what'sRCity of Fort Collins, ColoradoUTILITY PLAN APPROVALParks and RecreationTraffic EngineerStormwater UtilityWater & Wastewater UtilityCity EngineerCHECKED BY:APPROVED:Environmental PlannerDateCHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DateDateDateDateDateDateI HEREBY AFFIRM THAT THESE FINAL CONSTRUCTION PLANS WERE PREPARED UNDER MYDIRECT SUPERVISION, IN ACCORDANCE WITH ALL APPLICABLE CITY OF FORT COLLINSAND STATE OF COLORADO STANDARDS AND STATUTES, RESPECTIVELY, AND THAT I AMFULLY RESPONSIBLE FOR THE ACCURACY OF ALL DESIGN, REVISIONS AND RECORDCONDITIONS THAT I HAVE NOTED ON THESE PLANS.INDEMNIFICATION STATEMENT:THESE PLANS HAVE BEEN REVIEWED BY THE LOCAL ENTITY FOR CONCEPT ONLY. THEREVIEW DOES NOT IMPLY RESPONSIBILITY BY THE REVIEWING DEPARTMENT, THE LOCALENTITY ENGINEER, OR THE LOCAL ENTITY FOR ACCURACY AND CORRECTNESS OF THECALCULATIONS. FURTHERMORE, THE REVIEW DOES NOT IMPLY THAT QUANTITIES OF ITEMSON THE PLANS ARE THE FINAL QUANTITIES REQUIRED. THE REVIEW SHALL NOT BECONSTRUED IN ANY REASON AS ACCEPTANCE OF FINANCIAL RESPONSIBILITY BY THELOCAL ENTITY FOR ADDITIONAL QUANTITIES OF ITEMS SHOWN THAT MAY BE REQUIREDDURING THE CONSTRUCTION PHASE.JASON T. CLAEYSP.E. NO. 42122NWESITEM 5, ATTACHMENT 4Packet pg. 285 PETERSON STREET(100' ROW)E. MAGNOLIA STREET(100' ROW)REVISIONNO. BY DATEPHONE: 970.674.7550 | EMAIL: Info@Highland-DS.com | www.Highland-DS.comPREPARED BY OR UNDER THEDIRECT SUPERVISION OF:FOR AND ON BEHALF OF HIGHLANDDEVELOPMENT SERVICESREVIEW SETNOT FORCONSTRUCTIONOFSHEETDRAWN BYCHECKED BYDATESCALE (H)HDS PROJECTSCALE (V)335 EAST MAGNOLIA STEETEXISTING CONDITIONS & DEMOLITION PLAN3/25/211" = 20'N/ADTEJTC20-1021-00EX25 APPROX LIMITS OF SAWCUT LINEDEMO STRUCTURE/UTILITY/LIGHT/ ETCDEMO ASPHALT / SITE FEATURESDEMO UTILITIESTREE REMOVAL/RELOCATION(RE: LA)PROTECT EXISTING TREE(RE: LA)LEGENDNWES0SCALE: 1" = 20'40201020CALL UTILITY NOTIFICATIONCENTER OF COLORADOCALL 2-BUSINESS DAYS IN ADVANCE BEFORE YOUDIG, GRADE OR EXCAVATE FOR THE MARKING OFUNDERGROUND MEMBER UTILITIES.Know what'sRNOTES:1. ALL EXISTING UTILITY LOCATIONS SHOWN HAVE BEEN DETERMINED FROM A COMBINATIONOF RECORD DRAWINGS, SURVEYED FIELD MARK-OUTS AND PHYSICAL OBSERVATIONSPROVIDED BY OTHERS. THERE MAY BE OTHER UTILITIES NOT SHOWN ON THE DRAWINGSWHICH PRESENTLY EXIST IN THE AREA OF CONSTRUCTION. THEREFORE, THE CONTRACTORSHALL VERIFY LOCATION AND DEPTH OF ALL EXISTING UTILITIES IN THE PROJECT VICINITYPRIOR TO BEGINNING WORK. THE CONTRACTOR SHALL COORDINATE AND PROVIDEPROTECTION OF CONFLICTING UTILITIES. NOTIFY OWNER/ENGINEER IF ANY CONFLICTSARE ENCOUNTERED. THE OWNER AND/OR ENGINEER ASSUMES NO RESPONSIBILITY FORTHE ACCURACY OR COMPLETENESS SHOWN.2. COORDINATE DEMOLITION REQUIREMENTS, LIMITS OF DEMOLITION, SALVAGE ITEMS,PROTECTION OF ITEMS TO REMAIN, TREES, FENCING, ETC. WITH OWNER, ARCHITECT, ANDRELEVANT CONSTRUCTION AND/OR PHASING PLANS. ADDITIONAL DEMOLITION OFPAVING, TREES, UTILITIES, STRUCTURES, ETC. TO BE PERFORMED AS REQUIRED.3. ALL EXISTING UTILITIES TO REMAIN SHALL BE ADJUSTED TO FINAL GRADE.4. CONTRACTOR RESPONSIBLE FOR ALL SURFACE REPAIR/REPLACEMENT TO RESTORESIDEWALKS, PAVEMENT, CURB/GUTTER AND SOD AREAS DISTURBED BY NEW WORK.REPAIR/REPLACEMENTS SHALL BE COMPLETED PER CITY OF FORT COLLINS STANDARDS ATCONTRACTOR EXPENSE.5. EXISTING CONCRETE AND ASPHALT PAVING SHALL BE SAWCUT AND REMOVED PRIOR TOEXCAVATION. REMOVE CONCRETE TO THE NEAREST JOINT.6. CONTRACTOR TO PROVIDE ALL NECESSARY EROSION CONTROL MEASURES DURINGCONSTRUCTION. PLACE EROSION CONTROL PROTECTION AT ALL PROPOSED ANDEXISTING INLETS DOWNSTREAM FROM CONSTRUCTION AREA. EROSION CONTROLPROTECTION SHALL REMAIN IN PLACE UNTIL CONSTRUCTION IS COMPLETE AND ALLDISTURBED GROUND IS ADEQUATELY VEGETATED.7. LIMITS OF STREET CUTS, ASPHALT, AND CONCRETE REMOVALS ARE APPROXIMATE. LIMITSOF REMOVAL TO BE DETERMINED IN THE FIELD TO ADEQUATELY COMPLETE THE PROPOSEDIMPROVEMENTS, WHILE MAINTAINING, IF NOT IMPROVING, EXISTING CONDITIONS.ADDITIONAL REMOVAL IDENTIFIED IN THE FIELD SHALL BE COMPLETED AT CONTRACTOREXPENSE. ALL REPAIRS TO BE COMPLETED IN ACCORDANCE WITH CITY STREET REPAIRSSTANDARDS.8. REFER TO LANDSCAPE TREE MITIGATION PLAN (IF APPLICABLE) FOR TREE REMOVAL,RELOCATION AND PROTECTION. TREE REMOVAL INFORMATION SHOWN FORCOORDINATION PURPOSES ONLY.9. ALL UTILITIES TO BE PROTECTED IN PLACE UNLESS OTHERWISE NOTED.10. CONTRACTOR TO LOCATE THE EXISTING SANITARY SEWER SERVICE AND ABANDON AT THEMAIN. CONNECTION TO MAIN IS LOCATED APPROXIMATELY 107' FROM MANHOLE INPETERSON STREET. VERIFY PRIOR TO CONSTRUCTION.11. CONTRACTOR IS RESPONSIBLE FOR COORDINATING THE RELOCATION OF EXISTINGOVERHEAD UTILITIES IN THE ALLEY WITH THE UTILITY PROVIDERS. THE OVERHEAD UTILITIESSHOULD BE RELOCATED UNDERGROUND PRIOR TO THE CONSTRUCTION OF THE ALLEY.City of Fort Collins, ColoradoUTILITY PLAN APPROVALParks and RecreationTraffic EngineerStormwater UtilityWater & Wastewater UtilityCity EngineerCHECKED BY:APPROVED:Environmental PlannerDateCHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DateDateDateDateDateDateITEM 5, ATTACHMENT 4Packet pg. 286 PETERSON STREET(100' ROW)E. MAGNOLIA STREET(100' ROW)REVISIONNO. BY DATEPHONE: 970.674.7550 | EMAIL: Info@Highland-DS.com | www.Highland-DS.comPREPARED BY OR UNDER THEDIRECT SUPERVISION OF:FOR AND ON BEHALF OF HIGHLANDDEVELOPMENT SERVICESREVIEW SETNOT FORCONSTRUCTIONOFSHEETDRAWN BYCHECKED BYDATESCALE (H)HDS PROJECTSCALE (V)335 EAST MAGNOLIA STEETHORIZONTAL CONTROL PLAN3/25/211" = 20'N/ADTEJTC20-1021-00HC35NOTES:1. ALL ROAD AND PARKING DIMENSIONS BASED ON FLOWLINE OR CURB. VERIFY BUILDING PLANDIMENSIONS PRIOR TO CONSTRUCTION.2. CONTRACTOR SHALL BE RESPONSIBLE FOR TRAFFIC CONTROL PLANS FOR STREET RIGHT-OF-WAYWORK.3. TRAFFIC CONTROL, PERMITS, CONSTRUCTION AND FEES ASSOCIATED WITH THE RIGHT-OF-WAYWORK, ARE THE SOLE RESPONSIBILITY OF THE GENERAL CONTRACTOR.4. ALL PAVEMENTS AND EARTHWORK SHALL CONFORM TO THE GEOTECHNICAL REPORT FOR THESITE.5. ALL WORK SHALL CONFORM TO LARIMER COUNTY URBAN AREA STREET STANDARDS.6. COORDINATE LOCATION, HEIGHTS, ETC. OF WALLS, FENCES, AND SITE FEATURES WITHLANDSCAPE ARCHITECT.CONCRETE PAVEMENTLEGEND0SCALE: 1" = 20'40201020CALL UTILITY NOTIFICATIONCENTER OF COLORADOCALL 2-BUSINESS DAYS IN ADVANCE BEFORE YOUDIG, GRADE OR EXCAVATE FOR THE MARKING OFUNDERGROUND MEMBER UTILITIES.Know what'sRNWESCity of Fort Collins, ColoradoUTILITY PLAN APPROVALParks and RecreationTraffic EngineerStormwater UtilityWater & Wastewater UtilityCity EngineerCHECKED BY:APPROVED:Environmental PlannerDateCHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DateDateDateDateDateDateITEM 5, ATTACHMENT 4Packet pg. 287 PETERSON STREETPETERSON STREET(100' ROW)E. MAGNOLIA STREET(100' ROW)FFE=4988.10TF=4986.92FG=4986.25FFE=4986.10TF=4984.92FG=4984.25REVISIONNO. BY DATEPHONE: 970.674.7550 | EMAIL: Info@Highland-DS.com | www.Highland-DS.comPREPARED BY OR UNDER THEDIRECT SUPERVISION OF:FOR AND ON BEHALF OF HIGHLANDDEVELOPMENT SERVICESREVIEW SETNOT FORCONSTRUCTIONOFSHEETDRAWN BYCHECKED BYDATESCALE (H)HDS PROJECTSCALE (V)335 EAST MAGNOLIA STEETDRAINAGE & EROSION CONTROL3/25/211" = 20'N/ADTEJTC20-1021-00DE45NWES0SCALE: 1" = 20'40201020CALL UTILITY NOTIFICATIONCENTER OF COLORADOCALL 2-BUSINESS DAYS IN ADVANCE BEFORE YOUDIG, GRADE OR EXCAVATE FOR THE MARKING OFUNDERGROUND MEMBER UTILITIES.Know what'sRBASIN COEFFICIENT (100-YR)BASIN DESIGNATIONBASIN AREADESIGN POINTDRAINAGE FLOW ARROWDRAINAGE BASIN BOUNDARYLEGENDEX MAJOR CONTOUREX MINOR CONTOURPROPOSED MAJOR CONTOURPROPOSED MINOR CONTOURCONSTRUCTION ENTRANCE WITHVEHICLE TRACKING CONTROLINLET PROTECTIONROCK SOCKNOTES:1. CONTRACTOR TO PROVIDE AND MAINTAIN ALL NECESSARY EROSION CONTROL MEASURES PRIOR TO ANDTHROUGHOUT CONSTRUCTION. PLACE EROSION CONTROL PROTECTION AT ALL EXISTING INLETS DOWNSTREAMFROM THE CONSTRUCTION AREA. EROSION CONTROL PROTECTION SHALL REMAIN IN PLACE UNTIL CONSTRUCTIONIS COMPLETE AND ALL DISTURBED GROUND IS ADEQUATELY VEGETATED WITH OWNER'S APPROVAL FOR REMOVAL.2. THE EXTENT OF EROSION CONTROL PROTECTION SHALL BE OBSERVED AND ADJUSTED AS NEEDED DURINGCONSTRUCTION BASED ON SITE CONDITIONS AND THE PERFORMANCE OF THE EROSION CONTROL CONTROLMEASURES SHOWN, TO SUPPLY SUFFICIENT EROSION CONTROL AND MINIMIZE DOWNSTREAM WATERWAYPOLLUTION.3. LIMIT DISTURBANCE TO AREAS WITHIN EROSION CONTROL BOUNDARIES. ADJUST EROSION CONTROL BOUNDARIESAS NECESSARY TO ADEQUATELY COMPLETE PROPOSED WORK. ALL DISTURBED AREAS SHALL BE PREPARED (SEEDED& MULCHED, SURFACE ROUGHENING, ETC.) TO MINIMIZE EROSION POTENTIAL AND SOIL MIGRATION.4. STORMWATER MANAGEMENT PLAN SHALL BE PREPARED AND SUBMITTED BY CONTRACTOR PRIOR TOCONSTRUCTION COMMENCEMENT.5. SEE LANDSCAPE PLAN FOR REVEGETATION METHODS AND DETAILS. DURING CONSTRUCTION, ANY SOIL DISTURBEDAND NOT UNDER ACTIVE CONSTRUCTION SHALL BE SEEDED AND MULCHED PER LCUASS STANDARDS.6. ANY DISTURBED LAND MUST RECEIVE SURFACE ROUGHENING, INCLUDING BUT NOT LIMITED TO SLOPED AREAS.7. AREAS THAT EXPERIENCE EROSION ISSUES FROM STEEP SLOPES OR WATER EROSION RESULTING IN SEED NOT BEINGABLE TO ESTABLISH DURING THE FIRST GROWING SEASON SHALL REQUIRE RESEEDING AND EROSION CONTROLBLANKETS TO STABILIZE THE SOIL.DRAINAGE BASIN FLOW PATHCity of Fort Collins, ColoradoUTILITY PLAN APPROVALParks and RecreationTraffic EngineerStormwater UtilityWater & Wastewater UtilityCity EngineerCHECKED BY:APPROVED:Environmental PlannerDateCHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DateDateDateDateDateDateITEM 5, ATTACHMENT 4Packet pg. 288 WMPETERSON STREET(100' ROW)E. MAGNOLIA STREET(100' ROW)REVISIONNO. BY DATEPHONE: 970.674.7550 | EMAIL: Info@Highland-DS.com | www.Highland-DS.comPREPARED BY OR UNDER THEDIRECT SUPERVISION OF:FOR AND ON BEHALF OF HIGHLANDDEVELOPMENT SERVICESREVIEW SETNOT FORCONSTRUCTIONOFSHEETDRAWN BYCHECKED BYDATESCALE (H)HDS PROJECTSCALE (V)335 EAST MAGNOLIA STEETOVERALL UTILITY PLAN3/25/211" = 20'N/ADTEJTC20-1021-00UT55NOTES:1. ALL EXISTING UTILITY LOCATIONS SHOWN HAVE BEEN PROVIDED BY OTHERS AND DETERMINED FROM A COMBINATION OF RECORD DRAWINGS, SURVEYED FIELDMARK-OUTS AND PHYSICAL OBSERVATIONS. THERE MAY BE UTILITIES NOT SHOWN ON THE DRAWINGS WHICH PRESENTLY EXIST IN THE AREA OF CONSTRUCTION.THEREFORE, THE CONTRACTOR SHALL VERIFY LOCATION AND DEPTH OF ALL EXISTING UTILITIES IN THE PROJECT VICINITY PRIOR TO BEGINNING WORK. THECONTRACTOR SHALL BE FULLY AND SOLELY RESPONSIBLE FOR ANY AND ALL DAMAGES AND COSTS WHICH MIGHT OCCUR BY THE CONTRACTOR'S FAILURE TOEXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES. THE CONTRACTOR SHALL NOTIFY ALL PUBLIC AND PRIVATE UTILITY COMPANIES AND DETERMINE THELOCATION OF ALL EXISTING UTILITIES PRIOR TO PROCEEDING WITH GRADING AND CONSTRUCTION. ALL WORK PERFORMED IN THE AREA OF UTILITIES SHALL BEPERFORMED AND INSPECTED ACCORDING TO THE REQUIREMENTS OF THE UTILITY OWNER. LIKEWISE, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ANDMAPPING ANY EXISTING UTILITY (INCLUDING DEPTH) WHICH MAY CONFLICT WITH THE PROPOSED CONSTRUCTION, AND FOR RELOCATING ENCOUNTERED UTILITIES ASDIRECTED BY THE ENGINEER. CONTRACTOR SHALL CONTACT AND RECEIVE APPROVAL FROM OWNER/UTILITY OWNER BEFORE RELOCATING ANY ENCOUNTEREDUTILITIES. CONTRACTOR RESPONSIBLE FOR SERVICE CONNECTIONS, AND RELOCATING AND RECONNECTING AFFECTED UTILITIES AS COORDINATED WITH UTILITYOWNER AND/OR ENGINEER, INCLUDING NON-MUNICIPAL UTILITIES (TELEPHONE, GAS, CABLE, ETC., WHICH SHALL BE COORDINATED WITH THE UTILITY OWNER). THECONTRACTOR SHALL IMMEDIATELY CONTACT ENGINEER UPON DISCOVERY OF A UTILITY DISCREPANCY OR CONFLICT. AT LEAST 48 HOURS PRIOR TO CONSTRUCTION,THE CONTRACTOR SHALL NOTIFY THE UTILITY NOTIFICATION CENTER OF COLORADO (1-800-922-1987, WWW.UNCC.ORG).2. IN ADDITION TO MEETING APPLICABLE LCUASS, STATE OR FEDERAL STANDARDS, ALL MATERIALS, WORKMANSHIP AND CONSTRUCTION OF PUBLIC WATER ANDWASTEWATER SYSTEM IMPROVEMENTS SHALL MEET OR EXCEED THE STANDARDS SET FORTH IN THE CITY OF FORT COLLINS WATER AND WASTEWATER DESIGN CRITERIAMANUAL.3. IN CASES OF CONFLICT BETWEEN THESE SIGNED PLANS AND APPLICABLE STANDARDS, THE MOST RESTRICTIVE STANDARD SHALL APPLY.4. ALL WATER SERVICES SHALL BE TYPE K SOFT COPPER.5. ALL SANITARY SEWER MAINS AND SERVICES SHALL BE SDR 35 PVC. VERIFY BUILDING CONNECTION ELEVATION (RE: MEP).6. SITE CONTRACTOR SHALL COORDINATE UTILITY CONNECTIONS AT THE BUILDING WITH BUILDING CONTRACTOR.7. ALL PROPOSED STORM SEWER IMPROVEMENTS SHALL BE IN ACCORDANCE WITH THE CITY OF FORT COLLINS STANDARDS AND SPECIFICATIONS.8. COORDINATE SITE LIGHTING AND ELECTRIC SERVICE ROUTING, DEMOLISHING, RELOCATING, AND MODIFICATIONS WITH THE ELECTRICAL ENGINEER, ARCHITECT, ANDOWNER.9. ALL MANHOLE RIM AND INLET GRATE ELEVATIONS SHOWN ARE APPROXIMATE. CONFIRM FINAL ELEVATIONS PRIOR TO INSTALLATION.10. PIPE LENGTHS ARE PROVIDED FROM CENTER OF STRUCTURE TO CENTER OF STRUCTURE.11. WRAP ALL WATER JOINTS WITH 12" BUTYL ADHESIVE TAPE (EASY-WRAP OR EQUIVALENT).NWES0SCALE: 1" = 20'40201020CALL UTILITY NOTIFICATIONCENTER OF COLORADOCALL 2-BUSINESS DAYS IN ADVANCE BEFORE YOUDIG, GRADE OR EXCAVATE FOR THE MARKING OFUNDERGROUND MEMBER UTILITIES.Know what'sRCity of Fort Collins, ColoradoUTILITY PLAN APPROVALParks and RecreationTraffic EngineerStormwater UtilityWater & Wastewater UtilityCity EngineerCHECKED BY:APPROVED:Environmental PlannerDateCHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:CHECKED BY:DateDateDateDateDateDateITEM 5, ATTACHMENT 4Packet pg. 289 MODIFICATION REQUEST #1 LUC SECTION 3.2.2(L)(2) : Compact Vehicle Spaces in Long-term Parking Lots and Parking Structures. Those areas of a parking lot or parking structure that are approved as long-term parking have the option to include compact parking stalls. Such approved long- term parking areas may have up to forty (40) percent compact car stalls using the compact vehicle dimensions set forth in Table B, except when no minimum parking is required for a use pursuant to subsection 3.2.2(K), in which event the number of compact car stalls allowed may be greater than forty (40) percent. No compact spaces shall be designated as handicap parking spaces. MODIFICATION JUSTIFICATION: The plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. This is a small parking lot with only seven (7) spaces. Three (3) of the seven (7) are proposed to be compact. The increase requested is only 2.8% above code requirements. That increase is nominal and inconsequential when considered in the context of the development plan. MODIFICATION REQUESTED: Compact parking to be provided at 42.8%. Modification Requests MAGNOLIA DWELLINGS ITEM 5, ATTACHMENT 5 Packet pg. 290 MODIFICATION REQUEST #2 SECTION 3.2.2(J) Any vehicular use area containing six (6) or more parking spaces or one thousand eight hundred (1,800) or more square feet shall be set back from the street right-of-way and the side and rear yard lot line (except a lot line between buildings or uses with collective parking) consistent with the provisions of this Section, according to the following table: Along lot line 5’. MODIFICATION JUSTIFICATION: The plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. The Purpose of Section 3.2.2 for Access, Circulation and Parking “is intended to ensure that the parking and circulation aspects of all developments are well designed with regard to safety, efficiency and convenience for vehicles, bicycles, pedestrians and transit, both within the development and to and from surrounding areas. Sidewalk or bikeway extensions off-site may be required based on needs created by the proposed development. This Section sets forth parking requirements in terms of numbers and dimensions of parking stalls, landscaping and shared parking. It also addresses the placement of drive-in facilities and loading zones.” The General Standard of Section 3.2.2 for Access, Circulation and Parking “The parking and circulation system within each development shall accommodate the movement of vehicles, bicycles, pedestrians and transit, throughout the proposed development and to and from surrounding areas, safely and conveniently, and shall contribute to the attractiveness of the development.” The intent for the parking lot setback is to provide adequate space for screening as described in Section 3.2.1. The proposed plan is equal to and better than the required for the following reasons: East lot line Adjacent to residential uses 70% screening is required - the proposed plan provides 100% screening. • The tree requirement (1 tree/40 lf) landscaping along the east lot line has been met with one (1) tree provided for the 56’ of parking lot. • A cedar fence (6’ height) has been provided the length of the parking lot for screening. • The landscaping has been planted to block 100% of lights (75% coverage required). • Plants reach a mature height of 4-5’ where only 2.5’ height is required. South lot line Parking lot entrance and parking stall are designed with curbs and easy access. With the south property line being the edge of an alley where “back-door” vehicle use is already occurring the proposed plan is equal to a plan that provides a 5’-0” setback to the parking stalls. Please see next page for diagram of proposed plan. Modification Requests MAGNOLIA DWELLINGS ITEM 5, ATTACHMENT 5 Packet pg. 291 VAN 0 5'10'10' 20'N O R T H New 6’ cedar privacy fence Karl Foerster Grass Mature height: 4-5’Property lineAlley3’-0”5’-0”Existing offsite block wall and fence to remain MODIFICATION REQUESTED: 3’-0” setback on east lot line, 0’ setback on south lot line. Modification Requests MAGNOLIA DWELLINGS 0 5 10 20’ ITEM 5, ATTACHMENT 5 Packet pg. 292 ITEM 5, ATTACHMENT 6 Packet pg. 293 East Magnolia StreetPeterson StreetUnit 1Unit 2 Unit 3Unit 4PorchPorchPorchPorchParking lot (7 spaces)Sheds with bike parking Trash staging area Trash/ RecyclingMulti-family BuildingSingle-family BuildingSingle-family BuildingGarageTrash/ RecyclingAlleyZoning: NCM Lot area: 9,500 sf / 0.218 acProposed Use: Multi-Family ResidentialBuilding information:Maximum height: 29’-8 1/2”Total Units: 4 (2 bedroom units) Total Area:3,795 SFRequired vehicle parking spaces: (2) bedroom unit = 1.75 space/unit1.75 x 4 = 7 spacesProvided vehicle parking spaces:Long Term spaces 4Compact spaces 3 Total spaces 7 spacesRequired bike parking spaces:1/bedroom 8 spacesProvided bike parking spaces:Total 8 spaces enclosed in sheds Magnolia Dwellings2021.05.05Site Plan0102040’ITEM 5, ATTACHMENT 7Packet pg. 294 1 May 20, 2021 Kai Kleer City Planner Planning and Zoning Commission Magnolia Dwellings – Multi-family Dwellings #PDP200018 Site Context 2 1 2 ITEM 5, ATTACHMENT 8 Packet pg. 295 2 Proposal • Demolish existing signle-family home and construct a 2-story 4-plex at 335 E Magnolia • 9,500 square foot lot • Seven off-street parking spaces • 8 bike-parking spaces • Two modification requests 3 Background • Site is the west ½ of Lot 1, Block 144 of the Original Town Plat • Single-family home originally built sometime between 1902-1906 • Historic survey found the building not to be a contributing resource 4 3 4 ITEM 5, ATTACHMENT 8 Packet pg. 296 3 Tree Mitigation 5 Site Plan 6 5 6 ITEM 5, ATTACHMENT 8 Packet pg. 297 4 Landscape Plan 7 East Elevation 8 7 8 ITEM 5, ATTACHMENT 8 Packet pg. 298 5 East Elevation w/ Landscaping 9 Privacy Considerations 10 9 10 ITEM 5, ATTACHMENT 8 Packet pg. 299 6 West Elevation 11 North Elevation 12 7’6” 11 12 ITEM 5, ATTACHMENT 8 Packet pg. 300 7 Elevations 13 Floor Area 14 13 14 ITEM 5, ATTACHMENT 8 Packet pg. 301 8 Findings Staff supports the request for Modification of Standards to Section 3.2.2(J) – Setbacks to allow the proposed parking lot perimeter landscape setback along east and west property lines to be reduced. Staff finds the modification would not be detrimental to the public good and that the request satisfies criterion (1) in subsection 2.8.2(H) because the landscape setback areas provide 100% screening to the adjacent property while still providing a varied plant palette within the reduced setback area. Staff supports the request for Modification of Standards to Setbacks3.2.2(L)(2) – Compact Vehicle Spaces to allow the proposed compact parking distribution to exceed the total allowed by 2.8%. Staff finds the modification would not be detrimental to the public good and that the request satisfies criterion (4) in subsection 2.8.2(H) because the plan provides adequate off-street parking and the nominal degree to which the standard is exceeded. The F.D.P. complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. The F.D.P. complies with relevant standards located in Article 3 – General Development Standards. The F.D.P. complies with relevant standards located in Division 4.8, Neighborhood Conservation, Medium Density District of Article 4. 15 Recommendation 16 Staff recommends approval of the two requests for Modifications of Standard and approval of the Magnolia Dwellings – Multi-family dwelling Project Development Plan, PDP200018. 15 16 ITEM 5, ATTACHMENT 8 Packet pg. 302 MAGNOLIA DWELLINGS335 East Magnolia StreetITEM 5, ATTACHMENT 9Packet pg. 303 City LimitsGrowth Management AreaWater FeaturesCity ZoningCommunity Commercial (CC)Community Commercial North College (CCN) Community Commercial Poudre River (CCR) General Commercial (CG)Limited Commercial (CL)Service Commercial (CS)CSUDowntown (D)Employment (E)Harmony Corridor (HC)Industrial (I)High Density Mixed-Use Neighborhood (HMN)Low Density Mixed-Use Neighborhood (LMN)Medium Density Mixed-Use Neighborhood (MMN)Neighborhood Commercial (NC)Neighborhood Conservation Buffer (NCB)Neighborhood Conservation Low Density (NCL)Neighborhood Conservation Medium Density (NCM)Public Open Lands (POL)River Conservation (RC)River Downtown Redevelopment (RDR)Residential Foothills (RF)Low Density Residential (RL)Rural Lands District (RUL)Transition (T)Urban Estate (UE)Magnolia Dwellings**Slide #2Zone District: NCM (Neighborhood Conservation, Medium Density District)Permitted Use: Multi-Family with up to 4 unitsZONING MAPITEM 5, ATTACHMENT 9Packet pg. 304 Slide #3AlleyExisting Multi-Family BuildingExisting SF HomeExisting SF HomeExisting Parking LotGarage335 East Magnolia StreetEast Magnolia StreetPeterson StreetCURRENT CONDITIONS AERIALITEM 5, ATTACHMENT 9Packet pg. 305 Slide #4View from Magnolia StreetView of back of houseView to alley from backyardView from alley into backyardCURRENT CONDITION PHOTOSITEM 5, ATTACHMENT 9Packet pg. 306 Slide #5View from Alley Toward Peterson StreetView from Alley Toward West Parking LotView of Multi-Family Building to the WestView to North-East NeighborView to South-East Neighbor BackyardCURRENT CONDITION PHOTOSITEM 5, ATTACHMENT 9Packet pg. 307 Slide #6East Magnolia StreetPeterson StreetUnit 1Unit 2 Unit 3Unit 4PorchPorchPorchPorchParking lot (7 spaces)Sheds with bike parking Trash staging area Trash/ RecyclingMulti-family BuildingExisting Parking LotSingle-family BuildingSingle-family BuildingGarageTrash/ RecyclingAlleyZoning: NCM Lot area: 9,500 sf / 0.218 acProposed Use: Multi-Family ResidentialBuilding information: Maximum height: 29’-8 1/2” Total Units: 4 (2 bedroom units) Total Area: 3,795 SFRequired vehicle parking spaces: (2) bedroom unit = 1.75 space/unit 1.75 x 4 = 7 spacesProvided vehicle parking spaces:Long Term spaces 4Compact spaces 3 Total spaces 7 spacesRequired bike parking spaces:1/bedroom 8 spacesProvided bike parking spaces:Total 8 spaces enclosed in sheds SITE PLAN0102040’ITEM 5, ATTACHMENT 9Packet pg. 308 DOWNTOWNADO2871414ge Ave14Riverside AveCharacter Areas:123456NNeighborhood Character & CompatibilityVision: Celebrating and enhancing the qualities that make the neighborhoods unique and which foster “Old Town Charm.”Values:• Recognizing and protecting historic resources• Celebrating the diversity of home sizes, styles, and residents• New construction that is sensitive to neighborhood character and context• Well-maintained landscaping and tree canopiesNeighborhood Character & CompatibilitySustainabilityVision: Neighborhoods with the resources and knowledge to help maintain and improve their economic, social and environmental vibrancyValues:• A variety of housing choices to sustain the capability to live in the neighborhoods for all ages, income levels, and family situations• Connected green spaces, urban gardens, and access to nearby natural amenities• Efficiency and environmental stewardship• Renewed neighborhood infrastructure for the present and futureSustainabilityMagnolia Dwellings**•A variety of housing choices to sustain the capability to live in the neighborhoods for allages, income levels, and family situations•Celebrating the diversity of home sizes, styles, and residents•New construction that is sensitive to neighborhood character and contextSlide #7Magnolia Dwelling is part of Character Area 2Character Area 2Typical Years of Construction:1901-1920Common Styles:• Craftsman• Classic Cottage• Vernacular• BungalowLarge porches are common in Character Area 2Classic Cottage StyleHip roof with front facing gablesWrap around porch on front and back unitsWindow fenestration and grouping are grouped in pairs and 3s similar to the surrounding homesSingle hung windowsCOMPATIBILITY WITH COFC OLD TOWN NEIGHBORHOODS PLAN1Old Town Neighborhoods PlanThe Fort CollinsOld Town Neighborhoods PlanITEM 5, ATTACHMENT 9Packet pg. 309 Zone District Standards - Article 4 N-C-MNot ApplicableApplicableMeetsExceedsExplanation4.8(B)(3)(a)(1) - Permitted Uses in the N-C-M DistrictXMulti-family dwellings are constructed on a lot or a parcel which contained a structure on October 25, 1991, provided that such two-family or multi-family dwelling is located within a street-fronting principal building4.8(D)(1) - Required Lot Area XMinimum Lot Size = 6,000 SF for all other uses. Lot size = 9,500 SF4.8(D)(2)(a)(4) - Allowable Floor Area XAllowable floor area shall not exceed 40% of lot. Allowed = 3,800 SFShown = 3,795 SF4.8(D)(3) - Allowable Floor Area on Rear Half of LotsXThe allowable floor area on the rear half of a lot shall not exceed 33% of the area of the rear 50% of the lot.Allowed = 1,567.5 SFShown = 723 SF4.8(E)(1) - Dimensional Standards, Lot widthXMinimum lot width = 50’Shown lot width = 50’4.8(E)(2) - Dimensional Standards, Front yard setbackXMinimum front setback = 15’Shown front setback = 20’-11 1/2”4.8(E)(3) - Dimensional Standards, Rear yard setbackXMinimum rear setback = 5’ from alleyShown rear setback = 69’-11”4.8(E)(4) - Dimensional Standards, Side yard setback. Wall height exceeding 18’ shall extend an add. 1’ for each 2’ of building wall heightXMinimum side setback = 5’-0”Shown side (east) setback = 11’-6”Shown side (west) setback = 7’ - 6 1/2”Wall height = 21’-11” (7’ side yard required)4.8(E)(5)(a) - Maximum building height 2 storiesX Two stories shown4.8(F)(1)(a) - Building Design X Exterior wall constructed parallel to property linesSlide #8LAND USE CODE CRITERIAITEM 5, ATTACHMENT 9Packet pg. 310 4.8(F)(1)(b) - Building Design - primary entranceXPrimary entrance on front wall4.8(F)(1)(f) - Building Design - roof pitchXMinimum Pitch allowed = 2:12Maximum Pitch allowed = 12:12Shown Pitch = 8:124.8(F)(1)(g) - Building Design - front facade characterX1 Front facade character option required next to 1-story house.Provides 2 - limited 2-story facade and covered entry feature4.8(F)(1)(h) - Building Design - side facade characterX1 side facade character option required for more than 2,500 sf houseProvides 3 - wall offset, 1-story porch element, 2-story setback additional 7’ on east side to balcony, 12’-6” to habitable space4.8(F)(4) - Landscape inorganic materialXMaximum 40% of lot, asphalt, concrete Allowed = 3,800 SFProvides = 3,570 SF4.8(F)(5) - AccessXNew parking shall be located of alleyGeneral Development Standards - Article 3Modification RequestedApplicableMeetsExceedsExplanation3.2.1(D)(1)(c) - Tree Planting Standards - min. plantings/full tree stockingX265 LF of building, requires 9 trees at 30’ spacingProvided = 13 trees within 50’ of building3.2.1(D)(3) - Minimum species diversityXAllowed - 50% of one speciesProvided - max 36.4%3.2.1(D)(4)(b) - Parking lot Perimeter LandscapingXRequired - Parking lot with 6 or more spaces shall be screened with 6’ fence or planting for 75% of lengthProvided = 6’ fence and planting along 100% of lengthSlide #9LAND USE CODE CRITERIAITEM 5, ATTACHMENT 9Packet pg. 311 General Development Standards - Article 3Modification RequestedApplicableMeetsExceedsExplanation3.2.1(D)(5)(b) - Parking lot Interior LandscapingXRequired - 6% (147 SF)Provided - 218 SF, trees provided, islands exceed 80 SF3.2.1(D)(6) - Trash screeningXTrash area screened from front and rear with wind walls3.2.1(F) - Tree Preservation and MitigationXAll trees are up sized for mitigation, developer attempted to plant nearby, not sites found, payment in lieu is being provided for remaining 4 trees not planted on site3.2.1(G) - Tree Protection SpecificationsXBarriers shall be erected around protected trees of orange fencing, min. 4’ height no closer than 6’ of trees. Concrete blankets and padded materials shall be added as recommended.3.2.2(C)(4) - Bicycle FacilitiesXRequired - 8 spaces (5 enclosed)Provided - 8 spaces (8 enclosed)3.2.2(J) - Setbacks VehicularXRequired - parking lots with 6 or more spaces shall be setback from lot line 5’Provided - Parking lot set back 3’ on east side lot line3.2.2(K)(1)(a) - Vehicle parkingXRequired - 7 spacesProvided - 7 spaces3.2.2(L)(2) - Compact ParkingXRequired - 40% maxProvided - 42.8%3.2.4 - Site LightingX3.2.5(C) - Trash and recycling enclosuresXSlide #10LAND USE CODE CRITERIAITEM 5, ATTACHMENT 9Packet pg. 312 VANSlide #11MODIFICATION REQUEST #1LUC SECTION 3.2.2(L)(2) :Long-term parking areas may have up to forty (40) percent compact car stalls.MODIFICATION JUSTIFICATION:The plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division VQDGOQFKƂGFGZEGRVKPCnominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2.This is a small parking lot with only seven (7) spaces. Three (3) of the seven (7) are proposed to be compact. The increase requested is only 2.8% above code requirement. That increase is nominal and inconsequential when considered in the EQPVGZVQHVJGFGXGNQROGPVRNCPMODIFICATION REQUESTED:Compact parking to be provided at 42.8%. MODIFICATION REQUEST #2SECTION 3.2.2(J) #P[XGJKEWNCTWUGCTGCEQPVCKPKPIUKZ  QTOQTGparking spaces shall be set back from lot line 5’.MODIFICATION JUSTIFICATION:The plan as submitted will promote the general RWTRQUGQHVJGUVCPFCTFHQTYJKEJVJGOQFKƂECVKQPis requested equally well or better than would a plan which complies with the standard for which a OQFKƂECVKQPKUTGSWGUVGFThe intent for the parking lot setback is to provide adequate space for screening as described in Section 3.2.1.The proposed plan is equal to and better than the required for the following reasons:East lot lineAdjacent to residential uses 70% screening is required - the proposed plan provides 100% screening.• The tree requirement (1 tree/40 lf) landscaping along the east lot line has been met with one (1) tree provided for the 56’ of parking lot.• A cedar fence (6’ height) has been provided the length of the parking lot for screening.• The landscaping has been planted to block 100% of lights (75% coverage required). • Plants reach a mature height of 4-5’ where only 2.5’ height is required.South lot line Parking lot entrance and parking stall are designed with curbs and easy access. With the south property line being the edge of an alley where “back-door” vehicle use is already occurring the proposed plan is equal to a plan that provides a 5’-0” setback to the parking stalls..MODIFICATION REQUESTED: 3’-0” setback on east lot line, 0’ setback on south lot line.New 6’ cedar privacy fenceKarl Foerster Grass Mature height: 4-5’Property lineAlley3’-0”5’-0”Existing off site block wall and fence to remainLAND USE CODE MODIFICATION REQUESTSITEM 5, ATTACHMENT 9Packet pg. 313 Slide #12Fire House AlleyMrytle AlleyMODIFICATION REQUEST #2Plant survivability in narrow planting areasLAND USE CODE MODIFICATION REQUESTSITEM 5, ATTACHMENT 9Packet pg. 314 &^/ͬ'hddZ^ͲDd,KzK>KZ,KZ/KEd>DEd&/Z>W^//E't/d,ϰΗyWK^hZͲK>KZϭ>/D^dKEsEZ>hD/EhDͲ>tKKt/EKt^KZWKZ,^</ZdͲK>KZϮWKZ,EdZzK>hDE^EZ/>/E'^ͲK>KZϭϴΗd>>Z^^EhDZ>^ϰΗd>>hE/dEhDZ^KEKKZ^>>dZ/DdKDd,KzK>KZϰͲWE>EdZzKKZ^ͲK>KZϯϯϬͲzZ,/',ͲWZK&/>Z,/ddhZ>^W,>d^,/E'>^ͲZ/&dtKKϴΗϭϮΗϴΗϭϮΗϯϭΖͲϳϭͬϰΗцϵϵΖͲϮΗsZ''Z>sd/KEWZKWZdz>/EϭϴΖͲϬΗϭΖͲϬΗϮΖͲϬΗdh>^/zZt/d,ϳΖͲϲϭͬϮΗϱΖͲϰϭͬϰΗ^/zZ^d<ϱΖͲϬΗD/E͘DEd&/ZKZEddE^//E't/d,ddE^dϭϲΗK͘͘ͲK>KZϮϯϬͲzZ,/',ͲWZK&/>Z,/ddhZ>^W,>d^,/E'>^ͲZ/&dtKK&^/ͬ'hddZ^ͲDd,KzK>KZ>/D^dKEsEZ>hD/EhDͲ>tKKt/EKt^WKZ,EdZzK>hDE^EZ/>/E'^ͲK>KZϭ>>dZ/DdKDd,KzK>KZϬϭϰϰͲWE>EdZzKKZ^ͲK>KZϯϴΗϭϮΗϱΗϭϮΗϱΗϭϮΗцϵϵΖͲϮΗsZ''Z>sd/KEϮϵΖͲϭϭΗϴΗϭϮΗϴΗϭϮΗ>>yWK^>dZ/>ED,E/>Yh/WDEd/^dK^ZEKZW/EddKDd,d,h/>/E'K>KZϭͲ/E/z>>KtK>KZϯͲZ/E:>K>KZϮͲZ/>/E'^K>KZ>'E>/D^dKEsEZ;tZ^^dKEͲh^dKD>EͿ^W,>d^,/E'>^ͲZ/&dtKKϭͬϰΗͬϭϮΗdZ^,Zz>dZ^,Zz>ϲϱͲ'>>KEdZ^,EZz>/E'/E^Ϭϭ5dZ^,Zz>dZ^,Zz>ϰΖͲϬΗKZ&EͲK>KZϮϰyϰWK^d^ͲK>KZϮKEZd^dKKWͲ^>KWϭ͗ϰϴD/E͘ϮΗ^>͗ϭͬϰΗсϭΖͲϬΗϬϭϬϮEKZd,>sd/KEͲ^>͗ϭͬϰΗсϭΖͲϬΗϬϭϬϭt^d>sd/KEͲ^>͗ϭͬϮΗсϭΖͲϬΗϬϭϯdZ^,^ZEW>EͲ dzW͘^>͗ϭͬϮΗсϭΖͲϬΗϬϭϰdZ^,>sd/KEϭ^>͗ϭͬϮΗсϭΖͲϬΗϬϭϱdZ^,>sd/KEϮSlide #13ARCHITECTURAL ELEVATIONSITEM 5, ATTACHMENT 9Packet pg. 315 &^/ͬ'hddZ^ͲDd,KzK>KZ,KZ/KEd>DEd&/Z>W^//E't/d,ϰΗyWK^hZͲK>KZϭ>/D^dKEsEZ>hD/EhDͲ>tKKt/EKt^KZWKZ,^</ZdͲK>KZϮWKZ,EdZzK>hDE^ͲK>KZdKDd,KzϰΗd>>hE/dEhDZ^KEKKZ^>>dZ/DdKDd,KzK>KZϰͲWE>EdZzKKZ^ͲK>KZϯϯϬͲzZ,/',ͲWZK&/>Z,/ddhZ>^W,>d^,/E'>^ͲZ/&dtKKDd>WKZ,Z/>/E'^ͲWKtZͲKd><&/E/^,ϱΗϭϮΗϱΗϭϮΗϯϬΖͲϭΗ&^/ͬ'hddZ^ͲDd,KzK>KZ,KZ/KEd>DEd&/Z>W^//E't/d,ϰΗyWK^hZͲK>KZϭ>/D^dKEsEZ>hD/EhDͲ>tKKt/EKt^KZWKZ,^</ZdͲK>KZϮWKZ,EdZzK>hDE^ͲK>KZdKDd,Kz>>dZ/DdKDd,KzK>KZϯϬͲzZ,/',ͲWZK&/>Z,/ddhZ>^W,>d^,/E'>^ͲZ/&dtKKDEd&/ZKZEddE^//E't/d,ddE^dϭϲΗK͘͘ͲK>KZϮ^/zZ^d<ϱΖͲϬΗD/E͘Dyt>>,/',dϭϴΖͲϬΗϭΖͲϬΗϮΖͲϬΗ/d/KE>t>>,/',d^d<ZYh/ZDEdWZKWZdz>/EϴΗϭϮΗϱΗϭϮΗϱΗϭϮΗϱΗϭϮΗdh>^/zZt/d,ϳΖͲϲϭͬϮΗ>>yWK^>dZ/>ED,E/>Yh/WDEd/^dK^ZEKZW/EddKDd,d,h/>/E'K>KZϭͲ/E/z>>KtK>KZϯͲZ/E:>K>KZϮͲZ/>/E'^K>KZ>'E>/D^dKEsEZ;tZ^^dKEͲh^dKD>EͿ^W,>d^,/E'>^ͲZ/&dtKKϲϬϰ^&hE/dϱϲϰ^&hE/dϱϲϱ^&hE/dϲϭϰ^&hE/dϯϯϵ^&hE/dϯϴϰ^&hE/dϯϴϴ^&hE/dϯϯϵ^&hE/d^>͗ϭͬϰΗсϭΖͲϬΗϬϮϬϮ^d>sd/KEͲ^>͗ϭͬϰΗсϭΖͲϬΗϬϮϬϭ^Khd,>sd/KEͲƌĞĂĂůĐƵůĂƚŝŽŶƐ͗>ŽƚƌĞĂсϵ͕ϱϬϬĨƚϮZĞĂƌ,ĂůĨŽĨ>ŽƚƌĞĂсϰ͕ϳϱϬĨƚϮůůŽǁĂďůĞƵŝůĚŝŶŐƌĞĂсϵ͕ϱϬϬĨƚϮdžϰϬйсϯϴϬϬĨƚϮůůŽǁĂďůĞƵŝůĚŝŶŐƌĞĂŽŶZĞĂƌ,ĂůĨŽĨ>Žƚсϰ͕ϳϱϬĨƚϮdžϯϯйсϭ͕ϱϲϳ͘ϱĨƚϮWƌŽƉŽƐĞĚƵŝůĚŝŶŐƌĞĂ͗&ŝƌƐƚ>ĞǀĞů͗Ϯ͕ϯϯϳĨƚϮ^ĞĐŽŶĚ>ĞǀĞů͗ϭ͕ϰϱϴĨƚϮdŽƚĂů͗ϯ͕ϳϵϱĨƚϮWƌŽƉŽƐĞĚƵŝůĚŝŶŐƌĞĂŽŶZĞĂƌ,ĂůĨŽĨ>Žƚ͗&ŝƌƐƚ>ĞǀĞů͗ϰϵϭĨƚϮ^ĞĐŽŶĚ>ĞǀĞů͗ϮϯϮĨƚϮdŽƚĂů͗ϳϮϯĨƚϮSlide #14ARCHITECTURAL ELEVATIONSITEM 5, ATTACHMENT 9Packet pg. 316 Slide #15East ViewWest ViewARCHITECTURAL VIEWSITEM 5, ATTACHMENT 9Packet pg. 317 Slide #16Magnolia Street FrontageSouth ViewNorth ViewARCHITECTURAL VIEWSITEM 5, ATTACHMENT 9Packet pg. 318 Slide #17ARCHITECTURAL VIEWSITEM 5, ATTACHMENT 9Packet pg. 319 ;ϭͿϯϮϰ͘D'EK>/΀΁EtKE^dZhd/KEͲs/t&ZKDKZEZK&WdZ^KEED'EK>/;ϮͿϰϬϭWdZ^KE;ϲͿϯϯϬWdZ^KE;ϰͿϰϬϲWdZ^KE;ϱͿϰϬϬWdZ^KE΀΁EtKE^dZhd/KEͲϯϯϱ͘D'EK>/;ϯͿϯϮϯ͘D'EK>/;ϭͿ;ϮͿ;ϯͿ;ϰͿ;ϱͿ;ϲͿ΀΁΀΁s//E/dzDW;ϭͿ;ϭͿ;ϮͿ;ϯͿ;ϰͿ;ϰͿ;ϱͿ;ϱͿ;ϲͿ;ϲͿ;ϯͿ;ϮͿE Magnolia StreetPeterson StreetSlide #18ARCHITECTURAL SITE CONTEXTITEM 5, ATTACHMENT 9Packet pg. 320 ;ͿϰϬϭWdZ^KE;EtͿϯϯϱ͘D'EK>/;Ϳϯϯϭ͘D'EK>/;ͿϯϮϳ͘D'EK>/y/^d/E'dd,'Z'ͲϰϬϭWdZ^KE;zKEͿ^>͗ϭͬϴΗсϭΖͲϬΗϬϲϭKEdydh>EKZd,>sd/KEs/t>KK</E'^Khd,dt^dEK&>K<s/t>KK</E'EKZd,ZK^^d,^dZd&ZKD^/dSlide #19ARCHITECTURAL CONTEXTUAL ELEVATIONSITEM 5, ATTACHMENT 9Packet pg. 321 VANWM5'-012"7'-1012"18'-0"24'-0"5'-0"PORCHPORCHPORCHPORCHPAPAPAPAPAPAPAEXISTINGSIDEWALK64 SF SHED4 LONG TERM64 SF SHED3'-0"PA3'-6"EXISTING SINGLEFAMILY HOMEEXISTING SINGLEFAMILY HOMEEXISTING6'-0"15'-0"3COMPACTWALL, REFER TO CIVIL PLANSFOR MORE INFORMATION50'-0"3'-0"6'-0"UTILITYEASEMENTEXISTING BLOCK WALL ANDFENCE TO REMAIN4'-0"TRASH/RECYCLETRASH/RECYCLEPAR3'-0"R6'-0"R10'-0"4'-0"FRONT LOTREAR LOTCONCRETE DRAIN PAN,REFER TO CIVIL PLANSFOR MORE INFORMATIONPRIVACY FENCE6' CEDARLS501DPRIVACY FENCE6' CEDARLS501DEXISTING BLOCK WALL AND 6'PRIVACY FENCE TO REMAINEXISTINGGARAGEEDGERSTRIP SANDSTONELS501C4'-0"PAPA-0"ETBACK5'-0"SIDE YARDSETBACK0"ARDACK5'-0"REAR YARDSETBACKEVREADYSTALL6'-2"20'-1112"FIRE RISER8'-0"UTILITYEASEMENT-11"TRASH/RECYCLERASH/RECYCLTRASH/RECYCLERASH/RECYCLFRONT LOTRONT LOREAR LOTEAR LOTFIRE RISERRE RISEREXISTING SINGLESINGLEFAMILY HOMEFAMILYEXISTINGTINGGARAGEGAREXISTING SINGLESINGLEFAMILY HOMEFAMILYSlide #203.5.1 - Building and Project Compatibility(D) Privacy Considerations. Elements of the development plan shall be arranged to maximize the opportunity for privacy by the residents of the project and minimize infringement on the privacy of adjoining land uses. Additionally, the development plan shall create opportunities for interactions among neighbors without sacrificing privacy or security. (See Figure 8.)Magnolia Dwellings has addressed privacy in the following ways:1) Building sited on further to west to maximize distance from single-family lots to the east7’ - 6 1/2”11’-6”PRIVACY CONSIDERATIONSITEM 5, ATTACHMENT 9Packet pg. 322 &^/ͬ'hddZ^ͲDd,KzK>KZ,KZ/KEd>DEd&/Z>W^//E't/d,ϰΗyWK^hZͲK>KZϭ>>dZ/DdKDd,KzK>KZϯϬͲzZ,/',ͲWZK&/>Z,/ddhZ>^W,>d^,/E'>^ͲZ/&dtKKϱΗϭϮΗϱΗϭϮΗϭϭΖͲϭϬΗ ϭϵΖͲϭϬΗ WZKWK^^ϭϭΖͲϱΗϭϳΖͲϴΗϭϵΖͲϳΗ ϭϳΖͲϵΗ Slide #21LUC 4.8(F)(1)(h) Side Facade Character17’-8” to habitable space (+12’-8” from minimum 5’ setback)Magnolia Dwellings has addressed privacy in the following ways:2) Side facade character enhancedSecond StoryWhen building construction results in:1. A new house that is greater than two thousand five hundred (2,500) square feet, or2. A second-story addition that results in a total square footage of more than three thousand (3,000) square feet,At least one (1) side facade feature from the menu below shall be included to address potential looming and privacy impacts on neighbors:11’-10” (+6’-10” from minimum 5’ setback)PRIVACY CONSIDERATIONSITEM 5, ATTACHMENT 9Packet pg. 323 VAN WM5'-012"7'-1012"18'-0"24'-0"5'-0"PORCH PORCH PORCH PORCH PA PA PA PA PA PA PAEXISTINGSIDEWALK 64 SF SHED 4 LONG TERM 64 SF SHED 3'-0" PA 3'-6" EXISTING EXISTING SINGLE FAMILY HOME EXISTING SINGLE FAMILY HOME EXISTING 6'-0"15'-0" 3 COMPACT WALL, REFER TO CIVIL PLANS FOR MORE INFORMATION 50'-0"3'-0" 6'-0" UTILITY EASEMENT EXISTING BLOCK WALL AND FENCE TO REMAIN 4'-0" TRASH/RECYCLETRASH/RECYCLE PAR3'-0"R6'-0"R10'-0"4'-0"FRONT LOTREAR LOTCONCRETE DRAIN PAN, REFER TO CIVIL PLANS FOR MORE INFORMATION PRIVACY FENCE6' CEDARLS501D PRIVACY FENCE 6' CEDARLS501D EXISTING BLOCK WALL AND 6' PRIVACY FENCE TO REMAIN EXISTING GARAGE EDGERSTRIP SANDSTONELS501C 4'-0" PA PA -0" ETBACK 5'-0"SIDE YARDSETBACK0"ARDACK5'-0" REAR YARD SETBACK EV READY STALL 6'-2" 20'-1112" FIRE RISER 8'-0" UTILITY EASEMENT -11"TRASH/RECYCLERASH/RECYCLTRASH/RECYCLERASH/RECYCL FRONT LOTRONT LOREAR LOTEAR LOTFIRE RISERRE RISER EXISTING SINGLESINGLE FAMILY HOMEFAMILY EXISTINGTING GARAGEGAR EXISTING SINGLESINGLE FAMILY HOMEFAMILY Slide #22Magnolia Dwellings has addressed privacy in the following ways:3) Existing and Proposed Privacy FenceExisting CMU block wall and fence to remain in placeExisting brick wall and lattice to remain in placeNew 6’ cedar privacy fence3'-10"2"6'-0"2"x4" CEDAR FENCECAP8'-0"1"x6" CEDAR RAIL6" CEDAR PICKET4"x6" CEDAR POST1" CHAMFER TO ALLPOSTS1" x 6" CEDAR RAIL1" x 6" CEDAR RAILPRIVACY CONSIDERATIONSITEM 5, ATTACHMENT 9Packet pg. 324 ϱΗϮΗSlide #23Magnolia Dwellings has addressed privacy in the following ways: 4) Columnar evergreen trees in front of balconies5) 3’ high solid wall on the lower portion of balconiesJuniperus virginiana ‘Taylor’Taylor Juniper Planted height: 8’ (6’ required) Mature height: 15-20’ Mature Width: 3’ PRIVACY CONSIDERATIONSITEM 5, ATTACHMENT 9Packet pg. 325 64 SF SHEDϭϳΖͲϬΗϯΖͲϴΗϱΖͲϬΗϭϳΖͲϲΗϭϮΖͲϱΗϭϵΖͲϵΗϭϴΖͲϰΗϳΖͲϮϭͬϮΗWZKWZdz>/EWZKWZdz>/E>/EK&^dE/E'z>s>ͲϲϬΗKs>KEz&>KKZ>/EK&^/dd/E'z>s>ͲϰϰΗKs>KEz&>KKZy/^d/E'ϲΖнWZ/sz&EWZKWK^K>hDEZdZ^y/^d/E'KZEDEd>dZdKZD/Ey/^d/E'ϭͲ^dKZz^/E'>&D/>zZ^/EϯϬϳϭϮΖͲϲΗϭϵΖͲϭϬΗWWZKy/Dd&/>K&s/tWZKWK^^KE>s>>KE/^y/^d/E'ϭͲ^dKZz^/E'>&D/>zZ^/Ey/^d/E'ϮͲ^dKZzDh>d/Ͳ&D/>zWZdDEdh/>/E'y/^d/E'dd,ϭͲZ'Z'y/^d/E'ϭͲ^dKZz^/E'>&D/>zZ^/EWdZ^KE^dZd^dD'EK>/^dZd^>͗ϬϳϭĂůĐŽŶLJsŝĞǁϭ^ŝƚƚŝŶŐϰϰΗ^>͗ϬϳϮĂůĐŽŶLJsŝĞǁϭ^ƚĂŶĚŝŶŐϲϬΗ^>͗ϯͬϭϲΗсϭΖͲϬΗϬϳϯ^/d^d/KEϭ^>͗ϭΗсϮϬΖͲϬΗϬϳϰ^/dW>E>KEzs/t^Ͳ WK^/d/KEϭϯΖͲϴΗϯΖSlide #24PRIVACY CONSIDERATIONSITEM 5, ATTACHMENT 9Packet pg. 326 64 SF SHEDϭϳΖͲϬΗϯΖͲϴΗϱΖͲϬΗϭϳΖͲϲΗϭϮΖͲϱΗϭϵΖͲϵΗϭϴΖͲϰΗϳΖͲϮϭͬϮΗWZKWZdz>/EWZKWZdz>/E>/EK&^dE/E'z>s>ͲϲϬΗKs>KEz&>KKZ>/EK&^/dd/E'z>s>ͲϰϰΗKs>KEz&>KKZy/^d/E'ϲΖнWZ/sz&EWZKWK^K>hDEZdZ^y/^d/E'KZEDEd>dZdKZD/Ey/^d/E'ϭͲ^dKZz^/E'>&D/>zZ^/EϯϬϵϯϬϴϭϮΖͲϲΗϭϵΖͲϭϬΗWWZKy/Dd&/>K&s/tWZKWK^^KE>s>>KE/^y/^d/E'ϭͲ^dKZz^/E'>&D/>zZ^/Ey/^d/E'ϮͲ^dKZzDh>d/Ͳ&D/>zWZdDEdh/>/E'y/^d/E'dd,ϭͲZ'Z'y/^d/E'ϭͲ^dKZz^/E'>&D/>zZ^/EWdZ^KE^dZd^dD'EK>/^dZd^>͗ϬϴϭĂůĐŽŶLJsŝĞǁϮ^ŝƚƚŝŶŐϰϰΗ^>͗ϬϴϮĂůĐŽŶLJsŝĞǁϮ^ƚĂŶĚŝŶŐϲϬΗ^>͗ϯͬϭϲΗсϭΖͲϬΗϬϴϯ^/d^d/KEϭ^>͗EϭΗсϮϬΖͲϬΗ^/dW>E>KEzs/t^Ͳ WK^/d/KEϮϯΖͲϴΗSlide #25PRIVACY CONSIDERATIONSITEM 5, ATTACHMENT 9Packet pg. 327 64 SF SHEDWZKWZdz>/EWZKWZdz>/E>/EK&^dE/E'z>s>ͲϲϬΗKs>KEz&>KKZ>/EK&^/dd/E'z>s>ͲϰϰΗKs>KEz&>KKZy/^d/E'ϲΖнWZ/sz&EWZKWK^K>hDEZdZ^y/^d/E'KZEDEd>dZdKZD/EϳΖͲϮϭͬϮΗϭϵΖͲϲΗϭϭΖͲϭϭΗϯΖͲϴΗϱΖͲϬΗϮϬΖͲϯΗϭϴΖͲϭϭΗy/^d/E'ϭͲ^dKZz^/E'>&D/>zZ^/EϯϬϵϭϮΖͲϲΗϭϵΖͲϭϬΗWWZKy/Dd&/>K&s/tWZKWK^^KE>s>>KE/^y/^d/E'ϭͲ^dKZz^/E'>&D/>zZ^/Ey/^d/E'ϮͲ^dKZzDh>d/Ͳ&D/>zWZdDEdh/>/E'y/^d/E'dd,ϭͲZ'Z'y/^d/E'ϭͲ^dKZz^/E'>&D/>zZ^/EWdZ^KE^dZd^dD'EK>/^dZd^>͗ϬϵϭĂůĐŽŶLJsŝĞǁϯ^ŝƚƚƚŝŶŐϰϰΗ^>͗ϬϵϮĂůĐŽŶLJsŝĞǁϯ^ƚĂŶĚŝŶŐϲϬΗ^>͗ϯͬϭϲΗсϭΖͲϬΗϬϵϯ^/d^d/KEϮ^>͗EϭΗсϮϬΖͲϬΗ^/dW>E>KEzs/t^Ͳ WK^/d/KEϯϯΖ ϴΗSlide #26PRIVACY CONSIDERATIONSITEM 5, ATTACHMENT 9Packet pg. 328 Slide #27Will meet the size requirements of under 120 SF and maximum of 8’-0” height for each shedExample Bike Storage ShedWall Mount Bike RacksBIKE STORAGE SHEDITEM 5, ATTACHMENT 9Packet pg. 329 QUESTIONS?ITEM 5, ATTACHMENT 9Packet pg. 330 Development Review Staff Report Agenda Item 6 Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com Planning & Zoning Commission May 20, 2021 Mosaic Neighborhood Center PDP210003 Summary of Request This is a Project Development Plan (P.D.P.) to develop a neighborhood center for the Mosaic Community. The proposal includes approximately 4,000 square feet of commercial space as well as a community pool with an affiliated 1,000 square foot building, a neighborhood open space area, and 19 off-street parking spaces. Future access will be taken from Conquest Way to the east. The request includes a Modification of Standard and is located within the Low-Density Mixed-Use Neighborhood (LMN) zone district, which requires Planning & Zoning Commission (Type 2) review. Zoning Map (ctrl + click map to follow link) Next Steps If approved by the Commission, the applicant will be eligible to submit a Final Development Plan. Subsequent rounds of review will be required to finalize site engineering and any remaining corrections to the plan before the applicant can apply for construction and building permits. Site Location Located in the Eastridge/Mosaic neighborhood, on the northeast corner of N. Timberline Road and Sykes Drive (parcel #: 8708169001). Zoning Low Density Mixed-Use Neighborhood (LLM) Property Owner Eastridge Holdings, LLC 4801 Goodman Street Timnath, CO 80547 Applicant/Representative John Beggs Russell + Mills Studios 506 S. College Ave Fort Collins, CO 80524 Staff Pete Wray, Senior City Planner Contents 1. Project Introduction .................................... 2 2. Comprehensive Plan Background ............. 3 3. Public Outreach ......................................... 4 4. Article 2 – Applicable Standards ................ 5 5. Article 3 - Applicable Standards ................. 8 6. Land Use Code Article 4 – Applicable Standards: ....................................................... 16 7. Findings of Fact/Conclusion .................... 17 8. Recommendation ..................................... 17 9. Attachments ............................................. 17 Staff Recommendation Approval of Modification and Project Development Plan Packet pg. 331 Planning & Zoning Commission - Agenda Item 6 PDP210003 | Mosaic Neighborhood Center Thursday, May 20, 2021 | Page 2 of 17 Back to Top 1. Project Introduction A. PROJECT DESCRIPTION • The project is located at the corner of Sykes Dr and N Timberline Rd (parcel #: 8708169001). The project proposes to build a neighborhood center for the Mosaic Community that includes approximately 4,000 square feet of commercial space, a community pool with an affiliated 1,000 square foot building, and a neighborhood open space area. • The proposed commercial building includes general retail and restaurant uses. • The site is located directly east of N Timberline Rd. Future access will be taken from Conquest Way to the east. • The parking lot consists of 19 off-street spaces in addition to 5 on-street spaces, with an associated request for a Modification of Standard. • A Modification of Standard is required for Land Use Code Section 3.2.2 (2)(a) – Non-Residential Parking requirements. The Plan proposes that five (5) spaces adjacent to the development site (pool and neighborhood center) along the east side of Conquest Way be counted toward the off-street parking requirements for the outdoor recreational use. • The P.D.P. is within the East Mulberry Corridor Plan area. • The project is within the Low Density Mixed-Use Neighborhood (L-M-N) Zone District and is subject to a Type 2 review and public hearing by the Planning and Zoning Commission. B. SITE CHARACTERISTICS 1. Development Status/Background On February 19, 2002, the Property was annexed as the East Ridge Annexation and zoned Low Density Mixed- Use Neighborhoods (L-M-N). The Annexation Ordinance and Plat were recorded on May 13, 2002The East Mulberry Corridor Plan (EMCP) adopted in 2003 established the land use framework for this area. The proposed P.D.P. is consistent with the EMCP, which recommends the L-M-N designation. On August 26, 2005, the Overall Development Plan (ODP) was approved by the Planning and Zoning Commission. The ODP was later amended in 2015. On January 27, 2016, the East Ridge Second Filing (Major Amendment and Replat #MJA150005) was approved by a Hearing Officer. On May 24, 2017, the East Ridge Third Filing Project Development Plan (PDP170006) was approved by a Hearing Officer. On December 30, 2019, the East Ridge Third Filing Minor Amendment (MA190050) was approved by City staff, and on January 3, 2020 the Eastridge Third Filing BDR Replat (BDR1900112) was approved by City staff (Plat Title – East Ridge 4th Filing). On June 18, 2020, the East Ridge Fifth Filing Mosaic Condos Project Development Plan (PDP200003) was approved by the Planning and Zoning Commission. Packet pg. 332 Planning & Zoning Commission - Agenda Item 6 PDP210003 | Mosaic Neighborhood Center Thursday, May 20, 2021 | Page 3 of 17 Back to Top 2. Surrounding Zoning and Land Use North South East West Zoning Low Density Mixed-Use Neighborhood (L-M-N) Low Density Mixed-Use Neighborhood (L-M-N) Low Density Mixed-Use Neighborhood (L-M-N) Larimer County Residential (R), Industrial (I) Land Use East Ridge Fifth Filing - Condos East Ridge Third Filing – Townhomes to-be- developed East Ridge Third Filing – Townhomes to-be- developed Existing commercial/industrial and residential C. OVERVIEW OF MAIN CONSIDERATIONS A primary consideration of the plan has been the applicant’s request for a Modification of Standard to 3.2.2 (K)(2)(a) – Non-Residential Parking Requirements. This standard requires a minimum of 24 off-street parking spaces for the proposed commercial uses and pool/outdoor recreation use. This total includes 10 spaces for the outdoor recreation use, with the plan providing 5 off-street spaces in a parking lot and 5 on-street spaces on Conquest Way. During the review process, staff found that the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. Circumstances include: • Conquest Way includes two 10’ travel lanes with on-street parking. Incorporating 5 on-street parking spaces into the calculation will not negatively impact the functionality of the local street. • This is the second Mosaic neighborhood pool and club house, and it is anticipated that users of the pool will be residents in the HOA only, who will predominantly access the site by either walking or bike. The proposed design is equal to or better than a plan which complies with the standard in that the plan encourages pool users to use alternative modes of travel within the neighborhood, providing convenient access and facilities to accommodate pedestrians and bicyclists, and provides additional amenities within the outdoor recreation area, including gathering space, seating, enclosed shelters, and meeting space. The main site planning issues requiring multiple design iterations prior to Planning & Zoning Commission review have been building placement and orientation on site, architectural design, parking lot screening, and pedestrian circulation and amenities. 2. Comprehensive Plan Background A. CITY PLAN (2019) The Structure Plan Map in City Plan provides a framework for the ultimate buildout of Fort Collins. It focuses on the physical form and development pattern of the community, illustrating areas where new greenfield development, infill, and redevelopment are likely to occur, as well as the types of land uses and intensities to encourage. The Structure Plan: • Guides future growth and reinvestment and serves as the official Land Use Plan for the City; • Informs planning for infrastructure and services; • Fosters coordinated land use and transportation decisions within the city and region; and • Helps implement principles and policies. Packet pg. 333 Planning & Zoning Commission - Agenda Item 6 PDP210003 | Mosaic Neighborhood Center Thursday, May 20, 2021 | Page 4 of 17 Back to Top The site’s zoning of Low Density Mixed-Use Neighborhood (LMN) is consistent with the 2019 update of the Structure Plan Map, which identifies the site as a Mixed Neighborhood place type. Further, on p. 42 the plan states the following: Policy LIV 4.1 - NEW NEIGHBORHOODS. Encourage creativity in the design and construction of new neighborhoods that: Provides a unifying and interconnected framework of streets, sidewalks, walkway spines and other public spaces; Expands housing options, including higher density and mixed-use buildings; Offers opportunities to age in place; Improves access to services and amenities; and Incorporates unique site conditions. Policy LIV 4.3 - NEIGHBORHOOD SERVICES AND AMENITIES. Encourage the addition of new services, conveniences and/or gathering places in existing neighborhoods that lack such facilities, provided they meet applicable performance and design standards. Consider additional tools such as a conditional-use permit process and expanding home occupation provisions. B. EAST MULBERRY CORRIDOR PLAN (2003) The East Mulberry Corridor Plan (EMCP) was adopted in 2002 and formed the basis of the subject site’s Low Density Mixed-Use Neighborhood zone district designation. The Plan was updated in 2003 and 2005. The EMCP is an element of City Plan and is consistent with the policies for designating future land use and ultimate zoning. The zoning of the site remains consistent across both plans. Highlights of the EMCP, as it relates to the Mosaic Neighborhood Center P.D.P., are summarized as follows:  Support a mix of housing types and balance between residential and non-residential uses.  Identify locations for new mixed-use residential neighborhoods, supporting local adjacent land uses and providing additional homes for the community-at-large.  The East Mulberry Corridor study area will support a mix of housing by both maintaining existing housing stock and encouraging new development of a variety of housing types and choices. This plan helps implement relevant principles and policies as follows:  Principle EMC.LU – 1 Future residential neighborhoods will be integrated with existing residential subdivisions, and be within close proximity to shopping, recreation, and employment destinations.  Policy EMC.H – 1.1 A variety of housing types will be developed within new neighborhoods and located close to neighborhood shopping, employment, and recreation. The Mosaic Neighborhood Center P.D.P. fulfills the vision of the EMCP by providing neighborhood oriented commercial services within proximity to higher density housing. 3. Public Outreach A. NEIGHBORHOOD MEETING Pursuant to Section 2.2.2 – Step 2: Neighborhood Meetings, a neighborhood meeting is required for Planning and Zoning Commission (Type 2) projects. One neighborhood meeting was held for this project on March 22, 2021. The following key comments were received (see attached meeting summary): • Timing of the future commercial uses • How will the pool outdoor recreation component be managed with the Mosaic Neighborhood? Packet pg. 334 Planning & Zoning Commission - Agenda Item 6 PDP210003 | Mosaic Neighborhood Center Thursday, May 20, 2021 | Page 5 of 17 Back to Top • How will parking be provided for neighborhood center? 4. Article 2 – Applicable Standards A. SUBMITTAL This project was submitted on January 29, 2021. The project required two rounds of staff review prior to hearing. B. PROJECT DEVELOPMENT PLAN PROCEDURAL OVERVIEW 1. Conceptual Review - CDR190021 A conceptual review meeting was held on December 23, 2020. 2. Neighborhood Meeting A neighborhood meeting was held on March 22, 2021. Due to initial confusion about the specific uses that would be proposed in the neighborhood center, it was not immediately apparent that a Type II process (and neighborhood meeting) would be required, so a neighborhood meeting was not held prior to the initial submittal. Once the project was submitted, it became clear that a Type II process would be applicable, and a neighborhood meeting was immediately scheduled. 3. Notice (Posted, Written and Published) Posted Notice: February 2, 2021, Sign # 524 Written Hearing Notice: May 6, 2021, 154 addresses mailed. Published Notice: May 9, 2021, Confirmation #0004725937 Packet pg. 335 Planning & Zoning Commission - Agenda Item 6 PDP210003 | Mosaic Neighborhood Center Thursday, May 20, 2021 | Page 6 of 17 Back to Top C. DIVISION 2.8 – MODIFICATION OF STANDARDS The applicant requests one modification of a standard to Section 3.2.2 (K)(2)(a) – Non-Residential Parking Requirements. The Land Use Code is adopted with the recognition that there will be instances where a project would support the implementation of City Plan, but due to unique and unforeseen circumstances would not meet a specific standard of the Land Use Code as stated. The modification process and criteria in Land Use Code Division 2.8.2(H) provide for evaluation of these instances on a case-by-case basis, as follows: Land Use Code Modification Criteria: “The decision maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2), (3) or (4). 1. Applicant’s Justification The applicant’s request provides justification based upon numbered criteria 2.8.2 (H)(1), along with lack of detriment to the public good. The request is attached and thoroughly explains the proposed justifications. Key points are: • The applicant states that Conquest Way is constructed as a Connector Local Street (57 foot Right of Way) which is designed for on-street parking and 10 foot travel lanes. The request for modification would not impact the roadway functionality in a negative way. • The users of the pool will be residents from the neighborhood, and it is anticipated that these users will be accessing the site with alternative modes of transportation such as bikes or walking rather than vehicular travel. The pool site has provided 10 bike parking spaces, which is more than the required 4 spaces for that use. Packet pg. 336 Planning & Zoning Commission - Agenda Item 6 PDP210003 | Mosaic Neighborhood Center Thursday, May 20, 2021 | Page 7 of 17 Back to Top • The proposed design is equal to or better than a plan which complies with the standard if that if the five parking spaces were provided off-street, the project would not align with the adjacent alley centerline and would lose a substantial amount of the pool area, and community gathering space. 2. Staff’s Analysis of Modification Request Staff finds that the requested Modification of Standard to allow the five on-street parking spaces to be counted towards the off-street parking requirements for the outdoor recreational use would not be detrimental to the public good and is justified by criterion 1 in Land Use Code Section 2.8.2(H). Staff finds that the plan addresses Criterion 1, “as good or better” by providing the following: 3. The plan is not a detriment to the public good because the neighborhood center provides needed neighborhood oriented services and is located internal to the Mosaic neighborhood with no perceived negative impacts related to including five on-street parking spaces for the outdoor recreation use. 4. The proposed commercial building use is 4,000 square feet, less than the approved ODP allowing up to 10,000 square feet of non-residential space. The 14 spaces for the commercial uses meet the minimum number required. For the outdoor recreation use, neighbors using the pool area will be staggered on a daily basis, reducing the demand for parking on site. It is anticipated most of the Mosaic neighbors will use alternative modes of travel to the pool facility including walking or bicycling. 5. The pool and outdoor recreation area will be managed by the HOA and is open only for residents of the HOA, not the general public. Conquest Way permits on-street parking as an internal local street, and there will be no noticeable difference with cars parking along the neighborhood center frontage if they are using the pool or if they are from the adjacent homes. 6. The primary pool recreation facility located within Filing 2 acts to serve a majority of neighborhood residents, providing all on-street parking. This smaller pool and club house is the second facility in the Mosaic neighborhood, intended to serve residents generally in the west portion of Mosaic. This proposed pool/recreation facility part of the neighborhood center provides additional and enhanced amenities for the neighbors, including services, recreation and gathering space. The pool area includes 10 bike spaces, exceeding the minimum required 4 spaces. The amenities included in the pool recreation facility are above and beyond what is normally provided for a neighborhood pool such as large lawn gathering space, covered pavilion and outdoor fireplace, seating, and community rooms. These additional amenities are equal to or better than a plan that includes 10 off-street spaces for the outdoor recreation use that would result in a significant reduction of outdoor space and functionality of the pool area. Recommendation: Staff recommends approval of modification to 3.2.2 (K)(2)(a) Non-Residential Parking. Packet pg. 337 Planning & Zoning Commission - Agenda Item 6 PDP210003 | Mosaic Neighborhood Center Thursday, May 20, 2021 | Page 8 of 17 Back to Top 5. Article 3 - Applicable Standards A. DIVISION 3.2 - SITE PLANNING AND DESIGN STANDARDS Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.2.1 – Landscaping and Tree Protection This Code Section requires a fully developed landscape plan that addresses relationships of landscaping to the circulation system and parking, the building, abutting properties, and users of the site in a manner appropriate to the neighborhood context. Full tree stocking should be provided in all landscape areas within fifty (50) feet of any building or structure along all high use or high visibility sides of any building or structure, in accordance with the spacing standards outlined in this section. This standard is met through a combination of open areas with native seed-mix and proposed trees on-site as well as along the street right-of-way. The plan provides the following main landscape planting components: • 31 trees consisting of deciduous and coniferous species, distributed within the site, building foundation planting areas, parking lot areas, and streetscape. • Mulched planting beds are included throughout the site with ornamental grasses and deciduous shrubs. Complies 3.2.1 (D) (2) – Street Trees Wherever the sidewalk is separated from the street by a parkway, canopy shade trees must be planted at thirty-foot to forty-foot spacing (averaged along the entire front and sides of the block face) in the center of all such parkway areas. Such street trees shall be placed at least eight (8) feet away from the edges of driveways and alleys. • The project frontage of Sykes Drive includes 4 existing street trees within the parkway strip. • The plan provides 3 new parkway trees on the Mosaic Site, along the Conquest Way frontage. (30’ – 40’ spacing). Complies 3.2.1(D)(3) Minimum Species Diversity The intent of this standard is to avoid extensive monocultures and prevent uniform insect and disease susceptibility on a development site, based on the number of trees on the site. • The plan provides 9 tree species, and none exceed 30% of the 31-total number of new trees. Complies 3.2.1(D)(4) Tree Species and Minimum Sizes This standard requires minimum tree and shrub sizes included in the landscape plan. The minimum sizes are: Canopy shade tree - 2” caliper Evergreen tree – 8’ height Ornamental tree – 1.5” caliper Shrubs – 5 gal. • All minimum required tree and shrub sizes are met. Complies Packet pg. 338 Planning & Zoning Commission - Agenda Item 6 PDP210003 | Mosaic Neighborhood Center Thursday, May 20, 2021 | Page 9 of 17 Back to Top 3.2.1(E)(4) (5) - Parking Lot Landscaping The intent of this standard is to break up large parking lots with tree cut-outs for shade and visual interest and provide landscape screening from the public street. In addition to street trees along streets, this subsection also requires that parking lots be screened from the street and from the parking lot perimeter abutting lots. • The 19 Mosaic Neighborhood Center parking lot spaces are divided so that no sides of parking spaces exceed fifteen spaces requiring intermediate parking islands. The parking spaces are generally obscured from view from Sykes Drive and Conquest Way by means of street trees, parking island trees, and continuous rows of shrub plantings. • The plan provides tree and shrub planting material coverage along the parking bays. Complies 3.2.1 (F) – Tree Preservation and Mitigation Existing significant trees (six (6) inches and greater in diameter) within the limits of development and within natural habitat buffer zones shall be preserved to the extent reasonably feasible. A significant tree that is removed shall be replaced with not less than one (1) or more than six (6) replacement trees sufficient to mitigate the loss of contribution and value of the removed significant tree(s). • Of the 10 existing trees on site, 4 will be removed based on condition. The Forestry review requires 4 mitigation trees to be planted, included in the landscape plan. Complies 3.2.2 – Access, Circulation and Parking This Code Section requires secure, convenient, efficient parking and circulation improvements that add to the attractiveness of the development. • The plan provides on-site walkways, curb-cuts, sidewalk ramps, emergency access, and a clearly delineated parking lot layout in compliance with standards. • The proposed parking lot includes a landscape setback from the Conquest Way ROW by 17’, and 14’-6” from the Sykes Drive ROW, exceeding the minimum setback of 10 feet for non-arterial streets. Complies 3.2.2(C)(4)(b) – Bicycle Parking Space Requirements Bike parking is required based on the neighborhood center uses as follows: Commercial Building: Standard Restaurant (2000 SF), minimum required= 1/1000 SF (minimum 4 spaces) (4 – 100% fixed). General Retail (2000 SF), minimum required = 1/4000 SF (4), (20% enclosed, 80% fixed). Outdoor Recreation 2200 SF pool + pool house, minimum required 4 spaces (100% fixed). The minimum number of bike parking required for the commercial building = 8 spaces and for the pool recreation area = 4 spaces totaling 12 spaces. • The Plan provides 8 bike spaces for the commercial uses (4 enclosed, and 4 fixed). • The plan provides 10 bike spaces for the outdoor recreation uses (100% fixed) exceeding the minimum required. Complies Packet pg. 339 Planning & Zoning Commission - Agenda Item 6 PDP210003 | Mosaic Neighborhood Center Thursday, May 20, 2021 | Page 10 of 17 Back to Top 3.2.2(K)(2)(a) – Non- Residential Parking Requirements Non-residential uses must provide a minimum number of off-street parking spaces based on the square footage of the commercial space. The required minimum parking is as follows: Commercial Building: Standard Restaurant (2000 SF), minimum required= 5/1000 SF (minimum 10 spaces), and maximum 10/1000 SF (minimum 20 spaces). General Retail (2000 SF), minimum required = 2/1000 SF minimum 4 spaces), and maximum 4/1000 SF (8 spaces). Outdoor Recreation (100 person capacity) minimum required = .1/person capacity (minimum 10 spaces), and maximum required = .3/person capacity (maximum 30 spaces). The total minimum required = 24 spaces (including 1 handicap accessible space). • The Plan provides 14 parking spaces for the commercial building uses, including 2 handicap accessible spaces. • The plan provides 10 parking spaces for the outdoor recreation uses (5 spaces off- street, and 5 spaces on-street). See request for Modification of Standards for required off-street parking. Complies, with Modification of Standards 3.2.3 - Solar Access, Orientation and Shading NA NA 3.2.4 – Site Lighting This code section requires a lighting plan with full cut-off, down-directional fixtures, minimum and maximum light levels, and limits on light spillover off the site. • Since this PDP was submitted prior the new lighting standards adopted, the PDP is required to comply with the lighting standards in place at the time of submittal. • The plan includes lighting fixtures attached to the building, site areas, and within the parking areas. The photometric plan demonstrates compliance with minimum and maximum lighting levels. All proposed lighting is fully shielded and down- directional, meeting color temperature requirements of 3,000K or less for both sites. Complies 3.2.5 – Trash and Recycling Enclosures All non-residential developments must provide adequately sized, conveniently located and easily accessible facilities for the waste disposal and recycling needs of the development. • Individual trash and recycling containers are provided in an enclosure that includes individual metal hauler doors and pedestrian door access, dumpster internal stops, and compatible masonry and stucco wall materials and colors as the commercial building. Complies Packet pg. 340 Planning & Zoning Commission - Agenda Item 6 PDP210003 | Mosaic Neighborhood Center Thursday, May 20, 2021 | Page 11 of 17 Back to Top B. DIVISION 3.3 – ENGINEERING STANDARDS Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.3.1(C) – Public Sites, Reservations and Dedications An applicant is required to dedicate rights-of-way (ROW) for public streets, drainage easements and utility easements as needed to serve the area being developed. In cases where any part of an existing street is abutting or within the tract being developed, the applicant must dedicate such additional rights-of-way as may be necessary to increase such street to the minimum width required by Larimer County Urban Area Street Standards and the City of Fort Collins Land Use Code. • The project will dedicate both onsite and offsite easements prior to final plan approval and as required by the City’s Engineering Services department. The plan will include dedicated ROW from the North Timberline Road, Sykes Drive, and Conquest Way street frontages to accommodate the overall improvements required along these streets. Complies C. 3.4 ENVIRONMENTAL, NATURAL AREA, RECREATIONAL AND CULTURAL RESOURCE PROTECTION STANDARDS Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.4.1 – Natural Habitats and Features NA NA 3.4.2 – Air Quality NA NA 3.4.3 – Water Quality The Project is designed so that precipitation runoff flowing from the site is treated in accordance with the criteria set forth in the Stormwater Criteria Manual. Complies 3.4.4 – Noise & Vibration NA NA 3.4.5 – Hazardous Materials NA NA 3.4.6 – Glare and Heat NA NA 3.4.7 – Historic and Cultural Resources NA NA Packet pg. 341 Planning & Zoning Commission - Agenda Item 6 PDP210003 | Mosaic Neighborhood Center Thursday, May 20, 2021 | Page 12 of 17 Back to Top 3.4.8 – Parks and Trails The intent of this standard is to ensure that all residential development connects to a park and or trails on-site and off-site in accordance with the Parks and Recreation Policy Master Plan. • The East Ridge/Mosaic development provides connections to the future neighborhood park in Mosaic neighborhood and sidewalk connections to the future multi-use regional trail off-site. • This non-residential tract includes sidewalks fronting Sykes Drive and Conquest Way that will eventually connect to the future multi-use trail that will be built west of this site along the east edge of N. Timberline Road. NA 3.4.9 – Health Risks NA NA D. 3.5 – BUILDING STANDARDS Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.5.1– Building Project and Compatibility (B)(C)(E)(F) (G) These subsections require that new developments in or adjacent to existing developed areas are compatible, when considered within the context of the surrounding area, by using a design that is complementary. They should be read in conjunction with the more specific building standards contained in the zone district standards in Article 4. • The P.D.P. is zoned L-M-N and is located across Timberline Road from the existing Collins Aire Mobile Home Park, Timbervine, and Waterfield neighborhoods to the west, and L-M-N residential to the south and east within the Mosaic neighborhood. The P.D.P. will provide direct pedestrian connections to Timberline Road, and to adjacent Mosaic residential neighborhood to the east. • The proposed neighborhood center is consistent with the approved ODP for Eastridge that includes a future neighborhood center with a maximum commercial size of 10,000 SF. • The plan includes two single-story commercial buildings that incorporate similar building materials, finishes and design as the existing residential buildings within the Mosaic neighborhood. Complies 3.5.2 (A-C) – Residential Building Standards NA NA 3.5.2(D)(1) – Relationship of Dwellings to Streets and Parking NA NA 3.5.2(E)(3) – Side and Rear Yard Setbacks NA NA Packet pg. 342 Planning & Zoning Commission - Agenda Item 6 PDP210003 | Mosaic Neighborhood Center Thursday, May 20, 2021 | Page 13 of 17 Back to Top 3.5.3 – Mixed – Use, Institutional and Commercial Buildings Mixed-use and nonresidential buildings should provide significant architectural interest and shall not have a single, large, dominant building mass. The street level shall be designed to comport with a pedestrian scale to establish attractive street fronts and walkways. Walkways shall be designed principally for the purpose of accommodating pedestrians and pedestrian connections while secondarily accommodating vehicular movement. Buildings shall be designed with predominant materials, elements, features, color range and activity areas tailored specifically to the site and its context. (C)(1) – Relationship of buildings to streets and parking. At least one (1) main entrance of any commercial or mixed-use building should face and open directly onto a connecting walkway with pedestrian frontage. • The proposed neighborhood support/recreation facility use that includes a pool house, outdoor pool and gathering space is oriented to Conquest Way. The pool house building main entrance faces and opens directly onto a connecting walkway to the public sidewalk to the east, without crossing a drive lane or parking lot. The parking lot is to the side of this building orientation. • The proposed commercial building is oriented to Sykes Drive, with the main entrances that face and open directly onto a connecting walkway to the public sidewalk to the south, without crossing a drive land or parking lot. The parking lot is to the side of this building orientation. (C)(2)(b) - Orientation to Build-to Lines for Streetfront Buildings. Buildings shall be located no more than fifteen (15) feet from the right-of-way of an adjoining street if the street is smaller than a full arterial or has on-street parking. (C)(d)(1) - Exceptions to the build-to line standards shall be permitted: in order to form an outdoor space such as a plaza, courtyard, patio or garden between a building and the sidewalk. Such a larger front yard area shall have landscaping, low walls, fencing or railings, a tree canopy and/or other similar site improvements along the sidewalk designed for pedestrian interest, comfort, and visual continuity. • The proposed pool house is set back from the ROW at Conquest Way by approximately 105 feet. This outdoor recreation use meets the exception criteria by forming a large outdoor pool/plaza courtyard and patio space and community lawn gathering area between the building and public street. The intervening area includes landscaping, fencing and walls gazebo, outdoor fireplace, and tree canopy. • The proposed commercial building with designated future uses of retail and restaurant space is setback from the Sykes Drive ROW by 21 feet. This building also meets the exception criteria by forming an outdoor patio space between the building and public street. The patio includes fencing, seating, and landscaping to support possible outdoor dining activity. (D)(E) – Building Design. Changes in mass shall be related to entrances, the integral structure and/or the organization of interior spaces and activities and not merely for cosmetic effect. The building should include a clearly defined entrance and recognizable base and top treatments. Facades that face streets or connecting pedestrian frontage shall be subdivided and proportioned using features such as windows, entrances, arcades, arbors, awnings, treillage with vines, along no less than fifty (50) percent of the facade. • The proposed pool house includes a recognizable main entrance step-out with secondary entrances defined by different materials. The wall planes are divided into smaller segments by footprint projections, columns and change in materials. The facades incorporate a change in materials and colors within the base and top treatments for most of the building perimeter. • The proposed commercial building includes a clearly defined front entrance projection with secondary tenant entrances. The wall planes are differentiated by variation of footprint, columns, materials, and colors. The building incorporates a strong base treatment with storefront glass, synthetic stone, and stucco panels to Complies Packet pg. 343 Planning & Zoning Commission - Agenda Item 6 PDP210003 | Mosaic Neighborhood Center Thursday, May 20, 2021 | Page 14 of 17 Back to Top differentiate the top treatment of artisan vertical siding. The facades are further articulated by window and door treatments, steel columns, materials, and colors. 3.5.4 – Large Retail Establishments NA NA 3.5.5 – Convenience Shopping Center NA Na E. 3.6 TRANSPORTATION AND CIRCULATION This Section is intended to ensure that the transportation network of streets, alleys, roadways and trails is in conformance with adopted transportation plans and policies established by the City. Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.6.1 – Master Street Plan This criterion requires the P.D.P. to conform to the Master Street Plan. The following streets, and their classification, are included on the Master Street Plan: • North Timberline Road - four lane arterial The P.D.P. shows Timberline Road consistent with the adopted Transportation Master Plan and East Mulberry Corridor Sub-Area Plan. Timberline Road along most of the frontage of the Mosaic development has been constructed to the ultimate four lane cross section, including auxiliary lanes at the access to the condos (Sykes Drive), curb, gutter, and detached sidewalk. North of Sykes Drive the ultimate alignment of Timberline in the long-term future will realign to the east and provide a grade separation over the railroad. This ultimate alignment is conceptually designed and incorporated into the Mosaic Neighborhood plans. Construction of the re-alignment is not required at this time as it involves numerous properties, right of way acquisition, etc. and as such will be completed in the future as a City capital project. The P.D.P. demonstrates overall compliance with Master Street Plan. Complies 3.6.2 (K) – Streets, Streetscapes, Alleys and Easements The intent of this standard is to ensure that the public and private streets and alleys are designed to support the infrastructure proposed, consistent with the Larimer County Urban Area Street standards and Master Street Plan. • The Plan provides 1 controlled drive access point from Conquest Way for the Mosaic Neighborhood Center site, and a detached 5-foot sidewalk with ADA accessible sidewalk ramps. • The parkway landscape strip includes irrigated native seed grass and street trees located at 40’ spacing. Complies 3.6.3 – Street Pattern and Connectivity This standard requires the development be designed to be safe, efficient, convenient, and attractive, considering use by all modes of transportation. • The East Ridge/Mosaic overall development includes the local public street network throughout the site, street connections to North Timberline Road and future connections off-site, consistent with the approved ODP. • This plan provides private drive access to Conquest Way. • All internal sidewalks connect to the local street network. Complies Packet pg. 344 Planning & Zoning Commission - Agenda Item 6 PDP210003 | Mosaic Neighborhood Center Thursday, May 20, 2021 | Page 15 of 17 Back to Top 3.6.4 – Transportation Level of Service Requirements This standard requires demonstration that the transportation needs of a proposed development can be adequately accommodated by the existing transportation system, or including appropriate mitigation of impacts, for all travel modes. • Traffic Operations and Engineering Departments have reviewed the Transportation Impact Study (TIS) included in the East Ridge Overall Development Plan (ODP). The Mosaic Neighborhood Center is one part of the much larger East Ridge ODP. The ODP was originally approved in 2005 and most recently updated in 2015. The ODP, which never expired, reflected buildout of 500 single-family detached dwellings, 300 single-family attached dwellings, 187 multi-family dwellings, and 10,000 SF of neighborhood commercial space in the overall East Ridge (now called Mosaic) development. The ODP traffic study anticipated 8,192 daily vehicle trips from the overall development. Previously constructed filing Two and Three combined included 6,102 daily trips, within the approved anticipated daily vehicular traffic. • The Mosaic neighborhood center proposal includes 4,000 SF of future commercial space, less than the 10,000 SF from the original ODP traffic study calculations. Therefore, no specific mitigation is required regarding offsite vehicular transportation infrastructure. Any future proposals beyond the previously approved 8,200 daily trips will require additional mitigation. • It is noted that the Mosaic Neighborhood Center will pay Transportation Capital Expansion Fees (TCEF), which are being allocated toward several ongoing offsite area improvements being undertaken by the City: Signalization of Vine / Timberline, the Lemay/Vine realignment and grade separation project, and an improvement project at Timberline / Mulberry / Lincoln. • Bicycle and pedestrian levels of service are met in those areas where Mosaic Neighborhood Center has control. This includes sidewalk that will connect to the future regional trail along the east side of Timberline along Mosaic’s frontage. Regarding transportation, the proposal complies with Section 3.6.4 as well as Larimer County Urban Area Street Standards and the City of Fort Collins Multi-Modal Transportation Level of Service Manual. Complies 3.6.6 – Emergency Access This section is intended to ensure that emergency vehicles can gain access to, and maneuver within, the project so that emergency personnel can provide fire protection and emergency services without delays. The plan demonstrates the appropriate on-site emergency access easement in compliance with the 2018 International Fire Code. The drive aisle that circulates through the parking lot provides for a 24-foot emergency access easement. Complies F. 3.7 COMPACT URBAN GROWTH Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.7.3 – Adequate Public Facilities This section requires that any approval of a development is conditioned on the provision of all services necessary to serve the new development. This includes transportation, water, wastewater, storm drainage, fire and emergency services, electrical power and any other public facilities and services as required. The project is in the Boxelder Sanitation District, East Larimer County Water District (ELCO), Fort Collins Light and Power, Poudre Fire Authority and Fort Collins Stormwater Districts. Each party has commented on the project and found existing infrastructure capable of serving the proposed project. Complies Packet pg. 345 Planning & Zoning Commission - Agenda Item 6 PDP210003 | Mosaic Neighborhood Center Thursday, May 20, 2021 | Page 16 of 17 Back to Top 6. Land Use Code Article 4 – Applicable Standards A. DIVISION 4.5 – LOW DENSITY MIXED-USE NEIGHBORHOOD (L-M-N) ZONING DISTRICT The Low Density Mixed-Use Neighborhood District is intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices that invite walking to gathering places, services, and conveniences, and that are fully integrated into the larger community by the pattern of streets, blocks, and other linkages. Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 4.5(B)(2) _ Permitted Uses The proposed use is neighborhood center. Neighborhood centers consisting of retail stores and neighborhood support/recreation facilities are permitted uses subject to a Type 1 review. With the inclusion of a fast food restaurant use in the commercial building (without drive-in or drive-through facilities) the neighborhood center is subject to Type 2 review. Complies 4.5(D)(3)(a) – Neighborhood Center Location (3) (a) - At least ninety (90) percent of the dwellings in all development projects greater than forty (40) acres shall be located within three thousand nine hundred sixty (3,960) feet (three-quarters [¾] mile) of a neighborhood center contained within the project. A neighborhood center shall be planned as an integral part of surrounding residential development and located where the network of local streets provides direct access to the center. • The neighborhood center is located within the East Ridge/Mosaic neighborhood and has direct access from the local streets and sidewalks within Mosaic to this destination. Complies 4.5(D)(3)(c) – Land Use Requirements The intent of this standard is to include at least two non-residential uses within the neighborhood center and limit the neighborhood center to no more than 5-acres in size. • The proposed uses include retail store, fast food restaurant (without drive-in or drive-through facilities), and neighborhood support/recreation facility. • The proposed size of the center is 1.07 acres. Complies 4.5(3)(d)(e) – Design (3) (d) – The design of neighborhood centers should be integrated with surrounding residential areas by matching the scale of nearby residential buildings; providing direct access from surrounding residential areas; creating usable outdoor spaces; orienting building entrances to connecting walkways; and, to the extent reasonably feasible, maintaining/continuing the architectural themes or character of nearby neighborhoods. • The proposed commercial building and pool club house building are one-story in height and include similar building materials and design as the adjacent residential buildings such as lap siding, stone masonry, and stucco. (3)(e) - A publicly accessible outdoor space such as a park, plaza, pavilion, or courtyard should be included within or adjacent to every neighborhood center to provide a focal point for such activities as outdoor gatherings, neighborhood events, picnicking, sitting and passive and active recreation. • In addition to the pool and club house gathering area, a separate community gathering area is provided on the same grounds. This lawn and landscaped areas include a pavilion and outdoor fireplace with seating, and bike rack. Complies Packet pg. 346 Planning & Zoning Commission - Agenda Item 6 PDP210003 | Mosaic Neighborhood Center Thursday, May 20, 2021 | Page 17 of 17 Back to Top 7. Findings of Fact/Conclusion In evaluating the request for the Mosaic Neighborhood Center Project Development Plan, PDP210003, staff makes the following findings of fact: A. The Project Development Plan complies with the policy direction of City Plan and the East Mulberry Corridor Plan. B. The modification of standards to section 3.2.2 (k)(2)(a) proposed with this project development plan meets the application requirements and criteria of section 2.8.2(h)(1), and the granting of the modification would not be detrimental to the public good. C. The Project Development Plan complies with the process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. D. The Project Development Plan complies with relevant standards located in Article 3 – General Development Standards, provided that the Modification of Standards to 3.2.2 (K)(2)(a) is approved. E. The Project Development Plan complies with relevant standards located in Division 4.5, Low Density Mixed- Use Neighborhood (LMN) of Article 4. 8. Recommendation Staff recommends approval of the Modification of Standard to Section 3.2.2 (K)(2)(a) and approval of Mosaic Neighborhood Center, PDP210003, based on the aforementioned Findings of Fact. 9. Attachments 1. Vicinity & Zoning Map 2. Project Narrative 3. Neighborhood Meeting Summary 4. Planning Set 5. Utility Plans 6. Modification Request 7. Drainage Report 8. Boxelder Sanitation Inclusion Letter 9. Staff presentation Packet pg. 347 LOW DENSITY MIXED-USE NEIGHBORHOOD DISTRICT MEDIUM DENSITY MIXED-USE NEIGHBORHOOD DISTRICT E VINE DR VICOT WAYSYKES DR N TIMBERLINE RDJAY DR TANA DR STEVEN DRZEPPELIN WAYCONQUEST S T JENNIE DR ANNABEL AVE TIGERCAT WAYTERRY DR SKYRAIDER WAYHELLDIVER DR NAVION LNBARNSTORMER ST YEAGER STCOMET ST BIPLANE ST COLLINS AIRE LN COLEMAN ST ROBBIE WAYLAURA LNRICHARD WAYSPIRIT LN COMET LN Mosaic Neighborhood Center Vicinity/Zoning Map Printed: May 03, 2021 Railroad Lines parcels Growth Management Area Water Features City Zoning Community Commercial Community Commercial North College Community Commercial Poudre River General Commercial Limited Commercial Service Commercial Commercial North College CSU Downtown Employment Harmony Corridor Industrial High Density Mixed-Use Neighborhood Low Density Mixed-Use Neighborhood Medium Density Mixed-Use Neighborhood Neighborhood Commercial Neighborhood Conservation Buffer Neighborhood Conservation Low Density Neighborhood Conservation Medium Density Public Open Lands River Conservation River Downtown Redevelopment Residential Foothills Low Density Residential Rural Lands District Transition Urban Estate 0 0.5 1 1.5 2 Miles ©These map products and all underlying data are developed for use by the City of Fort Collins for its internal purposes only, and were not designed or intended for general use by members of the public. The City makes no representation or warranty as to its accuracy, timeliness, or completeness, and in particular, its accuracy in labeling or displaying dimensions, contours, property boundaries, or placement of location of any map features thereon. THE CITY OF FORT COLLINS MAKES NO WARRANTY OF MERCHANTABILITY OR WARRANTY FOR FITNESS OF USE FOR PARTICULAR PURPOSE, EXPRESSED OR IMPLIED, WITH RESPECT TO THESE MAP PRODUCTS OR THE UNDERLYING DATA. Any users of these map products, map applications, or data, accepts same AS IS, WITH ALL FAULTS, and assumes all responsibility of the use thereof, and further covenants and agrees to hold the City harmless from and against all damage, loss, or liability arising from any use of this map product, in consideration of the City's having made this information available. Independent verification of all data contained herein should be obtained by any users of these products, or underlying data. The City disclaims, and shall not be held liable for any and all damage, loss, or liability, whether direct, indirect, or consequential, which arises or may arise from these map products or the use thereof by any person or entity. ITEM 6, ATTACHMENT 1 Packet pg. 348 Project Narrative EAST RIDGE - MOSAIC NEIGHBORHOOD CENTER NTSPROJECT LOCATION Timberline RoadTimberline RoadConquest WayConquest WayPeterson StreetPeterson StreetSykes DriveSykes Drive Mosaic Neighborhood Center East Ridge 5th Filing ITEM 6, ATTACHMENT 2 Packet pg. 349 Project Narrative EAST RIDGE - MOSAIC NEIGHBORHOOD CENTER PROJECT GOAL: As outlined in the Overall Development Plan (ODP) a neighborhood center was identified for this area. The design intent of Mosaic Neighborhood Center is to provide contextually appropriate commercial uses, such as retail, and restaurant uses. The other component of the project is a proposed pool building and associated pool area. This would be the second pool for the neighborhood and serve as a smaller ‘lounge’ type pool with hot tub and wet deck area. There would also be an outdoor kitchen/ dining area with areas to gather. Adjacent to the hot tub area would be a dual sided fireplace that would face the pool area and also the community gathering area outside of the pool fencing. The community gathering area would include the fire place, gathering area with open turf for yard games, hammocks, etc. BACKGROUND: The existing site is undeveloped within the overall Mosaic Neighborhood. The lot area is 46,627 sf 1.07 Acres with the total site area disturbance is 31,004 sf. 1. PROJECT TITLE: East Ridge - Mosaic Neighborhood Center 2. MEETING DATES: Conceptual Review Meeting: December 23, 2020 Neighborhood Meeting: TBD 3. GENERAL INFORMATION: Project Location: The SW corner of Sykes Drive and Timberline Road within the Mosaic Development. Size: 46,627 sf 1.07 Acres Existing zoning: LMN (Low Density Mixed-Use Neighborhood District) Proposed zoning: LMN (Low Density Mixed-Use Neighborhood District) Number of on street parking spaces provided: 5 Number of off street parking spaces provided: 19 Number of building stories proposed: 1 Maximum building height of new building: 2.5 stories allowed 4. PROPOSED OWNERS: East Ridge Holdings, LLC 4801 Goodman Street Timnath, CO, 80547 Applicant: Russell + Mills Studios Contact: John Beggs 506 S College Ave, Unit A Fort Collins, CO 80524 970-484-8855 jbeggs@russellmillsstudios.com 5. EXISTING OWNERS: East Ridge Holdings, LLC 4801 Goodman Street Timnath, CO, 80547 6. TRANSPORTATION IMPROVEMENTS: A new curb cut is proposed off of Conquest Way to align with the adjacent Alley. 7. NEIGHBORHOOD MEETING TBD ITEM 6, ATTACHMENT 2 Packet pg. 350 Project Narrative EAST RIDGE - MOSAIC NEIGHBORHOOD CENTER 8. SITE DESIGN East Ridge - Mosaic Neighborhood Center will be the completion of the ODP introducing the Neighborhood Center opportunity for commercial retail and restaurant uses to support the surrounding neighborhood. A contemporary ‘lounge’ type pool with hot tub and wet deck area, as well as an outdoor kitchen/dining component to enhance the pool experience. Adjacent to the hot tub area would be a dual sided fireplace that would face the pool area and also the community gathering area outside of the pool fencing. The community gathering area would include the fire place, gathering area with open turf for yard games, hammocks, and other flexible uses. This site is accessed from Conquest Way for vehicular and pedestrians, as well pedestrians can access the commercial building from Sykes Way. Landscaping will use a variety of low water and native species as well as a hybrid bluegrass sod. 9. DISTURBANCES An ECS report was not required for this site. 10. TRANSITION TECHNIQUES The project seeks to transition to both the surrounding single family detached neighborhood across the street as well as the condo development to the north of this development. The architecture style as well as the site design and planting will complement and each other. 11. ARCHITECTURE The proposed architecture will include a 4,000 sf commercial building, as well as a 1,000 sf pool house with associated entry kiosk. The architecture will be a mix of classic prairie style to modern elevation that blends and complements the existing surrounding neighborhood. 12. PHASING SCHEDULE This development will be phased - the phasing plan will be determined moving forward. The design team will provide an update on the phasing of the project. UTILITIES The site utilizes existing infrastructure in the area to provide services for the project. Water for domestic and fire use, sanitary sewer, storm drainage and electric services is provided by the City of Fort Collins. Natural gas is provided by Xcel Energy. Phone and Internet is provided by CenturyLink and/or Comcast. LIGHTING All lighting will meet City of Fort Collins requirements. A photometric plan has been submitted. STORMWATER: Stormwater detention is taken care of with the large detention and water quality area within the development. This is centrally located south of the proposed park. The site drains from the NW to the SE -- we are proposing to utilize the existing inlet that will be adjusted from a flared end section to an inlet to take run off to the large water quality and detention area that’s located near the future park. Run-off will be treated at the water quality area near the future park centrally located in the neighborhood. Existing easements to the north and west greatly impact the development area -- a 30’ wide water line easement to the west along with some utility easements to the north. TRASH AND RECYCLING SERVICE: Trash and recycling services will be handled by two (4) Yard dumpsters located within a trash enclosure that features similar materials to the Building. The commercial and pool uses will share the trash and recycling dumpsters. ITEM 6, ATTACHMENT 2 Packet pg. 351 Mosaic Neighborhood Center PDP Neighborhood Meeting Summary (3-22-21) Overview City Staff: Alyssa Stephens, Development Review Liaison Pete Wray, Senior City Planner and Project Planner Applicant: John Beggs, Russell-Mills Studios Landon Hoover, Hartford Homes Neighborhood Meeting Date: Monday March 22, 2021 Proposed Project Review Process Purpose of meeting is to share conceptual plans at an early stage in process and gather feedback from neighbors for inclusion in record. A formal application of the project has not been submitted to the City A project development plan submittal will start a formal review by staff, with each round of review comprising three weeks Staff will determine when the project is ready for hearing Type 2 review and hearing, with the Planning and Zoning Board with Project Development Plan with Board acting decision maker. Residents who receive this meeting notice will also receive a letter for the Planning and Zoning Board Hearing Applicant Presentation The project has completed the conceptual review stage and a PDP application has not been submitted to the City The project includes a request to build pool and club house, gathering area, and 4000 sf commercial building with parking on 1.07 acres 19 off-street parking spaces and 5 on-street parking spaces provided Building elevations reflect compatible design with other residential phases in Mosaic with quality architectural elements Pedestrian/bike connections to future regional trail Type II Review and decision by the Planning and Zoning Board Community Development and Neighborhood Services Planning Services 281 North College Ave. P.O. Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com/developmentreview ITEM 6, ATTACHMENT 3 Packet pg. 352 Neighborhood Meeting Notes – Mosaic Neighborhood Center Page 2 Questions/Comments and Answers General Question: How will the regional trail access work for this project? Answer: The Timberline frontage (east side) for Filing Three and this proposed tract includes the alignment of the regional trail in the form of a wider sidewalk. This project will include sidewalk connections to the trail along the west boundary. Question: Is the pool just for HOA members and any age restrictions? Answer: Yes, this is the second pool/clubhouse included in the Mosaic HOA for members only. There will be no age restrictions at this facility. Question: what is the cost for pool use? Answer: the HOA dues will cover long term pool facility costs and maintenance. Question: What is the timing for these two uses in center? Answer: The pool, clubhouse, open space, and parking are included in phase one, estimated to open in late 2021 or 2022. The commercial building opening is yet TBD. Question: What uses are anticipated for the commercial building? Answer: This building may have up to three uses such as restaurant, clinic, retail, office, but no gas station. Hartford will either own, lease or sell to other uses of this building. Transportation Question: How will the parking be provided on site? Answer: The parking for both the pool/clubhouse and commercial building is based on the size of commercial space and person capacity of pool users. The site includes 19 off-street parking spaces and 5 on-street parking spaces. Process/Next Steps Staff: Thanks for attending tonight. The conversation will be summarized and available as public record. Residents that received notice of this meeting will also be notified of hearing. The next step in the development review process is for the applicant to consider refinements to the project design in preparation of a formal project submittal and review by City staff. ITEM 6, ATTACHMENT 3 Packet pg. 353 LAND USE CHARTEXISTING ZONINGLOW DENSITY MIXED-USE NEIGHBORHOOD DISTRICT (LMN)PROPOSED ZONING LOW DENSITY MIXED-USE NEIGHBORHOOD DISTRICT (LMN)TOTAL GROSS AREA 46,632 SF / 1.07 ACPROPOSED LAND USE COMMERCIAL RETAIL / RESTAURANT / OUTDOOR RECREATIONPROPERTY LIMIT IMPROVEMENTS SITE AREA (AC)SITE AREA (SF)%TOTALBUILDINGS .115,00010.2%PARKING AND DRIVEWAY .156,42414%PLAZAS AND WALKS.208,55018.7%LANDSCAPE AREA (turf, plant beds, seed).3916,94636.4%R.O.W. :SIDEWALKS N/A-TREE LAWNSN/A- PROPOSED BUILDING TABULATIONS:MAXIMUM PROPOSED BUILDING HEIGHT:TWO AND ONE HALF (2.5) STORIESVEHICULAR PARKING BREAKDOWN:REQUIRED CAR PARKING:PROPOSED USE:STANDARD RESTAURANT (2,000 SF)PARKING SPACES REQUIRED5 / 1,000 SF MINIMUM 1010 / 1,000 SF MAXIMUM 20PARKING SPACE PROVIDED10GENERAL RETAIL (2,000 SF)PARKING SPACES REQUIRED 2 / 1,000 SF MINIMUM 44 / 1,000 SF MAXIMUM 16PARKING SPACE PROVIDED4OUTDOOR RECREATION (100 PERSON CAPACITY)PARKING SPACES REQUIRED .1 / PERSON CAP MINIMUM 10.3 / PERSON CAP MAXIMUM 30PARKING SPACE PROVIDED5 ON-SITE 5 ON-STREET - 10 TOTAL HANDI-CAP PARKING SPACE REQUIRED1*HANDI-CAP PARKING SPACE PROVIDED2(*included w/ above tabulations)BIKE PARKING BREAKDOWN:STANDARD RESTAURANT (2,000 SF):REQUIRED BIKE PARKING:1 / 1,000 SF (MIN. 4) = 4 (100% FIXED)PROVIDED BIKE PARKING: 4 SPACES 100% FIXEDGENERAL RETAIL (2,000 SF):REQUIRED BIKE PARKING:1 / 4,000 SF (MIN. 4) = 4 (20% ENCLOSED 80% FIXED)PROVIDED BIKE PARKING: 4 SPACES - 100% ENCLOSEDOUTDOOR RECREATION (2,200 SF - POOL + POOL HOUSE):REQUIRED BIKE PARKING:1 / 2,000 SF (MIN. 4) = 4 (100% FIXED)PROVIDED BIKE PARKING: 10 SPACES - 100% FIXEDTOTAL BIKE PARKING REQ: 12 TOTAL BIKE PARKING PROVIDED: 18SITE TRAFFIC NOTE:LOT 2 COMMERCIAL INCLUDES 5,000 SF OF COMMERCIAL/OUTDOOR RECREATIONWHICH IS LASS THAN THE T 10.0 KSF COMMERCIAL REFLECTING A MAXIMUM FROMTHE O.D.P.N O R T HSheetSheet NameChecked By:Drawn By:Date:1PDP RND 23.31.2021JBDDApril 29, 2021Preliminary Development PlanEast Ridge Fifth Filing Lot 2Mosaic Neighborhood CenterCONTEXT MAPSHEET INDEXG001 COVER SHEETTR101 TREE INVENTORY AND MITIGATION PLANLS101 OVERALL SITE PLANLS501 SITE DETAILSLS502 SITE DETAILSLS503 SITE DETAILSLS504 SITE DETAILSLL101 OVERALL LIGHTING PLANLP001 LANDSCAPE SCHEDULE AND NOTESLP101 OVERALL LANDSCAPE PLANLP501 LANDSCAPE DETAILSA01FLOOR PLANSA02 ELEVATIONS POOL HOUSEA03ELEVATIONS RETAILZONING MAPN O R T HEASTRIDGEEAST RIDGE - MOSAIC NEIGHBORHOOD CENTERPRELIMINARY DEVELOPMENT PLANEASTRIDGEFIFTHFILINGLEGAL DESCRIPTION: LOT 2 OF BLOCK 1, EAST RIDGE FIFTH FILING BEING PART OF THE NORTHEAST QUARTER OF SECTION 8, T. 7 N.,R. 68 W. OF THE 6TH P.M., CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADOG001COVER SHEETREQUESTED MODIFICATION OF STANDARDS:#1 3.2.2 (K)(2)(A) - NONRESIDENTIAL PARKING REQUIREMENTS - ON-STREETPARKING FOR OUTDOOR RECREATION USE.MODIFICATION: Five (5) spaces adjacent to the development site (pool andneighborhood center) along the east side of Conquest Way be counted towards theoff-street parking requirements for the outdoor recreational use.ITEM 6, ATTACHMENT 4Packet pg. 354 COVEREENTRYUPUPUPUPMASTERBEDLIVINGDININGBATH1-CARGARAGEMECH.W.I.C.O.E.LAUN.KITCHEN1-CARGARAGE1-CARGARAGE2-CARGARAGE2-CGARA2-CARGARAGEMASTERBEDBED 2LIVINGDININGKITCHENDINLIVINGO.E.BATH 2FOYERFOYERFOYERFOYERMECH.COVEREDENTRYCOVEREDENTRYM. BATHCOVEREDENTRYW.I.C.COVEREDENTRYCOVEREDENTRYHALLFIRERISERROOM3068AAA LOT 12LOT 11LOT 1LOT 2BLOCK 512345678910SYKES DRIVECONQUEST WAYALLEY ATIMBERLINE ROADEAST RIDGE FIFTHFILINGEAST RIDGE SECONDFILINGTREE PROTECTION NOTES:1. ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL AREA BUFFER ZONES SHALL REMAIN AND BE PROTECTED UNLESSNOTED ON THESE PLANS FOR REMOVAL.2. WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL BE NO CUT OR FILL OVER A FOUR-INCH DEPTH UNLESS A QUALIFIED ARBORIST ORFORESTER HAS EVALUATED AND APPROVED THE DISTURBANCE.3. ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINS FORESTRY STANDARDS. TREE PRUNING AND REMOVAL SHALL BEPERFORMED BY A BUSINESS THAT HOLDS A CURRENT CITY OF FORT COLLINS ARBORIST LICENSE WHERE REQUIRED BY CODE.4. PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED AROUND ALL PROTECTED EXISTING TREES WITH SUCH BARRIERS TO BE OF ORANGEFENCING A MINIMUM OF FOUR (4) FEET IN HEIGHT, SECURED WITH METAL T-POSTS, NO CLOSER THAN SIX (6) FEET FROM THE TRUNK OR ONE-HALF (½) OF THEDRIP LINE, WHICHEVER IS GREATER. THERE SHALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN THE FENCED TREEPROTECTION ZONE.5. DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT THE CLEANING OF EQUIPMENT OR MATERIAL OR THE STORAGE ANDDISPOSAL OF WASTE MATERIAL SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER MATERIAL HARMFUL TO THE LIFE OF ATREE WITHIN THE DRIP LINE OF ANY PROTECTED TREE OR GROUP OF TREES.6. NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE FASTENED TO ANY PROTECTED TREE.7. LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM CONSTRUCTION OR LAND CLEARING AREAS, ROAD RIGHTS-OF-WAY ANDUTILITY EASEMENTS MAY BE "RIBBONED OFF," RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN SUBSECTION (G)(3)ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING METAL T-POST STAKES A MAXIMUM OF FIFTY (50) FEET APART AND TYING RIBBON OR ROPE FROMSTAKE-TO-STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED.8. THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTURE REQUIRING EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BEACCOMPLISHED BY BORING UNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OF TWENTY-FOUR (24) INCHES. THE AUGERDISTANCE IS ESTABLISHED FROM THE FACE OF THE TREE (OUTER BARK) AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS DESCRIBED IN THECHART BELOW:TREE DIAMETER AT BREAST HEIGHT (INCHES)AUGER DISTANCE FROM FACE OF TREE (FEET)0-213-425-9510-141015-1912Over 19159. ALL TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF THE SONGBIRD NESTING SEASON (FEB 1 - JULY 31) OR CONDUCT A SURVEY OF TREESENSURING NO ACTIVE NESTS IN THE AREA.TREE MITIGATION LEGEND:PROTECT EXISTING TREEREMOVE EXISTING TREESheetSheet NameChecked By:Drawn By:Date:1PDP RND 23.31.2021JBDDApril 29, 2021Preliminary Development PlanEast Ridge Fifth Filing Lot 2Mosaic Neighborhood Center0 10'20'20'40'N O R T HTR101TREE INVENTORYPLANITEM 6, ATTACHMENT 4Packet pg. 355 SSSSSSSSSGF23118(11) OVERHANGPARKING STALLS12'-0"10'-5"PLANTRASH ENCLOSURELS502XTYPE #2, TYP.(4) BIKE RACKLS502XTYPE #1BIKE RACKLS502XFENCE, TYP.POOL PERIMETERLS502XPOOL ENTRY -RE: ARCH.(DOUBLE SIDED)GAS FIREPLACELS502XW/ GRILLSOUTDOOR KITCHENLS502XFENCE GATEPOOL PERIMETERLS502XFENCE, TYP.PATIO PERIMETERLS502X9'-0"19'-0"17'-0"9'-0"7'-0"12'-0"8'-7"17'-0"14'-6" 15'-0"67'-1"58'-6"6'-0"21'-4"EXISTING ENTRYSIGNAGEPERGOLAKITCHENLS502XPAVILIONLS502XPOOL HOUSE -RE: ARCH.6" THICK CONC.ASPHALTPAVEMENT RE: CIVILSTRIPING FORDIAGRAM PURPOSESONLY, TYP.STRIPING FORDIAGRAM PURPOSESONLY, TYP.PAPAPAPAPAPAPAPAPAPAPAPAPAPASYKES DRIVECONQUEST WAYTIMBERLINE ROADEAST RIDGE FIFTHFILINGPA1,200 SFPOOLPACOMMUNITY LAWN(8) STANDARDPARKING STALLS4,000 SFCOMMERCIALBUILDING(4) COVERED/ENCLOSEDBIKE PARKING SPACES1,000 SFPOOLHOUSEWET DECK CANOPYLS502X4" CONCRETESTD. GRAYSITE LEGEND:EXPANSION JOINTPROPERTY LINELOT LINEEASEMENTPOOL FENCEEDGERSITE LIGHTINGBIKE RACK#PARKING STALL QTY.PLANTING AREAPAASPHALT RE: CIVIL6" CONCRETE STD.GRAYPATIO FENCECITY OF FORT COLLINS STANDARD NOTES:1.THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL PLANS. AMENDMENTS TO THE PLANS MUST BEREVIEWED AND APPROVED BY THE CITY PRIOR TO THE IMPLEMENTATION OF ANY CHANGES TO THE PLANS.2.REFER TO FINAL UTILITY PLANS FOR EXACT LOCATIONS AND CONSTRUCTION INFORMATION FOR STORM DRAINAGE STRUCTURES,UTILITY MAINS AND SERVICES, PROPOSED TOPOGRAPHY, STREET IMPROVEMENTS.3.REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOR EXACT LOCATIONS, AREAS AND DIMENSIONS OF ALL EASEMENTS, LOTS,TRACTS, STREETS, WALKS AND OTHER SURVEY INFORMATION.4.ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE SCREENED FROM VIEW FROM ADJACENT PROPERTYAND PUBLIC STREETS. IN CASES WHERE BUILDING PARAPETS DO NOT ACCOMPLISH SUFFICIENT SCREENING, THENFREE-STANDING SCREEN WALLS MATCHING THE PREDOMINANT COLOR OF THE BUILDING SHALL BE CONSTRUCTED. OTHER MINOREQUIPMENT SUCH AS CONDUIT, METERS AND PLUMBING VENTS SHALL BE SCREENED OR PAINTED TO MATCH SURROUNDINGBUILDING SURFACES.5.ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN ONE PHASE UNLESS A PHASING PLAN IS SHOWNWITH THESE PLANS.6.ALL EXTERIOR LIGHTING PROVIDED SHALL COMPLY WITH THE FOOT-CANDLE REQUIREMENTS IN SECTION 3.2.4 OF THE LAND USECODE AND SHALL USE A CONCEALED, FULLY SHIELDED LIGHT SOURCE WITH SHARP CUT-OFF CAPABILITY SO AS TO MINIMIZEUP-LIGHT, SPILL LIGHT, GLARE AND UNNECESSARY DIFFUSION.7.SIGNAGE AND ADDRESSING ARE NOT PERMITTED WITH THIS PLANNING DOCUMENT AND MUST BE APPROVED BY SEPARATE CITYPERMIT PRIOR TO CONSTRUCTION. SIGNS MUST COMPLY WITH CITY SIGN CODE UNLESS A SPECIFIC VARIANCE IS GRANTED BYTHE CITY.8.FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL BUILDINGS MUST PROVIDE AN APPROVEDFIRE EXTINGUISHING SYSTEM.9.ALL BIKE RACKS PROVIDED MUST BE PERMANENTLY ANCHORED.10.ALL SIDEWALKS AND RAMPS MUST CONFORM TO CITY STANDARDS. ACCESSIBLE RAMPS MUST BE PROVIDED AT ALL STREET ANDDRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSIBLE PARKING SPACES. ACCESSIBLE PARKING SPACES MUST SLOPE NOMORE THAN 1:48 IN ANY DIRECTION. ALL ACCESSIBLE ROUTES MUST SLOPE NO MORE THAN 1:20 IN DIRECTION OF TRAVEL ANDWITH NO MORE THAN 1:48 CROSS SLOPE.11.COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS, AND TRAFFIC CIRCLES ADJACENT TOCOMMON OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BY A PROPERTY OWNER OF THE COMMON AREA. THE PROPERTYOWNER IS RESPONSIBLE FOR SNOW REMOVAL ON ALL ADJACENT STREET SIDEWALKS AND SIDEWALKS IN COMMON OPEN SPACEAREAS.12.DESIGN AND INSTALLATION OF ALL PARKWAY/TREE LAWN AND MEDIAN AREAS IN THE RIGHT-OF-WAY SHALL BE IN ACCORDANCEWITH CITY STANDARDS. UNLESS OTHERWISE AGREED TO BY THE CITY WITH THE FINAL PLANS, ALL ONGOING MAINTENANCE OFSUCH AREAS IS THE RESPONSIBILITY OF THE OWNER/DEVELOPER.13.THE PROPERTY OWNER IS RESPONSIBLE FOR SNOW REMOVAL ON ALL STREET SIDEWALKS ADJACENT TO EACH UNIT/APARTMENTBUILDING.14.PRIVATE CONDITIONS, COVENANTS, AND RESTRICTIONS (CC&R'S), OR ANY OTHER PRIVATE RESTRICTIVE COVENANT IMPOSED ONLANDOWNERS WITHIN THE DEVELOPMENT, MAY NOT BE CREATED OR ENFORCED HAVING THE EFFECT OF PROHIBITING ORLIMITING THE INSTALLATION OF XERISCAPE LANDSCAPING, SOLAR/PHOTO-VOLTAIC COLLECTORS (IF MOUNTED FLUSH UPON ANYESTABLISHED ROOF LINE), CLOTHES LINES (IF LOCATED IN BACK YARDS), ODOR-CONTROLLED COMPOST BINS, OR WHICH HAVETHE EFFECT OF REQUIRING THAT A PORTION OF ANY INDIVIDUAL LOT BE PLANTED IN TURF GRASS.15.ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION, AS WELL AS STREETS, SIDEWALKS, CURBSAND GUTTERS, DESTROYED, DAMAGED OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED ORRESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE PRIOR TO THE ACCEPTANCE OF COMPLETEDIMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY.SheetSheet NameChecked By:Drawn By:Date:1PDP RND 23.31.2021JBDDApril 29, 2021Preliminary Development PlanEast Ridge Fifth Filing Lot 2Mosaic Neighborhood Center0 10'20'20'40'N O R T HLS101OVERALL SITE PLANITEM 6, ATTACHMENT 4Packet pg. 356 SheetSheet NameChecked By:Drawn By:Date:1PDP RND 23.31.2021JBDDApril 29, 2021Preliminary Development PlanEast Ridge Fifth Filing Lot 2Mosaic Neighborhood CenterLS501SITE DETAILSITEM 6, ATTACHMENT 4Packet pg. 357 SheetSheet NameChecked By:Drawn By:Date:1PDP RND 23.31.2021JBDDApril 29, 2021Preliminary Development PlanEast Ridge Fifth Filing Lot 2Mosaic Neighborhood CenterLS502SITE DETAILSITEM 6, ATTACHMENT 4Packet pg. 358 SheetSheet NameChecked By:Drawn By:Date:1PDP RND 23.31.2021JBDDApril 29, 2021Preliminary Development PlanEast Ridge Fifth Filing Lot 2Mosaic Neighborhood CenterLS503SITE DETAILSITEM 6, ATTACHMENT 4Packet pg. 359 SheetSheet NameChecked By:Drawn By:Date:1PDP RND 23.31.2021JBDDApril 29, 2021Preliminary Development PlanEast Ridge Fifth Filing Lot 2Mosaic Neighborhood CenterLS504SITE DETAILSITEM 6, ATTACHMENT 4Packet pg. 360 SheetSheet NameChecked By:Drawn By:Date:1PDP RND 23.31.2021JBDDApril 29, 2021Preliminary Development PlanEast Ridge Fifth Filing Lot 2Mosaic Neighborhood CenterLS505SITE DETAILSITEM 6, ATTACHMENT 4Packet pg. 361 SSSSGFSYKES DRIVECONQUEST WA YTIMBERLINE ROADEAST RIDGE FIFTHFILINGPROPOSEDCOMMERCIAL USEBUILDINGPROPOSED POOL &BUILDING20'-0"20'-0"20'-0"SheetSheet NameChecked By:Drawn By:Date:1PDP RND 23.31.2021JBDDApril 29, 2021Preliminary Development PlanEast Ridge Fifth Filing Lot 2Mosaic Neighborhood CenterLL101OVERALL LIGHTINGPLAN0 10'20'20'40'N O R T HITEM 6, ATTACHMENT 4Packet pg. 362 ORGANIC WOOD MULCHTYPE: LANDSCAPE LEGEND:IRRIGATED SOD(3 TYPE BLUEGRASS HYBRID BLEND W/20% TEXAS BLUEGRASS)EDGER (6" ht. / 7gauge min.)MITIGATION TREE - 8' HT. REQUIREDSTREET TREE PREVIOUSLY PARTOF FILING 5 "CONDOS" LOT 1 NOWPART OF LOT 2 "NEIGHBORHOODCENTER" PROJECT.NATIVE SEEDRE: SCHEDULE RIVER ROCK COBBLE3-6" DIA.WATER BUDGET CHART*HYDROZONEAREA(S.F.)WATER NEED (GAL./S.F.)ANNUAL WATER USE (GAL.)HIGH 0 S.F. 18 GAL./SF0 GAL.MODERATE 3,931.75 S.F.10 GAL./SF39,317.5 GAL.LOW31,014.25 S.F.3 GAL./SF39,042.75 GAL.TOTAL WATER USE = 78,360.25 GAL.TOTAL LANDSCAPE AREA = 16,946 S.F.GALLONS PER S.F. = 4.62 GAL./S.F.A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDESZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS AVIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY.GENERAL LANDSCAPE NOTES:1. PLANT QUALITY: ALL PLANT MATERIAL SHALL BE A-GRADE OR NO. 1 GRADE – FREE OF ANY DEFECTS, OF NORMAL HEALTH, HEIGHT, LEAF DENSITY AND SPREAD APPROPRIATE TO THE SPECIES ASDEFINED BY THE AMERICAN ASSOCIATION OF NURSERYMEN (AAN) STANDARDS. ALL TREES SHALL BE BALL AND BURLAP OR EQUIVALENT.2. IRRIGATION: ALL LANDSCAPE AREAS WITHIN THE SITE INCLUDING TURF, SHRUB BEDS AND TREE AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC IRRIGATION SYSTEM. THE IRRIGATION PLANMUST BE REVIEWED AND APPROVED BY THE CITY OF FORT COLLINS WATER UTILITIES DEPARTMENT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT. ALL TURF AREAS SHALL BE IRRIGATED WITHAN AUTOMATIC POP-UP IRRIGATION SYSTEM. ALL SHRUB BEDS AND TREES, INCLUDING IN NATIVE SEED AREAS, SHALL BE IRRIGATED WITH AN AUTOMATIC DRIP (TRICKLE) IRRIGATION SYSTEM, ORWITH AN ACCEPTABLE ALTERNATIVE APPROVED BY THE CITY WITH THE IRRIGATION PLANS. THE IRRIGATION SYSTEM SHALL BE ADJUSTED TO MEET THE WATER REQUIREMENTS OF THEINDIVIDUAL PLANT MATERIAL. IRRIGATION SYSTEMS TO BE TURNED OVER TO THE CITY PARKS DEPARTMENT FOR MAINTENANCE MUST BE APPROVED BY THE PARKS MANAGER AND MEET PARKSIRRIGATION STANDARDS. DESIGN REVIEW SHALL OCCUR DURING UTILITIES DEPARTMENT IRRIGATION REVIEW PRIOR TO THE ISSUANCE OF A BUILDING PERMIT AND CONSTRUCTION OBSERVATIONAND INSPECTION BY PARKS SHALL BE INCORPORATED INTO THE CONSTRUCTION PROCESS.3. TOPSOIL: TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTION ACTIVITY SHALL BE CONSERVED FOR LATER USE ON AREAS REQUIRING REVEGETATION ANDLANDSCAPING.4. SOIL AMENDMENTS: SOIL AMENDMENTS SHALL BE PROVIDED AND DOCUMENTED IN ACCORDANCE WITH CITY CODE SECTION 12-132. THE SOIL IN ALL LANDSCAPE AREAS, INCLUDING PARKWAYSAND MEDIANS, SHALL BE THOROUGHLY LOOSENED TO A DEPTH OF NOT LESS THAN EIGHT(8) INCHES AND SOIL AMENDMENT SHALL BE THOROUGHLY INCORPORATED INTO THE SOIL OF ALLLANDSCAPE AREAS TO A DEPTH OF AT LEAST SIX(6) INCHES BY TILLING, DISCING OR OTHER SUITABLE METHOD, AT A RATE OF AT LEAST THREE (3) CUBIC YARDS OF SOIL AMENDMENT PER ONETHOUSAND (1,000) SQUARE FEET OF LANDSCAPE AREA. PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY, A WRITTEN CERTIFICATION MUST BE SUBMITTED TO THE CITY THAT ALLPLANTED AREAS, OR AREAS TO BE PLANTED, HAVE BEEN THOROUGHLY LOOSENED AND THE SOIL AMENDED, CONSISTENT WITH THE REQUIREMENTS SET FORTH IN SECTION 12-132.5. INSTALLATION AND GUARANTEE: ALL LANDSCAPING SHALL BE INSTALLED ACCORDING TO SOUND HORTICULTURAL PRACTICES IN A MANNER DESIGNED TO ENCOURAGE QUICK ESTABLISHMENTAND HEALTHY GROWTH. ALL LANDSCAPING FOR EACH PHASE MUST BE EITHER INSTALLED OR THE INSTALLATION MUST BE SECURED WITH AN IRREVOCABLE LETTER OF CREDIT, PERFORMANCEBOND, OR ESCROW ACCOUNT FOR 125% OF THE VALUATION OF THE MATERIALS AND LABOR PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR ANY BUILDING IN SUCH PHASE.6. MAINTENANCE: TREES AND VEGETATION, IRRIGATION SYSTEMS, FENCES, WALLS AND OTHER LANDSCAPE ELEMENTS WITH THESE FINAL PLANS SHALL BE CONSIDERED AS ELEMENTS OF THEPROJECT IN THE SAME MANNER AS PARKING, BUILDING MATERIALS AND OTHER SITE DETAILS. THE APPLICANT, LANDOWNER OR SUCCESSORS IN INTEREST SHALL BE JOINTLY AND SEVERALLYRESPONSIBLE FOR THE REGULAR MAINTENANCE OF ALL LANDSCAPING ELEMENTS IN GOOD CONDITION. ALL LANDSCAPING SHALL BE MAINTAINED FREE FROM DISEASE, PESTS, WEEDS ANDLITTER, AND ALL LANDSCAPE STRUCTURES SUCH AS FENCES AND WALLS SHALL BE REPAIRED AND REPLACED PERIODICALLY TO MAINTAIN A STRUCTURALLY SOUND CONDITION.7. REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS OTHERWISE REMOVED, SHALL BE PROMPTLY REPLACED IN ACCORDANCE WITH THE REQUIREMENTS OF THESE PLANS.8. THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN TREES/SHRUBS AND UTILITIES:40 FEET BETWEEN CANOPY TREES AND STREET LIGHTS15 FEET BETWEEN ORNAMENTAL TREES AND STREETLIGHTS10 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER MAIN LINES6 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER SERVICE LINES.4 FEET BETWEEN SHRUBS AND PUBLIC WATER AND SANITARY AND STORM SEWER LINES4 FEET BETWEEN TREES AND GAS LINES9. ALL STREET TREES SHALL BE PLACED A MINIMUM EIGHT (8) FEET AWAY FROM THE EDGES OF DRIVEWAYS AND ALLEYS PER LUC 3.2.1(D)(2)(a).10. PLACEMENT OF ALL LANDSCAPING SHALL BE IN ACCORDANCE WITH THE SIGHT DISTANCE CRITERIA AS SPECIFIED BY THE CITY OF FORT COLLINS. NO STRUCTURES OR LANDSCAPE ELEMENTSGREATER THAN 24" SHALL BE ALLOWED WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENTS WITH THE EXCEPTION OF DECIDUOUS TREES PROVIDED THAT THE LOWEST BRANCH IS AT LEAST6' FROM GRADE. ANY FENCES WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENT MUST BE NOT MORE THAN 42" IN HEIGHT AND OF AN OPEN DESIGN.11. THE FINAL LANDSCAPE PLAN SHALL BE COORDINATED WITH ALL OTHER FINAL PLAN ELEMENTS SO THAT THE PROPOSED GRADING, STORM DRAINAGE, AND OTHER DEVELOPMENT IMPROVEMENTSDO NOT CONFLICT WITH NOR PRECLUDE INSTALLATION AND MAINTENANCE OF LANDSCAPE ELEMENTS ON THIS PLAN.12. MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION -- AS REQUIRED BY SITE CONDITIONS OR PLANT AVAILABILITY. OVERALL QUANTITY, QUALITY, ANDDESIGN CONCEPT MUST BE CONSISTENT WITH THE APPROVED PLANS. IN THE EVENT OF CONFLICT WITH THE QUANTITIES INCLUDED IN THE PLANT LIST, SPECIES AND QUANTITIES ILLUSTRATEDSHALL BE PROVIDED. ALL CHANGES OF PLANT SPECIES AND LOCATION MUST HAVE WRITTEN APPROVAL BY THE CITY PRIOR TO INSTALLATION.13. ALL PLANTING BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF THREE INCHES.STREET TREE NOTES:1. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THISINCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAINTHIS PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ONCERTIFICATE OF OCCUPANCY.2. CONTACT THE CITY FORESTER TO INSPECT ALL STREET TREE PLANTINGS AT THE COMPLETION OF EACH PHASE OF THE DEVELOPMENT. ALL MUST BE INSTALLED AS SHOWN ON THE LANDSCAPEPLAN. APPROVAL OF STREET TREE PLANTING IS REQUIRED BEFORE FINAL APPROVAL OF EACH PHASE.3. STREET LANDSCAPING, INCLUDING STREET TREES, SHALL BE SELECTED IN ACCORDANCE WITH ALL CITY CODES AND POLICIES. ALL TREE PRUNING AND REMOVAL WORKS SHALL BE PERFORMEDBY A CITY OF FORT COLLINS LICENSED ARBORS WHERE REQUIRED BY CODE.STREET TREES SHALL BE SUPPLIED AND PLANTED BY THE DEVELOPER USING A QUALIFIED LANDSCAPECONTRACTOR.4. THE DEVELOPER SHALL REPLACE DEAD OR DYING STREET TREES AFTER PLANTING UNTIL FINAL MAINTENANCE INSPECTION AND ACCEPTANCE BY THE CITY OF FORT COLLINS FORESTRYDIVISION. ALL STREET TREES IN THE PROJECT MUST BE ESTABLISHED, WITH AN APPROVED SPECIES AND OF ACCEPTABLE CONDITION PRIOR TO ACCEPTANCE.5. SUBJECT TO APPROVAL BY THE CITY FORESTER -- STREET TREE LOCATIONS MAY BE ADJUSTED TO ACCOMMODATE DRIVEWAY LOCATIONS, UTILITY SEPARATIONS BETWEEN TREES, STREETSIGNS AND STREET LIGHTS. STREET TREES TO BE CENTERED IN THE MIDDLE OF THE LOT TO THE EXTENT FEASIBLE. QUANTITIES SHOWN ON PLAN MUST BE INSTALLED UNLESS A REDUCTION ISAPPROVED BY THE CITY TO MEET SEPARATION STANDARDS.NATIVE SEED MIX NOTES:1. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE SEED MIX SPECIES THROUGH LOOSENING AND ADDITION OF AMENDMENTS THAT PROMOTE WATER ABSORPTION AND RELEASE,THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER ENTIRE AREA. DRILL SEED ALL INDICATED AREAS AS SOON AS POSSIBLE AFTER COMPLETION OF GRADING OPERATIONS.2. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER.3. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED).4. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN 1/2 INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLESPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES.5. TREAT NATIVE SEED MIX AREA PRIOR TO INSTALLATION OF SEED WITH APPROPRIATE HERBICIDE TO PROACTIVELY MITIGATE HERBACEOUS WEED SPECIES GROWTH DURING ESTABLISHMENTPERIOD THEN AFTER APPROPRIATE TIME PERIOD APPLY NATIVE SEED AS CALLED FOR ON APPROVED PLANS.6. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW OR OTHER APPROPRIATE METHODS AND PROVIDED TEMPORARY IRRIGATION UNTIL SEED IS ESTABLISHED.7. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER.8. THE APPROVED SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. IF AND WHEN MOWING OCCURS IN NATIVE GRASS SEED MIX AREAS DO NOT MOWLOWER THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH.9. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY PERCENT TOTAL COVER IS REACHED WITH NO LARGER THAN ONE FOOT SQUARE BARE SPOTS AND/OR UNTIL DEEMEDESTABLISHED BY CITY PLANNING SERVICES.SOIL AMENDMENT:1. SOD AREAS: 4 C.Y. PER 1,000 S.F. OF COMPOST TILLED INTO 4" OF EXISTING SOIL. APPLY DIAMONIUM PHOSPHATE (18-46-0) AT ONE HUNDRED (100) POUNDS NITROGEN PER ACRE.SHRUB AND PLANTING BEDS - 4" OF COMPOST TILLED INTO 6" OF EXISTING SOIL.2. ACCEPTABLE PRODUCT: CLASS I COMPOST. COMPOSTED MATERIAL SHALL CONSIST OF AGED ORGANIC MATTER, FREE OF WEED OR OTHER NOXIOUS PLANT SEEDS, LUMPS, STONES, OR OTHERFOREIGN CONTAMINANTS HARMFUL TO PLANT LIFE, AND HAVING THE FOLLOWING CHARACTERISTICS BASED ON A NUTRIENT TEST PERFORMED NO LONGER THAN 3 MONTHS PRIOR TO ITSINCORPORATION INTO THE PROJECT:A. ORGANIC MATTER: 25% MINIMUM.B. SALT CONTENT: 5.0 MMHOS/CM MAXIMUMC. PH: 7.5 MAXIMUM.D. CARBON TO NITROGEN RATIO OF 10:1 TO 20:1PARKING LOT INTERIOR LANDSCAPING:REQUIRED PARKING LOT INTERIOR LANDSCAPEAREA -6% (396 SF)PROPOSED INTERIOR PARKING LOT AREA - 6,584 SF.PROPOSED PARKING LOT INTERIOR LANDSCAPEAREA - 7% (458 SF)*BREAKDOWN OF AREAS:MODERATE = TURF + 1/4 OF SHRUB BEDSLOW = 3/4 OF SHRUB BED + NATIVE SEEDORNAMENTAL TREESQTYSYMBOLBOTANIC NAMECOMMON NAMESIZEHTWT%2 QUERCUS GAMBELLI GAMBEL OAK 6' HT. 15-30' 12-20' 6.3%(MULTI-STEM)3QUERCUS X WAREI 'NADLER' KINDRED SPIRIT OAK1.5" CAL. 30-40' 6-7' 9.3%LANDSCAPE SCHEDULE (33% (31 TREES) - 11 MAX. OF ONE TREE SPECIES)QTYSYMBOLBOTANIC NAMECOMMON NAMESIZEHTWT%DECIDUOUS TREES3 PLATANUS ACERIFOLIA EXCLAMATION! LONDON 2" CAL./B&B 40-50' 35-45' 9.3% 'MORTON CIRCLE' PLANETREE4 GYMNOCLADUS DIOICUS ESPRESSO KENTUCKY 2" CAL./B&B 40-50' 30-35' 13%'ESPRESSO' COFFEE TREE3QUERCUS SHUMARDIISHUMARD OAK 2" CAL./B&B 60-75' 50-60' 9.3%(SOURCE AS REGIONAL AS POSSIBLE)6ACER SACCHARUM ‘BAILSTA’ FALL FIESTA MAPLE 2" CAL./B&B30-40' 25-30' 18.8%EVERGREEN TREESQTYSYMBOLBOTANIC NAMECOMMON NAMESIZEHTWT%5 PICEA PUNGENS 'BLUE TOTEM' BLUE TOTEM SPRUCE6' HT. 15-20' 3-4' 15.6%2PICEA PUNGENS 'BACHERI' BACHERI BLUE SPRUCE6' HT. 30-40' 10-15' 6.3%3JUNIPERUS SCOPULORUM WOODWARD COLUMNAR6' HT. 15-20' 4' 9.3%'WOODWARD'QTYSYMBOLBOTANIC NAMECOMMON NAMESIZEHT.DECIDUOUS SHRUBS- ARTEMISIA CANA SILVER SAGE 5 GAL. 2-5'- CERCOCARPUS INTRICATUS LITTLELEAF MOUNTAIN 5 GAL. 3-5'MAHOGANY-CHRYSOTHAMNUS NAUSEOSUS BABY BLUE RABBITBRUSH 5 GAL. 1-2'-HESPERALOE PARVIFLORA RED YUCCA5 GAL. 3-4'-PHILADELPHUS MICROPHYLLUS LITTLELEAF MOCKORANGE 5 GAL. 3-4'-PRUNUS BESSEYI PAWNEE BUTTES 5 GAL. 15-18"'PAWNEE BUTTES'SAND CHERRY-RUBUS DELICIOSUSBOULDER RASPBERRY5 GAL. 3-5'ORNAMENTAL GRASSES (SYMBOL ENLARGED FOR CLARITY)-SCHIZACHYRIUM SCOPARIUM LITTLE BLUESTEM1 GAL. 2-3'-MUHLENBERGIA REVERCHONII UNDAUNTED RUBY 1 GAL. 18-24"MUHLY GRASS-PANICUM VIRGATUM SWITCHGRASS1 GAL. 3-4'-SORGHASTRUM NUTANSINDIAN GRASS1 GAL. 2-3'-CALAMAGROSTIS X ACUTIFLORA KARL FOERSTER FEATHER 1 GAL. 4-5''KARL FOERSTER'REED GRASS-SPOROBOLUS HETEROLEPIS PRAIRIE DROP SEED1 GAL. 1.5-2'UPLAND SEED MIX(Drill rate: 13.58 lbs/ac, Broadcast: 27.16 lbs/ac)COMMON NAMESCIENTIFIC NAMEPLS/ACPLAINS COREOPSISCOREOPSIS TINCTORIA0.17PURPLE PRAIRIE CLOVERDALEA PURPUREA0.81INDIAN BLANKETFLOWERGAILLARDIA ARISTATA1.85ROCKY MTN. PENSTEMONPENSTEMON STRICTUS0.35MEXICAN HATRATIBIDA COLUMNIFERA0.2INDIAN RICEGRASSACHNATHERUM HYMENOIDES 1.13SIDEOATS GRAMABOUTELOUA CURTIPENDULA1.15BUFFALOGRASSBOUTELOUA DACTYLOIDES 3.27BLUE GRAMABOUTELOUA GRACILIS0.25BOTTLEBRUSH SQUIRRELTAIL ELYMUS ELYMOIDES0.95PRAIRIE JUNEGRASSKOELERIA MACRANTHA0.08GREEN NEEDLEGRASSNASSELLA VIRIDULA1.01SWITCHGRASSPANICUM VIRGATUM0.71WESTERN WHEATPASCOPYRUM SMITHII1.61SAND DROPSEEDSPOOBOLUS CRYPTANDRUS0.04SheetSheet NameChecked By:Drawn By:Date:1PDP RND 23.31.2021JBDDApril 29, 2021Preliminary Development PlanEast Ridge Fifth Filing Lot 2Mosaic Neighborhood CenterLP100LANDSCAPE NOTESAND SCHEDULEITEM 6, ATTACHMENT 4Packet pg. 363 SSSSSSSSGFALLEY AEAST RIDGE SECONDFILINGSYKES DRIVECONQUEST WAYTIMBERLINE ROADEAST RIDGE FIFTHFILINGPROPOSEDCOMMERCIAL USEBUILDINGPROPOSED POOL &BUILDING50'-0"TREES WERE PREVIOUSLYPART OF FILING 5"CONDOS" LOT 1 PROJECT,SHIFTED DUE TO LOT 2DEVELOPMENT PROPOSEDDESIGNIRRIGATED TURF INSTALLEDPART OF FILING 2. TO BEPROTECTEDIRRIGATED TURF PARTOF FILING 2 TO BEPROTECTED6'-0"EXISTING PLANTINGBED TO BEPROTECTED/RESTORED7'-7"35'-0"9'-4"9'-7"INSTALL COBBLE AROUNDINLET, TYP.EXISTING TREES TOBE PROTECTEDEXISTING UTILITYEASEMENTEX. STOP SIGN(2) 8' HT MITIGATIONTREE, TYP.(2) 8' HT MITIGATIONTREE, TYP.6'-6"6'-0"LARGE SHRUB WILL BE PLACED IN THE ISLAND TOHELP ENHANCE PLANTING AREA AND TO MITIGATEVIEWS OF ELECTRICAL TRANSFORMERORNAMENTAL TREESQTYSYMBOLBOTANIC NAMECOMMON NAMESIZE2QUERCUS GAMBELLI GAMBEL OAK 6' HT.(MULTI-STEM)3QUERCUS X WAREI 'NADLER' KINDRED SPIRIT OAK1.5" CAL.LANDSCAPE SCHEDULE (33% (31 TREES) - 11 MAX. OF ONE TREE SPECIES)QTYSYMBOLBOTANIC NAMECOMMON NAMESIZEDECIDUOUS TREES3 PLATANUS ACERIFOLIA EXCLAMATION! LONDON 2" CAL./B&B 'MORTON CIRCLE' PLANETREE4 GYMNOCLADUS DIOICUS ESPRESSO KENTUCKY 2" CAL./B&B'ESPRESSO' COFFEE TREE3QUERCUS SHUMARDIISHUMARD OAK 2" CAL./B&B(SOURCE AS REGIONAL AS POSSIBLE)6ACER SACCHARUM ‘BAILSTA’ FALL FIESTA MAPLE 2" CAL./B&BEVERGREEN TREESQTYSYMBOLBOTANIC NAMECOMMON NAMESIZE5PICEA PUNGENS 'BLUE TOTEM' BLUE TOTEM SPRUCE6' HT.2PICEA PUNGENS 'BACHERI' BACHERI BLUE SPRUCE6' HT.3JUNIPERUS SCOPULORUM WOODWARD COLUMNAR6' HT.'WOODWARD'QTYSYMBOLBOTANIC NAMECOMMON NAMESIZEDECIDUOUS SHRUBS- ARTEMISIA CANA SILVER SAGE 5 GAL.- CERCOCARPUS INTRICATUS LITTLELEAF MOUNTAIN 5 GAL.MAHOGANY-CHRYSOTHAMNUS NAUSEOSUS BABY BLUE RABBITBRUSH 5 GAL.-HESPERALOE PARVIFLORA RED YUCCA5 GAL.-PHILADELPHUS MICROPHYLLUS LITTLELEAF MOCKORANGE 5 GAL.-PRUNUS BESSEYI PAWNEE BUTTES 5 GAL. 'PAWNEE BUTTES'SAND CHERRY-RUBUS DELICIOSUSBOULDER RASPBERRY5 GAL.ORNAMENTAL GRASSES (SYMBOL ENLARGED FOR CLARITY)-SCHIZACHYRIUM SCOPARIUM LITTLE BLUESTEM1 GAL.-MUHLENBERGIA REVERCHONII UNDAUNTED RUBY 1 GAL.MUHLY GRASS-PANICUM VIRGATUM SWITCHGRASS1 GAL.-SORGHASTRUM NUTANSINDIAN GRASS1 GAL.-CALAMAGROSTIS X ACUTIFLORA KARL FOERSTER FEATHER 1 GAL.'KARL FOERSTER'REED GRASS-SPOROBOLUS HETEROLEPIS PRAIRIE DROP SEED1 GAL.ORGANIC WOOD MULCHTYPE: LANDSCAPE LEGEND:IRRIGATED SOD(3 TYPE BLUEGRASS HYBRID BLEND W/20% TEXAS BLUEGRASS)NATIVE SEEDRE: SCHEDULE RIVER ROCK COBBLE3-6" DIA.EDGER (6" ht. / 7gauge min.)STREET TREE PREVIOUSLY PARTOF FILING 5 "CONDOS" LOT 1 NOWPART OF LOT 2 "NEIGHBORHOODCENTER" PROJECT.MITIGATION TREE - 8' HT. REQUIREDA PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDESZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS AVIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY.SheetSheet NameChecked By:Drawn By:Date:1PDP RND 23.31.2021JBDDApril 29, 2021Preliminary Development PlanEast Ridge Fifth Filing Lot 2Mosaic Neighborhood CenterLP101OVERALLLANDSCAPE PLAN0 10'20'20'40'N O R T HITEM 6, ATTACHMENT 4Packet pg. 364 SheetSheet NameChecked By:Drawn By:Date:1PDP RND 23.31.2021JBDDApril 29, 2021Preliminary Development PlanEast Ridge Fifth Filing Lot 2Mosaic Neighborhood CenterLP501LANDSCAPE DETAILSITEM 6, ATTACHMENT 4Packet pg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acket pg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acket pg. 367 678&&2($679,(:6&$/(176:(67(/(9$7,216&$/(  ($67(/(9$7,216&$/(  (((((($$$$$$$$$$$$$$$$$$$$666666666666666666666666666666666666777777777777777777777777777799999999,,,(((:::66666666666&&&&&&&&&&&&&&&&&&$$$$$$$$$$$$$$$$$$$////////////(((((((((111777666:::::::(((((((((666666666666777777777777777777777777(((((((((((((((((((((((((((((((((((((((///////////////////////////////(((((((((((((((((99999999999999999999$$$$$$$$$$$$77777777777777777,,,,,,,,,,,,,,,,,,,,,,,,,,2222222222222222222222222222222222211111111111111666666&&&&&&&$$$$$////((((((((((((((  ($67(/(9$7,216&$/(  6287+($679,(:176($67(/(9$7,21  :(67(/(9$7,21  6<17+(7,&6721(&2/25:+,7((/067$1',1*6($06+((70(7$/522)$57,6$1/$39(57,&/(6,',1*3$,1767((/%($0678&&27(1$176,*1$*(6725()5217*/$=,1*7(1$17(175<6816+$'(      678&&2$57,6$1/$39(57,&/(6,',1*3$,176<17+(7,&6721(&2/25:+,7((/06<17+(7,&6721(&2/25:+,7((/067((/&2/8013$,17('6816+$'(3$,17('6287+:(679,(:1766287+(/(9$7,21  1257+(/(9$7,21      &<3+(5:$//02817('/,*+7),;785(&<3+(5:$//02817('/,*+7),;785(6HDO35(/,0,1$5<'(9(/230(173/$1,VVXHG)RU6',VVXHG)RU'',VVXHG)RU3HUPLW,VVXHG)RU&RQVWUXFWLRQ5HYLVLRQ1XPEHU5HYLVLRQ'DWH3ORW'DWH$SULO$(/(9$7,2165(7$,/&"453*%(&'*'5)'*-*/(-05.04"*$/&*()#03)00%$&/5&3'035$0--*/4 $0(DVWWK6WUHHW/RYHODQG&RORUDGR$5&+,7(&76JOGVTJPOITEM 6, ATTACHMENT 4Packet pg. 368 --------------H:\Hartford Homes\CO Fort Collins HFH27 - Mosaic Pool\Project Files\0CIV\3-CD\HFH27_C0.0-C0.1_Cover and General Notes.dwg - RJ Barnes - 4/29/2021Init.# Issue / DescriptionDateMOSAIC NEIGHBORHOOD CENTERFORT COLLINS, COLORADOTHESE PLANS ARE AN INSTRUMENT OF SERVICEAND ARE THE PROPERTY OF GALLOWAY, AND MAYNOT BE DUPLICATED, DISCLOSED, OR REPRODUCEDWITHOUT THE WRITTEN CONSENT OF GALLOWAY.COPYRIGHTS AND INFRINGEMENTS WILL BEENFORCED AND PROSECUTED.COPYRIGHTNOT FORCONSTRUCTIONDate:Drawn By:Project No:Checked By:04.29.2021HFH000027MCKJEPCOVER SHEETC0.0JANUARY 2021East Ridge Holdings LLC.Patrick McMeekin4801 Goodman Rd.Timnath, CO 80547970.674.1109DEVELOPER / APPLICANTGEOTECHNICAL ENGINEERCTL Thompson Inc.351 Linden Street, Unit 140Fort Collins, Colorado 80524(303) 206-9455PROJECT TEAM:These plans have been reviewed by the City of Fort Collins for concept only. The review does not imply responsibility by the reviewingdepartment, the City of Fort Collins Engineer, or the City of Fort Collins for accuracy and correctness of the calculations. Furthermore, thereview does not imply that quantities of items on the plans are the final quantities required. The review shall not be construed for any reasonas acceptance of financial responsibility by the City of Fort Collins for additional quantities of items shown that may be required during theconstruction phase.DISCLAIMER STATEMENT:I hereby affirm that these final construction plans were prepared under my direct supervision, in accordance with all applicable City of FortCollins and State of Colorado standards and statutes, respectively; and that I am fully responsible for the accuracy of all design. revisions,and record conditions that I have noted on these plans.CERTIFICATION STATEMENT:Russell + Mills StudiosCraig Russell, RLA, ASLA141 S. College Avenue, Suite 104Fort Collins, CO 80524(970) 484-8855PLANNER/LANDSCAPE ARCHITECTGalloway & CompanyJames E. Prelog5265 Ronald Reagan Blvd., Suite 210Johnstown, Colorado 80534970.800.3300SITE ENGINEER / SURVEYORS. TIMBERLINE RD.E. VINE DRIVEN. LEMAY AVE.GENERAL MANAGERREVIEWED BY:DATE:UTILITY PLAN REVIEWBOXELDER SANITATION DISTRICTREVIEW DOES NOT CONSTITUTE "APPROVAL" OF PLANS. PLAN ENGINEER ISRESPONSIBLE FOR ACCURACY AND COMPLETENESS.REVIEW DOES NOT CONSTITUTE "APPROVAL" OF PLANS. PLAN ENGINEER IS RESPONSIBLEFOR ACCURACY AND COMPLETENESS.GENERAL MANAGERREVIEWED BY:DATE:EAST LARIMER COUNTY WATER DISTRICTUTILITY PLAN REVIEWPROJECT BENCHMARKS:PROJECT DATUM: NGVD29 UNADJUSTED DATUM (OLD CITY OF FORT COLLINS DATUM)BENCHMARK 92-3, TIMBERLINE RD. AT LARIMER-WELD IRRIGATION DITCH, ON THE SOUTH END OF THE EAST PARAPET WALLELEVATION: 4985.68NOTE: IF NAVD88 DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NAVD88 DATUM = NGVD29 UNADJUSTED DATUM(OLD CITY OF FORT COLLINS DATUM) + 3.19'BENCHMARK: 41-01, ON THE NORTH SIDE OF EAST VINE DRIVE , WEST OF 3024 EAST VINE DRIVE, ON THE NORTH SIDE OF A ROUND ELECTRICAL VAULT.ELEVATION: 4966.54NOTE: IF NAVD88 DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NAVD88 DATUM = NGVD29 UNADJUSTED DATUM(OLD CITY OF FORT COLLINS DATUM) + 3.18'VICINITY MAPSCALE: NTSCAUTION - NOTICE TO CONTRACTOR1. ALL UTILITY LOCATIONS SHOWN ARE BASED ON MAPSPROVIDED BY THE APPROPRIATE UTILITY COMPANY ANDFIELD SURFACE EVIDENCE AT THE TIME OF SURVEY AND IS TOBE CONSIDERED AN APPROXIMATE LOCATION ONLY. IT IS THECONTRACTOR'S RESPONSIBILITY TO FIELD VERIFY THE FIELDLOCATION OF ALL UTILITIES, PUBLIC OR PRIVATE, WHETHERSHOWN ON THE PLANS OR NOT, PRIOR TO CONSTRUCTION.REPORT ANY DISCREPANCIES TO THE ENGINEERED PRIOR TOCONSTRUCTION.2. WHERE A PROPOSED UTILITY CROSSES AN EXISTING UTILITY,IT IS THE CONTRACTOR'S RESPONSIBILITY TO FIELD VERIFYTHE HORIZONTAL AND VERTICAL LOCATION OF SUCHEXISTING UTILITY, EITHER THROUGH POTHOLING ORALTERNATIVE METHOD. REPORT INFORMATION TO THEENGINEER PRIOR TO CONSTRUCTION.3. CONTRACTOR RESPONSIBLE FOR AS-BUILT DRAWINGS,TESTS, REPORTS AND/OR ANY OTHER CERTIFICATES ORINFORMATION AS REQUIRED FOR ACCEPTANCE OF WORKFROM CITY, UTILITY DISTRICTS OR ANY OTHER GOVERNINGAGENCY.4. CONTRACTOR SHALL PROTECT ALL EXISTING SURVEY MONUMENTATION. CONTRACTOR SHALL HAVE LICENSED SURVEYOR REPLACE ANY DAMAGED OR DISTURBED MONUMENTATION AT THEIR COST.SITEC0.0COVER SHEETC0.1GENERAL AND CONSTRUCTION NOTESC1.0EXISTING CONDITIONS AND REMOVAL PLANC2.0HORIZONTAL CONTROL PLANC3.0 GRADING PLANC4.0 UTILITY PLANC5.0SANITARY DETAILSC6.0 STORM PLAN AND PROFILEC6.1-C6.2 STORM DETAILSC7.0WATER DETAILSC8.0SITE DETAILSC9.0EROSION CONTROL PLANC9.1-C9.2 EROSION CONTROL DETAILSSHEET INDEXLOT 2 AT BLOCK 1, EAST RIDGE FIFITH FILING, BEING PART OF THE NORTHEASTQUARTER OF SECTION 8, T. 7 N., R. 68 W. OF THE 6TH P.M.,CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADOMOSAIC NEIGHBORHOOD CENTER------------Date:Drawn By:Project No:Checked By:COVERaccuracy of all design. revisions,REVIEW DOES NOT CONSTITUTE "APPROVAL" OF PLANS. PLAN ENGINEER IS RESPONSIBLEFOR ACCURACY AND COMPLETENESS.GENERAL MANAGERDATE:ITEM 6, ATTACHMENT 5Packet pg. 369 --------------H:\Hartford Homes\CO Fort Collins HFH27 - Mosaic Pool\Project Files\0CIV\3-CD\HFH27_C0.1_General Notes.dwg - RJ Barnes - 4/29/2021Init.# Issue / DescriptionDateMOSAIC NEIGHBORHOOD CENTERFORT COLLINS, COLORADOTHESE PLANS ARE AN INSTRUMENT OF SERVICEAND ARE THE PROPERTY OF GALLOWAY, AND MAYNOT BE DUPLICATED, DISCLOSED, OR REPRODUCEDWITHOUT THE WRITTEN CONSENT OF GALLOWAY.COPYRIGHTS AND INFRINGEMENTS WILL BEENFORCED AND PROSECUTED.COPYRIGHTNOT FORCONSTRUCTIONDate:Drawn By:Project No:Checked By:04.29.2021HFH000027MCKJEPGENERAL ANDCONSTRUCTION NOTESC0.1A. GENERAL NOTES1. All materials, workmanship, and construction of public improvements shall meet or exceed the standards and specifications set forth in the Larimer County Urban AreaStreet Standards and applicable state and federal regulations. Where there is conflict between these plans and the specifications, or any applicable standards, themost restrictive standard shall apply. All work shall be inspected and approved by the City of Fort Collins.2. All references to any published standards shall refer to the latest revision of said standard, unless specifically stated otherwise.3. These public improvement construction plans shall be valid for a period of three years from the date of approval by the City of Fort Collins Engineer. Use of these plansafter the expiration date will require a new review and approval process by the City of Fort Collins prior to commencement of any work shown in these plans.4. The engineer who has prepared these plans, by execution and/or seal hereof, does hereby affirm responsibility to the City of Fort Collins, as beneficiary of saidengineer's work, for any errors and omissions contained in these plans, and approval of these plans by the City of Fort Collins Engineer shall not relieve the engineerwho has prepared these plans of all such responsibility. Further, to the extent permitted by law, the engineer hereby agrees to hold harmless and indemnify the City ofFort Collins, and its officers and employees, from and against all liabilities, claims, and demands which may arise from any errors and omissions contained in theseplans.5. All storm sewer construction, as well as power and other "dry" utility installations, shall conform to the City of Fort Collins standards and specifications current at thedate of approval of the plans by the City of Fort Collins Engineer.6. The type, size, location and number of all known underground utilities are approximate when shown on the drawings. It shall be the responsibility of the Developer toverify the existence and location of all underground utilities along the route of the work before commencing new construction. The Developer shall be responsible forunknown underground utilities.7. The Developer shall contact the Utility Notification Center of Colorado (UNCC) at 1-800-922-1987, at least 2 working days prior to beginning excavation or grading, tohave all registered utility locations marked. Other unregistered utility entities (i.e. ditch / irrigation company) are to be located by contacting the respectiverepresentative. Utility service laterals are also to be located prior to beginning excavation or grading. It shall be the responsibility of the Developer to relocate allexisting utilities that conflict with the proposed improvements shown on these plans.8. The Developer shall be responsible for protecting all utilities during construction and for coordinating with the appropriate utility company for any utility crossingsrequired.9. If a conflict exists between existing and proposed utilities and/or a design modification is required, the Developer shall coordinate with the engineer to modify thedesign. Design modification(s) must be approved by the City of Fort Collins prior to beginning construction.10. The Developer shall coordinate and cooperate with the City of Fort Collins, and all utility companies involved, to assure that the work is accomplished in a timelyfashion and with a minimum disruption of service. The Developer shall be responsible for contacting, in advance, all parties affected by any disruption of any utilityservice as well as the utility companies.11. No work may commence within any public storm water, sanitary sewer or potable water system until the Developer notifies the utility provider. Notification shall be aminimum of 2 working days prior to commencement of any work. At the discretion of the water utility provider, a pre-construction meeting may be required prior tocommencement of any work.12. The Developer shall sequence installation of utilities in such a manner as to minimize potential utility conflicts. In general, storm sewer and sanitary sewer should beconstructed prior to installation of the water lines and dry utilities.13. The minimum cover over water lines is 4.5 feet and the maximum cover is 6.0 feet unless otherwise noted in the plans and approved by the Water Utility.14. A State Construction Dewatering Wastewater Discharge Permit is required if dewatering is required in order to install utilities or if water is discharged into a stormsewer, channel, irrigation ditch or any waters of the United States.15. The Developer shall comply with all terms and conditions of the Colorado Permit for Storm Water Discharge (Contact Colorado Department of Health, Water QualityControl Division, (303) 692-3590), the Storm Water Management Plan, and the Erosion Control Plan.16. The City of Fort Collins shall not be responsible for the maintenance of storm drainage facilities located on private property. Maintenance of onsite drainage facilitiesshall be the responsibility of the property owner(s).17. Prior to final inspection and acceptance by the City of Fort Collins, certification of the drainage facilities, by a registered engineer, must be submitted to and approvedby the Stormwater Utility Department. Certification shall be submitted to the Stormwater Utility Department at least two weeks prior to the release of a certificate ofoccupancy for single family units. For commercial properties, certification shall be submitted to the Stormwater Utility Department at least two weeks prior to the releaseof any building permits in excess of those allowed prior to certification per the Development Agreement.18. The City of Fort Collins shall not be responsible for any damages or injuries sustained in this Development as a result of groundwater seepage, whether resulting fromgroundwater flooding, structural damage or other damage unless such damage or injuries are sustained as a result of the City of Fort Collins failure to properly maintainits water, wastewater, and/or storm drainage facilities in the development.19. All recommendations of the Preliminary Drainage and Erosion Control Reports for East Ridge Fifth Filing Addendum 1 Mosaic Townhomes dated 04.29.2021 byGalloway and Company, Inc., shall be followed and implemented.20. Temporary erosion control during construction shall be provided as shown on the Erosion Control Plan. All erosion control measures shall be maintained in good repairby the Developer, until such time as the entire disturbed areas is stabilized with hard surface or landscaping.21. The Developer shall be responsible for insuring that no mud or debris shall be tracked onto the existing public street system. Mud and debris must be removed within24 hours by an appropriate mechanical method (i.e. machine broom sweep, light duty front-end loader, etc.) or as approved by the the City of Fort Collins streetinspector.22. No work may commence within any improved or unimproved public Right-of-Way until a Right-of-Way Permit or Development Construction Permit is obtained, ifapplicable.23. The Developer shall be responsible for obtaining all necessary permits for all applicable agencies prior to commencement of construction. The Developer shall notifythe the City of Fort Collins Inspector (Fort Collins - 221-6605) and the City of Fort Collins Erosion Control Inspector (Fort Collins - 221-6700) at least 2 working daysprior to the start of any earth disturbing activity, or construction on any and all public improvements. If the City of Fort Collins Engineer is not available after propernotice of construction activity has been provided, the Developer may commence work in the Engineer absence. However, the City of Fort Collins reserves the right notto accept the improvement if subsequent testing reveals an improper installation.24.The Developer shall be responsible for obtaining soils tests within the Public Right-of-Way after right of way grading and all utility trench work is complete and prior tothe placement of curb, gutter, sidewalk and pavement. If the final soils/pavement design report does not correspond with the results of the original geotechnical report,the Developer shall be responsible for a re-design of the subject pavement section or, the Developer may use the City of Fort Collins' default pavement thicknesssection(s). Regardless of the option used, all final soils/pavement design reports shall be prepared by a licensed Professional Engineer. The final report shall besubmitted to the Inspector a minimum of 10 working days prior to placement of base and asphalt. Placement of curb, gutter, sidewalk, base and asphalt shall not occuruntil the City of Fort Collins Engineer approves the final report.25. The contractor shall hire a licensed engineer or land surveyor to survey the constructed elevations of the street subgrade and the gutter flowline at all intersections,inlets, and other locations requested by the the City of Fort Collins inspector. The engineer or surveyor must certify in a letter to the City of Fort Collins that theseelevations conform to the approved plans and specifications. Any deviations shall be noted in the letter and then resolved with the City of Fort Collins before installationof base course or asphalt will be allowed on the streets.26. All utility installations within or across the roadbed of new residential roads must be completed prior to the final stages of road construction. For the purposes of thesestandards, any work except c/g above the subgrade is considered final stage work. All service lines must be stubbed to the property lines and marked so as to reducethe excavation necessary for building connections.27. Portions of Larimer County are within overlay districts. The Larimer County Flood Plain Resolution should be referred to for additional criteria for roads within thesedistricts.28. All road construction in areas designated as Wild Fire Hazard Areas shall be done in accordance with the construction criteria as established in the Wild Fire HazardArea Mitigation Regulations in force at the time of final plat approval.29. Prior to the commencement of any construction, the contractor shall contact the Local Entity Forester to schedule a site inspection for any tree removal requiring apermit.30. The Developer shall be responsible for all aspects of safety including, but not limited to, excavation, trenching, shoring, traffic control, and security. Refer to OSHAPublication 2226, Excavating and Trenching.31. The Developer shall submit a Construction Traffic Control Plan, in accordance with MUTCD, to the appropriate Right-of-Way authority. (The the City of Fort Collins,Larimer County, Colorado), for approval, prior to any construction activities within, or affecting, the Right-of-Way. The Developer shall be responsible for providing anyand all traffic control devices as may be required by the construction activities.32. Prior to the commencement of any construction that will affect traffic signs of any type, the contractor shall contact the City of Fort Collins Traffic OperationsDepartment, who will temporarily remove or relocate the sign at no cost to the contractor, however, if the contractor moves the traffic sign then the contractor will becharged for the labor, materials and equipment to reinstall the sign as needed.33. The Developer is responsible for all costs for the initial installation of traffic signing and striping for the Development related to the Development's local streetoperations. In addition, the Developer is responsible for all costs for traffic signing and striping related to directing traffic access to and from the Development.34. There shall be no site construction activities on Saturdays, unless specifically approved by the City of Fort Collins Engineer, and no site construction activities onSundays or holidays, unless there is prior written approval by Larimer County.35. The Developer is responsible for providing all labor and materials necessary for the completion of the intended improvements, shown on these drawings, or designatedto be provided, installed, or constructed, unless specifically noted otherwise.36. Dimensions for layout and construction are not to be scaled from any drawing. If pertinent dimensions are not shown, contact the Designer for clarification, andannotate the dimension on the as-built record drawings.37. The Developer shall have, onsite at all times, one (1) signed copy of the approved plans, one (1) copy of the appropriate standards and specifications, and a copy ofany permits and extension agreements needed for the job.38. If, during the construction process, conditions are encountered which could indicate a situation that is not identified in the plans or specifications, the Developer shallcontact the Designer and the City of Fort Collins Engineer immediately.39. The Developer shall be responsible for recording as-built information on a set of record drawings kept on the construction site, and available to the Larimer County'sInspector at all times. Upon completion of the work, the contractor(s) shall submit record drawings to the City of Fort Collins Engineer.40. The Designer shall provide, in this location on the plan, the location and description of the nearest survey benchmarks (2) for the project as well as the basis ofbearings. The information shall be as follows: PROJECT DATUM: NGVD29 UNADJUSTED DATUM (OLD CITY OF FORT COLLINS DATUM)BENCHMARK 92-3, TIMBERLINE RD. AT LARIMER-WELD IRRIGATION DITCH, ON THE SOUTH END OF THE EAST PARAPET WALLELEVATION: 4985.68NOTE: IF NAVD88 DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NAVD88 DATUM = NGVD29 UNADJUSTEDDATUM (OLD CITY OF FORT COLLINS DATUM) + 3.19'BENCHMARK: 41-01, ON THE NORTH SIDE OF EAST VINE DRIVE , WEST OF 3024 EAST VINE DRIVE, ON THE NORTH SIDE OF A ROUND ELECTRICALVAULT.ELEVATION: 4966.54NOTE: IF NAVD88 DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NAVD88 DATUM = NGVD29 UNADJUSTEDDATUM (OLD CITY OF FORT COLLINS DATUM) + 3.18'41. All stationing is based on centerline of roadways unless otherwise noted.42. Damaged curb, gutter and sidewalk existing prior to construction, as well as existing fences, trees, streets, sidewalks, curbs and gutters, landscaping, structures, andimprovements destroyed, damaged or removed due to construction of this project, shall be replaced or restored in like kind at the Developer's expense, unlessotherwise indicated on these plans, prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy.43. When an existing asphalt street must be cut, the street must be restored to a condition equal to or better than its original condition. The existing street condition shall bedocumented by the City of Fort Collins Construction Inspector before any cuts are made. Patching shall be done in accordance with the City of Fort Collins StreetRepair Standards. The finished patch shall blend in smoothly into the existing surface. All large patches shall be paved with an asphalt lay-down machine. In streetswhere more than one cut is made, an overlay of the entire street width, including the patched area, may be required. The determination of need for a complete overlayshall be made by the Larimer County Engineer and/or the City of Fort Collins Inspector at the time the cuts are made.44. Upon completion of construction, the site shall be cleaned and restored to a condition equal to, or better than, that which existed before construction, or to the gradesand condition as required by these plans.45.Standard Handicap ramps are to be constructed at all curb returns and at all "T" intersections.46. After acceptance by the City of Fort Collins, public improvements depicted in these plans shall be guaranteed to be free from material and workmanship defects for aminimum period of two years from the date of acceptance.47.Approved Variances are listed as follows: A modification to LUC 3.6.2(E) LCUASS 7.6.4.CCONSTRUCTION NOTESA. GRADING AND EROSION CONTROL NOTES1. The City Stormwater Department erosion control inspector must be notified at least twenty-four (24) hours prior to any construction on this site.2. There shall be no earth-disturbing activity outside the limits designated on the accepted plans.3. All required BMPs (e.g., perimeter silt and construction fencing) shall be installed prior to any land disturbing activity (e.g., stockpiling, stripping, grading, etc). All otherrequired erosion control measures shall be installed at the appropriate time in the construction sequence as indicated in the approved project schedule, constructionplans, and erosion control report.4. At all times during construction, the Developer shall be responsible for preventing and controlling on-site erosion including keeping the property sufficiently watered soas to minimize wind blown sediment. The Developer shall also be responsible for installing and maintaining all erosion control facilities shown herein.5. The property must be actively preventing the emission of fugitive dust at all times during construction and vegetation activities. All land disturbing activities that result infugitive dust shall be in accordance with Municipal Code §12-150 to reduce the impacts to adjacent properties and community health. All required practices shall beimplemented and additional ones shall be followed. These practices include watering the sites and discontinuing construction activities until the wind subsides asdetermined by any City Inspectors.6. Pre-disturbance vegetation shall be protected and retained wherever possible. Removal or disturbance of existing vegetation shall be limited to the area(s) required forimmediate construction operations, and for the shortest practical period of time.7. All soils exposed during land disturbing activity (stripping, grading, utility installations, stockpiling, filling, etc.) shall be kept in a roughened condition by ripping ordisking along land contours until mulch, vegetation, or other permanent erosion control BMPs are installed. No soils in areas outside project street rights-of-way shallremain exposed by land disturbing activity for more than thirty (30) days before required temporary or permanent erosion control (e.g., seed/mulch, landscaping, etc.) isinstalled, unless otherwise approved by the City Stormwater Department.8. In order to minimize erosion potential, all temporary (structural) erosion control measures shall:a. Be inspected at a minimum of once every fourteen (14) days and after each runoff event and repaired or reconstructed as necessary in order to ensure thecontinued performance of their intended function.b. Remain in place until such time as all the surrounding disturbed areas are sufficiently stabilized as determined by the erosion control inspector.c. Be removed after the site has been sufficiently stabilized as determined by the erosion control inspector.8. When temporary erosion control measures are removed, the Developer shall be responsible for the clean up and removal of all sediment and debris from all drainageinfrastructure and other public facilities.9. City Ordinance prohibits the tracking, dropping, or depositing of soils or any other material onto city streets by or from any vehicle. Any inadvertent deposited materialshall be cleaned immediately by the contractor.10. All retained sediments, particularly those on paved roadway surfaces, shall be removed and disposed of in a manner and location so as not to cause their release intoany drainageway.11. No soil stockpile shall exceed ten (10) feet in height. All soil stockpiles shall be protected from sediment transport by surface roughening, watering, and perimeter siltfencing. Any soil stockpile remaining after thirty (30) days shall be seeded and mulched.12. The stormwater volume capacity of detention ponds will be restored and storm sewer lines will be cleaned upon completion of the project and before turning themaintenance over to the City/County or Homeowners Association (HOA).13. City Ordinance and Colorado Discharge Permit System (CDPS) requirements make it unlawful to discharge or allow the discharge of any pollutant or contaminatedwater from construction sites. Pollutants include, but are not limited to discarded building materials, concrete truck washout, chemicals, oil and gas products, litter, andsanitary waste. The developer shall at all times take whatever measures are necessary to assure the proper containment and disposal of pollutants on the site inaccordance with any and all applicable local, state, and federal regulations.14. A designated area shall be provided on site for concrete truck chute washout. The area shall be constructed so as to contain washout material and located at least fifty(50) feet away from any waterway during construction. Upon completion of construction activities the concrete washout material will be removed and properly disposedof prior to the area being restored.15. Conditions in the field may warrant erosion control measures in addition to what is shown on these plans. The Developer shall implement whatever measures aredetermined necessary, as directed by the City.B. STREET IMPROVEMENT NOTES1. All street construction is subject to the General Notes on the cover sheet of these plans as well as the Street Improvements Notes listed here.2. A paving section design, signed and stamped by a Colorado licensed Engineer, must be submitted to the City of Fort Collins Engineer for approval, prior to any streetconstruction activity, (full depth asphalt sections are not permitted at a depth greater than 8 inches of asphalt). The job mix shall be submitted for approval prior toplacement of any asphalt.3. Where proposed paving adjoins existing asphalt, the existing asphalt shall be saw cut, a minimum distance of 12 inches from the existing edge, to create a cleanconstruction joint. The Developer shall be required to remove existing pavement to a distance where a clean construction joint can be made. Wheel cuts shall not beallowed unless approved by the City of Fort Collins Engineer in Fort Collins.4. Street subgrades shall be scarified the top 12 inches and re-compacted prior to subbase installation. No base material shall be laid until the subgrade has beeninspected and approved by the City of Fort Collins Engineer.5. Ft. Collins only. Valve boxes and manholes are to be brought up to grade at the time of pavement placement or overlay. Valve box adjusting rings are not allowed.6. When an existing asphalt street must be cut, the street must be restored to a condition equal to or better than its original condition. The existing street condition shall bedocumented by the Inspector before any cuts are made. Cutting and patching shall be done in conformance with Chapter 25, Reconstruction and Repair. The finishedpatch shall blend smoothly into the existing surface. The determination of need for a complete overlay shall be made by the City of Fort Collins Engineer. All overlaywork shall be coordinated with adjacent landowners such that future projects do not cut the new asphalt overlay work.7. All traffic control devices shall be in conformance with these plans or as otherwise specified in M.U.T.C.D. (including Colorado supplement) and as per theRight-of-Way Work Permit traffic control plan.8. The Developer is required to perform a gutter water flow test in the presence of the City of Fort Collins Inspector and prior to installation of asphalt. Gutters that holdmore than 1/4 inch deep or 5 feet longitudinally, of water, shall be completely removed and reconstructed to drain properly.9. Prior to placement of H.B.P. or concrete within the street and after moisture/density tests have been taken on the subgrade material (when a full depth section isproposed) or on the subgrade and base material (when a composite section is proposed), a mechanical "proof roll" will be required. The entire subgrade and/or basematerial shall be rolled with a heavily loaded vehicle having a total GVW of not less than 50,000 lbs. and a single axle weight of at least 18,000 lbs. with pneumatic tiresinflated to not less that 90 p.s.i.g. "Proof roll" vehicles shall not travel at speeds greater than 3 m.p.h. Any portion of the subgrade or base material which exhibitsexcessive pumping or deformation, as determined by the City of Fort Collins Engineer, shall be reworked, replaced or otherwise modified to form a smooth,non-yielding surface. The City of Fort Collins Engineer shall be notified at least 24 hours prior to the "proof roll." All "proof rolls" shall be preformed in the presence ofan Inspector.C. TRAFFIC SIGNING AND PAVEMENT MARKING CONSTRUCTION NOTES1.All signage and marking is subject to the General Notes on the cover sheet of these plans, as well as the Traffic Signing and Marking Construction Notes listed here.2.All symbols, including arrows, ONLYS, crosswalks, stop bars, etc. shall be pre-formed thermo-plastic.3. All signage shall be per the City of Fort Collins Standards and these plans or as otherwise specified in MUTCD.4. All lane lines for asphalt pavement shall receive two coats of latex paint with glass beads.5. All lane lines for concrete pavement should be epoxy paint.6. Prior to permanent installation of traffic striping and symbols, the Developer shall place temporary tabs or tape depicting alignment and placement of the same. Theirplacement shall be approved by the City of Fort Collins Traffic Engineer prior to permanent installation of striping and symbols.7. Pre-formed thermo-plastic applications shall be as specified in these Plans and/or these Standards.8. Epoxy applications shall be applied as specified in CDOT Standard Specifications for Road and Bridge Construction.9. All surfaces shall be thoroughly cleaned prior to installation of striping or markings.10. All sign posts shall utilize break-away assemblies and fasteners per the Standards.11. A field inspection of location and installation of all signs shall be performed by the City of Fort Collins Traffic Engineer. All discrepancies identified during the fieldinspection must be corrected before the 2-year warranty period will begin.12. The Developer installing signs shall be responsible for locating and protecting all underground utilities.13. Special care shall be taken in sign location to ensure an unobstructed view of each sign.14. Signage and striping has been determined by information available at the time of review. Prior to initiation of the warranty period,the City of Fort Collins Traffic Engineerreserves the right to require additional signage and/or striping if the City of Fort Collins Traffic Engineer determines that an unforeseen condition warrants such signageaccording to the MUTCD or the CDOT M and S Standards. All signage and striping shall fall under the requirements of the 2-year warranty period for new construction(except fair wear on traffic markings).15. Sleeves for sign posts shall be required for use in islands/medians. Refer to Chapter 14, Traffic Control Devices, for additional detail.D. STORM DRAINAGE NOTE1. The City of Fort Collins shall not be responsible for the maintenance of storm drainage facilities located on private property. The Developer shall be responsible formaintenance of all storm drainage facilities that are constructed outside of the public right-of-way that are cited herein: The stormlines as noted on the plan and profilesof this plan set.2. All other storm drainage facilities designed with these utility plans are public and shall be maintained by the City of Fort Collins.3. All recommendations of the Preliminary Drainage and Erosion Control Reports for East Ridge Third Filing Addendum 1 Mosaic Townhomes dated 04.29.2021 byGalloway and Company, shall be followed and implemented.4. Prior to final inspection and acceptance by the City of Fort Collins, certification of the drainage facilities, by a registered engineer, must be submitted to and approvedby the Stormwater Utility Department. Certification shall be submitted to the Stormwater Utility Department at least two weeks prior to the release of a certificate ofoccupancy for single family units. For commercial properties, certification shall by submitted to the Stormwater Utility Department at least two weeks prior to the releaseof any building permits in excess of those allowed prior to certification per the Development Agreement.5. 18" minimum vertical separation from other utilities is required including storm pipes and irrigation mains. Less than 18" will require a steel or concrete encasement ofthe lower sewer or water.E. EAST LARIMER COUNTY WATER DISTRICT GENERAL NOTES FOR CONSTRUCTION (Version: 11/22/2019)The following information is condensed from the current "Standard Construction Specifications for Water Mains" (Specification) as adopted by the East Larimer County Water District(‘ELCO’ or ‘District’) and is to be considered as such. In the event of any conflict the full District Specification document shall take precedence over these generalnotes.1. Standards and Specifications: Construction shall be per the District Specifications in effect at the start of construction. Material or equipment shall bemanufactured per the most recent version of applicable industry standards.2. Locates: Contractor shall coordinate field locates of all existing utilities prior to commencement of any construction and as required notify all affected utility companiesprior to commencing construction. Cost of repairs to any utility damaged during District waterline installation shall be the responsibility of the Contractor.3. Damage to Property: Contractor shall continuously maintain adequate protectionfrom damage of all public and private property through which the work is done and shall be fully responsible for all costs associated with damage to any and all public and privateproperty.4. Safety: Contractor shall comply with any and all requirements and regulations as set forth by any local, City, County, State or Federal agency having applicable authority.5. Landscaping Adjacent to District Waterlines: No landscaping (bushes, shrubs, trees or other plantings) that has a mature height of over 3 feet (3-ft) shall be placed within ten feet(10-ft) of any District waterline or appurtenance (distribution main, service line, fire hydrant, meter, etc.). Bushes or shrubs with a mature height of less than 3-ft shall be placed aminimum 4-ft from any District waterline or appurtenance. The District shall have the right to remove any landscaping that violates this standard, at any time such landscaping isdiscovered, and shall not be required to replace the removed landscaping.6. Design Approval and Construction Start: No construction shall begin without prior design acceptance from ELCO. District shall be notified 48 hours in advance of starting constructionor testing to allow for scheduling.7. Permits: Contractor is responsible for obtaining all permits which may be required. For any permitting where the District must apply for a permit the Contractor shall coordinate, coverthe cost and schedule the permit acquisition with the District.8. Changes During Construction: No verbal authorization for field revision shall be given. All requests for such field revision shall be made in writing with the proposed change indicatedon a copy of the signed design drawings. Any field revision approved and installed shall also be accurately documented on the As-Built Drawings.9.Materials of Construction:a. Pipe: All water piping shall be Polyvinyl Chloride (PVC). All PVC piping 6-inch through 12-inch shall be DR 18 (pressure class 235 psi) and manufactured in accordance withAWWA Standard C900, "Polyvinyl Chloride (PVC) Pressure Pipe, 4-inch through 12-inch, For Water Distribution". All PVC piping 14-inch through 24-inch shall be DR 18(pressure class 235 psi) and manufactured in accordance with AWWA Standard C905, "Polyvinyl Chloride (PVC) Water Transmission Pipe, Nominal Diameters 14-inch through36". Pipe with a diameter greater than 24 inches shall be specified based on engineered design.b. Tracer Wire: All water piping shall be installed with a twelve (12) gauge solid copper wire, plastic coated, six hundred (600) volt taped to top of pipe and surfaced at eachhydrant into a tracer wire box.c. Pipe Joints: Pipe joints shall be made using an integral bell with an elastomeric gasket push-on type joint or using machined couplings of a sleeve type with rubber ring gasketsand machined pipe ends to form a push-on type joint.d. Materials and Installation: All materials installed shall be new and free of manufacturer defects. Any defective or damaged materials noted on the construction site shall be somarked and removed from the site. Under no circumstances shall any PVC piping be installed utilizing mechanical equipment to seat the joints.e. Pipe Fittings: All fittings shall be mechanical joint, ductile iron, manufactured in accordance with AWWA Standard C153. Fittings shall be furnished with a cement-mortar lining ofstandard thickness class with a 250 psi pressure rating.f. Gate Valves: Gate valves shall conform to AWWA Standard C509 with mechanical joint, 2" open left operating nut and resilient seat.g. Butterfly Valves: Butterfly valves shall be used for all valves 12-inches and larger and conform to AWWA Standard C504 with mechanical joint, 2" open left operating nut, resilientseat and shall be equipped with sand bonnet.h. Fire Hydrants: Hydrants shall conform to AWWA Standard C502, 1" square open-right operating nut. Allowable manufacturers and models are Mueller Super Centurion withepoxy coated shoe or American Flo Control Waterous Pacer WB67-250X with epoxy coated shoe. All fittings shall be swing assemblies with anchor couplings.i. Pipe, Valve and Fitting Wrap: All fittings, valves, fire hydrant shoes and plugs shall be poly-wrapped with 8-mil thick polyethylene plastic wrap, double layered, and ends securelytaped prior to backfill. All fitting bolts shall have zinc caps installed.10. Bedding: All pipe shall be bedded in 3/4" washed rock uniformly graded and compacted. Trench shall be excavated to a depth below established grade equal to 14 of pipe diameter(min. 4"). Bell depressions shall be provided for all joints. In event that unstable trench conditions are encountered at pipeline grade 1-1/2" uniformly graded washed rock shall be usedfor stabilization. Bedding material shall be placed and compacted under and around sides of the pipe per the pipe manufacturer’s installation recommendations. Note maximum trenchwidth detail.11. Backfill: Backfill of acceptable material shall be placed in ‘lifts’ of uniform horizontal layers not to exceed 6-inches of compacted depth per lift. Minimum 18" of compacted backfillabove pipe must be in place before rolling mechanical equipment type compaction is to be used. Backfill shall be compacted to 95% of optimum density in roadway areas or per roadauthority’s requirements, and 90% in fields or non-road locations. Backfill compaction testing frequency shall be at least one test per 100-lineal feet of pipeline length and at varyingdepths and locations in accordance with the requirements of the applicable road authority or beginning 1.5-feet above top of pipe and at 1-foot increments to grade.12. Joint Restraint: All fittings, tees, plugs and fire hydrants shall be provided with anchor couplings and/or joint restraint in accordance with District Specifications or as required perengineer’s design. Thrust blocks shall be used only as required per field conditions and as approved or directed by the District field inspector.13. Concrete: All concrete construction, including thrust blocks, shall be completed utilizing Type 5 or equal cement only.14. Asphalt Replacement: For asphalt pavement that is cut and has been in place less than two years (according to City or County Engineer's record), the cut shall be a minimum of 20feet in width and will be replaced to the specified depth by a paving machine.15. Pipe Cover: A minimum cover of 4-1/2 feet of cover over top of pipe shall be maintained throughout the waterline and service line installation, particularly in areas of new grading anddrainage swales. Extra bury depth may be required to maintain minimum cover at drainage culvert crossings and/or fire hydrant runs. Maximum allowable cover shall be 6 feet, unlessspecifically approved by the District.16. Connection to Existing System: All connections to existing waterlines shall be completed at developer's expense by District personnel or the District's authorized contractor with noexception.17. Inspection: The District shall have the authority to assign an inspector who shall inspect, check and verify that any and all work, including all materials to be incorporated in the work,excavation, bedding, backfill, testing and all construction methods and practices of the installed facilities is equal to or better than minimum construction requirements as set forth inthe District’s Specifications.18. Testing: All lines shall be pressure tested, chlorinated and flushed by the Contractor in accordance with District Specifications and under the District's supervision. Upon passingchlorination testing, bacteriological testing will be completed by a State certified water quality control laboratory. Copies of all passing test results, including soils compaction in thearea of water main construction, shall be provided to the District.19. Preliminary Acceptance: Preliminary Acceptance shall be issued to the Owner when all project work is complete, tested and operational such that the infrastructure is ready to beaccepted by the District. Documentation required prior to issuance of Preliminary Acceptance includes but is not limited to chlorination test report, bacteriological test report, hydrotestreport, compaction testing report, verification of project costs, As-built drawings and Record Drawings. Following receipt, review and acceptance by the District of these and otherdocuments as may be required per project specifics, the District will issue Preliminary Acceptance.20.Project As-Built and Record Drawing Requirements:a. As-Built Drawings are compiled and maintained during construction by the Contractor and identify, in red ink, on-site changes to the original design. As-Built Drawings shall bedelivered to the District (electronically in PDF format or otherwise as requested by the District) for acceptance and to the project’s design engineer for creation of RecordDrawings.21. Record Drawings are prepared by the project’s design engineer and shall accurately reflect any change made in the field which varies from the accepted construction plans, as notedin the As-Built Drawings, including at a minimum, field dimensions and elevations, horizontal and vertical locations of underground utilities and appurtenances. The Record Drawingsshall be reviewed and accepted by the District prior to Preliminary Acceptance of the project. Record Drawings are to be delivered to the District in electronic format as Adobe (PDF),AutoCAD and ArcView shape files (release version to be confirmed with District at time of submittal).22. Warranty: The Owner shall warrant all work associated with the waterline installation including, but not limited to the materials, installation workmanship and surface restoration for aperiod of two years from date of Preliminary Acceptance. During this warranty period the Owner shall repair any defects in the work and maintain the work area. At the close of thetwo-year warranty period and upon satisfactory correction of any deficiencies noted, the District shall accept the constructed lines and appurtenances as the sole property andresponsibility of the District.F. BOXELDER SANITATION DISTRICT CONSTRUCTION NOTES:The following information is condensed from the current “Standard Construction Specification for Sewer Mains” as adopted by the Boxelder Sanitation District (District) and is to be considered as such. In the event of any question the full document shall take precedence.1. Existing Utility Locates: It shall be the responsibility of the Contractor to coordinate field locates of all existing utilities prior to commencement of any construction. Contractor shall alsonotify all affected utility companies prior to commencing construction. In the event of damage to any existing utility, the contractor shall immediately notify the owner of the utilityinvolved and unless authorized in writing by the owner of the subject utility, shall not attempt to make repairs. The cost of repairs shall be the responsibility of the Contractor.2. District Owned Easement Pictures: Contractor to provide sequential digital pictures spaced at no more than 300 feet detailing conditions of the off-site Boxelder Owned EasementConditions and any structures that could be affected, to the District and the property owner prior to the start of any off-site work. These pictures shall include all existing fence, ditches,ditch structures, out buildings, water troughs, trees and all other landscaping. Pictures are to be placed at no more than four (4) pictures on a 11x8 sheet of photo paper inserted intotransparent sleeves and delivered with the drawings of record in a three (3) ring binder.3. Protection of Property: Contractor shall continuously maintain adequate protection from damage of all public and private property through which the work is done.4. Safety: All sewer main installation within the District shall be subject to current (Occupational Safety and Heath Association (OSHA) and the Colorado Safety Association, (CSA)safety requirements. Contractor shall also comply with any and all requirements and regulations as set forth by City, County, State and Federal agencies having applicable authority.5. Start of Construction: No construction shall begin without prior design review of the District. The District shall be notified 48 hours in advance of starting construction or testing to allowfor scheduling.6. Road Excavation Permits: In event that State, County or City road excavation permit(s) are required, the Contractor is responsible for obtaining all road permits which may berequired.7. Other Permits: The Contractor shall be responsible for obtaining all permits required for construction.8. Revisions: No verbal authorization for field revision shall be given. All requests for field revision shall be made in writing accompanied by proposed change indicated on copy of theapproved design drawings. Any field revision approved and installed shall also be accurately documented on the Drawings of Record.9. Materials: Plastic Pipe -All gravity sanitary sewer piping shall be Polyvinyl Chloride (PVC) unless otherwise noted on the approved drawings. Pipe 15” and smaller shall conform toASTM D3034, Type PSM, and SDR 35. Pipe 18” and larger shall conform to ASTM F679. All fittings shall be (PVC) unless otherwise noted.10. Pipe Cover: A minimum cover of 3-1/2 feet of cover shall be maintained throughout the sewer line and service line installation.11. Bedding: All sewer main installation shall include bedding. Bedding shall be ¾” washed rock uniformly graded and compacted. Refer to force main desgin for force main beddingrequirements. Trench shall be excavated to a depth below established grade equal to ¼ of pipe diameter (min. 4”). Bell depressions shall be provided for all joints. In event thatunstable trench conditions are encountered at pipeline grade 1-1/2” uniformly graded washed rock shall be used for stabilization. Bedding material shall be placed and compactedunder and around sides of the pipe. Place bedding in such a manner as to provide solid, uniform bearing surface for full length of barrel. Minimum 30” initial lift above pipe beforeother than hand compaction equipment is to be used. Note maximum trench width detail.12. Backfill: Backfilling of trench shall be performed as soon as practical, subsequent to inspection and approval. Backfilling of acceptable material shall not be placed in lifts of greaterthan one (1) foot. Backfill shall be compacted to 95% of optimum density in roadway and residential areas and 90% in all off-site easement areas unless otherwise noted. Compactiontesting of bedding and back fill shall be at least five tests per 1,000 feet and at varying depths and locations in accordance with the requirements of the applicable authority or asrequired in project specific specifications.13. Concrete: All concrete construction shall be completed utilizing 3,000 psi at twenty-eight (28) days or equal concrete.14. Pavement or Other Repairs: In event that asphalt or concrete pavement, sidewalks, storm sewers, waterline or any other public or privately owned property is damaged or requiresreconstruction due to the work, repairs or replacement will be made in accordance with the requirements of the appropriate governing authority. Private property will be returned to itsoriginal condition or as close to original condition as reasonably possible, unless otherwise noted on the drawings.15. Service Taps on Existing Lines: All taps made on existing lines shall be completed at developer's expense by District personnel or the District's authorized contractor with noexception.16. Inspection: Construction shall conform to District Standards and Specifications or project specific specifications at all times. The District shall inspect the construction as necessaryand shall observe all line testing. The District shall have the authority to ascertain that all construction of facilities is equal to or better than minimum construction requirements as setforth in17. Testing: All lines shall be pressure tested and flushed by the Contractor in accordance with District Standards and Specifications and under the District's supervision. Upon passing,copies of all passing test results including soils compaction in the area of sewer main construction shall be provided to the District.18. Acceptance: Upon completion of all utility construction (sewer and other) and fulfillment of all District requirements, preliminary acceptance of new sewer system improvements willoccur in accordance with District's acceptance procedure.19. Warranty: The Contractor shall warrant the materials, installation, workmanship and surface restoration for a period of two years from date of preliminary acceptance. During thiswarranty period the Developer shall promptly repair any defects in the work and maintain the work area. At the close of the two-year warranty period the District will make a fieldinspection. Upon satisfactory correction of any deficiencies noted the District would make final acceptance of the lines and work. The lines and the appurtenances shall then becomethe sole property and responsibility of Boxelder Sanitation District.20. Drawings of Record and Total Costs: Within 90 days of preliminary acceptance of the new facilities, the District shall be provided with acceptable Drawings of Record of the completesystem consisting of two sets of fill size reproduced prints, two sets of ½-size reproduced prints, one set of 6 mil double matted reproducible mylars and one complete digital fileequivalent (software and version to be confirmed at time of delivery). Written confirmation of the total cost of all sewer system improvements shall also be submitted with the Drawingsof Record.ITEM 6, ATTACHMENT 5Packet pg. 370 SSSSSSS--------------H:\Hartford Homes\CO Fort Collins HFH27 - Mosaic Pool\Project Files\0CIV\3-CD\HFH27_C1.0_Existing Conditions.dwg - RJ Barnes - 4/29/2021Init.# Issue / DescriptionDateMOSAIC NEIGHBORHOOD CENTERFORT COLLINS, COLORADOTHESE PLANS ARE AN INSTRUMENT OF SERVICEAND ARE THE PROPERTY OF GALLOWAY, AND MAYNOT BE DUPLICATED, DISCLOSED, OR REPRODUCEDWITHOUT THE WRITTEN CONSENT OF GALLOWAY.COPYRIGHTS AND INFRINGEMENTS WILL BEENFORCED AND PROSECUTED.COPYRIGHTNOT FORCONSTRUCTIONDate:Drawn By:Project No:Checked By:04.29.2021HFH000027MCKJEPEXISTING CONDITIONS ANDREMOVAL PLANC1.0FOGASOHEWSSSCALE: 1"=20'01020ITEM 6, ATTACHMENT 5Packet pg. 371 --------------H:\Hartford Homes\CO Fort Collins HFH27 - Mosaic Pool\Project Files\0CIV\3-CD\HFH27_C2.0_HC.dwg - RJ Barnes - 4/29/2021Init.# Issue / DescriptionDateMOSAIC NEIGHBORHOOD CENTERFORT COLLINS, COLORADOTHESE PLANS ARE AN INSTRUMENT OF SERVICEAND ARE THE PROPERTY OF GALLOWAY, AND MAYNOT BE DUPLICATED, DISCLOSED, OR REPRODUCEDWITHOUT THE WRITTEN CONSENT OF GALLOWAY.COPYRIGHTS AND INFRINGEMENTS WILL BEENFORCED AND PROSECUTED.COPYRIGHTNOT FORCONSTRUCTIONDate:Drawn By:Project No:Checked By:04.29.2021HFH000027MCKJEPHORIZONTAL CONTROLPLANC2.0SCALE: 1"=20'01020ITEM 6, ATTACHMENT 5Packet pg. 372 SLOT 12LOT 11LOT 1LOT 2EXISTING SIGN7" RISER--------------H:\Hartford Homes\CO Fort Collins HFH27 - Mosaic Pool\Project Files\0CIV\3-CD\HFH27_C3.0_Grading.dwg - RJ Barnes - 4/29/2021Init.# Issue / DescriptionDateMOSAIC NEIGHBORHOOD CENTERFORT COLLINS, COLORADOTHESE PLANS ARE AN INSTRUMENT OF SERVICEAND ARE THE PROPERTY OF GALLOWAY, AND MAYNOT BE DUPLICATED, DISCLOSED, OR REPRODUCEDWITHOUT THE WRITTEN CONSENT OF GALLOWAY.COPYRIGHTS AND INFRINGEMENTS WILL BEENFORCED AND PROSECUTED.COPYRIGHTNOT FORCONSTRUCTIONDate:Drawn By:Project No:Checked By:04.29.2021HFH000027MCKJEPGRADING PLANC3.0SCALE: 1"=20'01020C3.0ITEM 6, ATTACHMENT 5Packet pg. 373 SSGFSSSSSSSPROPOSED3/4" WATER SERVICEPROPOSED 4"SANITARY SERVICEPROPOSED GREASETRAP SERVICEPROPOSED CLEANOUTPROPOSED3/4" WATER SERVICEPROPOSED GREASE TRAPREMOVE EX FES ANDEXTEND PIPE4" SANITARY SERVICEAT 2% MIN4" SANITARY SERVICEAT 2% MINPROPOSEDTRENCH DRAINLOT 12LOT 11LOT 1LOT 2EXISTING FHEXISTING FHEXISTING FHPROPOSEDELECTRICAL SERVICEPROPOSEDELECTRICAL SERVICEPROPOSED3 WAY TRANSFORMER--------------H:\Hartford Homes\CO Fort Collins HFH27 - Mosaic Pool\Project Files\0CIV\3-CD\HFH27_C4.0_Utilities.dwg - RJ Barnes - 4/29/2021Init.# Issue / DescriptionDateMOSAIC NEIGHBORHOOD CENTERFORT COLLINS, COLORADOTHESE PLANS ARE AN INSTRUMENT OF SERVICEAND ARE THE PROPERTY OF GALLOWAY, AND MAYNOT BE DUPLICATED, DISCLOSED, OR REPRODUCEDWITHOUT THE WRITTEN CONSENT OF GALLOWAY.COPYRIGHTS AND INFRINGEMENTS WILL BEENFORCED AND PROSECUTED.COPYRIGHTNOT FORCONSTRUCTIONDate:Drawn By:Project No:Checked By:04.29.2021HFH000027MCKJEPUTILITY PLANC4.0SWSSWSSC4.0SCALE: 1"=20'01020ITEM 6, ATTACHMENT 5Packet pg. 374 Xref ..\Reference\Titleblock\HFH1624x36.dwgSANITARY DETAILSC5.0JEP--------------H:\Hartford Homes\CO Fort Collins HFH27 - Mosaic Pool\Project Files\0CIV\3-CD\HFH27_DT.dwg - RJ Barnes - 4/29/2021Init.# Issue / DescriptionDateMOSAIC NEIGHBORHOOD CENTERFORT COLLINS, COLORADOTHESE PLANS ARE AN INSTRUMENT OF SERVICEAND ARE THE PROPERTY OF GALLOWAY, AND MAYNOT BE DUPLICATED, DISCLOSED, OR REPRODUCEDWITHOUT THE WRITTEN CONSENT OF GALLOWAY.COPYRIGHTS AND INFRINGEMENTS WILL BEENFORCED AND PROSECUTED.COPYRIGHTNOT FORCONSTRUCTIONDate:Drawn By:Project No:Checked By:04.29.2021HFH000027MCKJEPTYPE A GREASE INTERCEPTORITEM 6, ATTACHMENT 5Packet pg. 375 SSGFSSSS--------------H:\Hartford Homes\CO Fort Collins HFH27 - Mosaic Pool\Project Files\0CIV\3-CD\HFH27_C6.0_Storm.dwg - RJ Barnes - 4/29/2021Init.# Issue / DescriptionDateMOSAIC NEIGHBORHOOD CENTERFORT COLLINS, COLORADOTHESE PLANS ARE AN INSTRUMENT OF SERVICEAND ARE THE PROPERTY OF GALLOWAY, AND MAYNOT BE DUPLICATED, DISCLOSED, OR REPRODUCEDWITHOUT THE WRITTEN CONSENT OF GALLOWAY.COPYRIGHTS AND INFRINGEMENTS WILL BEENFORCED AND PROSECUTED.COPYRIGHTNOT FORCONSTRUCTIONDate:Drawn By:Project No:Checked By:04.29.2021HFH000027MCKJEPSTORM PLAN AND PROFILEC6.0LEGEND:TEGASNOTES:SCALE: 1"=50'020 5010C6.0ITEM 6, ATTACHMENT 5Packet pg. 376 oXref ..\Reference\Titleblock\HFH1624x36.dwgSTORM DETAILSC6.1JEP--------------H:\Hartford Homes\CO Fort Collins HFH27 - Mosaic Pool\Project Files\0CIV\3-CD\HFH27_DT1.dwg - RJ Barnes - 4/29/2021Init.# Issue / DescriptionDateMOSAIC NEIGHBORHOOD CENTERFORT COLLINS, COLORADOTHESE PLANS ARE AN INSTRUMENT OF SERVICEAND ARE THE PROPERTY OF GALLOWAY, AND MAYNOT BE DUPLICATED, DISCLOSED, OR REPRODUCEDWITHOUT THE WRITTEN CONSENT OF GALLOWAY.COPYRIGHTS AND INFRINGEMENTS WILL BEENFORCED AND PROSECUTED.COPYRIGHTNOT FORCONSTRUCTIONDate:Drawn By:Project No:Checked By:04.29.2021HFH000027MCKJEPITEM 6, ATTACHMENT 5Packet pg. 377 Xref ..\Reference\Titleblock\HFH1624x36.dwgSTORM DETAILSC6.2JEP--------------H:\Hartford Homes\CO Fort Collins HFH27 - Mosaic Pool\Project Files\0CIV\3-CD\HFH27_DT1.dwg - RJ Barnes - 4/29/2021Init.# Issue / DescriptionDateMOSAIC NEIGHBORHOOD CENTERFORT COLLINS, COLORADOTHESE PLANS ARE AN INSTRUMENT OF SERVICEAND ARE THE PROPERTY OF GALLOWAY, AND MAYNOT BE DUPLICATED, DISCLOSED, OR REPRODUCEDWITHOUT THE WRITTEN CONSENT OF GALLOWAY.COPYRIGHTS AND INFRINGEMENTS WILL BEENFORCED AND PROSECUTED.COPYRIGHTNOT FORCONSTRUCTIONDate:Drawn By:Project No:Checked By:04.29.2021HFH000027MCKJEPH:\Hartford Homes\CO Fort Collins HFH27 - Mosaic Pool\Project Files\0CIV\3-CD\HFH27_DT1.dwg - RJ Barnes -4/29/2021ITEM 6, ATTACHMENT 5Packet pg. 378 Xref ..\Reference\Titleblock\HFH1624x36.dwgWATER DETAILSC7.0--------------H:\Hartford Homes\CO Fort Collins HFH27 - Mosaic Pool\Project Files\0CIV\3-CD\HFH27_DT.dwg - RJ Barnes - 4/29/2021Init.# Issue / DescriptionDateMOSAIC NEIGHBORHOOD CENTERFORT COLLINS, COLORADOTHESE PLANS ARE AN INSTRUMENT OF SERVICEAND ARE THE PROPERTY OF GALLOWAY, AND MAYNOT BE DUPLICATED, DISCLOSED, OR REPRODUCEDWITHOUT THE WRITTEN CONSENT OF GALLOWAY.COPYRIGHTS AND INFRINGEMENTS WILL BEENFORCED AND PROSECUTED.COPYRIGHTNOT FORCONSTRUCTIONDate:Drawn By:Project No:Checked By:04.29.2021HFH000027MCKJEPITEM 6, ATTACHMENT 5Packet pg. 379 Xref ..\Reference\Titleblock\HFH1624x36.dwgSITE DETAILSC8.0JEP--------------H:\Hartford Homes\CO Fort Collins HFH27 - Mosaic Pool\Project Files\0CIV\3-CD\HFH27_DT1.dwg - RJ Barnes - 4/29/2021Init.# Issue / DescriptionDateMOSAIC NEIGHBORHOOD CENTERFORT COLLINS, COLORADOTHESE PLANS ARE AN INSTRUMENT OF SERVICEAND ARE THE PROPERTY OF GALLOWAY, AND MAYNOT BE DUPLICATED, DISCLOSED, OR REPRODUCEDWITHOUT THE WRITTEN CONSENT OF GALLOWAY.COPYRIGHTS AND INFRINGEMENTS WILL BEENFORCED AND PROSECUTED.COPYRIGHTNOT FORCONSTRUCTIONDate:Drawn By:Project No:Checked By:04.29.2021HFH000027MCKJEP1. Attach the sign panels tightly to the post and use oversized washers to keep the sign from breaking loosefrom the post when hit by a vehicle.2. Sign panels should be mounted a minimum of 7 feet above the pavement or ground.Cross section of post2 1/4" Anchor3. Signs larger than 36 inches in length or width require wind bracing and special post design.NOTES:4. Anchor Stub and post are square steel tube (perforated).CRITERIA FOR SINGLE POST5. All "No Parking" signs shall be installed at 45° from Flow Line.**2" x 2" x 10' OR 12'12 GAUGE TELESPAR POST(22F12A31)2' - 3'FROM FStreet CurbSee Figure 16-1R1-1 "STOP" SIGN 30" HIGH DENSITY/DIAMONDGRADE. SIGN MOUNTED TO POST WITH 1 EACHDRIVE RIVET WITH NYLON WASHER AGAINST SIGNFACE (ON TOP OF THE SIGN). THE BOTTOM OF THESIGN SHALL BE MOUNTED WITH 1 EACH5/16"x2-1/2" HEW BOLT WITH METAL AND FROMNYLON WASHERS (NYLON WASHER AGAINST SIGNFACE) AND SECURED WITH 1 EACH 5/16" HEX NUTON THE BACK SIDE OF POST.L2-1/4" x 2-1/4" x 3'ANCHOR/STUB2 EACH 8" BLADESMOUNTED TO POSTWITH 4 EACH DRIVERIVETS WITHNYLON WASHERS*12 GaugeATTACHED SIDEWALK DETAILNOTE: Construct sidewalk with joints at 10' intervalsR 1/8"WEAKENED PLANE JOINTEXPANSION JOINTR1/4"and aligned with scoring on curb.INSTALL IN LOCATIONS SPECIFIEDIN CHAPTER 221/2"1/4"1/4 SLAB THICKNESS1/4"1/2" ExpansionJoint materialDETACHED SIDEWALK DETAILVariableLandscaping2' min.Slope: Minumum 14"/ft Maximum 3"/ft1. Afrom2. S3. SNOT4. A5. AITEM 6, ATTACHMENT 5Packet pg. 380 SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF SF SF SF SF SF SF SFCWAIPWDSFIPIPIPIPSFSFSFSFSFWDWDSFRSRSRSRSRSRSVTC--------------H:\Hartford Homes\CO Fort Collins HFH27 - Mosaic Pool\Project Files\0CIV\3-CD\HFH27_C9.0_Erosion Control.dwg - RJ Barnes - 4/29/2021Init.# Issue / DescriptionDateMOSAIC NEIGHBORHOOD CENTERFORT COLLINS, COLORADOTHESE PLANS ARE AN INSTRUMENT OF SERVICEAND ARE THE PROPERTY OF GALLOWAY, AND MAYNOT BE DUPLICATED, DISCLOSED, OR REPRODUCEDWITHOUT THE WRITTEN CONSENT OF GALLOWAY.COPYRIGHTS AND INFRINGEMENTS WILL BEENFORCED AND PROSECUTED.COPYRIGHTNOT FORCONSTRUCTIONDate:Drawn By:Project No:Checked By:04.29.2021HFH000027MCKJEPEROSION CONTROL PLANC9.0SFIPSCWASSASPVTCRSCFWDWDC9.0SCALE: 1"=20'01020ITEM 6, ATTACHMENT 5Packet pg. 381 Xref ..\..\Reference\Titleblocks\HFH1.022436North.dwgSILT FENCESFWATTLE INSTALLATIONFLOW3'-4'ADJACENT ROLLS SHALLTIGHTLY ABUTW1 NOTES:INSTALLATION:WHEN INSTALLING RUNNING LENGTHS OF WATTLES, BUTT THE SECOND WATTLE TIGHTLYAGAINST THE FIRST, DO NOT OVERLAP THE ENDS. STAKE THE WATTLES AT EACH END ANDFOUR FOOT ON CENTER. FOR EXAMPLE:A 25 FOOT WATTLE USES 6 STAKESA 20 FOOT WATTLE USES 5 STAKESA 12 FOOT WATTLE USES 4 STAKESSTAKES SHOULD BE DRIVEN THROUGH THE MIDDLE OF THE WATTLE. LEAVING 2 - 3 INCHESOF THE STAKE PROTRUDING ABOVE THE WATTLE. A HEAVY SEDIMENT LOAD WILL TEND TOPICK THE WATTLE UP AND COULD PULL IT OFF THE STAKES IF THEY ARE DRIVEN DOWN TOOLOW. IT MAY BE NECESSARY TO MAKE A HOLE IN THE WATTLE WITH A PICK END OF YOURMADDOX IN ORDER TO GET THE STAKE THROUGH THE STRAW. WHEN STRAW WATTLES AREUSED FOR FLAT GROUND APPLICATIONS, DRIVE THE STAKES STRAIGHT DOWN; WHENINSTALLING WATTLES ON SLOPES, DRIVE THE STAKES PERPENDICULAR TO THE SLOPE.DRIVE THE FIRST END STAKE OF THE SECOND WATTLE AT AN ANGLE TOWARD THE FIRSTWATTLE IN ORDER TO HELP ABUT THEM TIGHTLY TOGETHER. IF YOU HAVE DIFFICULTYDRIVING THE STAKE INTO EXTREMELY HARD OR ROCKY SLOPES, A PILOT BAR MAY BENEEDED TO BEGIN THE STAKE HOLE.1"x 1" WOOD STAKES18"-24"BAILING WIRE ORNYLON ROPEWATTLE "A"WATTLE "B"1'2'TYP.1'1'W2 NOTES:INSTALLATION:STAKES SHOULD BE DRIVEN ACROSS FROM EACH OTHER AND ON EACHSIDE OF THE WATTLE. LEAVING 4"-6" OF STAKE PROTRUDING ABOVE THEWATTLE. BAILING WIRE OR NYLON ROPE SHOULD BE TIED TO THESTAKES ACROSS THE WATTLE. STAKES SHOULD THEN BE DRIVEN UNTILTHE BAILING WIRE OR NYLON ROPE IS SUFFICIENTLY SNUG TO THEWATTLE.WHEN INSTALLING RUNNING LENGTHS OF WATTLES, TO PREVENTSHIFTING, BUTT THE SECOND WATTLE TIGHTLY AGAINST THE FIRST. DONOT OVERLAP THE ENDS. STAKES SHOULD BE DRIVEN 1 FT. FROM END,ACROSS FROM AND ON EACH SIDE OF WATTLE LEAVING 4"-6" OF STAKEPROTRUDING ABOVE THE WATTLE. BAILING WIRE OR NYLON ROPESHOULD BE TIED TO STAKES IN AN HOUR GLASS FORMATION (FRONT TOBACK OF WATTLE "A", ACROSS TO FRONT OF WATTLE "B", ACROSS TOBACK AND BACK TO FRONT OF WATTLE "A"). STAKES SHOULD THEN BEDRIVEN IN UNTIL BAILING WIRE OR NYLON ROPE IS SUFFICIENTLY SNUGTO THE WATTLE.SEDIMENTDEPOSITIONZONESTORM WATER LINEWEIGHTED WATTLEOR ROCK SOCKLIP OF GUTTERSIDEWALKEXISTING ORPROPOSED INLETTOP BACK CURBFLOW LINESEDIMENTDEPOSITIONZONESTORM WATER LINELIP OF GUTTERWEIGHTED WATTLEOR ROCK SOCKAT 45 DEG. TO CURBSIDEWALKTOP BACK CURBFLOW LINESIDEWALKTOP BACK CURBFLOW LINEW4 NOTES:1. NUMBER OF WATTLES AND SPACING SHOULD BE DETERMINED BY THE SLOPE AND SITE CONDITIONS.2. TUBULAR MARKERS SHALL MEET THE REQUIREMENTS OF MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTCD)3. CITY RECOMMENDS INSTALLING AT LEAST 3 CHECKDAMS WHEN USING THIS SETUP.LIP OF GUTTERWEIGHTED WATTLEOR ROCK SOCKW1 & W2 INSTALLATION NOTES:1. THE LOCATION AND LENGTH OF WATTLE IS DEPENDENT ON THE CONDITIONS OF EACH SITE.2. WATTLES SHALL BE INSTALLED PRIOR TO ANY LAND-DISTURBING ACTIVITIES.3. WATTLES SHALL CONSIST OF STRAW, COMPOST, EXCELSIOR, OR COCONUT FIBER.4. NOT FOR USE IN CONCENTRATED FLOW AREAS.5. THE WATTLES SHALL BE TRENCHED INTO THE GROUND A MINIMUM OF TWO (2) INCHES.6. WATTLES SHALL BE INSTALLED PER MANUFACTURERS SPECIFICATIONS.7. ON SLOPES, WATTLES SHOULD BE INSTALLED ON CONTOUR WITH A SLIGHT DOWNWARD ANGLE AT THE END OF THE ROW IN ORDER TO PREVENT PONDING AT THE MID SECTION.8. RUNNING LENGTHS OF WATTLES SHOULD BE ABUTTED FIRMLY TO ENSURE NO LEAKAGE AT THE ABUTMENTS.9. SPACING - DOWNSLOPE:10. VERTICAL SPACING FOR SLOPE INSTALLATIONS SHOULD BE DETERMINED BY SITE CONDITIONS. SLOPE GRADIENT AND SOIL TYPE ARE THE MAIN FACTORS. A GOOD RULE OF THUMB IS:1:1 SLOPES = 10 FEET APART2:1 SLOPES = 20 FEET APART3:1 SLOPES = 30 FEET APART4:1 SLOPES = 40 FEET APART, ETC.11. HOWEVER, ADJUSTMENTS MAY HAVE TO BE MADE FOR THE SOIL TYPE: FOR SOFT, LOAMY SOILS - ADJUST THE ROWS CLOSER TOGETHER; FOR HARD, ROCKY SOILS - ADJUST THE ROWSFURTHER APART. A SECONDARY WATTLE PLACED BEHIND THE ABUTMENT OF TWO WATTLES IS ENCOURAGED ON STEEP SLOPES OR WHERE JOINTS HAVE FAILED IN THE PAST.12. STAKING: THE CITY RECOMMENDS USING WOOD STAKES TO SECURE THE WATTLES. 1/2" TO 5/8" REBAR IS ALSO ACCEPTABLE. BE SURE TO USE A STAKE THAT IS LONG ENOUGH TOPROTRUDE SEVERAL INCHES ABOVE THE WATTLE: 18" IS A GOOD LENGTH FOR HARD, ROCKY SOIL. FOR SOFT LOAMY SOIL USE A 24" STAKE.4"-6" ABOVE WATTLE AFTER BAILING WIREOR NYLON ROPE IS ATTACHED. STAKESNEED TO BE TAMPED UNTIL WIRE/ROPE ISSNUG WITH WATTLE.W3 NOTE:IF THE AREA BEHIND THE INLET IS NOT STABILIZED, A BMPSHOULD BE USED TO PREVENT SEDIMENT FROM ENTERING THEINLET1"x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ref ..\Reference\Titleblock\HFH1624x36.dwgEROSION CONTROLDETAILSC9.1JEPIPSSF--------------H:\Hartford Homes\CO Fort Collins HFH27 - Mosaic Pool\Project Files\0CIV\3-CD\HFH27_DT1.dwg - RJ Barnes - 4/29/2021Init.# Issue / DescriptionDateMOSAIC NEIGHBORHOOD CENTERFORT COLLINS, COLORADOTHESE PLANS ARE AN INSTRUMENT OF SERVICEAND ARE THE PROPERTY OF GALLOWAY, AND MAYNOT BE DUPLICATED, DISCLOSED, OR REPRODUCEDWITHOUT THE WRITTEN CONSENT OF GALLOWAY.COPYRIGHTS AND INFRINGEMENTS WILL BEENFORCED AND PROSECUTED.COPYRIGHTNOT FORCONSTRUCTIONDate:Drawn By:Project No:Checked By:04.29.2021HFH000027MCKJEPCURB INLET PROTECTIONIP1IPSAKESTOP BACK CURBFLOW LINEH COCONUT FIBERSTALLATION COMES INBODY.E/PANITEM 6, ATTACHMENT 5Packet pg. 382 STRAW WATTLE(SEE DETAIL 2 ON DT09 FOR DETAIL)Xref ..\..\Reference\Titleblocks\HFH1.022436North.dwgSTABILIZED STAGING AREA2STOCKPILE MANAGEMENT3ROCK SOCK DETAIL1CONCRETE WASHOUT AREA4CWAXref ..\Reference\Titleblock\HFH1624x36.dwgEROSION CONTROLDETAILSC9.2CWASSA--------------H:\Hartford Homes\CO Fort Collins HFH27 - Mosaic Pool\Project Files\0CIV\3-CD\HFH27_DT1.dwg - RJ Barnes - 4/29/2021Init.# Issue / DescriptionDateMOSAIC NEIGHBORHOOD CENTERFORT COLLINS, COLORADOTHESE PLANS ARE AN INSTRUMENT OF SERVICEAND ARE THE PROPERTY OF GALLOWAY, AND MAYNOT BE DUPLICATED, DISCLOSED, OR REPRODUCEDWITHOUT THE WRITTEN CONSENT OF GALLOWAY.COPYRIGHTS AND INFRINGEMENTS WILL BEENFORCED AND PROSECUTED.COPYRIGHTNOT FORCONSTRUCTIONDate:Drawn By:Project No:Checked By:04.29.2021HFH000027MCKJEPVEHICLE CONTROL TRACKING PADVTCVTCITEM 6, ATTACHMENT 5Packet pg. 383 SECTION 3.2.2 (K)(2)(A) - NONRESIDENTIAL PARKING REQUIREMENTS - ON-STREET PARKING FOR OUTDOOR RECREATION USE. 3.2.2(2)(a) Land use code: Nonresidential Parking Requirements: Nonresidential uses shall provide a minimum number of parking spaces, and will be limited to a maximum number of parking spaces as defined by the standards defined below. Commercial Recreation b. Outdoor - .1/person cap (min.) .3/person cap (max.) Modification Requested: Five (5) spaces adjacent to the development site (pool and neighborhood center) along the East side of Conquest Way be counted towards the off-street parking requirements for the outdoor recreational use. Modification Request Standards Applied: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested Explanation for Request Standards Applied: Justification 1 equally well or better explanation: 1.Conquest Way is constructed as a Connector Local Street (57 foot Right of Way) which is designed for on-street parking and 10 foot travel lanes. The request for modification would not impact the roadway functionality in a negative way, as it currently allows for on-street parking. 2.The users of the pool will be residents from the neighborhood, as the pool will be run as a HOA community pool. As this pool is the second one of the community, it is planned to be used predominately by the nearby condominiums and town homes to the north, town homes, and single family residences to the east and south. It is anticipated that these users will be accessing the site with alternative modes of transportation such as bikes, or walking rather than vehicular travel. The pool site has provided 10 bike parking spaces, which is more than the required 4 spaces for that use. 3.The ODP outlines the maximum commercial use to be 10,000 square feet. The site plan is proposing a 4,000 square foot commercial use building, and a pool area that includes; 1,000 square foot pool house, 1,200 square foot pool, outdoor kitchen, and a double sided community fireplace and shelter. The proposed design is providing a more diverse and community first plan which provides multiple community spaces that will enhance the neighborhood and support the vision of the City Plan by providing access to high-quality amenities and creating a livable and social neighborhood. 4.The proposed design is equal to or better than a plan which complies with the standard if that if the five parking spaces were provided off-street, the project would not align with the adjacent alley centerline, and would lose a substantial amount of the pool area, and community gathering space at the north side of the development, (see diagram below). Modification Request MOSAIC NEIGHBORHOOD CENTER ITEM 6, ATTACHMENT 6 Packet pg. 384 S S S S S S S S S G F PA PA PA PA PA PA PA PA PA PA PA PA PA PA 1 4 11 8 S Y K E S D R I V E CONQUESTWAYT I M B E R L I N E R O A D EAST RIDGE FIFTH FILING (11) OVERHANG PARKING STALLS (8) STANDARD PARKING STALLS PA 12'-0" 15'-0" 1,200 SF POOL 1,000 SF POOL HOUSE 4,000 SF COMMERCIAL BUILDING PA PLANTRASH ENCLOSURELS502X TYPE #2, TYP. (4) BIKE RACK LS502X TYPE #1BIKE RACKLS502X FENCE, TYP.POOL PERIMETERLS502X POOL ENTRY - RE: ARCH. (DOUBLE SIDED)GAS FIREPLACELS502X COMMUNITY LAWN W/ GRILLSOUTDOOR KITCHEN LS502X FENCE GATEPOOL PERIMETERLS502X WET DECK CANOPY LS502X FENCE, TYP.PATIO PERIMETERLS502X 9'-0"19'-0" 17'-0"9'-0"6'-0" 12'-0"9'-7"17'-0"14'-6"15'-0"67'-1" 58'-6" 6'-0"21'-4"EXISTING ENTRY SIGNAGE PERGOLAKITCHEN LS502X PAVILIONLS502X (4) COVERED/ENCLOSED BIKE PARKING SPACES POOL HOUSE - RE: ARCH. 6" THICK CONC. ASPHALT PAVEMENT RE: CIVIL 4" CONCRETESTD. GRAYSITE LEGEND: EXPANSION JOINT PROPERTY LINE LOT LINE EASEMENT POOL FENCE EDGER SITE LIGHTING BIKE RACK #PARKING STALL QTY. PLANTING AREAPA ASPHALT RE: CIVIL 6" CONCRETE STD. GRAY PATIO FENCE CITY OF FORT COLLINS STANDARD NOTES: 1.THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL PLANS. AMENDMENTS TO THE PLANS MUST BE REVIEWED AND APPROVED BY THE CITY PRIOR TO THE IMPLEMENTATION OF ANY CHANGES TO THE PLANS. 2. REFER TO FINAL UTILITY PLANS FOR EXACT LOCATIONS AND CONSTRUCTION INFORMATION FOR STORM DRAINAGE STRUCTURES, UTILITY MAINS AND SERVICES, PROPOSED TOPOGRAPHY, STREET IMPROVEMENTS. 3.REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOR EXACT LOCATIONS, AREAS AND DIMENSIONS OF ALL EASEMENTS, LOTS, TRACTS, STREETS, WALKS AND OTHER SURVEY INFORMATION. 4. ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE SCREENED FROM VIEW FROM ADJACENT PROPERTY AND PUBLIC STREETS. IN CASES WHERE BUILDING PARAPETS DO NOT ACCOMPLISH SUFFICIENT SCREENING, THEN FREE-STANDING SCREEN WALLS MATCHING THE PREDOMINANT COLOR OF THE BUILDING SHALL BE CONSTRUCTED. OTHER MINOR EQUIPMENT SUCH AS CONDUIT, METERS AND PLUMBING VENTS SHALL BE SCREENED OR PAINTED TO MATCH SURROUNDING BUILDING SURFACES. 5. ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN ONE PHASE UNLESS A PHASING PLAN IS SHOWN WITH THESE PLANS. 6. ALL EXTERIOR LIGHTING PROVIDED SHALL COMPLY WITH THE FOOT-CANDLE REQUIREMENTS IN SECTION 3.2.4 OF THE LAND USE CODE AND SHALL USE A CONCEALED, FULLY SHIELDED LIGHT SOURCE WITH SHARP CUT-OFF CAPABILITY SO AS TO MINIMIZE UP-LIGHT, SPILL LIGHT, GLARE AND UNNECESSARY DIFFUSION. 7. SIGNAGE AND ADDRESSING ARE NOT PERMITTED WITH THIS PLANNING DOCUMENT AND MUST BE APPROVED BY SEPARATE CITY PERMIT PRIOR TO CONSTRUCTION. SIGNS MUST COMPLY WITH CITY SIGN CODE UNLESS A SPECIFIC VARIANCE IS GRANTED BY THE CITY. 8.FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL BUILDINGS MUST PROVIDE AN APPROVED FIRE EXTINGUISHING SYSTEM. 9. ALL BIKE RACKS PROVIDED MUST BE PERMANENTLY ANCHORED. 10. ALL SIDEWALKS AND RAMPS MUST CONFORM TO CITY STANDARDS. ACCESSIBLE RAMPS MUST BE PROVIDED AT ALL STREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSIBLE PARKING SPACES. ACCESSIBLE PARKING SPACES MUST SLOPE NO MORE THAN 1:48 IN ANY DIRECTION. ALL ACCESSIBLE ROUTES MUST SLOPE NO MORE THAN 1:20 IN DIRECTION OF TRAVEL AND WITH NO MORE THAN 1:48 CROSS SLOPE. 11. COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS, AND TRAFFIC CIRCLES ADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BY A PROPERTY OWNER OF THE COMMON AREA. THE PROPERTY OWNER IS RESPONSIBLE FOR SNOW REMOVAL ON ALL ADJACENT STREET SIDEWALKS AND SIDEWALKS IN COMMON OPEN SPACE AREAS. 12.DESIGN AND INSTALLATION OF ALL PARKWAY/TREE LAWN AND MEDIAN AREAS IN THE RIGHT-OF-WAY SHALL BE IN ACCORDANCE WITH CITY STANDARDS. UNLESS OTHERWISE AGREED TO BY THE CITY WITH THE FINAL PLANS, ALL ONGOING MAINTENANCE OF SUCH AREAS IS THE RESPONSIBILITY OF THE OWNER/DEVELOPER. 13. THE PROPERTY OWNER IS RESPONSIBLE FOR SNOW REMOVAL ON ALL STREET SIDEWALKS ADJACENT TO EACH UNIT/APARTMENT BUILDING. 14. PRIVATE CONDITIONS, COVENANTS, AND RESTRICTIONS (CC&R'S), OR ANY OTHER PRIVATE RESTRICTIVE COVENANT IMPOSED ON LANDOWNERS WITHIN THE DEVELOPMENT, MAY NOT BE CREATED OR ENFORCED HAVING THE EFFECT OF PROHIBITING OR LIMITING THE INSTALLATION OF XERISCAPE LANDSCAPING, SOLAR/PHOTO-VOLTAIC COLLECTORS (IF MOUNTED FLUSH UPON ANY ESTABLISHED ROOF LINE), CLOTHES LINES (IF LOCATED IN BACK YARDS), ODOR-CONTROLLED COMPOST BINS, OR WHICH HAVE THE EFFECT OF REQUIRING THAT A PORTION OF ANY INDIVIDUAL LOT BE PLANTED IN TURF GRASS. 15. ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION, AS WELL AS STREETS, SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY. Sheet Sheet Name Checked By: Drawn By: Date: JB DD JAN.2021 Preliminary Development PlanEast Ridge Fifth Filing Lot 2Mosaic Neighborhood Center0 10'20'20' 40'N O R T H LS101 OVERALL SITE PLAN 5 parking spaces Impacted area OFF-STREET PARKING DIAGRAM Modification Request MOSAIC NEIGHBORHOOD CENTER ITEM 6, ATTACHMENT 6 Packet pg. 385 Existing Pool COMMUNITY CONTEXT DIAGRAM Timberline Rd.Vine Dr. Site Location Single Family Residential Single Family Attached Single Family Attached .25 mi. 5 min walk Single Family Attached Condominiums Future Community Park Modification Request MOSAIC NEIGHBORHOOD CENTER ITEM 6, ATTACHMENT 6 Packet pg. 386 Page 1 of 2 5265 Ronald Reagan Boulevard, Suite 210 Johnstown, Colorado 80534 Phone: 970.800.3300 January 20th, 2021 Galloway Project No. HFH27 WES LAMARQUE FROM CITY OF FORT COLLINS The following is Galloway & Company Inc.’s (Galloway) conformance letter supporting that developing East Ridge Fifth Filing Lot 2 Block 1 – Mosaic Neighborhood Center (ERMNC) has no greater impact to the storm drain infrastructure than originally estimated at the time East Ridge Second Filing (ERSF) was designed and approved. •Final Drainage Report East Ridge Second Filing by Galloway & Company Inc., dated June 1st, 2016 •Final Drainage Report East Ridge Fifth Filing Mosaic Condominiums by Galloway & Company Inc., dated August 19th, 2020 ERMNC (hereafter referred to as ‘the site’, or ‘project site’) proposes to develop a portion of Phase 9 of ERSF and bounded on the north by the East Ridge Fifth Filing – Mosaic Condominiums (ERFFMC); on the east by Conquest Way; on the south by Sykes Drive; on the west by undeveloped land and Timberline Road. The project site interacts with developments done for ERSF and ERFFMC. The larger ERSF project is in the Northeast Quarter of Section 8, Township 7 North, Range 68 West in the city of Fort Collins, County of Larimer, and State of Colorado. The project site, ±1.25 acres, is currently an undeveloped tract of land that drains into the existing, southeast F.E.S (referred to herein as the design point), built in the ERSF. It is slightly larger than the original allocation of 1.071 acres because the project site’s proposed design redirects a portion of the flow from ERFFMC’s basins (P10) onto our site. The exhibit, page 4, shows the newly delineated basin (P15) for the project site in green. Basin P15 includes the area from the southern-most part of ERFFMC’s basins, which are shown as red in the exhibit, page 4. The approved ERSF drainage report dictated that basin Fut-G2 drains 19 cfs into the design point, as previously defined. The northern portion of Fut-G2 was developed in ERFFMC, which effectively split ERSF’s basin Fut-G2, effectively reducing tributary area draining to project site’s design point. In addition, the ERSF project calculated the runoff coefficients of C2 = 0.90 and C100 = 1.00 in preparation of the future condition, summarized in Table 1. Galloway calculated new runoff coefficients for the project site, shown in composite runoff coefficients table on page 3 and summarized in Table 1. The newly calculated runoff coefficients for Basin P15 are lower than the originally calculated estimates, which effectively lessens the volume of water seen at the design point. Thus, the original storm drain infrastructure, from ERSF, is not impacted and the proposed site plan’s drainage patterns are generally acceptable if the recommendations are followed. ITEM 6, ATTACHMENT 7 Packet pg. 387 Page 2 of 2 Table 1. | Drainage Basins Basin ID Area Runoff Coeff. | C2 Runoff Coeff. | C100 Ac New P15 1.25 0.62 0.78 Original Fut-G2 2.41 0.9 1 If you have questions or require additional information, please call. Sincerely, Galloway & Company, Inc. Jeffrey Ditty, EIT Civil Engineer ITEM 6, ATTACHMENT 7 Packet pg. 388 Subdivision:East Ridge Fifth Filing Lot 2 Block 1 -- Mosaic Neighborhood Center Project Name: Mosaic Neighborhood Center Location:CO, Fort Collins Project No.: Calculated By: JKD Checked By: HHF INPUT User Input Date: 1/20/21 OUTPUT Calculated Value Single-Family Alley-Loaded SF Duplex/AttachedMulti-Family 95%5%100% C2*1.25 P15 1.25 95 0.54 41 25 0.60 12 100 0.12 9 0.62 0.78 Σ Basins 1.25 C2 C100Area (ac) Lots (e.g., Single-Family, Alley Loaded) Runoff Coefficient COMPOSITE RUNOFF COEFFICIENTS Area (ac)Area Weighted Asphalt + Concrete Walks Lawns, Heavy Soil: Flat <2% Area Weighted Runoff Coefficient Area (ac) HFHLV27 Area WeightedBasin ID Total Area (ac)Runoff Coefficient Page 1 of 1 1/20/2021 ITEM 6, ATTACHMENT 7 Packet pg. 389 P10 acres P10 0.60 0.75 0.78 acres P15 0.62 0.78 1.25 P15 MOSAIC POOL - FORT COLLINS, COLORADO - CONFORMANCE LETTER - DRAINAGE HFH000027 JKD HHF 01/20/2021 Checked By: Project No: Drawn By: Date: 5265 Ronald Reagan Blvd., Suite 210 Johnstown, CO 80534 970.800.3300 •GallowayUS.com ITEM 6, ATTACHMENT 7 Packet pg. 390 3201 East Mulberry, Unit Q – P.O. Box 1518 • Fort Collins, Colorado 80522 Phone (970) 498-0604 •Fax (970) 498-0701 •www.boxeldersanitation.org February 17, 2021 Brandi Bethurem Harras City of Fort Collins Planning P.O. Box 580 Fort Collins, CO 80522-0580 RE: Case Number: PDP 210003 Title: East Ridge - Mosaic Neighborhood Center Engineering/Survey: Galloway Engineer Contact: Parcel Number(s): Boxelder Sanitation District (BSD) has reviewed the Preliminary Development Plan identified as: Preliminary Utility Plans for neighborhood pools and a 4,000 sq.ft. office building. The District hereby advises as follows: There is no objection to this proposal. Responses required to comments below. The District will respond at the hearing date of ______________. Comments: 1. Our Rules and Regulations pertaining to Prohibited Discharge Standards require swimming pools to be a permitted use. You will need to coordinate the permit with Kevin Schmitz our Pretreatment Technician (kevins@boxeldersanitation.org ). 2. In order to comply, you will need the plumbing drain system to include manhole and a shut off valve on the swimming pool drain line. This will allow for monitoring of flow and to provide a point to sample. The District has adequate capacity to service the property referenced above. The District is in full compliance with federal and state water quality requirements. Please feel free to contact me if you have any questions. Sincerely, ITEM 6, ATTACHMENT 8 Packet pg. 391 Brian Zick, P.E. District Manager ITEM 6, ATTACHMENT 8 Packet pg. 392 1 May 20, 2021 Mosaic Neighborhood Center PDP Pete Wray, Senior City Planner, AICP 2 Mosaic Neighborhood Rosen Dr Wetland/Buffer Area Mosaic Neighborhood Center Filing 4 Filing 2 Filing 3 Filing 2: • Single-Family Detached • Two-Family Attached • Future Neighborhood Park Filing 3: • Single-Family Attached Townhomes Filing 4: • Single-Family Attached Townhomes Filing 5: • Single-Family Attached Condos Filing 5 1 2 ITEM 6, ATTACHMENT 9 Packet pg. 393 2 3 Neighborhood Center 4 Mosaic Neighborhood Center PDP 4,000 SF commercial building (retail stores and fast-food restaurant uses) 1,000 SF pool house and neighborhood pool (Neighborhood support/recreation facility use) Outdoor lawn gathering area Access to future multi-use trail Right-of-way for future Timberline Rd. realignment 24 vehicular parking spaces (with request for Modification of Standards for off-street parking) 1.07-acre site in Low Density Mixed-Use Neighborhoods L- M-N zone Wetland/Buffer Area 3 4 ITEM 6, ATTACHMENT 9 Packet pg. 394 3 East Mulberry Corridor Plan (2002) • PDP supports a mix of housing types • Buildings are compatible with existing and future development phases. • Higher housing density supports future commercial services and transit. • Land use designation in the Area Plan (Low Density Residential) is consistent with current zoning. 5 Mosaic NC Site Mosaic Neighborhood Center PDP 6 Zoning: Low Density Mixed-Use Neighborhoods (L-M-N) Mosaic Neighborhood Center 5 6 ITEM 6, ATTACHMENT 9 Packet pg. 395 4 Section 4.5 - LMN Zoning Neighborhood Center: Minimum two non-residential uses: Retail stores, fast food restaurants in the commercial building (without drive-in or drive-through facilities) and neighborhood support/recreation facilities - permitted uses, subject to Type II Review Maximum Building Height – 2.5-Stories (proposed commercial building and pool house are one-story) Center designed as integral part of surrounding residential development Two building designs incorporate surrounding residential context Publicly accessible outdoor gathering space 7 Article Three - General Development Standards Section 3.2.1 – Landscaping and Tree Protection: • 31 trees consisting of deciduous and coniferous species, distributed within the site, building foundation planting areas, parking lot areas, and streetscape. • Mulched planting beds are included throughout the site with ornamental grasses and deciduous shrubs. • Of the 10 existing trees on site, 4 will be removed based on condition. The Forestry review requires 4 mitigation trees to be planted, included in the landscape plan. 8 7 8 ITEM 6, ATTACHMENT 9 Packet pg. 396 5 9 Landscape Plan Article Three - General Development Standards Section 3.2.2(K)(1)(a) – Vehicular Parking: General Retail: (Min. 4/Max. 16) – Plan provides 4 spaces Fast Food restaurant: (Min. 10/Max. 20) – Plan provides 10 spaces Outdoor recreation: (Min. 10/Max. 30) – Plan provides 10 spaces (5-off-street/5 on-street) Request for Modification of Standards Total parking provided 24 spaces. Section 3.2.2(C)(4)(b) – Bicycle Parking Minimum 12 spaces required – Plan provides 18 spaces (4 enclosed / 14 fixed) 10 9 10 ITEM 6, ATTACHMENT 9 Packet pg. 397 6 Modification Request: 3.2.2 (K) (1) (a) – Parking Modification Request to Standard 3.2.2 (K)(1)(a) – Non-Residential Parking Requirements. “Residential and institutional uses shall provide a minimum number of off-street parking spaces”. Modification Requested: The modification is requested to allow the proposed five on-street parking spaces to be counted towards the total 10 off-street parking requirements for the outdoor recreational use. 11 Modification Request: 3.2.2 (K) (1) (a) – Parking Land Use Code Modification Criteria: “The decision maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (1) “equally well or better than” (2) “substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city” (3) “unusual and exceptional practical difficulties, or exceptional or undue hardship” (4) “nominal, inconsequential”. 12 11 12 ITEM 6, ATTACHMENT 9 Packet pg. 398 7 13 Modification Request: 3.2.2 (K)(1)(a) – Parking Staff Findings: Staff finds that the granting of the modification would not be detrimental to the public good and that the request satisfies criterion (1) in subsection 2.8.2(H). Not a detriment to the public good.Staff’s finding is based on the following considerations: Neighborhood center provides needed neighborhood-oriented services and is located internal to the Mosaic neighborhood with no perceived negative impacts. Criterion (1), “equally well or better than.”Staff’s finding is based on the following considerations: 14 Wetland/Buffer Area SYKES DRIVETIMBERLINE ROADParking Lot 19 stalls (Includes 2 accessible stalls Criterion (1) • 4,000 SF commercial building smaller than the approved ODP (10,000 SF) • 14 parking spaces provided meets minimum required off-street parking • Pool recreation area is smaller facility - 10 parking spaces meets minimum standard factoring in other travel modes • Pool facility providing enhanced level of additional site amenities 13 14 ITEM 6, ATTACHMENT 9 Packet pg. 399 8 15 Wetland/Buffer Area Criterion (1) Pool Amenities 16 Wetland/Buffer Area Community Pool #1 NC Pool #2 • ProposedNC withpool recreation area is 2 nd facility in Mosaic – managed by HOA to members only with use and activity staggered on daily basis • Most neighbors anticipated to access pool facilities by either walking or bicycling • Proposed bike racks exceed minimum standards Criterion (1) 15 16 ITEM 6, ATTACHMENT 9 Packet pg. 400 9 17 Wetland/Buffer Area 5 On-Street Spaces 19 Off-Street Spaces (14 for Comm. Bldg./5 for Pool use) Criterion (1) • Conquest Way allows on-street parking with no perceived impacts to functionality of street by accounting for the 5 parking spaces fronting site for pool use • Allowance for 5 on-street parking spaces will not be reserved or striped (red striping only for showing location for Modification Request) 18 Section 3.5.3(C)(2)– Orientation to Build-to Lines: Buildings shall be located no more than fifteen (15) feet from the right-of- way of an adjoining street if the street is smaller than a full arterial or has on- street parking. (C)(d)(1) - Exceptions to the build-to line standards shall be permitted: in order to form an outdoor space such as a plaza, courtyard, patio or garden between a building and the sidewalk.Comm Bldg. Oriented to Sykes Dr. Pool/Rec Bldg. Oriented to Conquest Way 17 18 ITEM 6, ATTACHMENT 9 Packet pg. 401 10 Section 3.6.4 – Transportation Level of Service Requirements 2015 ODP included buildout of 500 SF detached, 300 SF attached, and 187 MF dwellings, and 10,000 SF neighborhood commercial space Mosaic NC includes 4,000 SF commercial space (less than ODP 10,000 SF anticipated) ODP Traffic Study projected daily vehicle trips for total development Mosaic Neighborhood Center daily vehicle trips fall within the projected number allowed - no specific mitigation is required regarding offsite vehicular transportation infrastructure As part of the Overall Eastridge/Mosaic development the following future improvements are planned: ‒Intersection signalization; realignment and grade separation at Vine & Timberline 19 Article Three - General Development Standards 20 Pool House 19 20 ITEM 6, ATTACHMENT 9 Packet pg. 402 11 21 Commercial Building Staff Findings In evaluating the request for the Mosaic Neighborhood Center Project Development Plan, PDP210003, staff makes the following findings of fact: A. The Project Development Plan complies with the policy direction of City Plan and the East Mulberry Corridor Sub-Area Plan. B. The modification of standards to section 3.2.2 (k)(2)(a) proposed with this project development plan meets the application requirements and criteria of section 2.8.2(h)(1), and the granting of the modification would not be detrimental to the public good. C. The Project Development Plan complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. D. The Project Development Plan complies with relevant standards located in Article 3 – General Development Standards, provided that the Modification of Standards to 3.2.2 (K)(2)(a) is approved. E. The Project Development Plan complies with relevant standards located in Division 4.5, Low Density Mixed-Use Neighborhoods (L-M-N) of Article 4. 21 22 ITEM 6, ATTACHMENT 9 Packet pg. 403 12 Staff Recommendation Staff recommends approval of the Modification of Standard to Section 3.2.2 (K)(2)(a) and approval of Mosaic Neighborhood Center, PDP210003, based on the aforementioned Findings of Fact. 23 Resource Slides 24 23 24 ITEM 6, ATTACHMENT 9 Packet pg. 404 13 Area Context 25 SITE East Ridge/Mosaic Neighborhood Master Street Plan 26 Mosaic NC - Filing 5 25 26 ITEM 6, ATTACHMENT 9 Packet pg. 405 Mosaic Neighborhood Center/Pool Planning and Zoning PresentationMay 20, 2021ITEM 6, ATTACHMENT 10Packet pg. 406 NOTES: (1) REMOVED FROM NET ACREAGE CALCULATIONOVERALL DEVELOPMENT PLAN - LAND USE DATAPARCEL SIZE152.3 TOTAL ACRES: 148.5 GROSS , 116.40 NETGROSS DENSITY:DU/AC: 3.65-6.64EXISTING ZONING LMN = LOW DENSITY MIXED-USE NEIGHBORHOOD DISTRICTMINIMUM 4 DU/AC - MAXIMUM 12 DU/ACNET DENSITY:DU/AC: 4.66-8.48PARCEL ACRES PROPOSED LAND USEDENSITY D.U.'S OR G.S.F.A23.8 MULTI-FAMILY/SINGLE FAMILY ATTACHED4-5 DU/AC95-119A23.8 SINGLE FAMILY ATTACHED4-5.1 DU/AC95-121B35.5 SINGLE FAMILY DETACHED4-7.1 DU/AC142-252C11.7SINGLE FAMILY DETACHED (ALLEY-LOADED)4-7.5 DU/AC47-88D2.0 SINGLE FAMILY DETACHED4-7.1 DU/AC8-14E.85PARK (1)N/AN/AF9.6 SINGLE FAMILY ATTACHED4-8 DU/AC38-77G7.32SINGLE FAMILY ATTACHED4-9.6 DU/AC29-70H2.7 SINGLE FAMILY ATTACHED4-5.5 DU/AC11-15I7.1 SINGLE FAMILY ATTACHED4-11 DU/AC28-78J8.50PARK (1)N/AN/AK11.05WETLAND/OPEN SPACE/DETENTION (1)N/AN/AL1.8 SINGLE FAMILY DETACHED4-7.1 DU/AC7-13M14.9SINGLE FAMILY DETACHED4-5.9 DU/AC60-88N4.5SINGLE FAMILY DETACHED (ALLEY-LOADED)4-7.1 DU/AC18-45O1.4 COMMERCIAL/NEIGHBORHOOD CENTERN/A±10,000 SF4.2ROW OF ARTERIAL STREETS (1)5.50 ROW OF COLLECTOR STREETSPROPOSED LAND USE TOTALSSINGLE FAMILY DETACHED282-500SINGLE FAMILY ATTACHED201-361MULTI-FAMILY95-119COMMERCIAL±10,000 SF152.36TOTAL D.U.'S561-987TOTAL G.S.F.150,000 SFLEGAL DESCRIPTIONP.U.D.WATERFIELDPROPOSEDEXTENSIONTIMBERLINEMOUNTAIN VISTA DRIVECOUNTY ROAD 50(EXISTING)COUNTY ROAD 9ECITY OF FORT COLLINSP.U.D.WATERFIELDPROPOSEDEXTENSIONTIMBERLINEMOUNTAIN VISTA DRIVECOUNTY ROAD 50(EXISTING)COUNTY ROAD 9ECITY OF FORT COLLINSPROJECT NOTES“” OWNER'S CERTIFICATIONPLANNING & ZONING APPROVALLAND USE DATA NOTES:1. A MINIMUM OF FOUR HOUSING TYPESINCLUDING SINGLE FAMILY, TWO-FAMILY,SINGLE FAMILY ATTACHED, ANDMULTI-FAMILY MUST BE PROVIDED FOR, ASDEFINED BY CURRENT LAND USE CODESTANDARDS FOR THE LMN DISTRICT.2. NO PRODUCT TYPE MAY BE LESS THEN 5%OF THE TOTAL UNITS DEVELOPED, ORMORE THAN 80% OF THE TOTAL UNITSDEVELOPED.AMULTI-FAMILY/SINGLE FAMILY ATTACHED±23.8 ACRESEAST VINE DRIVEBSINGLE FAMILY DETACHED±35.5 ACRESDSINGLE FAMILY DETACHED(ALLEY-LOADED)±2.0 ACRESEPARK±.85 ACRESFSINGLE FAMILYATTACHED±9.6 ACRESGSINGLE FAMILYATTACHED±7.3 ACRESHSINGLE FAMILY ATTACHED±2.7 ACRESISINGLEFAMILYATTACHED/TWO-FAMILY±7.1 ACRESJPARK±8.50 ACRESLSINGLE FAMILY DETACHED±1.8 ACRESMSINGLE FAMILY DETACHED±14.9ACRESTIMBERLINE ROADCOLLINSAIRE PARKAPPROXIMATE ALIGNMENT OFFUTURE INTERNATIONAL BLVDWHITMANPROPERTYEXISTINGWETLANDNEW PROPOSEDWETLAND BUFFERCOLLECTOR STREETCOLLECTOR STREETPROPERTY BOUNDARYPARCEL SIZE 152.36 ACEXISTING ZONING: L-M-NPROPOSED LIMITS OF DEVELOPMENT:WEST:CENTERLINE OF TIMBERLINE ROADNORTH:RR RIGHT-OF-WAYEAST:PROPERTY LINESOUTH:PROPERTY LINE EXCEPTING DRAINAGEOUTFALL EASEMENTINTERNATIONAL BLVDEXISTING RAILROAD AND ROWOMNI-TRACK/BURLINGTON NORTHERNEDGE OF LAND USE BUBBLE, TYP.NCOMMERCIAL/NEIGHBORHOOD CENTER±1.4 ACRESADDITIONAL 40.5' ROWEXISTING ROWNEW/PROPOSEDWETLAND6/2015POTENTIAL FUTURE RIGHT-OF-WAY FORTIMBERLINE/VINE OVERPASSCSINGLE FAMILY DETACHED (ALLEY-LOADED)±11.7 ACRESNSINGLE FAMILY DETACHED (ALLEY-LOADED)±4.5 ACRESFULL MOVEMENTINTERSECTIONRIGHT-IN, RIGHT OUTINTERSECTIONFULL MOVEMENTINTERSECTIONKWETLAND/ OPEN SPACE/DETENTION±11.05 ACRESPLANOVERALL DEVELOPMENT0 100'200'200'400'N O R T Hrussell millsstudios+114 east oak st, fort collins, colorado 80524p: 970.484.8855 www.russellmillsstudios.comEast RidgeODPSecond AmendmentN O R T HVICINITY MAP - N.T.S.PROJECT SITELMNELMNILMNLMNLMNTPOLELMNLMNLMNNCOMMERCIAL/NEIGHBORHOOD CENTER±1.4 ACRES“” PARCEL 01.4 ACCOMMERCIAL/NEIGHBORHOOD CENTEROMosaic Neighborhood Center - Pool Project2021.05.20East Ridge ODPITEM 6, ATTACHMENT 10Packet pg. 407 NEIGHBORHOOD CENTER/POOL PROJECT LOCATIONMOSAIC CONDOS(FILING 5)MOSAIC TOWNHOMES(FILING 4)MOSAIC TOWNHOMES(FILING 3)CITY PARK8.2 ACOPEN SPACE10.9 ACCOMMUNITY POOLSYKES DRIVECRUSADER STREETSINGLE FAIMLY DETACHED (FILING 2)SINGLE FAIMLY DETACHED (FILING 2)SINGLE FAIMLY PAIRED HOMES (FILING 2)Mosaic Neighborhood Center - Pool Project2021.05.20Context PlanITEM 6, ATTACHMENT 10Packet pg. 408 Existing PoolTimberline Rd.Vine Dr.Site LocationSingle Family ResidentialSingle Family ResidentialExisting Pool Amenities:Large Pool Area Three times as large as NC pool Pool slide Pool slide for family oriented activitiesKiddie Pool Designated pool area for babies to toddler ageProposed Pool Amenities:Grill Area Oriented towards an older demographic (young professionals, etc.)Wet Deck Area Oriented towards an older demographicSmaller/ Oriented towards an Lounge Pool & older demographicHot tub Single Family Attached.25 mi. 5 min walkSingle Family AttachedCondosFuture Community ParkMosaic Neighborhood Center - Pool Project2021.05.20Walk-Ability PlanITEM 6, ATTACHMENT 10Packet pg. 409 East Ridge 5th FilingEast Ridge 3rd FilingEast Ridge 2nd FilingCONQUEST WAYTIMBERLINE ROADREGIONAL TRAILSYKES DRIVEPRIVATE ALLEYParking lot entrance point. Aligning with adjacent alleyLimits of DisturbanceELCO EasementMosaic Neighborhood Center - Pool Project2021.05.200 20 4080’1”=20’-0”Overall PlanITEM 6, ATTACHMENT 10Packet pg. 410 Commercial Building +- 4,000 SFLimits of DisturbancePool Building+-1,000SFEast Ridge 5th Filing Parking Lot19 stalls (Includes 2 accessible stalls)Patio space w/ fenceSidewalk connection Trash Enclosure Evergreen tree screening Landscape Buffer between ROW and parking lotUtility EasementExisting street tree, typ.Existing hydrant, typ.(4) Bike parking spacesOutdoor kitchen/dining area w/ pergola structure Planted edge along western face of building Pool Fence, typ.Patio space ELCO Easement15’-0”24’-0”24’-0”9’-0”15’-0”20’-6”19’-0”17’-0”16’-6”Neighborhood open space areaFlexible lawn area-hammocks, yard games, etc10’x10’ Hot tubPool Entry6KHOWHUZVLGHGğUHSLWProposed transformer location+- 1,000 SF pool with wet deck areaCONQUEST WAYSYKES DRIVE(20) Bike parking spacesMosaic Neighborhood Center - Pool Project2021.05.200 10 2040’1”=10’-0” Plan EnlargementITEM 6, ATTACHMENT 10Packet pg. 411 Mosaic Neighborhood Center - Pool Project2021.05.20Commercial Building STUCCOEAST ELEVATION3/16" = 1'-0"WEST ELEVATION3/16" = 1'-0"SYNTHETIC STONECOLOR: WHITE ELMSTANDING SEAM SHEET METAL ROOFARTISAN LAP VERTICLE SIDINGPAINTSTEEL BEAMSTUCCOTENANT SIGNAGESTOREFRONT GLAZINGTENANT ENTRYSUNSHADE23'-2"18'-0"10'-10"10'-0"14'-0"20'-8"STUCCOARTISAN LAP VERTICLE SIDINGPAINTSYNTHETIC STONECOLOR: WHITE ELMSYNTHETIC STONECOLOR: WHITE ELMSTEEL COLUMNPAINTEDSUNSHADE PAINTEDSOUTH ELEVATION3/16" = 1'-0"NORTH ELEVATION3/16" = 1'-0"23'-2"21'-7"10'-0"3'-9"CYPHER WALL MOUNTED LIGHT FIXTURECYPHER WALL MOUNTED LIGHT FIXTUREITEM 6, ATTACHMENT 10Packet pg. 412 Mosaic Neighborhood Center - Pool Project2021.05.20Pool Building WEST ELEVATION1/4" = 1'-0"NORTH WEST VIEWNTS12'-4"9'-3"12'-7"7'-10"SYNTHETIC STONECOLOR: WHITE ELMSTANDING SEAM SHEET METAL ROOFARTISAN LAP VERTICLE SIDINGPAINTSTEEL BEAMSTUCCOSOUTH ELEVATION1/4" = 1'-0"EAST ELEVATION1/4" = 1'-0"SYNTHETIC STONECOLOR: WHITE ELMSTANDING SEAM SHEET METAL ROOFARTISAN LAP VERTICLE SIDINGPAINTSTEEL BEAM12'-4"7'-11"STUCCOARTISAN LAP VERTICLE SIDINGPAINTNORTH ELEVATION1/4" = 1'-0"SOUTH EAST VIEWNTS12'-8"7'-10"CYPHER WALL MOUNTED LIGHT FIXTURESTUCCO6,,,,53ITEM 6, ATTACHMENT 10Packet pg. 413 Mosaic Neighborhood Center - Pool Project2021.05.203d ViewsITEM 6, ATTACHMENT 10Packet pg. 414 Mosaic Neighborhood Center - Pool Project2021.05.203d ViewsITEM 6, ATTACHMENT 10Packet pg. 415 Mosaic Neighborhood Center - Pool Project2021.05.203d ViewsITEM 6, ATTACHMENT 10Packet pg. 416 Mosaic Neighborhood Center - Pool Project2021.05.203d ViewsITEM 6, ATTACHMENT 10Packet pg. 417 QUESTIONS ?ITEM 6, ATTACHMENT 10Packet pg. 418