HomeMy WebLinkAbout05/26/2021 - Planning and Zoning Commission - AGENDA - Special MeetingPlanning and Zoning Commission Page 1 May 26, 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 &
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Special Hearing
May 26, 2021
6:00 PM
Planning and Zoning Commission
Special Hearing Agenda
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(Continued on next page)
Packet pg. 1
Planning and Zoning Commission Page 2 May 26, 2021
• ROLL CALL
• AGENDA REVIEW
• CITIZEN PARTICIPATION
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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.
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prudent.
Packet pg. 2
Planning and Zoning Commission Page 3 May 26, 2021
None
• DISCUSSION AGENDA
1. West Willox UE Density Modification (Stand-Alone)
PROJECT
DESCRIPTION:
This is a request for a Modification of a Standard in the Urban Estate zone
district to increase allowable density from 2 dwelling units per acre to 4 per acre
on a 19-acre property. The applicants intend to submit a development plan
with the requested density, but they find it important to resolve the fundamental
question of how many homes would potentially be built, before investing in a
full Project Development Plan submittal.
APPLICANT: Mike McBride
MMLA
2339 Spruce Creek Dr
Fort Collins, CO 80528
STAFF ASSIGNED: Clark Mapes, City Planner
2. Stanford Senior Living
PROJECT
DESCRIPTION:
This is a request for a Project Development Plan (PDP) to build a four-story
long-term care facility for seniors. Parking is both underground within the
building and in a parking lot that is shared with the Marriott Hotel next door.
The site is a platted lot served by the existing street system, with utility
infrastructure in place to serve the lot. Access is proposed from Stanford Rd.
to the east and Monroe Dr. to the north. The property is within the General
Commercial (CG) zone district and requires Planning & Zoning Board (Type 2)
Review.
APPLICANT: Stephanie Hansen
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
STAFF ASSIGNED: Clark Mapes, City Planner
• OTHER BUSINESS
• ADJOURNMENT
Packet pg. 3
PUBLIC NOTICE
FOR
SPECIAL P&Z HEARING
Date of Posting: 5/6/2021
Name of Board/Commission
or Subcommittee: Planning & Zoning Commission
Date of Meeting: May 26, 2021
Time of Meeting: 6:00pm
Location of Meeting: Accessible Online (Zoom) or by Phone.
For details on joining the meeting, please visit
www.fcgov.com/cityclerk/planning-zoning.php
Reason for meeting: Due to the number of items listed on the docket for
the regular May 14, 2021 P&Z Work Session, a
special meeting is being called on May 26, 2021 to
ensure all items scheduled for the month of May
can be heard by the Commission.
For additional information call: Paul Sizemore, Interim CDNS Director
970-224-6140 or psizemore@fcgov.com
Packet pg. 4
Development Review Staff Report Agenda Item 7
Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com
Planning and Zoning Commission Hearing May 26, 2021
West Willox Lane Stand-Alone Modification Request #MOD210001
Summary of Request
This is a request for a Modification of a Standard in the Urban Estate
zone district to increase allowable density from 2 dwelling units per
acre to 4 per acre on a 19-acre property. The applicants intend to
submit a development plan with the requested density, but they find
it important to resolve the fundamental question of how many homes
would potentially be built, before investing in a full Project
Development Plan submittal.
Zoning Map
Next Steps
If the Modification is approved, the applicant would be eligible to
submit a development plan for a residential cluster development
under Urban Estate zoning, with a density of up to four dwelling units
per acre. Approval of the Modification would be valid for one year
following the approval date.
Site Location
West Willox Lane approximately halfway
between N. College Avenue and Shields Street.
Parcel # 9702200003
Zoning
Urban Estate (UE).
Property Owner
Timothy JA Johnson
Barbara JB Johnson
1337 Stonehenge Drive
Fort Collins CO 80525
Applicant/Representative
Mike McBride
MMLA
2339 Spruce Creek Drive
Fort Collins CO 80528
Staff
Clark Mapes, City Planner
Contents
1. Project Introduction .................................... 2
2. Comprehensive Plan ................................. 3
3. Public Outreach ......................................... 5
4. Land Use Code Article 2 ............................ 5
5. Land Use Code Article 4 ............................ 8
6. Findings of Fact/Conclusion ...................... 8
7. Recommendation ....................................... 8
8. Attachments ............................................... 8
Staff Recommendation
Approval of the density Modification request.
Packet pg. 5
Planning & Zoning Commission Hearing - Agenda Item 7
MOD 210001 | West Willox Lane Stand-Alone Modification Request
Wednesday, May 26, 2021 | Page 2 of 8
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1. Project Introduction
A. PROJECT DESCRIPTION
• The purpose of the requested modification is to facilitate a residential cluster development plan. A
premise of the request is that there is no community benefit to dividing the property into ½-acre lots, as
would be allowed under zoning standards. Similarly, a premise is that there is no community benefit to
limiting the number of homes in a cluster plan to the 2-unit per acre limit as opposed to the requested 4
units per acre because of the particular circumstances of the property.
• Rather, a premise of the request is that design and collaboration will be more important than the density
number in an appropriate development plan for this particular property.
• A graphic illustration is provided with the request that is intended to help inform interested parties about
the key factors that would have to be incorporated into a prospective development plan for this property,
regardless of the number of homes.
• The modification would be valid for one year, within which time a development plan could be submitted
with the modified density standard.
B. DEVELOPMENT STATUS/BACKGROUND
1. Annexation and Planning
The property was annexed in 2005 as part of the Crawford Annexation comprising this parcel and the abutting
parcel to the west.
In 2006, the Arcadia cluster plan was approved on the two parcels. The applicants did not proceed, and the
plan expired. The abutting parcel to the west is now occupied by Garden Sweet farm and farm stand.
The property currently consists of pasture grass, with no notable features.
The applicants initially submitted a request to rezone the property, to Low-Density Mixed-Use Neighborhood
(LMN), in early 2021. Staff did not support that request based on the range of land uses and density (9
dwelling units per acre or 12 per acre for affordable housing) allowed under LMN zoning. Staff found that LMN
zoning would not fit the rural transitional edge of the city at this location.
The only aspect of LMN zoning that the applicants were actually seeking was to enable a plan with the
minimum required density in LMN of 4 dwelling units per acre, and staff and the applicant agreed that a
modification request was a better way to pursue that objective.
2. Surrounding Zoning and Land Use
North South East West
Zoning County C, Commercial and
O, Open
Public Open Lands
(POL)
Low-Density Mixed-Use
Neighborhood (LMN)
Urban Estate (UE) and
County O, Open
Land
Use
Welding shop and dog
kennel
Soft Gold Park Hickory Village
manufactured housing
community
Garden Sweet farm and
farm stand, and large
rural residential lots
Packet pg. 6
Planning & Zoning Commission Hearing - Agenda Item 7
MOD 210001 | West Willox Lane Stand-Alone Modification Request
Wednesday, May 26, 2021 | Page 3 of 8
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C. CONSIDERATIONS DISCUSSED IN THE REVIEW PROCESS
• The Fort Collins Comprehensive Plan, City Plan, includes the City Structure Plan map, which provides a
guide for zoning and the physical development of the city over time. It shows this site as a “suburban
neighborhood” place type. This place type envisions residential densities between 2 and 5 du/acre,
comprised predominately of single family detached homes. The request for 4 du/acre fits with this.
• This city edge location presents difficult challenges to providing utilities to the property. Applicants and
staff have explored the feasibility of possible solutions, which will require significant investment in design
and construction. This has been part of the reason for seeking an answer to the fundamental question of
the amount of development potential, before continuing with that investment.
• The applicant has been exploring collaboration with the City Parks Department on providing non-potable
water to Soft Gold Park and an important trail connection between Soft Gold Park and Willox Lane.
These opportunities for collaboration, and related opportunities for collaboration with the neighbor to the
west on water and sewer service, add to the needs for investment in planning and design of a
development plan, and the applicant explains that the density limit is a key factor in feasibility.
• A development plan would have to be a cluster plan. In a cluster plan, lot sizes are reduced from the
allowed non-clustered lot size of ½ acre minimum. Dwellings are clustered together on a portion of the
property, with the remainder of the property permanently preserved as public or private open space. The
starting point for a cluster plan will be allocation of 50% of the acreage as open space, which is a
requirement in the Urban Estate zone. Any lesser percentage will require a modification as part of a
development plan.
• Another standard for cluster developments is a limit on the density within the cluster of homes, 5 per acre.
Any higher density number will also require a modification of the standard as part of a development plan.
2. Comprehensive Plan
A. CITY PLAN
City Plan is the City’s comprehensive plan for land use, transportation, and transit. The Structure Plan map
and its accompanying place types are directly pertinent to the request. They provide a framework and a
guide for development questions such as this request for a density of 4 homes per acre on the subject
property.
The property is in a transitional location among different neighborhood place types that are described in the
2019 City Plan on pp. 97-98. The descriptions include density ranges to help characterize the neighborhoods
as envisioned now and in the future.
• The Mixed Neighborhood place type abuts the subject property on the east, with a density range of 5-20
homes per acre, typically in the range of 7-12.
The abutting Hickory Village manufactured housing community has a density of 6.4 homes per acre.
• The Rural Neighborhood place type abuts the south half of the subject property on the west. Its density
range of up to 2 homes per acre.
• The subject property is in the Suburban Neighborhood place type together with abutting property the
north half of the subject property on the west. Its density range is 2-5 homes per acre.
The following graphic shows the Structure Plan map in this area, with the site outlined.
Packet pg. 7
Planning & Zoning Commission Hearing - Agenda Item 7
MOD 210001 | West Willox Lane Stand-Alone Modification Request
Wednesday, May 26, 2021 | Page 4 of 8
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B. NATURAL AREAS MASTER PLAN
The Natural Areas Master Plan is indirectly relevant. It establishes Focus Areas for the Natural Areas
Program and one of these includes conservation of the nearby Dry Creek corridor north of Willox. Dry Creek
is highly coveted habitat and wildlife corridor and possible access to nature for this North College/northwest
geographical area of the community.
Also, Natural Areas has a focus on conserving open and rural lands surrounding this property and toward the
northwest edge of the city.
A plan with the requested number of homes could still contribute to the system of interconnected open lands
and trails in the area, because a cluster plan would provide a percentage of the land as open space.
Packet pg. 8
Planning & Zoning Commission Hearing - Agenda Item 7
MOD 210001 | West Willox Lane Stand-Alone Modification Request
Wednesday, May 26, 2021 | Page 5 of 8
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3. Public Outreach
A. NEIGHBORHOOD MEETINGS
A neighborhood meeting was held remotely on January 7, 2021. 389 letters were mailed. Notes are
attached. The meeting was held in regard to the original request for rezoning, which was subsequently
resubmitted as the current request for the modification of a standard.
Approximately eight neighbors attended. Several attendees observed without speaking.
The applicants presented a conceptual development plan showing the type of development they intend to
pursue if the density can be achieved.
The general theme of comments and questions was that residents of the nearby rural residential and rural
commercial properties value the existing character. The one other topic of repeated comments and questions
was that traffic is increasing on Willox Lane.
One attendee, the abutting neighbor who owns the Garden Sweet farm, spoke in support of the prospective
development.
4. Land Use Code Article 2
A. PROJECT DEVELOPMENT PLAN PROCEDURAL OVERVIEW
1. Conceptual Review – CDR190082
A conceptual review meeting was held on November 5, 2020. #CDR 200080.
2. First Submittal –MJA 200003
The application was submitted on March 5, 2021.
3. Neighborhood Meeting
Held January 7, 2021.
4. Notice (Posted, Written and Published)
Posted Notice: Sign #587.
Written Hearing Notice: May 6, 2021, 389 addresses mailed.
Published Notice: May 9, 2021, Confirmation #0004725937.
B. DIVISION 2.8 – MODIFICATION OF STANDARDS
This application consists solely of the request for one Modification of a Standard to Section 4.2(D)(1)(a),
Density/Intensity in the Urban Estate zone district. This standard limits residential density in a development
plan to 2 dwelling units per acre. The request is for a limit of 4 dwelling units per acre.
The Land Use Code is adopted with the recognition that there will be instances where a project would support
the implementation of City Plan or intent of the Land Use Code, but due to unique and unforeseen
circumstances of a given development plan, would not meet a specific standard of the Land Use Code as
stated. Land Use Code Section 2.8.2(H) provides for evaluation of these instances on a case-by-case basis
under the following criteria.
Land Use Code Modification Criteria:
Packet pg. 9
Planning & Zoning Commission Hearing - Agenda Item 7
MOD 210001 | West Willox Lane Stand-Alone Modification Request
Wednesday, May 26, 2021 | Page 6 of 8
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“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 justification for the Modification of Standard to Section 4.2(D) is attached. Key points
include:
• The requested increase in maximum density will allow the project to provide an appropriate neighborhood
transition from the manufactured housing community on the east to the rural County lots on the west,
while positively influencing housing supply.
• The plan is more consistent with City Plan’s Suburban Neighborhood description and related policies. A
plan with the requested density is not detrimental to the public good because it can maintain functional
open space in the form of landscaped visual buffer areas and trail corridors. These landscape areas can
work with design character in a development plan to lend appropriate semi-rural character.
2. Staff Analysis of the Modification Request
Staff finds that the requested density modification to allow up to 4 dwelling units per acre would not be
detrimental to the public good, and is justified by criterion (1), “as good or better”, under code Section
2.8.2.
Detriment to the public good. Staff finds that a development plan with the requested number of homes
can accomplish the public benefits of clustered development, in this particular case. Those benefits are:
• A land use transition from the ‘Mixed Neighborhoods’ designation on the east, through the ‘Suburban
Neighborhoods’ designation on this property, to the ‘Rural Neighborhoods’ designation on the west, as
envisioned on the Structure Plan map in City Plan.
Packet pg. 10
Planning & Zoning Commission Hearing - Agenda Item 7
MOD 210001 | West Willox Lane Stand-Alone Modification Request
Wednesday, May 26, 2021 | Page 7 of 8
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The transition to more rural character going from east to west is perceived by the public mainly along
West Willox Lane. To contribute to the transition, a plan can provide an open space setback along Willox
Lane, with landscaping designed with rural characteristics (e.g., cottonwood trees, hedgerow/windbreak
style shrub plantings, rail fences). A plan can also provide a landscape buffer along the rural
neighborhood designation on the west. The abutting properties on the west would presumably be zoned
Urban Estate if developed in the future.
• Open space in the form of a needed open space and trail corridor between Willox and Soft Gold Park,
ultimately connecting neighborhoods to the Poudre River.
To achieve this needed linkage, a plan can provide an open space and trail corridor along the eastern
edge of the property and into the park on the south. This open space would merge with an open space
setback along Willox Lane.
Such open space can contribute to a larger pattern of open space conservation, rural properties, and rural
neighborhoods in this northeastern edge portion of the city. Generous buffers and trail connectivity can
complement and enhance the positive qualities of the existing surrounding land uses
“As good or better”. Staff believes that a development plan with the requested number of homes can
accomplish the purposes of the density standard as well a plan with the standard number of homes,
because:
• A plan can form an appropriate land use transition from the ‘Mixed Neighborhoods’ designation on the
east, through the ‘Suburban Neighborhoods’ designation on this property, to the ‘Rural Neighborhoods’
designation on the west, as shown on the City Plan Structure Plan map.
The existing manufactured home community on the east has a density of 6.4 homes per acre, the request
is for 4 homes per acre, and the property on the east, if developed in the future, would presumably be
zoned urban estate with a density limit of 2 homes per acre.
Density numbers alone don’t convey land use character very well, but staff notes the clear transition in
the 6-4-2 sequence.
• City Plan’s Suburban Neighborhood description and related policies are a guide to zoning pertinent to this
property. A plan can still be consistent with City Plan with either 38 homes or up to 76 homes because of
consistency with suburban neighborhoods as envisioned with densities of 2-5 homes per acre. A plan
anywhere in this density range can provide homes facing streets, connectivity for walking and bicycling,
and access to parks and nature as envisioned.
• A plan can be consistent with Urban Estate zoning because it would have to be a cluster plan with open
space, and such a plan can provide the open space to achieve the pertinent purposes on this site. Staff
finds those purposes to involve relationships of the open space in a plan to the surrounding context. The
starting point for a cluster plan will be allocation of 50% of the acreage as open space, which is a
requirement in the Urban Estate zone. Any lesser percentage will require a modification as part of a
development plan.
In this case, the open space in a plan can be arranged to form generous landscape buffers as seen by
the public and neighbors to express the transition to more rural neighborhoods. These landscape buffers
can be designed together with buildings and fences to lend appropriate rural transitional character.
Relatedly, pedestrian and bicycle connection to and from Soft Gold Park and Hickory Street would be an
important factor in any development plan, and that connection can be fully provided by a plan with this
modification.
Packet pg. 11
Planning & Zoning Commission Hearing - Agenda Item 7
MOD 210001 | West Willox Lane Stand-Alone Modification Request
Wednesday, May 26, 2021 | Page 8 of 8
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5. Land Use Code Article 4
A. DIVISION 4.2 – URBAN ESTATE DISTRICT (UE)
Applicable Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
4.2(A) - Purpose The Urban Estate District is intended to be a setting for a predominance of low-
density and large-lot housing, typically near city edges. The main purposes of this
District are to acknowledge the presence of the many existing subdivisions which
have developed in these areas, including County subdivisions, that function as parts
of the community; and to provide additional locations for similar development in
transitional locations between more intense urban development and rural or open
lands.
Complies
4.2(D)(1)(a) & (b)
Density/Intensity
These standards limit overall density to 2 dwelling units per gross acre. Lot sizes
must be ½ acre or larger if dwellings are not clustered in a portion of a development
plan that provides at least 50% of the land as open space. By definition, a plan that
uses the requested Modification will be a cluster plan because the lot sizes could not
be ½ acre.
Modification
Requested
6. Findings of Fact/Conclusion
In evaluating the West Willox Lane Stand-Alone Modification Request #MOD210001, staff makes the following
findings of fact and conclusions:
1. The Project Development Plan complies with the applicable procedural and administrative requirements of
Article 2 of the Land Use Code.
2. The Project Development Plan complies with applicable requirements for approval of Modification of
Standards located in Division 2.8 of the Land Use Code.
3. No other Land Use Code standards apply to this request.
7. Recommendation
Staff recommends that the Planning and Zoning Commission make a motion to approve the West Willox Lane Stand-
Alone Modification Request #MOD210001 based on the Findings of Fact and supporting explanations found in the staff
report.
8. Attachments
1. Applicant Narrative
2. Graphic Illustration
3. Neighborhood Meeting Notes
4. Staff presentation
5. Applicant presentation
Packet pg. 12
MMLA LANDSAPE + PLANNING
MMLA
ITEM 1, ATTACHMENT 1
Packet pg. 13
MMLA LANDSAPE + PLANNING
MMLA
ITEM 1, ATTACHMENT 1
Packet pg. 14
ITEM 1, ATTACHMENT 2
Packet pg. 15
Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.221.6750
fcgov.com
Neighborhood Meeting Notes
West Willox Lane Rezoning
Meeting Date: January 7, 2021
Location: Virtual Zoom Meeting
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.
City Staff:
Clark Mapes, City Planner, 970.221-6225 cmapes@fcgov.com
Alyssa Stephens, Development Review Liaison, 970-224-6076 s devreviewcomments@fcgov.com
Applicant Team:
Mike McBride, MMLA, Landscape Architect
Ken Mitchell, Development Manager and Broker
Meeting Topic
The stated topic of the meeting was rezoning from Urban Estate to Low Density Mixed Use
Neighborhood, for the purpose of enabling a prospective development plan at a residential density
that exceeds the stated limit in the current Urban Estate zone district standards.
The discussion was based on a conceptual plan illustration showing the approach to development that
the applicants envision. The intent of the rezoning was only to allow a moderately higher density of up
to 4 homes per acre rather than the 2 per acre allowed in Urban Estate zoning standards.
Attendees
The meeting included ~ 8 virtual attendees in addition to staff and applicants.
Meeting Summary The applicant team thoroughly explained their intentions for deve lopment.
Questions and comments from attendees mostly emphasized concerns about loss of rural character,
and increasing traffic on Willox Lane. One notable exception was a comment from the abutting owner
on the west with Willox Lane frontage, who has been discussing potential collaboration and supports
the prospective development.
ITEM 1, ATTACHMENT 3
Packet pg. 16
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
The request for rezoning was based only on a desire for a higher density limit, and if there is some
mechanism other than rezoning to allow the density, the applicants were interested in that.
Staff Presentation
Alyssa Stephens introduced the meeting agenda and the ways to participate online and by phone.
Clark Mapes introduced the rezoning process and findings that would be required to approve the
change from Urban Estate (UE) zoning to Low Density Mixed Use Neighborhood (LMN) zoning.
Applicant Presentation
The applicants thoroughly explained that they find this location to be an ideal opportunity for high
quality housing. Key points included:
•The proximity to parks, the Poudre River corridor, and Downtown via the trail system; the proximity to
mixed uses in the North College corridor; and the changed and changing conditions in the area,
particularly to the south and east.
•The transition in density from the abutting property on the east, to the abutting properties on the
west.
•Detailed intentions for zero-energy development, a water-efficient landscape, a trail corridor linking
Willox Lane and Soft Gold Park to the south, delivery of non-potable water to the City’s Soft Gold Park
on the south, and established cooperation with the abutting Garden Sweet Farm property on the west
regarding a new street access and potential sewer and water connections.
•The only intent for the request for rezoning is to allow a moderately increased density number from 2
dwelling units per acre to 4, to allow approximately 76 homes versus the 38 allowed under the
standard limit in the UE zone. There was no intent to use any of the other allowances under LMN
zoning, which allows all kinds of housing at a significantly higher density number.
•If a modification to the density standard, rather than rezoning, would be a feasible approach, the
applicants would be interested in that.
•Examples of development that represent the type of development envisioned: Revive, to the east
along Willox Lane, and The Enclave at Mariana Butte in Loveland.
•Major challenges involved in extending utilities to the propert y were acknowledged.
Discussion at the Meeting
In the notes below, Q indicates a question, and R indicates a response.
Q: Size of the parcel?
R (Applicants): 19 acres
Q: Traffic: Safety along Willox is a big problem. Traffic is increasing. I’ve had 4 vehicles off the road
and into my fence. One person was killed. Getting out on Willox is going to be a majo r problem.
R (Applicants): A traffic study will be done with a development plan. They are typically done with
actual development plans based on numbers, but are not done with zoning. This is an arterial street.
ITEM 1, ATTACHMENT 3
Packet pg. 17
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 | 3
The capacity of the street is likely adequate, with little impact from a development here. But in any
case, required to assess the impacts & mitigate with improvements if needed.
R (City): This is an arterial development along arterials typically requires turn lanes, and dedication of
more right-of-way space. Then there would be transition and tapers where the section goes back to
the existing street edge. The Traffic Study would describe the needs. The details would be worked
out.
R (Applicants): The street would probably get curb and gutter where there’s barely a shoulder now.
This would probably improve safety. We would coordinate with the neighbor to the west on a shared
access within the project. That is something that is welcomed by the City.
Q: Traffic study: will it be done with covid? Because that would not be realistic. There’s less traffic
with covid. It sometimes backs up to the RR tracks. Lots of traffic issues on Willox.
Land for more Willox right-of-way: Would extra land be taken off of my land on the other side of the
street?
R (Applicants and City): No, only the land in the project would be involved.
Utilities cost: Who pays for utilities being extended across the RR tracks?
R (Applicants): Facilities attributable to the development are at the cost of the developer. If ne w utility
extensions are more general facilities that can serve more than just the development, then City utilities
such as the electric utility might help.
Metro district: Will there be a metro district? I have heard horror stories. People are sending m e
literature about young people getting houses and then getting them foreclosed on because they didn’t
understand what it can do to the cost.
Developers should pay their own way. I know that costs of getting water to this are high. If
development can’t do it, then it shouldn’t happen.
R (Applicants): Maybe. There’s some infrastructure and a trail through the park , things like that which
might fit with what the City is thinking. The City is working on policies for this right now. I serve on the
boards of two. Some work well and some don’t. It’s basically the same as an HOA. It would need a
detailed plan.
Net zero development: what does that mean? How can you be net zero with all of the cars and CO2?
Does net zero consider that or is it just about en ergy for the homes?
R (Applicants): This is major interest of ours. Growth will come, Fort Collins is pop ular. This is one of
the most efficient locations you could find. It’s close in to downtown with bike trails. We would like to
do what Revive did just to the east of here. Net zero means it generates more energy than it uses most
of the time.
ITEM 1, ATTACHMENT 3
Packet pg. 18
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 | 4
Q: We have barbed wire and cows. Is there a liability issue if someone has a problem with things like
that?
R (Applicants): We’ll make sure we provide whatever fencing is needed to make sure that’s safe.
We’re glad to work with you to address fence issues, and get a fence style that you like. We like to use
3-rail fencing with wire in situations like this, and not just have 6-foot privacy fencing, but we would
work with you on whatever works best.
Q: I think I speak for most when I say that we moved out here because we like the low density. I
don’t see this as a transition the way you describe it. It’s more of a transition as-is with existing UE
zoning. You’re talking about putting density up against rural land. This looks like it would be a
violation of expectations.
R (Applicants): Maybe. You have 9-12 units per acre on the east, and potentially 2 units per acre on the
west where the cows are now. What we would do is right between those numbers to make that
transition. We would not do the maximum of 9 units per acre in LMN. If there is a way the City would
put a condition on the zoning for a lower density, maybe 4 or 5 units per acre we would be glad to do
that. If a deed restriction could make sure that no more than that density could ever be built here, we
would be willing to do that.
Affordable housing: Are you considering any deed restricted affordable housing?
R (Applicants): No. The costs of getting utilities to this land makes that impossible. We are interested
in that and completely support the idea, but it only works in some locations and not in oth ers.
Unfortunately. Unfortunately in this case, the homes will need to be higher-priced – it’s just not
possible.
Q: Why NOT do a traffic study now, with the rezoning?
R (Applicants): We would be glad to do a preliminary study. We operate in a totally transparent
manner. If the City doesn’t have a problem with it, we wouldn’t have a problem.
R (City): Definitely no problem, the more information there is that can help the discussion, the better.
Q: Do you have the water?
R (Applicants): Water is one of my favorite topics. The City has a readily available supply, better than
any other community around here. Also, the property had existing irrigation water from the Larimer
Weld Canal that we would use for irrigation. That’s more environmentally sensitive than using treated
water to throw onto lawns. Saves the energy of treating water at treatment plant. Soft Gold Park next
door uses all potable water now. We are working with City Parks to provide them with non potable
water to irrigate the park. That is a big energy and cost savings. In our development a low water
budget is a goal.
ITEM 1, ATTACHMENT 3
Packet pg. 19
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 | 5
Q: If the rezoning doesn’t go through, do you have a backup plan?
R (Applicants): Our goal is to do a development with small lots, greenbelts, green spaces. The Enclave
at Mariana Butte is a good example. It is possible we would do it as a cluster development which is
allowed in the Urban Estate zone.
Q: I have a dog kennel across the street. People won’t like it. There’s a gravel crushing business next
to me. And there’s a railroad track close on the east.
R (Applicants): We’re just not concerned about noise.
Q: We own Garden Sweet next door to the east. There is no sewer available here.
R (Applicants): We’re doing a sewer study. This is a big question. We think we we will be able to
extend sewer to this land. Our intent is to provide both water and sewer to Garden Sweet when we
extend services.
Xeric plantings: Will you use xeriscape landscaping?
R (Applicants): Yes. That is a big part of what we do. We will have a low water budget.
Street stub concept: The concept shows a street stub to the west. What is the idea there?
R (Applicants): Every city makes allowance for future developments to connect, so yes, we would
provide a stub for that if in case there is ever development on adjacent land.
Hickory Village next door: Would this affect Hickory Village?
R (Applicants): No.
Existing and new problems: I live on the eastern corner of this. There will be noise and dirt. Willox is
supposed to be 30 mph but people drive 50. Animals get killed. Someone needs to take responsibility
for it. It’s a deathtrap. We asked for a deer crossing sign a few years ago but they wouldn’t do it. I
like the meadowlarks and the open space scenery. Now there will be a lot more people and problems.
ITEM 1, ATTACHMENT 3
Packet pg. 20
1
May 26, 2021
Clark Mapes
City Planner
Planning and Zoning Commission
West Willox Modification of a Standard
#MOD200001
Overview
2
Modification of Maximum Density Standard in the Urban Estate (UE) Zone
Standard: 2 Dwelling Units per Acre
Proposed: 4 Dwelling Units per Acre
1
2
ITEM 1, ATTACHMENT 4
Packet pg. 21
2
Density Calculation
3
Land Use Code
19 total (gross) acres x dwelling units per acre
Site Context
4
Willox Ln.North College Ave.3
4
ITEM 1, ATTACHMENT 4
Packet pg. 22
3
Site Context
5North Shields St.West Willox Ln.N. College Ave.Soft Gold
Park
SITE
Hickory
Village
Zoning Map
Shields St.Willox Ln.
UE
LMN
N. College Ave.City LimitsSITE
Hickory St.
5
6
ITEM 1, ATTACHMENT 4
Packet pg. 23
4
SITE
City Structure
Plan Map
7
8
ITEM 1, ATTACHMENT 4
Packet pg. 24
5
9
Existing Street Views
10
West Willox Lane Standard Street Edge
9
10
ITEM 1, ATTACHMENT 4
Packet pg. 25
6
Existing Street Views
11
View from West Willox Lane Just East of the Site
Existing Street Views
12
West Willox Lane Fence Example
11
12
ITEM 1, ATTACHMENT 4
Packet pg. 26
7
Existing Street Views
13
West Willox Lane Just East of the Site
Existing Street Views
14
West Willox Lane with Site On Left/South
13
14
ITEM 1, ATTACHMENT 4
Packet pg. 27
8
Example ½-Acre
Subdivision
Hearthfire
16
Hearthfire
Example 1/2 –Acre Subdivision
15
16
ITEM 1, ATTACHMENT 4
Packet pg. 28
9
17
Fossil Lake Ranch
Example 1/2 –Acre Subdivision
Key Considerations
18
Possible reasons to support the density request:
•Consistent with City Plan Structure Plan map
•Important UE visual and open space benefits:
‐Willox edge landscape; important trail corridor connection, buffer yard on the west
•1 year time limit–key ideas will be fresh in everyone’s mind
•Equal or better than ½‐acre lot subdivision in UE zone for UE purposes
17
18
ITEM 1, ATTACHMENT 4
Packet pg. 29
10
Key Considerations
19
Possible reasons not to support the density request:
•> 50% open space would also require a subsequent modification in a plan
•Overall visual character of rural edge –38 homes vs 76;
full 50% open space
Modification of a Standard
20
Public benefits of clustered development in this particular case:
A land use transition as envisioned on the Structure Plan map
Open space configuration for connectivity
Open space design with rural character
19
20
ITEM 1, ATTACHMENT 4
Packet pg. 30
11
Summary of Staff Findings
The Modification of Standard to Section 4.2(D) Density/Intensity,
would not be detrimental to the public good and meets the requirements of
Section 2.8.2(H)(1) “equal or better”.
21
Recommendation
22
Staff recommends approval of the Modification of Standard to
Section 4.2(D).
21
22
ITEM 1, ATTACHMENT 4
Packet pg. 31
12
Trails
Poudre River,
Hickory Spur, Soft
Gold Park,
Several Natural
Areas
Conceptual
Illustration
23
24
ITEM 1, ATTACHMENT 4
Packet pg. 32
WILLOX FARM DENSITYMODIFICATIONFORT COLLINS, COLORADOITEM 1, ATTACHMENT 5Packet pg. 33
•Development consultant providing project management and construction administration services•Land acquisition though entitlement, construction and lot salesITEM 1, ATTACHMENT 5Packet pg. 34
ITEM 1, ATTACHMENT 5Packet pg. 35
•Owned property for 8 years•Residents of Fort Collins for 41 years•Members of Natural Resources Advisory Board and Transportation Advisory BoardITEM 1, ATTACHMENT 5Packet pg. 36
PROJECT VISION•EXEMPLARY DEVELOPMENT SHOWCASING INNOVATION IN HOUSING AND COMMMUNITY DEVELOPMENT•ZERO ENERGY HOMES•EMPHASIZE PEDESTRIAN AND BIKE CONNECTIONS TO PARK AND POUDRE RIVER•CREATE STABLE, LONG TERM CUSTOMERS FOR GARDEN SWEET FARMSITEM 1, ATTACHMENT 5Packet pg. 37
ITEM 1, ATTACHMENT 5Packet pg. 38
ITEM 1, ATTACHMENT 5Packet pg. 39
ITEM 1, ATTACHMENT 5Packet pg. 40
ITEM 1, ATTACHMENT 5Packet pg. 41
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ITEM 1, ATTACHMENT 5Packet pg. 43
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ITEM 1, ATTACHMENT 5Packet pg. 46
ITEM 1, ATTACHMENT 5Packet pg. 47
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ITEM 1, ATTACHMENT 5Packet pg. 49
ITEM 1, ATTACHMENT 5Packet pg. 50
QUESTIONS?ITEM 1, ATTACHMENT 5Packet pg. 51
Development Review Staff Report Agenda Item 8
Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com
Planning and Zoning Commission Hearing: May 26, 2021
Stanford Senior Living PDP 200022
Summary of Request
This is a request for a Project Development Plan (PDP) to build a
four-story long-term care facility for seniors. Parking is both
underground within the building and in a parking lot that is shared
with the Marriott Hotel next door. The site is a platted lot served by
the existing street system, with utility infrastructure in place to serve
the lot. Access is proposed from Stanford Rd. to the east and
Monroe Dr. to the north. The property is within the General
Commercial (CG) zone district and requires Planning & Zoning
Commission (Type 2) Review.
Zoning Map
Next Steps
If approved by the Planning and Zoning Commission, the applicant
will be eligible to proceed to filing of final plans and then to permits
for site work and the building.
Site Location
Southwest corner of Monroe Dr. and Stanford
Rd. (parcel # 9725313003).
Zoning
Employment District (E)
Property Owner
Arena, LLC
PO Box 272699
Fort Collins, CO 80527
Applicant/Representative
Stephanie Hansen
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
Staff
Clark Mapes, City Planner
p. (970) 221-6225 e. cmapes@fcgov.com
Contents
1. Project Introduction .................................... 2
2. Public Outreach ......................................... 3
3. Compatibility with Comprehensive Plan .... 3
4. Article 2 – Applicable Standards ................ 3
5. Article 3 - Applicable Standards ................. 4
6. Article 4 – Applicable Standards: ............... 9
8. Findings of Fact/Conclusion .................... 11
9. Recommendation ..................................... 11
10. Attachments ............................................. 11
Staff Recommendation
Approval of the PDP.
E. Horsetooth Rd.
Packet pg. 52
P&Z Agenda Item 2
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1. Project Introduction
PROJECT DESCRIPTION
• The proposed project is a long-term care facility for assisted living and memory care.
• The building is 4 stories.
• 38 parking spaces are proposed partially underground within the building, plus the site includes 100 parking
spaces in a surface lot shared with the Marriott Hotel which adjoins the site on the south.
• The site is fully served by the existing street network. Access is from Monroe Drive on the north and Stanford
Road on the east.
• The proposed development replaces an existing attached sidewalk along Stanford Road with a new detached
sidewalk.
• The building entrance has a drop-off lane with a porte cochere.
• The program for the facility is to provide approximately 150 beds for long term care residents, and employ
approximately 15 staff members on a typical major shift.
SITE CHARACTERISTICS
1. Current Conditions
The site has remained undeveloped while development has occurred on all sides.
2. Surrounding Zoning and Land Use
North South East West
Zoning General Commercial (CG) Employment (E) Medium Density Mixed Use
Neighborhood (MMN)
Employment (E)
Land
Use
Cycle Apartments Multi-tenant office
building
Aspenleaf Apartments and Village
Cooperative Senior Apartments
Marriott Hotel
3. Site History
In 1987, The Arena Master Plan was approved for the block bounded by Stanford and Monroe, East
Horsetooth Road, and JFK Parkway. The block has been built out with the exception of this site. The image
below shows the master plan block:
Packet pg. 53
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OVERVIEW OF MAIN CONSIDERATIONS
Staff review of the plan has been straightforward with no major issues in the two iterations of review. The site is a
previously platted lot with infrastructure in place and adequate for the use. High quality architecture defines the
building and a complete landscape plan is designed in conjunction with the building, and site amenities.
Primary considerations in staff review have involved dealing with existing attached sidewalks and technical
aspects of utility connections.
2. Public Outreach
NEIGHBORHOOD MEETING
A virtual neighborhood meeting was held on August 12, 2020. Notes are attached. Approximately five community
members attended.
PUBLIC COMMENT:
No other public comment has been received. Any communication received between the public notice period and
hearing will be provided to the Commission for the hearing.
3. Compatibility with Comprehensive Plan
CITY PLAN
City Plan, the City’s comprehensive plan document includes the following general direction pertinent to the
proposed plan:
• Principle LIV 6: Improve access to housing that meets he needs of residents regardless of race, ethnicity,
income, age, ability or background (emphasis added).
• POLICY LIV 6.2 – SPECIALIZED HOUSING NEEDS
Plan for populations who have specialized housing needs. Integrate residential-care and treatment facilities,
shelters, permanent supportive housing, group homes and senior housing throughout the GMA in areas that
are well served by amenities and public transportation.
• The Structure Plan map and its accompanying place types which provide a framework and a guide for land use
and development.
The property is in the Urban Mixed-Use place type described on p. 100 of the 2019 City Plan. These places
are envisioned to evolve with a wide mix of uses including high-density residential in multi-story buildings,
typically in the 3-5 story range.
4. Land Use Code Article 2 Procedural Requirements
PROJECT DEVELOPMENT PLAN PROCEDURAL OVERVIEW
1. Conceptual Review – CDR 200005
A conceptual review meeting was held on July 16, 2020.
2. Neighborhood Meeting
A virtual neighborhood meeting was held on August 12, 2020 and satisfies the applicable requirement of
Section 2.4.2 – Project Development Plan Review Procedures. 231 letters were mailed.
Packet pg. 54
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3. Submittal (July 3, 2019)
The project was submitted on December 30, 2020. The project was subsequently routed to all reviewing
departments. 2 rounds of review–one revision of the plans–followed the initial submittal.
4. Notice (Posted, Written and Published)
Posted notice: June 10, 2020, Sign # 562
Written notice: May 6, 2021, 204 letters sent.
Published Notice: May 9, 2021, Confirmation #0004725937.
5. Land Use Code Article 3 - Applicable Standards
DIVISION 3.2 - SITE PLANNING AND DESIGN
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
Landscaping
and tree
protection
standards
Section 3.2.1
This Section requires a fully developed landscape plan that addresses
relationships of landscaping to sidewalks, parking and walkways, the building,
adjoining properties, and users of the site in a manner appropriate to the
neighborhood context.
The plan provides irrigated landscaping with the following main components:
• A new street parkway with turfgrass and street trees along Stanford Road.
• Mulched planting beds around the building and in the entrance porte
cochere island.
• Irrigated turfgrass in remaining areas along streets and walkways.
Complies
Access,
circulation
and parking
standards
Section 3.2.2
This Section requires convenient, efficient parking and circulation that adds to
the attractiveness of the development.
• The plan uses the existing access and circulation system in the area, with
the addition of convenient driveways and walkways to the building
entrances.
Complies
Bicycle
parking:
subsection
3.2.2(c)(4) -
This requires bicycle parking based on certain land use categories that are
listed in the subsection. Long-term care facilities are not listed. The standard
states that for uses not listed, the required number of spaces shall be the
number for the most similar use listed.
Staff is not certain whether any of the listed uses are similar enough to the
proposed use to be relevant in defining a requirement.
• For purposes of justifying the proposed plan with 10 bike parking spaces,
the applicant included an alternative compliance request, attached. The
request uses multi-family residential as the most similar use listed.
• The request notes the major difference between housing for the general
population and the population of long-term care and memory care
facilities—i.e., the aging residents have limited mobility and are highly
Complies
via
Alternative
Compliance
Packet pg. 55
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unlikely to ride bicycles. Memory care residents are not permitted outside
unsupervised.
• The plan provides 10 bike parking spaces mainly to encourage commuting
to work for the anticipated 15 staff members.
For reference, the Land Use Code subsection for Alternative Compliance,
3.2.2(C)(4)(c), enables the decision maker to approve a plan if it accomplishes
the purposes of the standards as well or better than a plan that complies with
the standards. The main criterion to consider is whether the use will likely
experience a “lower than normal” amount of bicycle traffic.
Parking -
number of
off-street
spaces
subsection
3.2.2(k):
This subsection limits parking to a maximum of 67 vehicle parking spaces
based on the number of beds and number of employees.
• 133 are provided. The site contains an existing parking lot that is currently
shared with the Marriott Hotel next door on the south, which provides 95
spaces in the plan, plus the plan provides 38 spaces within a partially
underground parking garage within the building.
Standard Maximum for reference:
0.33 per bed plus 1 per two employees on major shift.
150 beds x 0.33 = 50 plus 35 employees on major shifts / 2 = 17.
67 total..
Code subsection 3.2.2(K)(3) allows for Alternative Compliance.
To approve an alternative plan, the decision maker must first find that the
proposed alternative plan accomplishes the purposes of this Section equally
well or better than would a plan which complies with the standards of this
Section. In reviewing the request for an alternative parking ratio plan in order to
determine whether it accomplishes the purposes of this Section, as required
above, the decision maker shall take into account the number of employees
occupying the building or land use, the number of expected customers or
clients, the availability of nearby on-street parking (if any), the availability of
shared parking with abutting, adjacent or surrounding land uses (if any), the
provision of purchased or leased parking spaces in a municipal or private
parking lot meeting the requirements of the city, trip reduction programs (if
any), or any other factors that may be unique to the applicant's development
request. The decision maker shall not approve the alternative parking ratio
plan unless it:
1. does not detract from continuity, connectivity and convenient proximity for
pedestrians between or among existing or future uses in the vicinity,
2. minimizes the visual and aesthetic impact along the public street by placing
parking lots to the rear or along the side of buildings, to the maximum extent
feasible,
3. minimizes the visual and aesthetic impact on the surrounding neighborhood,
4. creates no physical impact on any facilities serving alternative modes of
transportation,
5. creates no detrimental impact on natural areas or features,
6. maintains handicap parking ratios.
Complies
via
Alternative
Compliance
Packet pg. 56
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Staff finds that because the 100-space parking lot is existing, and may or may
not continue to be shared with the Marriott Hotel depending on needs, and
because the plan meets the criteria above, the plan warrants approval of the
alternative compliance request.
Site Lighting
Section 3.2.4
This Section requires all lighting to be down-directional with sharp cutoff
fixtures to ensure that the functional and security needs of a project are met in
a way that does not adversely affect adjacent properties.
• Light fixtures in the plan are down-directional sharp cutoff fixtures mounted
on the building. A photometric plan shows that light is sharply contained
within the site.
Complies
Trash and
Recycling
Section 3.2.5
This Section requires trash and recycling enclosures to be adequate,
convenient, and accessible as appropriate for the proposed use.
• A trash and recycling enclosure is located along Monroe Drive with access
provided by a rear service driveway. The enclosure is to be constructed of
split face CMU to match the building base. It provides space for trash and
recycling, and provides a pedestrian gate convenient to a rear service door
and garage door on the building.
Complies
DIVISION 3.3 - ENGINEERING
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
Plats and
Easements
Section
3.3.1
This section requires dedication of rights-of-way for public streets and easements
for drainage, utilities, and emergency access as needed to serve the
development.
• The PDP includes a plat with all necessary dedications of additional right-
of-way and easements for utilities and emergency access.
Complies
Packet pg. 57
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DIVISION 3.5 – BUILDING
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
Building and
Project
Compatibility
Section 3.5.1
This Section requires the physical and operational characteristics of proposed
buildings and uses to be compatible when considered within the context of
the surrounding area.
The context of the surrounding area includes:
~ The six-story Marriott Hotel immediately adjacent to the south. The hotel is
highly modulated with terracing of the mass, with the six-story massing
closest to the subject site.
~ The four-story Cycle Apartments directly across Monroe Drive on the north.
~ The three-story Aspenleaf Apartments and four-story Village Cooperative
apartments directly across Stanford Road to the east.
~ Parking lots intervening and interspersed with existing buildings in the
adjacent area, in relation to the proposed plan.
• The proposed use has similar scale, materials, and design characteristics
to uses in the area. Materials found in the area include brick, stucco, and
cementitious siding. The plan uses similar compatible materials.
zComplies
Building
Placement
and Design
Section 3.5.3
This Section promotes the design of an urban environment that is built to
human scale.
Subsections require buildings to be placed in direct relation to street
sidewalks with no intervening parking lots or drives; building design with
variation in massing related to entrances and organization of integral
structure, spaces, and activities in the building; building façade articulation;
and clearly defined entrances.
• The plan places the building along the streets and provides direct
walkways to the entrance without crossing any vehicular use areas.
• Building massing is highly modulated and design character is highly
articulated. Below is the front/south side design:
Complies
Packet pg. 58
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• The main entry is covered with a projecting roof element that creates a
sheltered and definable entry and front porch to add definition and
articulation.
Below is the rear/north side design:
• Four-sided architecture utilizes multiple elements to create depth and
interest. These include stepbacks, material changes, and architectural
accents. The building entry is highlighted with a large porte cochere and
two-story façade with glazing and lap siding. That roofline of the building
is lower to allow sunlight into an inner courtyard. An additional step-
back is located at the southeast building corner where a generous
rooftop garden area is located above the third floor.
• Building materials change from a masonry base at the ground level, to
lighter stucco materials on the upper floors, helping to mitigate the
overall mass of the building. Private balconies provide indentations to
the building façade while some of the walls protrude over the building
base, adding interest to the façade with projections and recesses.
• Four private outdoor spaces are provided including an enclosed 7,000-
square-foot courtyard, 4,200-square-foot fenced memory care courtyard
on the north side of the building, a rooftop community garden above the
third floor facing south, and a small patio. These will include a variety of
seating options, landscaping, fire pits, and potentially water features.
DIVISION 3.6 - TRANSPORTATION & CIRCULATION
Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
Streets,
Streetscapes,
and
Easements
Section 3.6.2
This Section contains requirements for street system design including
conformance with the Larimer County Urban Area Street Standards (LCUASS)
for street design including streetscapes. It also requires easements for utilities,
access, drainage or other public purposes as required by the City Engineer.
• The plan removes and replaces attached sidewalks along Stanford Road
streetscape in conformance with current street standards.
• Along East Monroe Drive, which is a private street, the existing attached
sidewalk is to remain because a row of trees behind the walk would have to
be removed to replace it with a detached walk. Staff found that the tradeoff
needed to replace the sidewalk with a detached walk was not worthwhile.
• The PDP includes a plat that dedicates needed easements for utilities and
drainage.
Complies
Packet pg. 59
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Transportation
Level of
Service
Section 3.6.4
This Section requires a Transportation Impact Study (TIS) unless the proposed
development is deemed to have a nominal impact pursuant to LCUASS Chapter
4, in which case a TIS may be waived by the Traffic Engineer.
• A TIS was submitted, reviewed, and general conclusions accepted by the
City.
• The general conclusions were that the study intersections are operating at
acceptable levels and are projected to continue to operate at acceptable
levels.
Complies
Emergency
Access
Section 3.6.6
This Section is 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 streets and parking lot drive provide adequate emergency access in
conformance with Poudre Fire Authority requirements.
Complies
DIVISION 3.10 – TRANSIT-ORIENTED (TOD) OVERLAY ZONE
Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
Building
Orientation
Subsection
3.10.3(A)
This subsection is essentially redundant with building placement and
orientation standards in Division 3.5, Building Standards.
Building entrances must face streets, connecting walkways, plazas, parks or
similar outdoor spaces, but not parking lots.
• The building entrance faces a connecting walkway leading to and from
Stanford Road without crossing any vehicle use area.
Complies
Outdoor
Spaces
Subsection
3.10.3(C)
This subsection requires, to the extent reasonably feasible, buildings and
extensions of buildings to be designed to form outdoor spaces such as
courtyards, plazas, arcades, terraces, balconies and decks for residents' and
workers' use and interaction, and to integrate the development with the
adjacent physical context.
• The building incorporates generous courtyards, balconies, and a patio
space. The cropped image of the plan below shows spaces:
Complies
Packet pg. 60
P&Z Agenda Item 2
PDP200022 | Stanford Senior Living
Wednesday, May 26, 2021 | Page 10 of 11
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Building
Character and
Image
Subsection
3.10.5
This subsection contains standards for building articulation, materials and
colors that are essentially redundant with similar standards in Division 3.5,
Building Standards.
• The proposed architecture provides articulation and high quality materials
as explained previously in this report under Division 3.5. These attributes
are consistent with the standards in this subsection.
Complies
6. Land Use Code Article 4 – Applicable Standards:
SUMMARY
Article 4 of the Land Use Code contains standards for the various zoning districts throughout the City. The subject
property is zoned General Commercial (CG), Division 4.21 of the Land Use Code. The only pertinent standard in this case
are the Permitted Use list and general height limit in the CG zone.
DIVISION 4.21 – GENERAL COMMERCIAL DISTRICT (CG)
Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
Permitted
Uses
Subsection
4.21(B)(3)(b)
‘Long-term care facilities’ are listed as a Permitted Use, subject to Type 2
(Planning and Zoning Commission) review.
Complies
Building
Height
Subsection
4.21(D)
The maximum building height shall be four stories.
• The building is four stories.
Complies
Packet pg. 61
P&Z Agenda Item 2
PDP200022 | Stanford Senior Living
Wednesday, May 26, 2021 | Page 11 of 11
Back to Top
7. Findings of Fact/Conclusion
In evaluating the request for the Stanford Senior Living Project Development Plan #PDP200022, staff makes the following
findings of fact:
1. The PDP complies with process requirements located in Division 2.2 – Common Development Review Procedures for
Development Applications of Article 2 – Administration.
2. The PDP complies with pertinent standards located in Article 3 – General Development Standards.
3. The PDP complies with pertinent standards located in Division 4.21, CG General Commercial District in Article 4 –
Districts which lists the proposed use as a Permitted Use.
8. Recommendation
Staff recommends that the Planning and Zoning Commission make a motion to approve the Stanford Senior Living
Project Development Plan #PDP200022 based on the Findings of Fact and supporting explanations found in the staff
report.
9. Attachments
1. Applicants Narrative
2. Architecture
3. Site and Landscape Plans
4. Lighting Plan
5. Utility Plans
6. Plat
7. Traffic Impact Study
8. Neighborhood Meeting Notes
9. Alternative Compliance Request for Bicycle Parking
10. Staff presentation
11. Applicant presentation
12. Alternative Compliance Request for Parking Count
13. Updated Site Plan with Revised Parking Count Number
Packet pg. 62
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
STANFORD SENIOR LIVING
PROJECT DEVELOPMENT PLAN NARRATIVE
22 December 2020
Conceptual Review: 7/16/2020
Neighborhood Meeting: 8/12/2020
General Information
The proposed project is a four-story, long-term care facility located at the southwest corner of East
Monroe Drive and Stanford Road. The existing 3.79-acre vacant lot is within the CG (General
Commercial) Zone District and the Transit-Oriented Development Overlay Zone. Cycle Apartments are
located north of Monroe Drive, Aspenleaf Apartments are located across Stanford Road to the east, the
Marriot Hotel is adjacent to the site to the West and a multi-tenant office building is located adjacent to
the south.
The long-term care facility will include assisted living and memory care units. Parking will be provided
by the existing 100 spaces within the surface lot as well as an additional 38 spaces within an
underground parking garage. The entry to the subsurface parking is located on the south side of the
building west of a drop-off lane. Ten enclosed bike parking stalls are located within the parking garage.
Trash and recycling is located on the northwest corner of the building within a trash enclosure. A
service drive is provided for ease of pick up.
The four-sided architecture utilizes multiple elements to create depth and interest. These include step-
backs, material changes, and architectural accents. The building entry is celebrated with a large porte-
cochere and two-story façade with glazing and lap siding. That roofline of the building is strategically
left lower to allow sunlight into an inner courtyard. An additional step-back is located at the southeast
building corner where a generous rooftop garden area is located above the third floor. Building
materials rhythmically change from a strong base at the ground level, to lighter stucco materials on the
upper floors, helping to mitigate the mass of the building. Private balconies provide indentations to the
building façade while some of the walls protrude over the building base. These features, along with
metal detailing accents, create a building which exceeds Fort Collins’ high architectural standards.
Three private outdoor spaces are provided including an enclosed 7,000-square-foot courtyard, 4,200-
square-footfenced memory care courtyard on the north side of the building, and rooftop community
garden above the third floor facing south. These will include a variety of seating options, landscaping,
fire pits, and potentially water features. The sidewalks surrounding the property provide a looped
walking trail approximately a quarter of a mile long.
Future owners: Matt Oermann of Cherrywood Pointe Investments, LLC
Current Owner: Arena LLC, PO Box 272699 – Fort Collins, CO
ITEM 2, ATTACHMENT 1
Packet pg. 63
ITEM 2, ATTACHMENT 2Packet pg. 64
ITEM 2, ATTACHMENT 2Packet pg. 65
ITEM 2, ATTACHMENT 2
Packet pg. 66
ITEM 2, ATTACHMENT 2
Packet pg. 67
ITEM 2, ATTACHMENT 2
Packet pg. 68
ITEM 2, ATTACHMENT 2
Packet pg. 69
ITEM 2, ATTACHMENT 2
Packet pg. 70
ITEM 2, ATTACHMENT 2
Packet pg. 71
DRAWING NUMBER:ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No.DESCRIPTIONDATEREVISIONSNo.DESCRIPTIONDATEPlotted By: Stephanie Hansen Layout: COVER Printed On: 3/31/2021 11:10 AM File Name: 0 COVER.dwgORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Stephanie Hansen, PLA419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657CHERRYWOOD POINT INVESTMENT, LLCMatt Oermann1331 17th St. #604Denver, CO 80202p. 720.898.8866ENGINEERARCHITECTPLANNER / LANDSCAPE ARCHITECTNORTHERN ENGINEERINGStephanie Thomas301 N. Howes St. #100Fort Collins, CO 80521p. 970.221.4158VAUGHT FRYE LARSON ARCHITECTSBo Evans419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.1191APPLICANT419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.comCOVERPDP SUBMITTALSTANFORD SENIORLIVING3.31.2021CITY COMMENTS012.4.2021SD0212.23.2020PDP01FORT COLLINS, COSHSHR20-025C OF 4NORTH015 3060SCALE: 1"=30'-0"STANFORD SENIOR LIVINGPROJECT DEVELOPMENT PLANDirector SignaturePLANNING CERTIFICATEAPPROVED BY THE DIRECTOR OF COMMUNITY DEVELOPMENT AND NEIGHBORHOOD SERVICES OF THE CITY OF FORT COLLINS,COLORADO ON THIS ________ DAY OF ________, 20__.VICINITY MAPOWNER (SIGNED)DateTHE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE MEWITNESS MY HAND AND OFFICIAL SEAL.NOTARY PUBLICADDRESSTHISDAY OFMY COMMISSION EXPIRES:AS.(PRINT NAME)20 .A.D., BYTHE UNDERSIGNED DOES/DO HEREBY CERTIFY THAT I/WE ARE THE LAWFUL OWNERS OF THE REAL PROPERTY DESCRIBED ON THISSITE PLAN AND DO HEREBY CERTIFY THAT I/WE ACCEPT THE CONDITIONS AND RESTRICTIONS SET FORTH ON SAID SITE PLAN.OWNER'S CERTIFICATESCALE: 1":500'LAND USE CHARTPARKING REQUIREMENTSREQUIRED* MAXIMUMPARKING (.33 / BED + 1 PER 2EMPLOYEES ON MAJORSHIFT)PROVIDED**LONG-TERM CARE FACILITY5838 (INCLUDES 2 HC SPACES)NOTES:**THERE IS A SHARED PARKING AGREEMENT WITH THE FORT COLLINS MARRIOTT FOR THE 100 EXISTING SURFACEPARKING STALLS LOCATED ON THIS PROPERTY. THE MARRIOTT REQUIRES A MINIMUM OF .5 PARKING SPACES PERUNIT AND A MAXIMUM OF 1 PARKING SPACE PER UNIT FOR A TOTAL OF 115-229 SPACES.*ASSUMES 15 EMPLOYEES ON A NORMAL MAJOR SHIFT AND 152 BEDSEXISTING ZONINGGENERAL COMMERCIAL (C-G)GROSSAREA (SF)%BUILDING COVERAGE40,12524.30DRIVES AND PARKING(EXCLUDES PUBLIC ROW)47,03228.49OPEN SPACE AND LANDSCAPE(EXCLUDES PUBLIC ROW)47,88829.01HARDSCAPE(EXCLUDES PUBLIC ROW)13,1047.94PUBLIC STREET RIGHT-OF-WAY16943 10.26 HARDSCAPE1,880 DRIVES AND PARKING12,478 LANDSCAPE2,585TOTAL GROSS COVERAGE165,092.00SF (3.79 AC)100.00AREA COVERAGENETAREA (SF)%BUILDING COVERAGE40,12527.08DRIVES AND PARKING47,03231.75OPEN SPACE AND LANDSCAPE47,88832.32HARDSCAPE (WALKS & PLAZAS)13,1048.85TOTAL NET COVERAGE148,149.00SF (3.40 AC)100.00SITEHORSETOOTH RDSTANFORD STE MONROE DR.COLLEGE AVE (287)PETERSON STMMNMEDIUM DENSITYMIXED USENEIGHBORHOODDISTRICTCGGENERALCOMMERCIALDISTRICTBICYCLE PARKINGREQUIREDPROVIDEDRESIDENTIAL PARKING SPACES96 9963 ENCLOSED (INTERNAL TO BUILDING) & 40 FIXED (EXTERIORWALL & GROUND MOUNTED RACKS)GENERAL OFFICE SPACES 4 4 TOTAL100 103BUILDING HEIGHTCODE ALLOWED MAXIMUMSTORIES*PROVIDED STORIESCODE ALLOWED MAXIMUMHEIGHT (25' PER STORY)PROVIDED MAXIMUMHEIGHT4 STORIES 4 STORIES100' 61'-6"A tract of land located in the Northwest Quarter of Section 2, Township 6 North, Range 69 West of the 6th P.M., City of Fort Collins, County of Larimer, Stateof Colorado, and being more particularly described as follows:(PARCEL I)A PART OF LOT 3, STRACHAN SUBDIVISION, THIRD FILING, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO,WHICH BEGINS AT A POINT WHICH BEARS N 85° 18' 00" E, A DISTANCE OF 58.78 FEET AND AGAIN N 89° 45' 30" E, A DISTANCE OF 192.00FEET, AND AGAIN N 44° 45' 30" E, A DISTANCE OF 312.00 FEET AND AGAIN S 45° 14' 30" E, A DISTANCE OF 115.25 FEET, AND AGAIN S 48°48' 34" E, A DISTANCE OF 49.58 FEET FROM THE SW CORNER OF LOT 2 OF THE STRACHAN SUBDIVISION, THIRD FILING AND RUNTHENCE ALONG THE ARC OF A 398.41 FOOT RADIUS CURVE TO THE LEFT, A DISTANCE OF 236.29 FEET, THE LONG CHORD OF WHICHBEARS S 71° 18' 34" E, A DISTANCE OF 258.53 FEET; THENCE N 89° 45' 30" E, A DISTANCE OF 214.00 FEET; THENCE ALONG THE ARC OF A15.00 FEET RADIUS CURVE TO THE RIGHT, A DISTANCE OF 23.56 FEET, THE LONG CHORD OF WHICH BEARS S 45° 14' 30" E A DISTANCEOF 21.21 FEET TO A POINT ON THE WEST RIGHT OF WAY LINE OF STANFORD ROAD; THENCE ALONG SAID RIGHT OF WAY LINE S 00° 14'30" E, A DISTANCE OF 175.05 FEET, AND AGAIN ALONG THE ARC OF A 298.80 FOOT RADIUS CURVE TO THE RIGHT, A DISTANCE OF198.17 FEET, THE LONG CHORD OF WHICH BEARS S 18° 45' 30" W, A DISTANCE OF 194.56 FEET, AND AGAIN ALONG THE ARC OF A 376.80FOOT RADIUS CURVE TO THE LEFT, A DISTANCE OF 14.91 FEET, THE LONG CHORD OF WHICH BEARS S 36° 37' 30" W, A DISTANCE OF14.91 FEET; THENCE N 53° 45' 30" W, A DISTANCE OF 141.48 FEET; THENCE S 44° 45' 30" W, A DISTANCE OF 260.46 FEET; THENCE S 89° 45'30" W, A DISTANCE OF 24.83 FEET; THENCE N 45° 14' 30" W, A DISTANCE OF 142.44 FEET; THENCE N 44° 45' 30" E, A DISTANCE OF 278.02FEET; THENCE N 21° 11' 34" W, A DISTANCE OF 87.60 FEET; THENCE N 45° 14' 30" W, A DISTANCE OF 96.53 FEET; THENCE N 44° 45' 30" E, ADISTANCE OF 23.53 FEET; THENCE N 45° 14' 30" W, A DISTANCE OF 92.94 FEET; THENCE S 89° 45' 30' W, A DISTANCE OF 35.04 FEET;THENCE N 00° 11' 47" E, A DISTANCE OF 23.92 FEET; THENCE ALONG THE ARC OF A 14.32 FOOT RADIUS CURVE TO THE RIGHT, ADISTANCE OF 9.62 FEET, THE LONG CHORD OF WHICH BEARS N 19° 26' 55" E A DISTANCE OF 9.44 FEET; THENCE N 38° 42' 03" E, ADISTANCE OF 9.52 FEET TO THE POINT OF BEGINNING;EXCEPT THAT PORTION CONVEYED IN DEED RECORDED NOVEMBER 20, 2012 AT RECEPTION NO. 20120082646ANDA PORTION OF TRACT NINE, THE FOOTHILLS FASHION MALL EXPANSION, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:BEGINNING AT A POINT WHICH BEARS N 89° 45' 30" E, 199.36 FEET AND AGAIN S 67° 44' 30" E, 268.90 FEET AND AGAIN S 45° 14' 30" E,129.24 FEET AND AGAIN S 48° 48' 33" E, 49.58 FEET FROM THE EAST RADIUS POINT AT THE NW CORNER OF LOT 2, STRACHANSUBDIVISION THIRD FILING AND RUN THENCE ALONG THE ARC OF A 398.41 FOOT RADIUS CURVE TO THE LEFT A DISTANCE OF 263.30FEET, THE LONG CHORD OF WHICH BEARS S 71° 18' 34" E, 258.53 FEET; THENCE N 89° 45' 30" E 214.00 FEET; THENCE ALONG THE ARC OFA 15.00 FOOT RADIUS CURVE TO THE RIGHT A DISTANCE OF 23.56 FEET, THE LONG CHORD OF WHICH BEARS S 45° 14' 30" E, 21.21 FEETTO A POINT ON THE WEST LINEOF STANFORD ROAD; THENCE N 00° 14' 30" W, 49.00 FEET ALONG THE SAID WEST LINE; THENCE S 89° 45' 30" W, 229.09 FEET; THENCEALONG THE ARC OF A 364.41 FOOT RADIUS CURVE TO THE RIGHT A DISTANCE OF 240.19 FEET, THE LONG CHORD OF WHICH BEARS N71° 21' 49" W, 235.87 FEET; THENCE S 38° 42' 03" W, 34.01 FEET TO THE POINT OF BEGINNING.TOGEHTER WITH (PARCEL II)A PORTION OF LOT 3, STRACHAN SUBDIVISION, THIRD FILING, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO,BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE SW CORNER OF LOT 2, STRACHAN SUBDIVISION, THIRDFILING; THENCE N 85° 18' 00" E, ALONG THE SOUTH LINE OF SAID LOT 2 A DISTANCE OF 58.78 FEET; THENCE N 89° 45' 30" E, ALONG THESOUTH LINE OF LOT 2, A DISTANCE OF 192.00 FEET; THENCE N 44° 45' 30" E, ALONG, THEN LEAVING THE EAST LINE OF SAID LOT 2, ADISTANCE OF 312.00 FEET; THENCE S 45° 14' 30" E, A DISTANCE OF 115.25 FEET; THENCE S 48° 48' 34" E, A DISTANCE OF 49.58 FEET;THENCE ALONG THE ARC OF A 398.41 FOOT RADIUS CURVE TO THE LEFT, A DISTANCE OF 263.29 FEET, THE LONG CHORD OF WHICHBEARS S 71° 18' 34" E, A DISTANCE OF 258.53 FEET; THENCE N 89° 45' 30" E, A DISTANCE OF 214.00 FEET; THENCE ALONG THE ARC OF A15.00 FOOT RADIUS CURVE TO THE RIGHT A DISTANCE OF 23.56 FEET, THE LONG CHORD OF WHICH BEARS S 45° 14' 30" E, A DISTANCEOF 21.21 FEET TO A POINT ON THE WEST RIGHT OF WAY LINE OF STANFORD ROAD AND THE EAST LINE OF LOT 3, STRACHANSUBDIVISION, THIRD FILING; THENCE ALONG SAID WEST RIGHT OF WAY LINE AND SAID EAST LOT LINE, S 00° 14' 30" E, A DISTANCEOF 175.05 FEET; THENCE LEAVING SAID EAST LOT LINE ALONG SAID WEST RIGHT OF WAY LINE AND THE ARC OF A 298.80 FOOTRADIUS CURVE TO THE RIGHT, A DISTANCE OF 198.17 FEET, THE LONG CHORD OF WHICH BEARS S 18° 45' 30" W, A DISTANCE OF 194.56FEET TO THE POINT OF BEGINNING; THENCE CONTINUE ALONG SAID WEST RIGHT OF WAY LINE AND THE ARC OF A 376.80 FOOTRADIUS CURVE TO THE LEFT, A DISTANCE OF 14.91 FEET, THE LONG CHORD OF WHICH BEARS S 36° 37' 30" W, A DISTANCE OF 14.91FEET; THENCE LEAVING SAID WEST RIGHT OF WAY LINE N 53° 45' 30" W, A DISTANCE OF 141.48 FEET; THENCE S 44° 45' 30" W, ADISTANCE OF 260.46 FEET; THENCE S 89° 45' 30" W, A DISTANCE OF 24.83 FEET; THENCE N 45° 14' 30" W, A DISTANCE OF 142.44 FEET;THENCE N 44° 45' 30" E, A DISTANCE OF 278.02 FEET; THENCE N 21° 11' 34" W, A DISTANCE OF 16.88 FEET; THENCE N 79° 18' 37" E, ADISTANCE OF 9.19 FEET; THENCE S 45° 17' 43" E, A DISTANCE OF 158.86 FEET; THENCE S 53° 17' 53" E, A DISTANCE OF 150.64 FEET TO THEPOINT OF BEGINNING.containing 165,237 square feet or 3.793 acres, more or less.LEGAL DESCRIPTIONSITE PLAN NOTES1. THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL PLANS. AMENDMENTS TO THE PLANS MUSTBE 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 DRAINAGESTRUCTURES, UTILITY MAINS AND SERVICES, PROPOSED TOPOGRAPHY, STREET IMPROVEMENTS.3. REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOR EXACT LOCATIONS, AREAS AND DIMENSIONS OF ALLEASEMENTS, LOTS, TRACTS, STREETS, WALKS AND OTHER SURVEY INFORMATION.4. ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE SCREENED FROM VIEW FROM ADJACENTPROPERTY AND PUBLIC STREETS. IN CASES WHERE BUILDING PARAPETS DO NOT ACCOMPLISH SUFFICIENTSCREENING, THEN FREE-STANDING SCREEN WALLS MATCHING THE PREDOMINANT COLOR OF THE BUILDING SHALL BECONSTRUCTED. OTHER MINOR EQUIPMENT SUCH AS CONDUIT, METERS AND PLUMBING VENTS SHALL BE SCREENEDOR PAINTED TO MATCH SURROUNDING BUILDING SURFACES.5. ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN ONE PHASE UNLESS A PHASING PLAN ISSHOWN WITH THESE PLANS.6. ALL EXTERIOR LIGHTING PROVIDED SHALL COMPLY WITH THE FOOT-CANDLE REQUIREMENTS IN SECTION 3.2.4 OF THELAND USE CODE AND SHALL USE A CONCEALED, FULLY SHIELDED LIGHT SOURCE WITH SHARP CUT-OFF CAPABILITY SOAS 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 BYSEPARATE CITY PERMIT PRIOR TO CONSTRUCTION. SIGNS MUST COMPLY WITH CITY SIGN CODE UNLESS A SPECIFICVARIANCE IS GRANTED BY THE CITY.8. FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL BUILDINGS MUST PROVIDE ANAPPROVED 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 ALLSTREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSABLE PARKING SPACES. ACCESSABLE PARKINGSPACES MUST SLOPE NO MORE THAN 1:48 IN ANY DIRECTION. ALL ACCESSIBLE ROUTES MUST SLOPE NO MORE THAN1:20 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 CIRCLESADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BY THE PROPERTY OWNER OROWNER'S ASSOCIATION. THE PROPERTY OWNERS’ ASSOCIATION IS RESPONSIBLE FOR SNOW REMOVAL ON ALLADJACENT STREET SIDEWALKS AND SIDEWALKS IN COMMON OPEN SPACE AREAS.12.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 BEREPLACED OR RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE PRIOR TO THEACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THE FIRST CERTIFICATE OFOCCUPANCY.13.FIRE LANE MARKING: A FIRE LANE MARKING PLAN MUST BE REVIEWED AND APPROVED BY THE FIRE OFFICIAL PRIOR TOTHE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. WHERE REQUIRED BY THE FIRE CODE OFFICIAL, APPROVEDSIGNS OR OTHER APPROVED NOTICES THAT INCLUDE THE WORDS NO PARKING FIRE LANE SHALL BE PROVIDED FORFIRE APPARATUS ACCESS ROADS TO IDENTIFY SUCH ROADS OR PROHIBIT THE OBSTRUCTION THEREOF. THE MEANSBY WHICH FIRE LANES ARE DESIGNATED SHALL BE MAINTAINED IN A CLEAN AND Revised November 12, 2015 3 LEGIBLECONDITION AT ALL TIMES AD BE REPLACED OR REPAIRED WHEN NECESSARY TO PROVIDE ADEQUATE VISIBILITY.*ADDITIONAL STORIES ARE PERMITTED IN CERTAIN CASES PER LUC DIVISION 3.10.5(F)1SHEET INDEXSheet NumberSheet TitleCCOVER1TREE INVENTORY2SITE PLAN3LANDSCAPE PLAN4LANDSCAPE DETAILSRLRESIDENTIAL LOWDENSITY DISTRICTFOOTHILLSMALLBOLTZ MIDDLESCHOOLSTREET TREE NOTES1. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLANARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALKAND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BEPLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECT TOCITATION (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 OFTHE DEVELOPMENT. ALL MUST BE INSTALLED AS SHOWN ON THE LANDSCAPE PLAN. APPROVAL OF STREET TREEPLANTING IS REQUIRED BEFORE FINAL APPROVAL OF EACH PHASE.3. STREET LANDSCAPING, INCLUDING STREET TREES, SHALL BE SELECTED IN ACCORDANCE WITH ALL CITY CODES ANDPOLICIES. ALL TREE PRUNING AND REMOVAL WORKS SHALL BE PERFORMED BY A CITY OF FORT COLLINS LICENSEDARBORS WHERE REQUIRED BY CODE.STREET TREES SHALL BE SUPPLIED AND PLANTED BY THE DEVELOPER USING AQUALIFIED LANDSCAPE CONTRACTOR.4. THE DEVELOPER SHALL REPLACE DEAD OR DYING STREET TREES AFTER PLANTING UNTIL FINAL MAINTENANCEINSPECTION AND ACCEPTANCE BY THE CITY OF FORT COLLINS FORESTRY DIVISION. ALL STREET TREES IN THEPROJECT MUST BE ESTABLISHED, WITH AN APPROVED SPECIES AND OF ACCEPTABLE CONDITION PRIOR TOACCEPTANCE.5. SUBJECT TO APPROVAL BY THE CITY FORESTER -- STREET TREE LOCATIONS MAY BE ADJUSTED TO ACCOMMODATEDRIVEWAY LOCATIONS, UTILITY SEPARATIONS BETWEEN TREES, STREET SIGNS AND STREET LIGHTS. STREET TREESTO BE CENTERED IN THE MIDDLE OF THE LOT TO THE EXTENT FEASIBLE. QUANTITIES SHOWN ON PLAN MUST BEINSTALLED UNLESS A REDUCTION IS APPROVED BY THE CITY TO MEET SEPARATION STANDARDS.ITEM 2, ATTACHMENT 3Packet pg. 72
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MONROE DRIVE(PRIVATE STREET)GRAVEL PATHGRAVEL PATHEXISTING ATTACHED SIDEWALKFORT COLLINSMARRIOTTON-STREET PARKING AREA#TYPEDBH CONDITIONMITIGATIONVALUENOTESREASON FORREMOVALNORTH END OF SITE1HONEY LOCUST21" FAIR +3FORESTRYRECOMMENDS TOPRESERVE2HONEY LOCUST12" FAIR1.5PRUNE3GREEN ASH14" FAIR1.543 STEM GREEN ASH6-8"FAIR- 153 STEM GREEN ASH14" FAIR1.56HAWTHORN11" FAIR1.5REMOVE7HAWTHORN8"FAIR - 1REMOVE8HAWTHORN8"FAIR 19HAWTHORN7" FAIR 110HAWTHORN15"FAIR 211HAWTHORN16"FAIR 212HAWTHORN13"FAIR1.513HAWTHORN17" FAIR 214HAWTHORN17" FAIR 215GREEN ASH20"FAIR2.516AUSTRUAN PINE21" FAIR317GREEN ASH17" FAIR - 218AUSTRIAN PINE23"FAIR319GREEN ASH16"FAIR2.520AUSTRIAN PINE26"FAIR -2.521AUSTRIAN PINE0DEAD22SPRUCE21" FAIR +2.523AUSTRIAN PINE20"FAIR2.524PINE10"FAIR +1.5PARKING LOT25GREEN ASH13"FAIR1.526HAWTHORN8"FAIR127HAWTHORN10"FAIR128SPRUCE16"FAIR +229SPRUCE16"FAIR230SPRUCE16"FAIR1.531HAWTHORN11'FAIR1REMOVESTORM DRAINPIPE32HAWTHORN10FAIR1REMOVEACCESSIBLERAMP33GREEN ASH13"FAIR1.534GREEN ASH10"FAIR -135GREEN ASH9"FAIR -136GREEN ASH9"FAIR-137GREEN ASH7" FAIR -138GREEN ASH12"FAIR -1.539GREEN ASH11"FAIR-1.540GREEN ASH8"FAIR-141GREEN ASH10"FAIR -1.542GREEN ASH13"FAIR 1.543GREEN ASH9"FAIR - 1.544 CRABAPPLE8"POOR 145CRABAPPLE11"FAIR -146GREEN ASH6"POOR 147 GREEN ASH8"FAIR - 148GREEN ASH8"FAIR - 1TOTAL TREES TO BE MITIGATED4.5TREE INVENTORY LEGENDEXISTING TREESEXISTING TREESTO BE REMOVEDDRAWING NUMBER:ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No.DESCRIPTION DATEREVISIONSNo.DESCRIPTION DATEPlotted By: Stephanie Hansen Layout: TREE INVENTORY Printed On: 3/31/2021 11:10 AM File Name: 1 TREE INVENTORY.dwgORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTION419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.comRIPLEY DESIGN INC.Stephanie Hansen, PLA419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657UNITED PROPERTIESMatt Oermann1331 17th St. #604Denver, CO 80202p. 720.898.8866ENGINEERARCHITECTPLANNER / LANDSCAPE ARCHITECTNORTHERN ENGINEERINGStephanie Thomas301 N. Howes St. #100Fort Collins, CO 80521p. 970.221.4158VAUGHT FRYE LARSON ARCHITECTSBo Evans419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.1191OWNERTREE INVENTORYPDP SUBMITTALSTANFORD SENIORLIVING3.31.2021CITY COMMENTS012.4.2021SD0212.23.2020PDP01FORT COLLINS, COSHSHR20-025NORTH015 3060SCALE: 1"=30'-0"A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTEDON 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 PERMITSHALL 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 MAYALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY.FOGSSTUEWFIBER OPTIC UTILITYGAS UTILITYSTORM DRAIN UTILITYSANITARY SEWER UTILITYTELEPHONE UTILITYUNDERGROUND ELECTRIC UTILITYWATER LINE UTILITYPROPERTY BOUNDARYVAULTELECTGELECEXISITING TREESSTREET LIGHTFIRE HYDRANTTRANSFORMERELECTRIC BOXELECTRIC VAULTTELEPHONE PEDESTALEXISTING SIGNINLET GRATEGAS METERxEXISTING FENCELEGEND"NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRSTHAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVENESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVENESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINEWHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY."REQUIRED TREE SIZES AND METHOD OF TRANSPLANT:CANOPY SHADE TREE: 2.0” CALIPER BALLED AND BURLAPPEDEVERGREEN TREE: 6.0' HEIGHT BALLED AND BURLAPPEDORNAMENTAL TREE: 1.5” CALIPER BALLED AND BURLAPPEDREQUIRED MITIGATION TREE SIZES:CANOPY SHADE TREE: 2.0” CALIPER BALLED AND BURLAPPEDEVERGREEN TREE: 8.0' HEIGHT BALLED AND BURLAPPEDORNAMENTAL TREE: 2.0” CALIPER BALLED AND BURLAPPED1 OF 4ITEM 2, ATTACHMENT 3Packet pg. 73
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ELECDSSSSSSSSSSEEEEEEEEEEVAULTELECELECVAULTVAULTCABLE100EXISTING DRIVEWAYSTANFORD ROAD(78' ROW)MONROE DRIVE(PRIVATE STREET)PRIVATE COURTYARDPRIVATE COURTYARDDROP-OFF LANEMAIN ENTRYSERVICEDRIVEMBUILDINGOVERHANG, TYP.EXISTING TREESTO REMAIN5'-0" SIDEWALK8'-0" TREE LAWN24'-4"6'-0"EXISTING CURBRAMP, REF. CIVIL, TYP.EXISTINGPARKING SPACESRAMP, REF. CIVIL, TYP.LANDSCAPE ISLANDSTO REMAIN, TYP.PATIOEXISTING FENCE5' DETACHED WALK6' ATTACHEDWALKEXISTING TREES5 - RNW3 - NWL8 - AVSBGB - 20NWL - 5RNW - 59 - RMS26 - RTA8 - HME6 - CDI9 - HME5 - JSU4 - CAI8 - RTA4 - PMB5 - CSI4 - JSU9 - RTA6 - PMB16 - AAC3 - PESRFO - 17AAC - 66 - PMB3 - UFR8 - RTAPMB - 5HME - 5CSA - 10HME - 5CDI - 4MSP - 1PPA - 1CDI - 8CSA - 5ATH - 3CSA - 5RMS - 7MSP - 1ACP - 4RNW - 16PPA - 2CSA - 45 - ACPMRB - 3RMS - 7RFO - 13RNW - 55 - RNW6 - NWL8 - AVS3 - QSS3 - GAT4 - ACP8 - AMORFO - 8RFO - 9RNW - 3NWL - 715 - BGB18 - RTA2 - GDE5 - RNW6 - NWL8 - AVS5 - RNWM2 - COP1 - COPUFR - 13 - UFR11'-2"5 - CAIGREENSCREEN,8' TALL4 - HME4 - CAI2 - JSS8 - CL6 - CDIRFO - 5AMO - 7CSI - 2BGB - 6CSI - 3RFO - 5AMO - 7PPA - 2ACP - 2RNW - 3CSA - 4HME - 3NWL - 96 - NWLACP - 4NWL - 5NWL - 62 - CDI22 - RFOAMO - 15AMO - 5MMMINSTALL TURF TO LIMITSOF DISTURBANCELIGHT POLE, TYP.TRANSFORMERTRASH ENCLOSURE4 - HMETREES QTY BOTANICAL / COMMON NAMECONT CAL SIZE% DIVERSITYATH3ACER TATARICUM `HOT WINGS` / HOT WINGS MAPLEB & B1.5"8%COP3CELTIS OCCIDENTALIS `PRAIRIE SENTINEL` / PRAIRIE SENTINEL HACKBERRYB & B2.0"8%GAT3GLEDITSIA TRIACANTHOS `SKYLINE` / SKYLINE HONEY LOCUSTB & B2.0"8%GDE2GYMNOCLADUS DIOICA `ESPRESSO` / SEEDLESS KENTUCKY COFFEETREEB & B2.0"6%JSS2JUNIPERUS SCOPULORUM / ROCKY MOUNTAIN JUNIPERB & B6` HT6%MSP2MALUS `SPRING SNOW` / SPRING SNOW CRAB APPLEB & B1.5"6%MRB3MALUS X `RED BARRON` / RED BARRON CRAB APPLEB & B1.5"8%PPA5PICEA PUNGENS `BAKERI` / BAKERI SPRUCEB & B6` HT14%PES3PINUS EDULIS / PINYON PINEB & B6` HT8%QSS3QUERCUS SHUMARDII / SHUMARD RED OAKB & B2.0"8%UFR7ULMUS `FRONTIER` / FRONTIER ELMB & B2.0"19%36TOTAL TREESSHRUBS QTY BOTANICAL / COMMON NAMESIZEACP19ARCTOSTAPHYLOS X COLORADOENSIS `PANCHITO` / PANCHITO MANZANITA5 GALCL8CLEMATIS LIGUSTICIFOLIA / WESTERN WHITE CLEMATIS1 GALCAI13CORNUS ALBA `IVORY HALO` / IVORY HALO VARIEGATED DOGWOOD5 GALCSA28CORNUS SERICEA `ARCHTIC FIRE` / ARCTIC FIRE RED TWIG DOGWOOD5 GALCSI10CORNUS SERICEA `ISANTI` / ISANTI RED TWIG DOGWOOD5 GALCDI26COTONEASTER DIVARICATUS / SPREADING COTONEASTER5 GALHME38HYDRANGEA MACROPHYLLA `ENDLESS SUMMER` / ENDLESS SUMMER HYDRANGEA 5 GALJSU9JUNIPERUS SABINA `BUFFALO` / BUFFALO JUNIPER5 GALPMB21PINUS MUGO `BIG TUNA` / BIG TUNA MUGO PINE10 GALRTA69RHUS TRILOBATA `GRO LOW` / SKUNKBUSH SUMAC5 GALRMS23ROSA SHRUB `MORDEN SUNRISE` / MORDEN SUNRISE SHRUB ROSE5 GALRNW52ROSA X `NEARLY WILD` / NEARLY WILD SHRUB ROSE5 GAL316TOTAL SHRUBSPERENNIALS QTY BOTANICAL / COMMON NAMESIZEAMO42ACHILLEA X `MOONSHINE` / MOONSHINE YARROW1 GALAAC22AGASTACHE AURANTIACA `CORONADO` / CORONADO HYSSOP1 GALAVS24ARTEMISIA VERSICOLOR `SEA FOAM` / SEAFOAM SAGE1 GALBGB41BOUTELOUA GRACILIS `BLONDE AMBITION` / BLONDE AMBITION GRAMA GRASS1 GALNWL53NEPETA X FAASSENII `WALKERS LOW` / WALKERS LOW CATMINT1 GALRFO79RUDBECKIA FULGIDA `GOLDSTURM` / BLACK-EYED SUSAN1 GALSYMBOL DESCRIPTIONQTYSTEEL EDGER759 LFSYMBOL DESCRIPTIONQTYSHRUB BED11,545 SFIRRIGATED TURF22,190 SFCOBBLE MULCH1,162 SFDECIDUOUSCANOPY TREESDECIDUOUSORNAMENTAL TREESEVERGREEN TREESEXISTINGDECIDUOUS TREESEXISTINGEVERGREEN TREESDECIDUOUS SHRUBSEVERGREEN SHRUBSMTREE FOR MITIGATIONDRAWING NUMBER:ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No.DESCRIPTIONDATEREVISIONSNo.DESCRIPTIONDATEPlotted By: Stephanie Hansen Layout: LANDSCAPE PLAN Printed On: 3/31/2021 11:11 AM File Name: 3 LANDSCAPE PLAN.dwgORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Stephanie Hansen, PLA419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657CHERRYWOOD POINT INVESTMENT, LLCMatt Oermann1331 17th St. #604Denver, CO 80202p. 720.898.8866ENGINEERARCHITECTPLANNER / LANDSCAPE ARCHITECTNORTHERN ENGINEERINGStephanie Thomas301 N. Howes St. #100Fort Collins, CO 80521p. 970.221.4158VAUGHT FRYE LARSON ARCHITECTSBo Evans419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.1191APPLICANT419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.comLANDSCAPE PLANPDP SUBMITTALSTANFORD SENIORLIVING3.31.2021CITY COMMENTS012.4.2021SD0212.23.2020PDP01FORT COLLINS, COSHSHR20-0253 OF 4NORTH015 3060SCALE: 1"=30'-0"PLANT MATERIAL LEGENDLANDSCAPE MATERIAL LEGENDPLANT SYMBOL LEGENDA PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS ASNOTED 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.PER CITY OF FORT COLLINS 3.2.1(D)3 PROPOSED PLAN MUST HAVE A SPECIES DIVERSITY OF (10-19 TREES > 50%, 20-39 TREES > 33%, 40-59 TREES> 25%, 60+ TREES > 15%). OF THE 84 TOTAL TREES SURVEYED AND PROPOSED ON SITE, NO SPECIES MAY HAVE MORE THAN 12 QUANTITY.ITEM 2, ATTACHMENT 3Packet pg. 75
DRAWING NUMBER:ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No.DESCRIPTIONDATEREVISIONSNo.DESCRIPTIONDATEPlotted By: Stephanie Hansen Layout: LANDSCAPE DETAILS Printed On: 3/31/2021 11:11 AM File Name: 4 LANDSCAPE DETAILS.dwgORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Stephanie Hansen, PLA419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657CHERRYWOOD POINT INVESTMENT, LLCMatt Oermann1331 17th St. #604Denver, CO 80202p. 720.898.8866ENGINEERARCHITECTPLANNER / LANDSCAPE ARCHITECTNORTHERN ENGINEERINGStephanie Thomas301 N. Howes St. #100Fort Collins, CO 80521p. 970.221.4158VAUGHT FRYE LARSON ARCHITECTSBo Evans419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.1191APPLICANT419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.comLANDSCAPE DETAILSPDP SUBMITTALSTANFORD SENIORLIVING3.31.2021CITY COMMENTS012.4.2021SD0212.23.2020PDP01FORT COLLINS, COSHSHR20-0254 OF 4NORTH015 3060SCALE: 1"=30'-0"PREVAILING WIND PLAN VIEW - THREE STAKES120°TREE PLANTING DETAIL - STEEL POSTSSCALE: NTSROUND TOPPED SOIL BERM 4"HIGH X 8" WIDE ABOVE ROOTBALL SURFACE SHALL BECONSTRUCTED AROUND THEROOT BALL. BERM SHALL BEGINAT ROOT BALL PERIPHERY. (OMITIN TURF AREAS)NOTES:SET S0 THAT TOP OF ROOT 1-2"HIGHER THAN FINISHED GRADEMARK NORTH SIDE OF TREE INNURSERY AND ROTATE TREE TOFACE NORTH AT THE SITEWHENEVER POSSIBLE2 STRAND 12 GAUGE GAL. WIRE(TWIST TO TIGHTEN) &GROMMETED NYLON STRAPSSTEEL T-POSTS DRIVEN (MIN. 24") FIRMLY INTOUNDISTURBED SOIL OUTSIDE OF PLANTINGHOLE BEFORE BACKFILLINGSTAKE ABOVE FIRST BRANCHES OR ASNECESSARY FOR FIRM SUPPORTBACKFILL WITH BLEND OF EXISTING SOILAND A MAXIMUM 20% (BY VOL.) ORGANICMATERIAL PLACE FIRMLY BUT DON'T TAMPOR COMPACT AROUND ROOT BALL. WATERWATER THOROUGHLY TO SETTLE ANDREMOVE AIR POCKETS. PRIOR TOMULCHING, LIGHTLY TAMP SOIL AROUNDTHE ROOT BALL IN 6" LIFTS TO BRACETREE. DO NOT OVER COMPACT. WHEN THEPLANTING HOLE HAS BEEN BACKFILLED,POUR WATER AROUND THE ROOT BALL TOSETTLE THE SOIL.REMOVE ALL WIRE, TWINE BURLAP, MESHAND CONTAINERS FROM ENTIRE ROOTBALL AND TRUNK3" DEEP MULCH RING PLACED A MINIMUMOF 6' IN DIAMETER. 1" MULCH OVER ROOTBALL. DO NOT PLACE MULCH IN CONTACTWITH TREE TRUNK3 X BALL DIA.BOTTOM OF ROOT BALL RESTS ONEXISTING OR RECOMPACTED SOILSCARIFY SIDES OF HOLE LEAVING1:1 SLOPE1L-PL2-PLA-12STAKING NOTES:STAKE TREES PER FOLLOWING SCHEDULE, THEN REMOVE ATEND OF FIRST GROWING SEASON AS FOLLOWS: 1 1/2" CALIPER SIZE - MIN. 1 STAKE ON SIDE OF PREVAILINGWIND. (GENERALLY N.W. SIDE) 1 1/2" - 3" CALIPER SIZE - MIN. 2 STAKES - ONE ON N.W. SIDE,ONE ON S.W. SIDE 3" CALIPER SIZE AND LARGER - 3 STAKES PER DIAGRAMWIRE OR CABLE SHALL BE MIN. 12 GAUGE, TIGHTEN ONLYENOUGH TO KEEP FROM SLIPPING. ALLOW FOR SOME TRUNKMOVEMENT. NYLON STRAPS SHALL BE LONG ENOUGH TOACCOMMODATE 1 1/2" OF GROWTH AND BUFFER ALL BRANCHESFROM WIREGUYING PLANPLANT SO THAT TOP OF ROOT BALLIS 2" HIGHER THAN FINISHED GRADEGROMMETED NYLON STRAPSGALVANIZED WIRE TWIST TO TIGHTEN6' STEEL T-POSTS (SEE SCHEDULE) DRIVEN(MIN. 24") FIRMLY INTO UNDISTURBED SOILOUTSIDE ROOTBALL.SCARIFY SIDES OF PLANTING HOLELEAVING 1:1 SLOPEBACKFILL WITH BLEND OF EXISTINGSOIL AND A MAXIMUM 20% (BYVOL.) ORGANIC MATERIAL TAMPSOIL AROUND ROOT BALL W/ FOOTPRESSURE SO THAT IT DOESN'TSHIFT. WATER THOROUGHLY TOSETTLE AND REMOVE AIRPOCKETS. PRIOR TO MULCHING,LIGHTLY TAMP SOIL AROUND THEROOT BALL IN 6" LIFTS TO BRACETREE. DO NOT OVER COMPACT.WHEN THE PLANTING HOLE HASBEEN BACKFILLED, POUR WATERAROUND THE ROOT BALL TOSETTLE THE SOIL.PRUNING NOTES:DO NOT HEAVILY PRUNE THE TREE AT PLANTING. PRUNEONLY CROSSOVER LIMBS, CO-DOMINANT LEADERS ANDBROKEN BRANCHES. SOME INTERIOR TWIGS ANDLATERAL BRANCHES MAY BE PRUNED. HOWEVER, DONOT REMOVE THE TERMINAL BUDS OF BRANCHES THATEXTEND TO THE EDGE OF THE CROWN3 X BALL DIA.PREVAILING WIND120°3" DEEP MULCH RING PLACED A MINIMUMOF 6' IN DIAMETER. DO NOT PLACEMULCH IN CONTACT WITH TREE TRUNKROUND-TOPPED SOIL BERM 4" HIGH X 8"WIDE ABOVE ROOT BALL SURFACESHALL BE CONSTRUCTED AROUND THEROOT BALL. BERM SHALL BEGIN ATROOT BALL PERIPHERY. (OMIT IN TURFAREAS)CONIFER TREE PLANTING DETAIL - STEEL POSTSSCALE: NTSREMOVE ALL WIRE, TWINE BURLAP,MESH AND CONTAINERS FROMENTIRE ROOT BALL AND TRUNK2L-PL2-PLA-01PRUNING NOTES:DO NOT HEAVILY PRUNE SHRUB AT PLANTING.PRUNE ONLY DEAD OR BROKEN BRANCHES. IFFORM IS COMPROMISED BY PRUNING,REPLACE SHRUBPLACEMENT NOTES:•SET SHRUB PLUMB. SPACE PLANTS, ANDPLACE FOR BEST EFFECT•SET TOP OF ROOTBALL 1-2" HIGHER THANADJACENT GRADESCARIFY SIDES AND USE 1:1 SLOPE3" DEEP MULCH RING 3' IN DIA. PLACE ONGEOTEXTILE WEED BARRIER. 1" OF MULCH ONTOP OF ROOT BALLREMOVE CONTAINER (INCLUDING FIBERCONTAINERS), BASKETS, WIRE, ETC. FROM THEROOT BALL. BREAK UP ENCIRCLING ROOTSWITH SHARP KNIFE OR SPADE. SPLIT BOTTOMOF ROOT BALL. PLACE ON UNDISTURBED SOILTO PREVENT SETTLEMENT. PRIOR TOMULCHING, LIGHTLY TAMP SOIL AROUND THEROOT BALL IN 6" LIFTS TO BRACE SHRUB. DONOT OVER COMPACT. WHEN THE PLANTINGHOLE HAS BEEN BACKFILLED, POUR WATERAROUND THE ROOT BALL TO SETTLE THE SOIL.BACKFILL WITH BLEND OF EXISTING SOILAND A MAX. 20% (BY VOL.) ORGANICMATERIAL. WATER THOROUGHLY TOSETTLE AND REMOVE AIR POCKETS2 X BALL DIA.4" HIGH WATER SAUCERSHRUB PLANTING DETAILSCALE: NTS3L-PL2-PLA-141.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.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 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.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 THOROUGHLY 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 A MANNERDESIGNED 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 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 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 DEVELOPER SHALL ENSURE THAT THE FINAL LANDSCAPE PLAN IS COORDINATED WITH ALL OTHER FINAL PLAN ELEMENTS SO THAT THEPROPOSED GRADING, STORM DRAINAGE, AND OTHER DEVELOPMENT IMPROVEMENTS DO NOT CONFLICT WITH NOR PRECLUDEINSTALLATION 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 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.14. IRRIGATED TURF SHALL BE TEXAS BLUEGRASS/KENTUCKY BLUEGRASS HYBRID VORTEX BY KORBY SOD LLC OR APPROVED EQUAL.15. EDGING BETWEEN GRASS AND SHRUB BEDS SHALL BE 18" X 4" ROLLED TOP STEEL SET LEVEL WITH TOP OF SOD OR APPROVED EQUAL.16. THE DEVELOPER SHALL ENSURE THAT THE FINAL LANDSCAPE PLAN COMPLIES WITH IFC 317, ESTABLISHED MAINTENANCE PLAN, THEINSTALLATION OF IRRIGATION, AND THE ONGOING REMOVAL OF DEAD FOLIAGE.GENERAL LANDSCAPE NOTESHYDROZONEAREA (SF)WATER NEEDED(GALLONS/SF)ANNUAL WATER USE (GALLONS)HIGH22190.0018399,420.00MODERATE12371.0010123,710.00LOW0.0030.00VERY LOW0.0000.00TOTAL34,56115.1364523,130ANNUAL WATER USE NOT TO EXCEED 15 GAL./SF. AVERAGE OVER THE SITEWATER USE TABLETREE MITIGATION SUMMARY TABLETREE MITIGATION NOTES1. SHOULD DISCREPANCIES BE FOUND BETWEEN THE QUANTITIES LISTED IN THE PLANT TABLE AND THE QUANTITIESGRAPHICALLY SHOWN ON THE LANDSCAPE PLANS, THEN THE QUANTITIES SHOWN BY GRAPHIC SYMBOLS ON THELANDSCAPE PLANS SHALL CONTROL2. ALL TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF THE SONGBIRD NESTING SEASON (FEB 1 - JULY 31) OR A NESTING SURVEY WILLBE CONDUCTED BY A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST PRIOR TO TREE REMOVAL TO ENSURE THAT NO ACTIVE NESTS AREPRESENT. IF ACTIVE NESTS ARE FOUND, THE CITY ENVIRONMENTAL PLANNER WILL DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREEREMOVAL AND CONSTRUCTION APPLY.MITIGATION TREESREQUIREDMITIGATION TREESPROVIDEDMITIGATION SHRUBSREQUIREDMITIGATION SHRUBSPROVIDED4.5 5 0 0*TREE MITIGATION LOCATIONS CAN BE FOUND ON THE LANDSCAPE PLAN AND LANDSCAPE PLAN (3 ).MITIGATION TREES ARE LOCATED WITH AN "M" (SEE PLAN LEGENDS FOR ICON).TYPE MINIMUM SIZECANOPY SHADE TREE 2.0" CALIPER AND BALLED AND BURLAPPEDEVERGREEN TREE 8.0" HEIGHT AND BALLED AND BURLAPPEDORNAMENTAL TREE 2.0" CALIPER AND BALLED AND BURLAPPEDMITIGATION TREE SIZE CHARTTREE PROTECTION NOTESTREE DIAMETER AT BREAST HEIGHT(INCHES)AUGER DISTANCE FROM FACE OFTREE (FEET)0-213-425-9 510-14 1015-1912OVER 19151. ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL AREA BUFFER ZONES SHALLREMAIN AND BE PROTECTED UNLESS 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-INCHDEPTH UNLESS A QUALIFIED ARBORIST OR FORESTER HAS EVALUATED AND APPROVED THE DISTURBANCE.3. ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINS FORESTRY STANDARDS. TREEPRUNING AND REMOVAL SHALL BE PERFORMED BY A BUSINESS THAT HOLDS A CURRENT CITY OF FORT COLLINSARBORIST LICENSE WHERE REQUIRED BY CODE.4. PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED AROUND ALL PROTECTED EXISTING TREESWITH SUCH BARRIERS TO BE OF ORANGE FENCING A MINIMUM OF FOUR (4) FEET IN HEIGHT, SECURED WITH METALT-POSTS, NO CLOSER THAN SIX (6) FEET FROM THE TRUNK OR ONE-HALF (½) OF THE DRIP LINE, WHICHEVER ISGREATER. THERE SHALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN THEFENCED TREE PROTECTION ZONE.5. DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT THE CLEANING OFEQUIPMENT OR MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE MATERIAL SUCH AS PAINTS, OILS, SOLVENTS,ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER MATERIAL HARMFUL TO THE LIFE OF A TREE WITHIN THE DRIP LINE OFANY 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 CLEARINGAREAS, ROAD RIGHTS-OF-WAY AND UTILITY EASEMENTS MAY BE "RIBBONED OFF," RATHER THAN ERECTINGPROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN SUBSECTION (G)(3) ABOVE. THIS MAY BE ACCOMPLISHEDBY 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 DEEPERTHAN SIX (6) INCHES SHALL BE ACCOMPLISHED BY BORING UNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREESAT A MINIMUM DEPTH OF TWENTY-FOUR (24) INCHES. THE AUGER DISTANCE IS ESTABLISHED FROM THE FACE OF THETREE (OUTER BARK) AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS DESCRIBED IN THE CHART BELOW:9. NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRSTHAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVENESTS EXISTING ON THE PROJECT SITE. IF ACTIVE NESTS ARE FOUND, THE CITY ENVIRONMENTAL PLANNER WILLDETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY.TYPEMINIMUM SIZECANOPY SHADE TREE2.0" CALIPER AND BALLED AND BURLAPPEDEVERGREEN TREE6.0" HEIGHT AND BALLED AND BURLAPPEDORNAMENTAL TREE1.5" CALIPER AND BALLED AND BURLAPPEDREQUIRED TREE SIZES AND METHOD OF TRANSPLANTA PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS ASNOTED 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.OPEN METAL FENCE3/4" = 1'-0"6'-0" O.C. MAX.8'-0"FROM GRADE.FENCE WILLSHORTEN WHENMOUNTED ON WALLS2"METALPICKETS, TYP.4" MAX.1'-0" WIDE CONCRETEMAINTENANCE EDGE ORWALL DEPENDING ONLOCATION. SEE PLANS.4OP-ST-01ITEM 2, ATTACHMENT 3Packet pg. 76
ITEM 2, ATTACHMENT 4
Packet pg. 77
HORSETOOTH ROADSTANFORD ROADS. COLLEGE DRIVELANDINGS DRIVEJOHN F. KENNEDY PKWY.STOVER ROADE. MONROE DR.S. LEMAY AVE.E. SWALLOW ROADThese drawings areinstruments of serviceprovided by NorthernEngineering Services, Inc.and are not to be used forany type of constructionunless signed and sealed bya Professional Engineer inthe employ of NorthernEngineering Services, Inc.NOT FOR CONSTRUCTIONEHTRONRNFORT COLLINS: 301 North Howes Street, Suite 100, 80521GREELEY: 820 8th Street, 80631970.221.4158northernengineering.comDateCity EngineerDateDateDateDateStormwater UtilityParks & RecreationTraffic EngineerDateWater & Wastewater UtilityCity of Fort Collins, ColoradoUTILITY PLAN APPROVALEnvironmental PlannerMARCH 31ST, 2021I HEREBY AFFIRM THAT THESE FINALCONSTRUCTION PLANS WEREPREPARED UNDER MY DIRECTSUPERVISION, IN ACCORDANCE WITHALL APPLICABLE CITY OF FORT COLLINSAND STATE OF COLORADO STANDARDSAND STATUTES, RESPECTIVELY; ANDTHAT I AM FULLY RESPONSIBLE FOR THEACCURACY OF ALL DESIGN. REVISIONS,AND RECORD CONDITIONS THAT I HAVENOTED ON THESE PLANS.THESE PLANS HAVE BEEN REVIEWED BY THE CITY OF FORT COLLINS FOR CONCEPT ONLY. THE REVIEW DOES NOT IMPLYRESPONSIBILITY BY THE REVIEWING DEPARTMENT, THE CITY OF FORT COLLINS ENGINEER, OR THE CITY OF FORT COLLINSFOR ACCURACY 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 CONSTRUED FORANY REASON AS ACCEPTANCE OF FINANCIAL RESPONSIBILITY BY THE CITY OF FORT COLLINS FOR ADDITIONAL QUANTITIESOF ITEMS SHOWN THAT MAY BE REQUIRED DURING THE CONSTRUCTION PHASE.DISCLAIMER STATEMENT:CERTIFICATION STATEMENT:PROJECTLOCATIONVICINITY MAPNORTHNORTHERN ENGINEERING SERVICES, INCNE PROJECT NO. 1530-002DATE: NOVEMBER 3, 2020ORIGINAL FIELD SURVEY BY:SHEET INDEX PRELIMINARY UTILITY PLANS FORSTANFORD SENIOR LIVINGCALL UTILITY NOTIFICATION CENTER OFCOLORADOKnow what'sRA TRACT OF LAND LOCATED IN THE SOUTHWEST QUARTER SECTION 25,TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF FORT COLLINS, COUNTY OF LARIMER01CS1COVER SHEET02 CS2 GENERAL NOTES03 EX1 EXISTING CONDITIONS AND DEMOLITION PLAN04 U1 UTILITY PLAN05 G1 GRADING PLAN06 HC1 HORIZONTAL CONTROL PLAN07 DR1 DRAINAGE EXHIBITEHTRONRNEHTRONRNNORTHERN ENGINEERING SERVICES, INC.STEPHANIE THOMAS, PE301 NORTH HOWES STREET, SUITE 100FORT COLLINS, CO 80524(970) 221-4158VFLABOLIN EVANS419 CANYON AVENUE, SUITE 200FORT COLLINS, CO 80521(970) 224-1191UNITED PROPERTIESMATT OERMANN1331 17TH STREETDENVER, CO 80202(720) 898-5889NORTHERN ENGINEERING SERVICES, INC.BOB TESSELY, PLS301 NORTH HOWES STREET, SUITE 100FORT COLLINS, CO 80524(970) 221-4158RIPLEY DESIGN, INCSTEPHANIE HANSEN, PLA419 CANYON AVENUE, SUITE 200FORT COLLINS, CO 80521(970) 224-5828EARTH ENGINEERING COMPANY, INC.DAVID RICHER, PE4396 GREENFIELD DRIVEWINDSOR, COLORADO 80550(970) 545-3908CONTACT INFORMATIONPROJECT TEAM:CS101PROJECT DATUM: NAVD 88BENCHMARK #1: CITY OF FORT COLLINS BENCHMARK 7-13NORTHWEST CORNER OF HORSETOOTH RD. AND STOVER ST., ON A CONCRETE TRAFFIC SIGNALBASE.ELEVATION: 5005.69BENCHMARK #2: CITY OF FORT COLLINS BENCHMARK 3-03SOUTHWEST CORNER OF EAST HORSETOOTH ROAD AND LEMAY AVENUE AT THE NORTHENTRANCE TO WARREN PARK, ON A SIGNAL POLE BASE.ELEVATION: 4988.82PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDINGDEVELOPMENTS HAVE USED NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM)FOR THEIR VERTICAL DATUMS.IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANYPURPOSE, THE FOLLOWING EQUATION SHOULD BE USED:NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 - 3.19.BASIS OF BEARINGSTHE BASIS OF BEARINGS IS THE SOUTH LINE OF THE SOUTHWEST QUARTER OF SECTION 25-7-69AS BEARING SOUTH 89°52'33" EASTPROJECT BENCHMARKS:GAS-----------------Xcel Energy----------------------------- Stephanie Rich (970) 225-7828ELECTRIC-------- City of Fort Collins Light & Power-- Rob Irish (970) 224-6167CABLE------------- Xfinity--------------------------------------Don Kapperman (970) 567-0245TELECOM.--------Centurylink------------------------------- Bill Johnson (970) 490-7501WATER------------ City of Fort Collins Utilities----------- Shane Boyle (970) 221-6339WASTEWATER- City of Fort Collins Utilities----------- Shane Boyle (970) 221-6339STORMWATER- City of Fort Collins Utilities----------- Shane Boyle(970) 221-6339UTILITY CONTACT LIST: *UTILITY COMPANY* This list is provided as a courtesy reference only. Northern Engineering Services assumes no responsibility forthe accuracy or completeness of this list. In no way shall this list relinquish the Contractor's responsibility forlocating all utilities prior to commencing any construction activity. Please contact the Utility Notification Center ofColorado (UNCC) at 811 for additional information.PHONE NUMBER** The underground utility locates are based upon the best available information at the time of locating.Contractor acknowledges that it is common for underground facility owner maps to have errors and omissions ofdata shown. Consequently, it is the Contractor's sole responsibility to field verify the location of all utilities priorto construction, and notify the Engineer of any discrepancies found.ITEM 2, ATTACHMENT 5Packet pg. 78
These drawings areinstruments of serviceprovided by NorthernEngineering Services, Inc.and are not to be used forany type of constructionunless signed and sealed bya Professional Engineer inthe employ of NorthernEngineering Services, Inc.NOT FOR CONSTRUCTIONEHTRONRNFORT COLLINS: 301 North Howes Street, Suite 100, 80521GREELEY: 820 8th Street, 80631970.221.4158northernengineering.comDateCity EngineerDateDateDateDateStormwater UtilityParks & RecreationTraffic EngineerDateWater & Wastewater UtilityCity of Fort Collins, ColoradoUTILITY PLAN APPROVALEnvironmental PlannerCALL UTILITY NOTIFICATION CENTER OFCOLORADOKnow what'sRCS202A. GENERAL NOTES1. All materials, workmanship, and construction of ppublic improvements shall meet or exceed the standards and specifications set forth in theLarimer County Urban Area Street Standards and applicable state and federal regulations. Where there is conflict between these plans andthe specifications, or any applicable standards, the most restrictive standard shall apply. All work shall be inspected and approved by theCity 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 CollinsEngineer. Use of these plans after the expiration date will require a new review and approval process by the City of Fort Collins prior tocommencement 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, asbeneficiary of said engineer's work, for any errors and omissions contained in these plans, and approval of these plans by the City of FortCollins Engineer shall not relieve the engineer who has prepared these plans of all such responsibility. Further, to the extent permitted bylaw, the engineer hereby agrees to hold harmless and indemnify the City of Fort Collins, and its officers and employees, from and against allliabilities, claims, and demands which may arise from any errors and omissions contained in these plans.5. All storm sewer construction, as well as power and other "dry" utility installations, shall conform to the City of Fort Collins standards andspecifications current at the date 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 theresponsibility of the Developer to verify the existence and location of all underground utilities along the route of the work before commencingnew construction. The Developer shall be responsible for unknown 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 beginningexcavation or grading, to have all registered utility locations marked. Other unregistered utility entities (i.e. ditch / irrigation company) are tobe located by contacting the respective representative. Utility service laterals are also to be located prior to beginning excavation or grading.It shall be the responsibility of the Developer to relocate all existing utilities that conflict with the proposed improvements shown on theseplans.8. The Developer shall be responsible for protecting all utilities during construction and for coordinating with the appropriate utility company forany utility crossings required.9. If a conflict exists between existing and proposed utilities and/or a design modification is required, the Developer shall coordinate with theengineer to modify the design. 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 isaccomplished in a timely fashion and with a minimum disruption of service. The Developer shall be responsible for contacting, in advance,all parties affected by any disruption of any utility service 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 utilityprovider. Notification shall be a minimum of 2 working days prior to commencement of any work. At the discretion of the water utilityprovider, a pre-construction meeting may be required prior to commencement 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 andsanitary sewer should be constructed 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 5.5 feet unless otherwise noted in the plans and approved by theWater Utility.14. A State Construction Dewatering Wastewater Discharge Permit is required if dewatering is required in order to install utilities or if water isdischarged into a storm sewer, 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 Departmentof Health, Water Quality Control 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 ofonsite drainage facilities shall 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 besubmitted to and approved by the Stormwater Utility Department. Certification shall be submitted to the Stormwater Utility Department atleast two weeks prior to the release of a certificate of occupancy for single family units. For commercial properties, certification shall besubmitted to the Stormwater Utility Department at least two weeks prior to the release of any building permits in excess of those allowedprior 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 groundwaterseepage, whether resulting from groundwater flooding, structural damage or other damage unless such damage or injuries are sustained asa result of the City of Fort Collins failure to properly maintain its water, wastewater, and/or storm drainage facilities in the development.19. All recommendations of the Preliminary Drainage Report for Stanford Senior Living dated 03/31/2021 by Northern Engineering Services,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 shallbe maintained in good repair by 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 anddebris must be removed within 24 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 street inspector.22. No work may commence within any improved or unimproved public Right-of-Way until a Right-of-Way Permit or Development ConstructionPermit is obtained, if applicable.23. The Developer shall be responsible for obtaining all necessary permits for all applicable agencies prior to commencement of construction.The Developer shall notify the the City of Fort Collins Inspector (Fort Collins - 221-6605) and the City of Fort Collins Erosion ControlInspector (Fort Collins - 221-6700) at least 2 working days prior to the start of any earth disturbing activity, or construction on any and allpublic improvements. If the City of Fort Collins Engineer is not available after proper notice of construction activity has been provided, theDeveloper may commence work in the Engineer's absence. However, the City of Fort Collins reserves the right not to accept theimprovement 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 trenchwork is complete and prior to the placement of curb, gutter, sidewalk and pavement. If the final soils/pavement design report does notcorrespond with the results of the original geotechnical report, the Developer shall be responsible for a re-design of the subject pavementsection or, the Developer may use the City of Fort Collins' default pavement thickness section(s). Regardless of the option used, all finalsoils/pavement design reports shall be prepared by a licensed Professional Engineer. The final report shall be submitted to the Inspector aminimum 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 gutterflowline at all intersections, inlets, and other locations requested by the the City of Fort Collins inspector. The engineer or surveyor mustcertify in a letter to the City of Fort Collins that these elevations conform to the approved plans and specifications. Any deviations shall benoted in the letter and then resolved with the City of Fort Collins before installation of 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 these standards, any work except c/g above the subgrade is considered final stage work. All service lines must bestubbed to the property lines and marked so as to reduce the 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 additionalcriteria for roads within these districts.28. All road construction in areas designated as Wild Fire Hazard Areas shall be done in accordance with the construction criteria asestablished in the Wild Fire Hazard Area Mitigation Regulations in force at the time of final plat approval.29. Prior to the commencement of any construction, the contractor shall contact the City of Fort Collins Forester to schedule a site inspection forany tree removal requiring a permit.30. The Developer shall be responsible for all aspects of safety including, but not limited to, excavation, trenching, shoring, traffic control, andsecurity. Refer to OSHA Publication 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. (Thethe 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 any and 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 CollinsTraffic Operations Department, who will temporarily remove or relocate the sign at no cost to the contractor, however, if the contractormoves the traffic sign then the contractor will be charged 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 theDevelopment's local street operations. In addition, the Developer is responsible for all costs for traffic signing and striping related to directingtraffic 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 siteconstruction activities on Sundays 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 onthese drawings, or designated to 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 Designerfor clarification, and annotate 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 andspecifications, and a copy of any 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 orspecifications, the Developer shall contact 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 availableto the Larimer County's Inspector at all times. Upon completion of the work, the contractor(s) shall submit record drawings to the City of FortCollins 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 aswell as the basis of bearings. The information shall be as follows:PROJECT DATUM: NAVD 88BENCHMARK #1: CITY OF FORT COLLINS BENCHMARK 7-13NORTHWEST CORNER OF HORSETOOTH RD. AND STOVER ST., ON A CONCRETE TRAFFIC SIGNAL BASE.ELEVATION: 5005.69BENCHMARK #2: CITY OF FORT COLLINS BENCHMARK 3-03SOUTHWEST CORNER OF EAST HORSETOOTH ROAD AND LEMAY AVENUE AT THE NORTH ENTRANCE TO WARREN PARK, ON ASIGNAL POLE BASE.ELEVATION: 4988.82PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS.IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWINGEQUATION SHOULD BE USED:NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 - 3.19.BASIS OF BEARINGSTHE BASIS OF BEARINGS IS THE SOUTH LINE OF THE SOUTHWEST QUARTER OF SECTION 25-7-69 AS BEARING SOUTH 89°52'33"EAST41. 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, and improvements destroyed, damaged or removed due to construction of this project, shall be replaced or restoredin like kind at the Developer's expense, unless otherwise indicated on these plans, prior to the acceptance of completed improvementsand/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. Theexisting street condition shall be documented by the City of Fort Collins Construction Inspector before any cuts are made. Patching shall bedone in accordance with the City of Fort Collins Street Repair Standards. The finished patch shall blend in smoothly into the existingsurface. All large patches shall be paved with an asphalt lay-down machine. In streets where more than one cut is made, an overlay of theentire street width, including the patched area, may be required. The determination of need for a complete overlay shall be made by theLarimer 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 beforeconstruction, or to the grades and 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 andworkmanship defects for a minimum period of two years from the date of acceptance.47. The City of Fort Collins shall not be responsible for the maintenance of roadway and appurtenant improvements, including storm drainagestructures and pipes, for the following private streets: N/A48. Approved Variances are listed as follows: N/ACONSTRUCTION NOTESA. Grading and Erosion Control Notes1. The 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 perimeter silt and construction fencing shall be installed prior to any land disturbing activity (stockpiling, stripping, grading, etc).All other required erosion control measures shall be installed at the appropriate time in the construction sequence as indicated in theapproved project schedule, construction plans, and erosion control report.4. At all times during construction, the Developer shall be responsible for preventing and controlling on-site erosion including keeping theproperty sufficiently watered so as to minimize wind blown sediment. The Developer shall also be responsible for installing and maintainingall erosion control facilities shown herein.5. Pre-disturbance vegetation shall be protected and retained wherever possible. Removal or disturbance of existing vegetation shall belimited to the area(s) required for immediate construction operations, and for the shortest practical period of time.6. All soils exposed during land disturbing activity (stripping, grading, utility installations, stockpiling, filling, etc.) shall be kept in a roughenedcondition by ripping or disking along land contours until mulch, vegetation, or other permanent erosion control BMPs are installed. No soilsin areas outside project street rights-of-way shall remain exposed by land disturbing activity for more than thirty (30) days before requiredtemporary or permanent erosion control (e.g. seed/mulch, landscaping, etc.) is installed, unless otherwise approved by the City/County.7. In order to minimize erosion potential, all temporary (structural) erosion control measures shall:a. Be inspected at a minimum of once every two (2) weeks and after each significant storm event and repaired or reconstructed asnecessary in order to ensure the continued 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 controlinspector.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 sedimentand debris from all drainage infrastructure and other public facilities.9. The contractor shall immediately clean up any construction materials inadvertently deposited on existing streets, sidewalks, or other publicrights of way, and make sure streets and walkways are cleaned at the end of each working day.10. All retained sediments, particularly those on paved roadway surfaces, shall be removed and disposed of in a manner and location so as notto cause their release into any waters of the United States.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 silt fencing. 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 projectand before turning the maintenance 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 anypollutant or contaminated water from construction sites. Pollutants include, but are not limited to discarded building materials, concretetruck washout, chemicals, oil and gas products, litter, and sanitary waste. The developer shall at all times take whatever measures arenecessary to assure the proper containment and disposal of pollutants on the site in accordance with any and all applicable local, state, andfederal regulations.14. A designated area shall be provided on site for concrete truck chute washout. The area shall be constructed so as to contain washoutmaterial and located at least fifty (50) feet away from any waterway during construction. Upon completion of construction activities theconcrete washout material will be removed and properly disposed of 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 implementwhatever measures are determined necessary, as directed by the City.16. See separate Stormwater Management Plan / Erosion Control Report for STANFORD SENIOR LIVING dated 03/31/2021 by NorthernEngineering Services, Inc., shall be followed and implemented for additional information.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 listedhere.2. A paving section design, signed and stamped by a Colorado licensed Engineer, must be submitted to the City of Fort Collins Engineer forapproval, prior to any street construction 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 to placement 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 existingedge, to create a clean construction joint. The Developer shall be required to remove existing pavement to a distance where a cleanconstruction joint can be made. Wheel cuts shall not be allowed 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 thesubgrade has been inspected 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 adjustingrings 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. Theexisting street condition shall be documented by the Inspector before any cuts are made. Cutting and patching shall be done inconformance with Chapter 25, Reconstruction and Repair. The finished patch shall blend smoothly into the existing surface. Thedetermination of need for a complete overlay shall be made by the City of Fort Collins Engineer. All overlay work shall be coordinated withadjacent 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 the Right-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 ofasphalt. Gutters that hold more than 1/4 inch deep or 5 feet longitudinally, of water, shall be completely removed and reconstructed to drainproperly.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 afull depth section is proposed) or on the subgrade and base material (when a composite section is proposed), a mechanical "proof roll" willbe required. The entire subgrade and/or base material shall be rolled with a heavily loaded vehicle having a total GVW of not less than50,000 lbs. and a single axle weight of at least 18,000 lbs. with pneumatic tires inflated to not less that 90 p.s.i.g. "Proof roll" vehicles shallnot travel at speeds greater than 3 m.p.h. Any portion of the subgrade or base material which exhibits excessive pumping or deformation, asdetermined 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 presenceof an 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 MarkingConstruction 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 andplacement of the same. Their placement shall be approved by the City of Fort Collins Traffic Engineer prior to permanent installation ofstriping 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 discrepanciesidentified during the field inspection 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 ofFort Collins Traffic Engineer reserves the right to require additional signage and/or striping if the City of Fort Collins Traffic Engineerdetermines that an unforeseen condition warrants such signage according to the MUTCD or the CDOT M and S Standards. All signage andstriping 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 Notes1. The City of Fort Collins shall not be responsible for the maintenance of storm drainage facilities located on private property. Maintenance ofonsite drainage facilities shall be the responsibility of the property owner(s).2. All recommendations of the Preliminary Drainage Report for Stanford Senior Living dated 03/31/2021 by Northern Engineering Services,Inc., shall be followed and implemented.3. Prior to final inspection and acceptance by the City of Fort Collins, certification of the drainage facilities, by a registered engineer, must bysubmitted to and approved by the Stormwater Utility Department. Certification shall be submitted to the Stormwater Utility Department atleast two weeks prior to the release of a certificate of occupancy for single family units. For commercial properties, certification shall bysubmitted to the Stormwater Utility Department at least two weeks prior to the release of any building permits in excess of those allowedprior to certification per the Development Agreement.E. Utility Notes1. All waterline and sanitary sewer construction shall conform to the Fort Collins Utility standards and specifications current to date ofconstruction.2. The minimum cover over water lines is 4.5 feet and the maximum cover is 5.5 feet unless otherwise noted in the plans and approved by thewater utility.3. Water mains shall be poly-wrapped D.I.P, or PVC with tracer wire.4. HDPE pipe may be used for 1-1/2 and 2 inch water services. The pipe shall meet the standards of AWWA 901, NSF Standard 61 andASTM. The HDPE pipe shall be SDR 9 having a pressure rating of 200 psi. Stiffeners shall be used at all fittings and connections. Tracerwire shall be installed with the HDPE service, and shall extend up the curb stop. The curb stop shall be covered with a metal box and tracerwire test lid per City Water Detail 25.F. Infill and Redevelopment Notes1. Despite everyone's best efforts, it is impossible to fully display subsurface information prior to excavation. This is especially true in areas ofinfill and redevelopment. Unknown subsurface conditions can have cost and schedule implications. Prior to finalizing contract terms, it isstrongly recommended that the Owner and General Contractor have a candid discussion to formulate a strategy for dealing with suchcircumstances when they arise. The process and procures should be in place prior to excavation. Allowances and contingencies canaddress the cost implications, but additional measures are required to deal with scheduling and factors impacting sequence of work. TheArchitect, Engineer(s), and Construction Surveyor should be made aware of the protocol for dealing with such unknown subsurfaceconditions prior to starting work.ITEM 2, ATTACHMENT 5Packet pg. 79
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FO FO FOFOFOFOFOFOFOFOFOGGGGSSSSSSSSSSSSSSSSSSSSSSWWUDUDEEEEEEEEGGGGGGGGTTTTTTTTTTWWWWWWWWWWWWWWWWWWWMONROE DRIVE(PRIVATE ROAD)STANFORD ROAD±1,850 SQ. FT.OF GRAVEL ROAD(TO BE REMOVED)±1,800 SQ. FT.OF GRAVEL ROAD(TO BE REMOVED)±1,740 SQ. FT.OF SIDEWALK(TO BE REMOVED)±240 SQ. FT.OF SIDEWALK(TO BE REMOVED)/////////////////////////////////////////////////////////////////////////////////±147 FT. VERTICALCURB AND GUTTER(TO BE REMOVED)±35 FT. VERTICALCURB AND GUTTER(TO BE REMOVED)EXISTING FIRE HYDRANT(TO BE RELOCATED)3' UTILITY EASEMENTBK. 2181 PG. 126220' STORM SEWEREASEMENTREC. NO. 2011005527120' STORM EASEMENTREC. NO. 86030654±8,715 SQ. FT.OF ASPHALT(TO BE REMOVEDAND REPLACED)EXISTING FIRE HYDRANT(TO REMAIN)PORTION OF LOT 3 STRACHANSUBDIVISION THIRD FILINGREC. NO. 20190052896EXISTING 24" VERTICALCURB AND GUTTER(TO REMAIN)EXISTING 18" VERTICALCURB AND GUTTER (TYP.)(TO REMAIN)EXISTING STOP SIGN(TO REMAIN)8' UTILITY EASEMENT PERSTRACHAN 3RD FILING(TO BE VACATED)EXISTINGHC PARKING SIGN (4)EX SAN MH 1RIM = 5011.12INV. IN = 5000.00 (W)INV. IN = 5000.20 (NW)INV. OUT = 4999.92 (E)EXISTING 36" RCPEXISTING 36" RCPEX STRM MH 1RIM = 5009.54INV. IN = 5002.30 (W)INV. IN = 5002.55 (N)INV. IN = 5002.77 (NW)INV. OUT = 5022.27 (SE)EXISTING STORM STRUCTUREPER STRACHAN 3RD FILINGEXISTING30"X36" HERCPEX STRM MH 2RIM = 5005.30BTM BOX = 5002.21EXISTING 30" VERTICALCURB AND GUTTEREXISTINGWATER METERFOR ADJACENTPROPERTYSAW CUTEXISTING 10'UTILITYEASEMENTEX SAN MH 2RIM = 5003.42INV. IN = 4998.83 (W)INV. OUT = 4998.66 (E)EXISTING 8" PVCEXISTING 8" PVCEXISTING 8" PVC20' SANITARY SEWEREASEMENTBK. 1808 PG. 779HORSETOOTH ROAD8' UTILITY EASEMENTPER STRACHAN 3RD FILING20' STORM EASEMENTREC. NO. 86030654PORTION OF LOT 3 STRACHANSUBDIVISION THIRD FILINGREC. NO. 20180064205UNPLATTEDREC. NO.2015002744EXISTING 8" WATERLINEEXISTING 78' R.O.WEXISTING 30" VERTICALCURB AND GUTTER(TO REMAIN)EXISTING 12" WATERLINE8' UTILITY EASEMENT PERSTRACHAN 3RD FILING±9,960 SQ. FT. OF ASPHALT TO BE REMOVEDAND REPLACED FOR STORMTECHCHAMBERS. ALL DAMAGED STRIPINGSHALL BE REPLACED.±860 SQ. FT. OF ASPHALT TO BE REMOVEDAND REPLACED FOR PROPOSED STORM DRAIN.ALL DAMAGED STRIPING SHALL BE REPLACED.REPLACE AND REPAIR ANYCURB AND GUTTER THAT ISDAMAGED DURING THE INSTALLATIONOF THE PROPOSED STORM DRAIN.EX SAN MH 3RIM = 5019.24INV. IN = 5010.84 (S)INV. OUT = 5010.79 (W)EXISTING 30" VERTICALCURB AND GUTTER(TO REMAIN)EXISTING TREES TOBE PROTECTED IN PLACE (TYP.)EXISTING TREES TOBE PROTECTED IN PLACE (TYP.)EXISTING TREES TOBE PROTECTED IN PLACE (TYP.)EXISTING TREES TOBE PROTECTED IN PLACE (TYP.)TRACT JFOOTHILLS MALLREDEVELOPMENT SUB.FILING NO. 3LOT 6FOOTHILLS MALLREDEVELOPMENT SUB.LOT 2 PRIVATE ROADREC. NO. 88042989 &PORTION OF PARCEL 1EXISTING UTILITYEASEMENTEXISTINGUTILITYEASEMENT20' UTILITY EASEMENTBK. 2181 PG. 1262ACCESS EASEMENTREC. NO. 20120082646ACCESS EASEMENTREC. NO. 20120082646EXISTING FLUSH MOUNTEDELECTRIC VAULT(TO BE RELOCATED)EXISTINGCABLE BOX(TO BE RELOCATED)///////////±25 FT. OF FIBEROPTIC(TO BE RELOCATED)EXISTINGELECTRICVAULT(TO REMAIN)EXISTING ELECTRIC CABINET(TO BE RELOCATED AND CONVERTEDTO FLUSH MOUNTED VAULT)EXISTING ELECTRIC CABINET(TO BE RELOCATED AND CONVERTEDTO FLUSH MOUNTED VAULT)EX103CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOUDIG, GRADE, OR EXCAVATE FOR THE MARKING OFUNDERGROUND MEMBER UTILITIES.CALL UTILITY NOTIFICATION CENTER OFCOLORADORNORTH( IN FEET )01 INCH = 40 FEET40 40 80 120These drawings areinstruments of serviceprovided by NorthernEngineering Services, Inc.and are not to be used forany type of constructionunless signed and sealed bya Professional Engineer inthe employ of NorthernEngineering Services, Inc.NOT FOR CONSTRUCTIONEHTRONRNFORT COLLINS: 301 North Howes Street, Suite 100, 80521GREELEY: 820 8th Street, 80631970.221.4158northernengineering.comEXISTING ELECTRICELEGEND:GTEXISTING STORM SEWERSTEXISTING TELEPHONEEXISTING GASEXISTING WATER METEREXISTING TELEPHONE PEDESTALEXISTING TREES (TO REMAIN)FIELD SURVEY BY:SUBSURFACE EXPLORATION BY:NOTES:EXISTING SANITARY SEWERSSEXISTING WATERWEXISTING FIRE HYDRANTEXISTING ELECTRIC VAULTPROJECT BOUNDARYEXISTING RIGHT-OF-WAYEXISTING MAJOR CONTOUREXISTING MINOR CONTOURVAULTELECEXISTING CONCRETE (TO BE REMOVED)EXISTING CABLECTVEXISTING FIBER OPTICFO1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES AREAPPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THERESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALLUNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEWCONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALLUNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWNUNDERGROUND UTILITIES.2. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING DEMOLITION, REMOVAL,REPLACEMENT, AND DISPOSAL OF ALL FACILITIES AND MATERIAL.3. CONTRACTOR IS ENCOURAGED TO PERFORM DEMOLITION IN A MANNER THATMAXIMIZES SALVAGE, RE-USE, AND RECYCLING OF MATERIALS. THIS INCLUDESAPPROPRIATE SORTING AND STORING. IN PARTICULAR, DEMOLISHED CONCRETE,ASPHALT, AND BASE COURSE SHOULD BE RECYCLED IF POSSIBLE.4. ALL SYMBOLS ARE ONLY GRAPHICALLY REPRESENTED AND ARE NOT TO SCALE.5. CONTACT THE PROJECT SURVEYOR FOR ANY INQUIRIES RELATED TO THE EXISTINGSITE SURVEY.6. ALL DAMAGED CURB AND GUTTER MUST BE REPAIRED/REPLACED PER CITY OF FORTCOLLINS STANDARDS.7. REMOVING THE EXISTING SIDEWALK ALONG STANFORD ROAD MAY CAUSEEXCESSIVE DAMAGE TO THE EXISTING VERTICAL CURB ALONG THE WEST SIDE OFSTANFORD ROAD. CONTRACTOR TO ASSES DAMAGES AFTER REMOVAL OF WALKAND REPAIR/REPLACE ALL DAMAGED CURB PER CITY OF FORT COLLINS STANDARDS.NORTHERN ENGINEERING SERVICES, INC.DATE: 11/03/2020PROJECT NUMBER: 1530-002EARTH ENGINEERING CONSULTANTS, LLC"GEOTECHNICAL SUBSURFACE EXPLORATION REPORTTHE STANFORD - SENOR LIVING FACILITY"DATE: 05/01/2020EEC PROJECT NUMBER: 1202023WEXISTING STREET LIGHTEXISTING TREES (TO BE REMOVED)EXISTING ASPHALT (TO BE REMOVED)EXISTING GRAVEL (TO BE REMOVED)ITEM 2, ATTACHMENT 5Packet pg. 80
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TTTTTTTTTTTTTTTEEEEEEEEEEUDUDUDSFDCSFWGGGTFE SELECVAULT310.35 LF PVC (TO BE SIZED AT FINAL)N45°07'42"E16.36 LF PVC (TO BE SIZED AT FINAL)N45°07'42"E12.89 LF 3" DIPS44°09'06"W33.57 LF 3" DIPN00°50'54"W36.80 LF 3" DIPN45°50'54"W27.39 LF 3" DIPN00°50'54"W19.68 LF 3" DIPN45°50'54"W5.38 LF 3" DIPN44°09'06"E7.07 LF 3" DIPN00°50'54"W13.92 LF 6" PVCN45°07'42"E7.01 LF 6" PVCN00°21'36"W28.98 LF 6" PVCN45°50'54"W43.02 LF 6" PVCN00°50'54"W16.20 LF 6" PVCN44°09'06"E8"X4" TAPw/ 3" REDUCER (N) & 3" G.V. (N)N:113634.30E:196370.428"X6" TEEw/ 6" G.V. (N) & T.B.N:113628.73E:196376.163" METER PITN:113681.72E:196374.15PROPOSED 13' UTILITYEASEMENT20' UTILITYEASEMENTBK. 2181 PG. 1262EXISTING 10'UTILITYEASEMENTACCESS EASEMENTREC. NO. 2012008264614.91' ACCESS EASEMENTREC. NO. 20120082646AREA INLETSAND-OIL SEPARATOREXISTING 8" PVCWATER LINEELECTRIC SERVICEEXISTING ELECTRICEXISTING FIBER-OPTICEXISTING TELECOMEXISTING STREETLIGHT (TYP.)149 MC-3500STORMTECHCHAMBERS100-YR OUTFALLBASINWQ BASINSTORM DRAINGAS SERVICE45° BEND45° BEND45° BEND45° BEND45° BEND45° BEND45° BEND45° BEND45° BEND45° BENDSTORM DRAINSTORM DRAIN3' UTILITY EASEMENTBK. 2181 PG. 126220' STORM SEWEREASEMENTREC. NO. 20110055271EX SAN MH 1RIM = 5011.12INV. IN = 5000.00 (W)INV. IN = 5000.20 (NW)INV. OUT = 4999.92 (E)EXISTING 36" RCPEX STRM MH 1RIM = 5009.54INV. IN = 5002.30 (W)INV. IN = 5002.55 (N)INV. IN = 5002.77 (NW)INV. OUT = 5022.27 (SE)EXISTING STORM STRUCTUREPER STRACHAN 3RD FILINGEXISTING30"X36" HERCPEX STRM MH 2RIM = 5005.30BTM BOX = 5002.21EXISTINGWATER METEREX SAN MH 2RIM = 5003.42INV. IN = 4998.83 (W)INV. OUT = 4998.66 (E)EXISTING 8" PVCEXISTING 8" PVC20' SANITARY SEWEREASEMENTBK. 1808 PG. 7798' UTILITY EASEMENTPER STRACHAN 3RD FILING8' UTILITY EASEMENT PERSTRACHAN 3RD FILINGPROPOSEDSTORMMANHOLE20' STORM EASEMENTREC. NO. 86030654PROPOSEDSANITARYSEWERMANHOLENYLOPLASTAREA DRAINPROPOSED9' UTILITY EASEMENTGAS SERVICE CONNECTIONN:113474.22E:196684.90GAS LINE(TO BE BORED UNDERSTANFORD ROAD)EXISTING GAS LINEEXISTINGELECTRIC LINEEXISTING 12" PVCWATER LINEEXISTING FIBEROPTIC LINEMONROE DRIVE(PRIVATE ROAD)STANFORD ROADHORSETOOTH ROADSEE COURTYARD DESIGNBY RIPLEY DESIGN, INC.FOR ADDITIONALINFORMATION.SEE PATIO DESIGN BYRIPLEY DESIGN, INC. FORADDITIONALINFORMATION.2 ISOLATOR ROWS(22 MC-3500STORMTECHCHAMBERS)WQBASINTYPE R INLETNYLOPLASTAREA DRAINNYLOPLASTBASINNYLOPLASTBASINNYLOPLASTBASINNYLOPLASTBASINNYLOPLASTBASINNYLOPLASTAREA DRAINNYLOPLASTAREA DRAINNYLOPLASTAREA DRAINEXISTINGFIRE HYDRANTRELOCATED FIRE HYDRANTPORTION OF LOT 3 STRACHANSUBDIVISION THIRD FILINGREC. NO. 20190052896PORTION OF LOT 3 STRACHANSUBDIVISION THIRD FILINGREC. NO. 20180064205UNPLATTEDREC. NO.2015002744STORM DRAINCONNECTIONFOR COURTYARDSTORM DRAINCONNECTIONFOR ROOF LEADERPROPOSED ADDITIONALR.O.W TO BE DEDICATED(WIDTH VARIES)AREA INLETGREASE-OIL SEPARATORRELOCATEDFLUSH MOUNTEDELECTRIC VAULTRELOCATED CABLEVAULTCONTRACTOR TO FIELDVERIFY LOCATION OFTELECOM LINE PRIORTO MOBILIZATION. CONTRACTORTO RELOCATE LINE OUTSIDETRASH ENCLOSURE IF IN CONFLICT.TRANSFORMERPROPOSEDDRAINAGEEASEMENT16.36 LF PVC (TO BE SIZED AT FINAL)N45°07'42"EPROPOSED 10'DRAINAGEEASEMENTINSPECTION PORT (TYP.)16.36 LF PVC (TO BE SIZED AT FINAL)N45°07'42"EPROPOSED SANITARY SEWER MHCONNECTION CABINETCONVERT EXISTINGELECTRIC CABINET TOA FLUSH MOUNTEDELECTRIC VAULTCONVERT EXISTINGELECTRIC CABINET TOA FLUSH MOUNTEDELECTRIC VAULT±25 LF OF RELOCATEDELECTRIC CONDUITU104CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOUDIG, GRADE, OR EXCAVATE FOR THE MARKING OFUNDERGROUND MEMBER UTILITIES.CALL UTILITY NOTIFICATION CENTER OFCOLORADORNORTH( IN FEET )01 INCH = 30 FEET30 30 60 90NOTES:EASEMENT LINESPROPOSED SEWER SERVICEWPROPOSED WATER SERVICEEXISTING WATER MAINPROPOSED STORM SEWERLEGEND:GTEXISTING STORM SEWEREXISTING TELEPHONEPROPOSED GASEXISTING SANITARY SEWERPROPOSED STORM INLETPROPOSED CURB & GUTTEREXISTING FIRE HYDRANTPROPERTY BOUNDARYEXISTING TELEPHONE PEDESTALEXISTING STREET LIGHTWSSEXISTING LOT LINEEXISTING ROWEXISTING CABLECTV1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES AREAPPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THERESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALLUNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCINGCONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALLUNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWNUNDERGROUND UTILITIES.2. ALL WATER AND SANITARY SEWER CONSTRUCTION SHALL BE PER THE CITY OFFORT COLLINS CONSTRUCTION STANDARDS, LATEST EDITION.3. UTILITY SERVICES ARE SHOWN IN A SCHEMATIC FASHION ONLY. EXACT LOCATIONSSHALL BE PER THE REQUIREMENTS OF THE RESPECTIVE UTILITY PROVIDERS, ANDARE SUBJECT TO CHANGE IN THE FIELD.4. ALL WATER FITTINGS, VALVES, AND OTHER UTILITY APPURTENANCES ARE ONLYGRAPHICALLY REPRESENTED AND ARE NOT TO SCALE.5. ALL EXISTING SANITARY SEWER SERVICES ARE APPROXIMATE AND SHALL BE FIELDVERIFIED PRIOR TO CONSTRUCTION. ALL SEWER SERVICES TO BE UNUSED SHALLBE ABANDONED AT THE MAIN AND COORDINATED WITH FORT COLLINS UTILITIES(970-221-6700).6. ALL EXISTING WATER SERVICES ARE APPROXIMATE AND SHALL BE FIELD VERIFIEDPRIOR TO CONSTRUCTION. ALL SEWER SERVICES TO THE UNUSED SHALL BEABANDONED AT THE MAIN AND COORDINATED WITH FORT COLLINS UTILITIES(970-221-6700)7. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED INTHE FIELD BY THE CITY ENGINEERING INSPECTOR. ALL REPAIRS TO BE INACCORDANCE WITH CITY STREET REPAIR STANDARDS.8. CONTRACTOR IS RESPONSIBLE FOR ALL THE REPAIRS AND REPLACEMENTS OF ANYDAMAGED CURB AND GUTTER. ALL REPAIRS TO BE IN ACCORDANCE WITH CITYSTREET REPAIR STANDARDS.9. ALL STORM DRAINS AND ALL STORMTECH CHAMBERS SHALL BE PRIVATELY OWNEDAND MAINTAINED.10. MAINTAIN 10 FEET HORIZONTAL AND 18 INCHES VERTICAL SEPARATION BETWEENALL SANITARY SEWER MAINS, WATER MAINS AND SERVICES.11. STORMTECH CHAMBERS SUBGRADE DESIGN WILL BE PROVIDED AT FINAL.12. SANITARY SERVICE PROFILE AND STORM DRAIN PROFILES WILL BE PROVIDED ATFINAL.13. ROOF LEADER AND COURTYARD STORM DRAIN CONNECTIONS WILL BE FULLYVETTED AND DESIGNED AT FINAL.14. ALL PROPOSED STORM SEWERS AND STORMTECH CHAMBERS ARE TO BEPRIVATELY OWNED AND MAINTAINED.FDCFPROPOSED FIRE SERVICEEXISTING TELEPHONE PEDESTALPROPOSED FIRE DEPARTMENT CONNECTIONPROPOSED GAS METER LOCATIONUDPROPOSED UNDERDRAINGEXISTING GASEPROPOSED ELECTRICEEXISTING ELECTRICThese drawings areinstruments of serviceprovided by NorthernEngineering Services, Inc.and are not to be used forany type of constructionunless signed and sealed bya Professional Engineer inthe employ of NorthernEngineering Services, Inc.NOT FOR CONSTRUCTIONEHTRONRNFORT COLLINS: 301 North Howes Street, Suite 100, 80521GREELEY: 820 8th Street, 80631970.221.4158northernengineering.comITEM 2, ATTACHMENT 5Packet pg. 81
UDUDUDUDTFELECVAULTMONROE DRIVE(PRIVATE ROAD)STANFORD ROAD3' UTILITY EASEMENTBK. 2181 PG. 1262EXISTING 10'UTILITYEASEMENTFFE=20.35FFE=20.3525' -30' -7.5'7.5'SWALESWALESTORM DRAINSTORM DRAIN18' -EXISTING 30" VERTICALCURB AND GUTTER30' -EXISTING 30" VERTICALCURB AND GUTTERACCESS EASEMENTREC. NO. 2012008264620' UTILITY EASEMENTBK. 2181 PG. 126214.91' ACCESS EASEMENTREC. NO. 20120082646UTILITYEASEMENTLANDSCAPE WALLSEE LANDSCAPINGPLANSCURB CUTCURB CUT53.4' VERTICALCURB VARIES INHEIGHTEXISTING TREES TOBE PROTECTED IN PLACE (TYP.)EXISTING TREES TOBE PROTECTED IN PLACE (TYP.)PORTION OF LOT 3 STRACHANSUBDIVISION THIRD FILINGREC. NO. 20190052896PORTION OF LOT 3 STRACHANSUBDIVISION THIRD FILINGREC. NO. 20180064205TRACT JFOOTHILLS MALLREDEVELOPMENT SUB.FILING NO. 3LOT 2 PRIVATE ROADREC. NO. 88042989 &PORTION OF PARCEL 1INLETINLETINLETINLETINLETPROPOSED ADDITIONALR.O.W TO BE DEDICATED(WIDTH VARIES)PROPOSED 30"VERTICAL CURBAND GUTTERSTORMTECHISOLATORROWSSTORM OUTFALLSTORMTECH MC-3500CHAMBERSPROPOSED 10'DRAINAGEEASEMENTPROPOSED 15'EMERGENCYACCESSEASEMENTPROPOSEDEMERGENCYACCESSEASEMENTPROPOSED 11'EMERGENCYACCESS EASEMENTPROPOSED 13'UTILITYEASEMENTPROPOSED 23.75'EMERGENCYACCESS EASEMENTPROPOSEDDRAINAGEEASEMENTPROPOSEDACCESSEASEMENTPROPOSEDACCESSEASEMENTINLETPROPOSED 33.5'EMERGENCYACCESS EASEMENT9' UTILITY EASEMENT9' UTILITY EASEMENT6' SIDEWALK5' SIDEWALK5' SIDEWALKSEE COURTYARD DESIGNBY RIPLEY DESIGN, INC.FOR ADDITIONALINFORMATION.SEE PATIO DESIGN BYRIPLEY DESIGN, INC. FORADDITIONALINFORMATION.6' SIDEWALKEXISTING 6' SIDEWALK5' SIDEWALK6' SIDEWALK6' SIDEWALK
PROPOSEDEAETRASHENCLOSUREG105CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOUDIG, GRADE, OR EXCAVATE FOR THE MARKING OFUNDERGROUND MEMBER UTILITIES.CALL UTILITY NOTIFICATION CENTER OFCOLORADORPROPOSED CONTOUREXISTING STORM SEWERPROPOSED STORM SEWERPROPOSED SWALEEXISTING CONTOURPROPOSED CURB & GUTTER PROPERTY BOUNDARYPROPOSED SPOT ELEVATIONPROPOSED SLOPES1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES AREAPPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THERESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALLUNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEWCONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALLUNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWNUNDERGROUND UTILITIES.2. THE TOP OF FOUNDATION ELEVATIONS SHOWN ARE THE MINIMUM ELEVATIONSREQUIRED FOR PROTECTION FROM THE 100-YEAR STORM.3. EROSION CONTROL PRACTICES, SITE PROTECTION, AND REVEGETATION METHODSSHALL FOLLOW CITY REGULATIONS.4. REFER TO SITE PLAN, LANDSCAPE PLAN, AND PLAT FOR ADDITIONAL INFORMATION.5. THE CONTRACTOR IS RESPONSIBLE FOR FIELD LOCATING AND VERIFYINGELEVATIONS OF ALL EXISTING SEWER MAINS, WATER MAINS, CURBS, GUTTERS ANDOTHER UTILITIES AT THE POINTS OF CONNECTION SHOWN ON THE PLANS, AND ATANY UTILITY CROSSINGS PRIOR TO INSTALLING ANY OF THE NEW IMPROVEMENTS.IF A CONFLICT EXISTS AND/OR A DESIGN MODIFICATION IS REQUIRED, THECONTRACTOR SHALL COORDINATE WITH THE ENGINEER TO MODIFY THE DESIGN.6. SEE SHEET HC1 FOR HORIZONTAL INFORMATION INCLUDING CURB AND GUTTERTYPES, PAN WIDTHS, DRIVE AISLE DIMENSIONS, EASEMENTS, ETC7. SEE COVER SHEET FOR BENCHMARK INFORMATION.8. ALL DAMAGE CURB AND GUTTER MUST BE REPAIRED/REPLACED PER CITY OF FORTCOLLINS STANDARDS.9. REMOVING THE EXISTING SIDEWALK ALONG STANFORD ROAD MAY CAUSEEXCESSIVE DAMAGE TO THE EXISTING VERTICAL CURB ALONG THE WEST SIDE OFSTANFORD ROAD. CONTRACTOR TO ASSES DAMAGES AFTER REMOVAL OF WALKAND REPAIR/REPLACE ALL DAMAGED CURB PER CITY OF FORT COLLINSSTANDARDS.NOTES:PROPOSED STORM INLET2.0%(47.45)EXISTING SPOT ELEVATIONEXISTING LOT LINEPROPOSED DOOREXISTING RIGHT OF WAYLEGEND:PROPOSED CONCRETECROSS PAN (TYP.)These drawings areinstruments of serviceprovided by NorthernEngineering Services, Inc.and are not to be used forany type of constructionunless signed and sealed bya Professional Engineer inthe employ of NorthernEngineering Services, Inc.NOT FOR CONSTRUCTIONEHTRONRNFORT COLLINS: 301 North Howes Street, Suite 100, 80521GREELEY: 820 8th Street, 80631970.221.4158northernengineering.comNORTH( IN FEET )01 INCH = 20 FEET20 20 40 60ITEM 2, ATTACHMENT 5Packet pg. 82
GG2242T511MONROE DRIVE(PRIVATE ROAD)STANFORD ROADR40'R5'R26'R25'R20'R15'R15'R15'R17'R10'18' -CURB CUTCURB CUTN:113527.46E:196567.98N:113573.19E:196613.92N:113601.83E:196585.40N:113716.46E:196634.61N:113812.15E:196539.35N:113816.68E:196452.91N:113783.63E:196404.41N:113825.54E:196353.78N:113761.00E:196334.18N:113635.41E:196452.29N:113596.13E:196490.6925' -DD3T30' -EXISTING 6' PAN6SSDDSSSWALEEXISTING 30" VERTICALCURB AND GUTTEREXISTING 18" VERTICALCURB AND GUTTERSAWCUTSAWCUTEXISTING 30" VERTICALCURB AND GUTTEREXISTING 24" VERTICALCURB AND GUTTER30' -6' SIDEWALK5' SIDEWALK6' SIDEWALK6' SIDEWALK5' SIDEWALKEXISTING 30" VERTICALCURB AND GUTTER5' SIDEWALKEXISTING 6.5' SIDEWALKGARBAGE TRUCKPULL-INEXISTING 6.5' SIDEWALKSEE COURTYARD DESIGNBY RIPLEY DESIGN, INC.FOR ADDITIONALINFORMATION.SEE PATIO DESIGN BYRIPLEY DESIGN, INC.FOR ADDITIONALINFORMATION.53.4' CUSTOM BACKOF CURB SEESHEET G1 FOR B.O.CELEVATIONSPROPOSED 13'UTILITYEASEMENT20' UTILITYEASEMENTBK. 2181 PG. 1262EXISTING 10'UTILITYEASEMENTACCESS EASEMENTREC. NO. 2012008264614.91' ACCESS EASEMENTREC. NO. 201200826463' UTILITY EASEMENTBK. 2181 PG. 126220' STORM SEWEREASEMENTREC. NO. 2011005527120' SANITARY SEWEREASEMENTBK. 1808 PG. 7798' UTILITY EASEMENT PERSTRACHAN 3RD FILING20' STORM EASEMENTREC. NO. 860306549' UTILITY EASEMENTEXISTING 78' R.O.WWIDTH VARIES FOR R.O.W(REFER TO PLAT FORADDITIONAL INFORMATION)PROPOSED ADDITIONALR.O.W TO BE DEDICATED(WIDTH VARIES)S16' (TYP.)9' (TYP.)9' (TYP.)18' (TYP.)PORTION OF LOT 3 STRACHANSUBDIVISION THIRD FILINGREC. NO. 20190052896PORTION OF LOT 3 STRACHANSUBDIVISION THIRD FILINGREC. NO. 20180064205TRACT JFOOTHILLS MALLREDEVELOPMENT SUB.FILING NO. 3LOT 6FOOTHILLS MALLREDEVELOPMENT SUB.LOT 2 PRIVATE ROADREC. NO. 88042989 &PORTION OF PARCEL 1EXISTING UTILITYEASEMENTEXISTING UTILITYEASEMENTR5'R10'R5'R26'R40'R15'R10'R15'R10'R5'PROPOSED CORNERRAMP (SEE SHEET G1FOR ADDITIONALINFORMATION)PROPOSEDEMERGENCYACCESSEASEMENTPROPOSEDDRAINAGEEASEMENTPROPOSED 23.75'EMERGENCYACCESS EASEMENTPROPOSED 11'EMERGENCYACCESS EASEMENTPROPOSED 15'EMERGENCYACCESSEASEMENTPROPOSED 12.5'EMERGENCYACCESS EASEMENTPROPOSED 33.5'EMERGENCYACCESS EASEMENTR5'R15'R15'R5'PROPOSEDACCESSEASEMENTPROPOSEDACCESSEASEMENTPROPOSEDEMERGENCYACCESSEASEMENTTRASH ENCLOSURE(SEE PLANS BYARCHITECT FORADDITIONALINFORMATION)5' SIDEWALKR20'C18'These drawings areinstruments of serviceprovided by NorthernEngineering Services, Inc.and are not to be used forany type of constructionunless signed and sealed bya Professional Engineer inthe employ of NorthernEngineering Services, Inc.NOT FOR CONSTRUCTIONEHTRONRNFORT COLLINS: 301 North Howes Street, Suite 100, 80521GREELEY: 820 8th Street, 80631970.221.4158northernengineering.comHC106CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOUDIG, GRADE, OR EXCAVATE FOR THE MARKING OFUNDERGROUND MEMBER UTILITIES.CALL UTILITY NOTIFICATION CENTER OFCOLORADORNORTH( IN FEET )01 INCH = 30 FEET30 30 60 90TSDBC1234618" VERTICAL INFLOW CURB & GUTTERPROPOSED LITE DUTY ASPHALTCURB TRANSITION1. CURVES AND LINES ARE MEASURED AT FLOWLINE, CENTERLINE OR EDGE OF WALK.2. ATTACHED WALK WIDTHS ARE FROM FLOWLINE.3. SINGLE POINT CURB TRANSITIONS ARE 6'.4. SIGN PLACEMENT SHALL BE PER THE LATEST EDITION OF MUTCD REGARDLESS OFPLAN LOCATION.5. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.6. PRIOR TO FINAL DESIGN A PAVEMENT INVESTIGATION WILL DETERMINE IF THEEXISTING ASPHALT IN THE PARKING LOT NEEDS TO BE COMPLETELY REPLACED.PRELIMINARY DESIGN IS SHOWING ONLY AREAS IMPACTED BY STORM AND SEWERINFRASTRUCTURE TO BE REMOVED AND REPLACED.7. ALL STRIPING THAT IS DAMAGED DURING THE INSTALLATION OF THE STORMTECHCHAMBERS SHALL BE REPLACED PER CURRENT CITY OF FORT COLLINSSTANDARDS.18" VERTICAL OUTFALL CURB & GUTTERSTANDARD ACCESS RAMPDIRECTIONAL ACCESS RAMP BI-DIRECTIONAL ACCESS RAMP24" VERTICAL INFLOW CURB & GUTTER 24" VERTICAL OUTFALL CURB & GUTTER CORNER ACCESS RAMPEASEMENTSNOTES:PROPOSED INFLOW CURB & GUTTERPROPERTY BOUNDARYPROPOSED OUTFALL CURB & GUTTERLEGEND:PROPOSED LOT LINEEXISTING ROWFLUSH CURBPROPOSED CONCRETEPROPOSED HEAVY DUTY ASPHALT530" VERTICAL INFLOW CURB & GUTTER 18'ITEM 2, ATTACHMENT 5Packet pg. 83
UDUDUDaCAEDd149 MC-3500STORMTECHCHAMBERSEXISTING STORMSTRUCTURE BUILTPER STRACHAN SUBDIVISIONTHIRD FILINGEXISTING 36" RCPPROPOSEDSTORM MHEXISTING 36" RCPEXISTINGSTORM MHISOLATOR ROWS(22 MC-3500 STORMTECHCHAMBERS)100-YR OUTFALLBASINWQ BASINWQ BASINCURB CUTCURB CUTINLETINLETINLETINLETINLETNYLOPLAST BASINNYLOPLAST BASINNYLOPLAST BASINNYLOPLAST BASINNYLOPLAST BASIN30"x36" HERCPMONROE DRIVE(PRIVATE ROAD)STANFORD ROADINLETINLETFSTORM DRAIN OUTFALLfBASIN C WILL BE REDESIGNEDTO FULLY CAPTURE FLOWS ONCETHE MEMORY CARE COURTYARDDESIGN IS COMPLETE.PORTION OF LOT 3 STRACHANSUBDIVISION THIRD FILINGREC. NO. 20190052896PORTION OF LOT 3 STRACHANSUBDIVISION THIRD FILINGREC. NO. 20180064205UNPLATTEDREC. NO.2015002744GBHOSgSTORM DRAINCONNECTIONTO COURTYARDbeINLETosREFER TO LANDSCAPEPLANS FOR COURTYARDDESIGN AND DRAINAGEThese drawings areinstruments of serviceprovided by NorthernEngineering Services, Inc.and are not to be used forany type of constructionunless signed and sealed bya Professional Engineer inthe employ of NorthernEngineering Services, Inc.NOT FOR CONSTRUCTIONEHTRONRNFORT COLLINS: 301 North Howes Street, Suite 100, 80521GREELEY: 820 8th Street, 80631970.221.4158northernengineering.comDR107CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOUDIG, GRADE, OR EXCAVATE FOR THE MARKING OFUNDERGROUND MEMBER UTILITIES.CALL UTILITY NOTIFICATION CENTER OFCOLORADORNORTH( IN FEET )01 INCH = 30 FEET30 30 60 90PROPOSED CONTOUREXISTING STORM SEWERPROPOSED STORM SEWERPROPOSED SWALEEXISTING CONTOURPROPOSED CURB & GUTTER OVERLAND FLOWPROPOSED STORM INLETEXISTING LOT LINEBASIN AREARUNOFF SUMMARY:AaEXISTING RIGHT OF WAYDESIGN POINTBASIN IDBASIN MINOR AND MAJOR C COEFFICIENTSPROPERTY BOUNDARYLEGEND:1. REFER TO THE "PRELIMINARY DRAINAGE REPORT FOR STANFORD SENIOR LIVING"BY NORTHERN ENGINEERING DATED 03/31/2021 FOR ADDITIONAL INFORMATION.2. STANFORD SENIOR LIVING PROJECT WILL BE DETAINING THE DIFFERENCE BETWEENTHE HISTORIC 10-YEAR EVENT AND THE DEVELOPED 100-YEAR EVENT.3. LID MEASURES ARE PROVIDED VIA ISOLATOR ROWS.4. ALL PROPOSED STORM SEWER AND STORMTECH SYSTEM ARE TO BE PRIVATELYOWNED AND MAINTAINED.NOTES:CONCENTRATED FLOWBASIN DELINEATION BASINTOTALAREA(acres)Tc2(min)Tc100(min)C2 C100Q2(cfs)Q100(cfs)A 0.12 5.0 5.0 0.36 0.45 0.13 0.56B0.05 5.0 5.0 0.82 1.03 0.12 0.55C 0.09 5.0 5.0 0.95 1.19 0.24 1.07D 0.41 5.0 5.0 0.37 0.46 0.43 1.89E 0.27 5.0 5.0 0.83 1.04 0.65 2.84F 0.05 5.0 5.0 0.80 1.00 0.11 0.50G 0.19 5.0 5.0 0.42 0.52 0.23 1.00H 1.15 5.0 5.0 0.95 1.19 3.12 13.66OS 0.15 5.0 5.0 0.27 0.34 0.11 0.50Combined BasinsBasinsA-OS2.50 5.0 5.0 0.72 0.91 5.13 22.64ITEM 2, ATTACHMENT 5Packet pg. 84
HORSETOOTH ROADSTANFORD RDS. COLLEGE DRIVELANDINGS DRIVEJOHN F. KENNEDY PKWY.STOVER ROADE. MONROE DR.S. LEMAY AVE.E. SWALLOW ROADNOTICE:According to Colorado law you must commence any legal action basedupon any defect in this survey within three years after you discover suchdefect. In no event may any action based upon any defect in this surveybe commenced more than ten years after the date of the certificate shownhereon.EHTRONRNFORT COLLINS: 301 North Howes Street, Suite 100, 80521GREELEY: 820 8th Street, 80631970.221.4158northernengineering.comMAINTENANCE GUARANTEE:The Owner hereby warrants and guarantees to the City, for a period of two (2) years from the date of completion and first acceptance by the City of the improvements warrantedhereunder, the full and complete maintenance and repair of the improvements to be constructed in connection with the Development which is the subject of this Plat. This warranty andguarantee is made in accordance with the City Land Use Code and/or the Transitional Land Use Regulations, as applicable. This guarantee applies to the streets and all otherappurtenant structures and amenities lying within the rights-of-way, Easements and other public properties, including, withoutlimitation, all curbing, sidewalks, bike paths, drainagepipes, culverts, catch basins, drainage ditches and landscaping. Any maintenance and/or repair required on utilities shall be coordinated with the owning utility company or department.The Owner shall maintain said improvements in a manner that will assure compliance on a consistent basis with all construction standards, safety requirements and environmentalprotection requirements of the City. The Owner shall also correct and repair, or cause to be corrected and repaired, all damages to said improvements resulting fromdevelopment-related or building-related activities. In the event the Owner fails to correct any damages within thirty (30) days after written notice thereof, then said damages may becorrected by the City and all costs and charges billed to and paid by the Owner. The City shall also have any other remedies available to it as authorized by law. Any damages whichoccurred prior to the end of said two (2) year period and which are unrepaired at the termination of said period shall remain the responsibility of the Owner.REPAIR GUARANTEE:In consideration of the approval of this final Plat and other valuable consideration, the Owner does hereby agree to hold the City harmless for a five (5) year period, commencing uponthe date of completion and first acceptance by the City of the improvements to be constructed in connection with the development which is the subject of this Plat, from any and allclaims, damages, or demands arising on account of the design and construction of public improvements of the property shown herein; and the Owner furthermore commits to makenecessary repairs to said public improvements, to include, without limitation, the roads, streets, fills, embankments, ditches, cross pans, sub-drains, culverts, walls and bridges within theright-of-way, Easements and other public properties, resulting from failures caused by design and/or construction defects. This agreement to hold the City harmless includes defects inmaterials and workmanship, as well as defects caused by or consisting of settling trenches, fills or excavations.Further, the Owner warrants that he/she owns fee simple title to the property shown hereon and agrees that the City shall not be liable to the Owner or his/her successors in interestduring the warranty period, for any claim of damages resulting from negligence in exercising engineering techniques and due caution in the construction of cross drains, drives,structures or buildings, the changing of courses of streams andrivers, flooding from natural creeks and rivers, and any othermatter whatsoever on private property. Any and allmonetary liability occurring under this paragraph shall be the liability of the Owner. I further warrant that I have the right to convey said land according to this Plat.NOTICE OF OTHER DOCUMENTS:All persons take notice that the Owner has executed certain documents pertaining to this Development which create certain rights and obligations of the Development, the Owner and/orsubsequent Owners of all or portions of the Development site, many of which obligations constitute promises and covenants that, along with the obligations under this Plat, run with theland. The said documents may also be amended from time to timeand may include, without limitation, the Development Agreement, Site And Landscape Covenants, Final Site Plan,Final Landscape Plan, and Architectural Elevations, which documents are on file in the office of the Clerk of the City and should be closely examined by all persons interested inpurchasing any portion of the Development site.SURVEYOR'S STATEMENTI, Robert C. Tessely, a Colorado Registered Professional Land Surveyor do hereby state that this Subdivision Plat was prepared from an actual survey undermy personal supervision, that the monumentation as indicated hereon were found or set as shown, and that the foregoing plat is an accurate representationthereof, all this to the best of my knowledge, information and belief.For and on Behalf of Northern EngineeringRobert C. TesselyColorado Registered ProfessionalLand Surveyor No. 38470ATTORNEY'S CERTIFICATIONI hereby certify that this Subdivision Plat has been duly executed as required pursuant to Section 2.2.3(C)(3)(a) through (e) inclusive of the Land Use Code of the City of Fort Collinsand that all persons signing this Subdivision Plat on behalf ofa corporation or other entity are duly authorized signatories under the laws of the State of Colorado. This Certification isbased upon the records of the Clerk and Recorder of Larimer County, Colorado as of the date of execution of the Plat and otherinformation discovered by me through reasonableinquiry and is limited as authorized by Section 2.2.3(C)(3)(f) of the Land Use Code.Attorney:Address:Registration No.:__________________________________NOTICEALL RESPONSIBILITIES AND COSTS OF OPERATION, MAINTENANCE ANDRECONSTRUCTION OF THE PRIVATE STREETS AND/OR DRIVES LOCATED ON THEPRIVATE PROPERTY THAT IS THE SUBJECT OF THIS PLAT SHALL BE BORNE BY THEOWNERS OF SAID PROPERTY, EITHER INDIVIDUALLY, OR COLLECTIVELY, THROUGH APROPERTY OWNERS' ASSOCIATION, IF APPLICABLE. THE CITY OF FORT COLLINS SHALLHAVE NO OBLIGATION OF OPERATION, MAINTENANCE OR RECONSTRUCTION OF SUCHPRIVATE STREETS AND/OR DRIVES NOR SHALL THE CITY HAVE ANY OBLIGATION TOACCEPT SUCH STREETS AND/OR DRIVES AS PUBLIC STREETS OR DRIVES.APPROVED AS TO FORM, CITY ENGINEERBy the City Engineer of the City of Fort Collins, Colorado this ______day of _____________ A.D., 20_____.____________________________________________________City EngineerPLANNING APPROVALBy the Director of Community Development and Neighborhood Services of the City of Fort Collins, Colorado this _____ day of___________ A.D., 20_____.____________________________________________________Director of Community Development and Neighborhood ServicesOWNER: BY: _________________________________STATE OF COLORADO ))ss.COUNTY OF LARIMER )The foregoing instrument was acknowledged before me this _____ day of ___________________, 20____, by________________________, as __________________ of ____________________________________.Witness my hand and official sealMy commission expires: _______________________________________________Notary PublicSURVEYOR NOTES:1. The Basis of Bearings is the South line of the Southwest Quarter of Section 25-7-69 as bearing South 89° 52' 33" East (assumed bearing), andmonumented as shown on drawing.2. All information regarding easements, rights-of-way or Title of Record, Northern Engineering relied upon Order No. FCH25171692-2, prepared by LandTitle Guarantee Company, dated January 28, 2020.3. The lineal unit of measurement for this plat is U. S. Survey Feet.4. For easements created by separate document and shown hereon refer to recorded document for specific terms.5. A copy of the title commitment and the documents contained therein were provided to the owner, client and attorney listed hereon for their use andreview.6. Not all documents listed in the title commitment are plottable or definable by their terms. All easements that are definable by their descriptions areshown hereon with sufficient data to establish their position. Owner, Client and others should refer to the title commitment and those documents listedtherein for a true understanding of all rights of way, easements, encumbrances, interests and title of record concerning the subject property.7. Easements and other record documents shown or noted hereon were examined as to location and purpose and were not examined as to restrictions,exclusions, conditions, obligations, terms, or as to the right to grant the same.8. Northern Engineering or the Professional Land Surveyor listed hereon, does not have the expertise to address mineral rights, and recommends the ownerretain an expert to address these matters. Northern Engineering or the Professional Land Surveyor listed heron assumes no responsibility for the mineralrights upon the subject property.9. Adjacent property owner information per the Larimer County Land information Locator.10. Current Zoning: CG - General Commercial11. Zoning information per the City of Fort Collins GIS FCMaps Zoning Portal.12. Per CRS 38-51-105 (3)(a), (3)(b), (4)(b), (4)(c), & 5, the Developer/Owner of the subdivision plat has the requirement of providing monumentation ofthe interior corners created by this platting procedure within one year of the effective date of a sales contract. The Surveyor of record of said subdivisionplat has only the required responsibility of providing for the on the ground monumentation of the external boundary of the subdivision plat.13. Lot 2 is subject to the terms and conditions of that Cross Access Agreement recorded at Reception No. 88042989.14. The additional "TBD" metes and bounds legal description is currently under review and is intended to clarify those parcel descriptions as found in thenoted Title Commitment and depicted hereon.STATEMENT OF OWNERSHIP AND SUBDIVISION:Know all persons by these presents, that the undersigned owner(s) of the following described land:PARCEL IA PART OF LOT 3, STRACHAN SUBDIVISION, THIRD FILING, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO, WHICH BEGINS AT A POINT WHICH BEARS N 85° 18' 00"E, A DISTANCE OF 58.78 FEET AND AGAIN N 89° 45' 30" E, A DISTANCE OF 192.00 FEET, AND AGAIN N 44° 45' 30" E, A DISTANCE OF 312.00 FEET AND AGAIN S 45° 14' 30" E, A DISTANCE OF115.25 FEET, AND AGAIN S 48° 48' 34" E, A DISTANCE OF 49.58 FEET FROM THE SW CORNER OF LOT 2 OF THE STRACHAN SUBDIVISION, THIRD FILING AND RUN THENCE ALONG THE ARCOF A 398.41 FOOT RADIUS CURVE TO THE LEFT, A DISTANCE OF 236.29 FEET, THE LONG CHORD OF WHICH BEARS S 71° 18' 34" E, A DISTANCE OF 258.53 FEET; THENCE N 89° 45' 30" E, ADISTANCE OF 214.00 FEET; THENCE ALONG THE ARC OF A 15.00 FEET RADIUS CURVE TO THE RIGHT, A DISTANCE OF 23.56 FEET, THE LONG CHORD OF WHICH BEARS S 45° 14' 30" E ADISTANCE OF 21.21 FEET TO A POINT ON THE WEST RIGHT OF WAY LINE OF STANFORD ROAD; THENCE ALONG SAID RIGHT OF WAY LINE S 00° 14' 30" E, A DISTANCE OF 175.05 FEET, ANDAGAIN ALONG THE ARC OF A 298.80 FOOT RADIUS CURVE TO THE RIGHT, A DISTANCE OF 198.17 FEET, THE LONG CHORD OF WHICH BEARS S 18° 45' 30" W, A DISTANCE OF 194.56 FEET,AND AGAIN ALONG THE ARC OF A 376.80 FOOT RADIUS CURVE TO THE LEFT, A DISTANCE OF 14.91 FEET, THE LONG CHORD OF WHICH BEARS S 36° 37' 30" W, A DISTANCE OF 14.91 FEET;THENCE N 53° 45' 30" W, A DISTANCE OF 141.48 FEET; THENCE S 44° 45' 30" W, A DISTANCE OF 260.46 FEET; THENCE S 89° 45' 30" W, A DISTANCE OF 24.83 FEET; THENCE N 45° 14' 30" W, ADISTANCE OF 142.44 FEET; THENCE N 44° 45' 30" E, A DISTANCE OF 278.02 FEET; THENCE N 21° 11' 34" W, A DISTANCE OF 87.60 FEET; THENCE N 45° 14' 30" W, A DISTANCE OF 96.53 FEET;THENCE N 44° 45' 30" E, A DISTANCE OF 23.53 FEET; THENCE N 45° 14' 30" W, A DISTANCE OF 92.94 FEET; THENCE S 89° 45' 30' W, A DISTANCE OF 35.04 FEET; THENCE N 00° 11' 47" E, ADISTANCE OF 23.92 FEET; THENCE ALONG THE ARC OF A 14.32 FOOT RADIUS CURVE TO THE RIGHT, A DISTANCE OF 9.62 FEET, THE LONG CHORD OF WHICH BEARS N 19° 26' 55" E ADISTANCE OF 9.44 FEET; THENCE N 38° 42' 03" E, A DISTANCE OF 9.52 FEET TO THE POINT OF BEGINNING;EXCEPT THAT PORTION CONVEYED IN DEED RECORDED NOVEMBER 20, 2012 AT RECEPTION NO. 20120082646ANDA PORTION OF TRACT NINE, THE FOOTHILLS FASHION MALL EXPANSION, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:BEGINNING AT A POINT WHICH BEARS N 89° 45' 30" E, 199.36 FEET AND AGAIN S 67° 44' 30" E, 268.90 FEET AND AGAIN S 45° 14' 30" E, 129.24 FEET AND AGAIN S 48° 48' 33" E, 49.58 FEET FROMTHE EAST RADIUS POINT AT THE NW CORNER OF LOT 2, STRACHAN SUBDIVISION THIRD FILING AND RUN THENCE ALONG THE ARC OF A 398.41 FOOT RADIUS CURVE TO THE LEFT ADISTANCE OF 263.30 FEET, THE LONG CHORD OF WHICH BEARS S 71° 18' 34" E, 258.53 FEET; THENCE N 89° 45' 30" E 214.00 FEET; THENCE ALONG THE ARC OF A 15.00 FOOT RADIUS CURVETO THE RIGHT A DISTANCE OF 23.56 FEET, THE LONG CHORD OF WHICH BEARS S 45° 14' 30" E, 21.21 FEET TO A POINT ON THE WEST LINEOF STANFORD ROAD; THENCE N 00° 14' 30" W, 49.00 FEET ALONG THE SAID WEST LINE; THENCE S 89° 45' 30" W, 229.09 FEET; THENCE ALONG THE ARC OF A 364.41 FOOT RADIUS CURVE TOTHE RIGHT A DISTANCE OF 240.19 FEET, THE LONG CHORD OF WHICH BEARS N 71° 21' 49" W, 235.87 FEET; THENCE S 38° 42' 03" W, 34.01 FEET TO THE POINT OF BEGINNING.PARCEL IIA PORTION OF LOT 3, STRACHAN SUBDIVISION, THIRD FILING, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED ASFOLLOWS: COMMENCE AT THE SW CORNER OF LOT 2, STRACHAN SUBDIVISION, THIRD FILING; THENCE N 85° 18' 00" E, ALONG THE SOUTH LINE OF SAID LOT 2 A DISTANCE OF 58.78FEET; THENCE N 89° 45' 30" E, ALONG THE SOUTH LINE OF LOT 2, A DISTANCE OF 192.00 FEET; THENCE N 44° 45' 30" E, ALONG, THEN LEAVING THE EAST LINE OF SAID LOT 2, A DISTANCEOF 312.00 FEET; THENCE S 45° 14' 30" E, A DISTANCE OF 115.25 FEET; THENCE S 48° 48' 34" E, A DISTANCE OF 49.58 FEET; THENCE ALONG THE ARC OF A 398.41 FOOT RADIUS CURVE TO THELEFT, A DISTANCE OF 263.29 FEET, THE LONG CHORD OF WHICH BEARS S 71° 18' 34" E, A DISTANCE OF 258.53 FEET; THENCE N 89° 45' 30" E, A DISTANCE OF 214.00 FEET; THENCE ALONGTHE ARC OF A 15.00 FOOT RADIUS CURVE TO THE RIGHT A DISTANCE OF 23.56 FEET, THE LONG CHORD OF WHICH BEARS S 45° 14' 30" E, A DISTANCE OF 21.21 FEET TO A POINT ON THEWEST RIGHT OF WAY LINE OF STANFORD ROAD AND THE EAST LINE OF LOT 3, STRACHAN SUBDIVISION, THIRD FILING; THENCE ALONG SAID WEST RIGHT OF WAY LINE AND SAIDEAST LOT LINE, S 00° 14' 30" E, A DISTANCE OF 175.05 FEET; THENCE LEAVING SAID EAST LOT LINE ALONG SAID WEST RIGHT OF WAY LINE AND THE ARC OF A 298.80 FOOT RADIUSCURVE TO THE RIGHT, A DISTANCE OF 198.17 FEET, THE LONG CHORD OF WHICH BEARS S 18° 45' 30" W, A DISTANCE OF 194.56 FEET TO THE POINT OF BEGINNING; THENCE CONTINUEALONG SAID WEST RIGHT OF WAY LINE AND THE ARC OF A 376.80 FOOT RADIUS CURVE TO THE LEFT, A DISTANCE OF 14.91 FEET, THE LONG CHORD OF WHICH BEARS S 36° 37' 30" W, ADISTANCE OF 14.91 FEET; THENCE LEAVING SAID WEST RIGHT OF WAY LINE N 53° 45' 30" W, A DISTANCE OF 141.48 FEET; THENCE S 44° 45' 30" W, A DISTANCE OF 260.46 FEET; THENCE S89° 45' 30" W, A DISTANCE OF 24.83 FEET; THENCE N 45° 14' 30" W, A DISTANCE OF 142.44 FEET; THENCE N 44° 45' 30" E, A DISTANCE OF 278.02 FEET; THENCE N 21° 11' 34" W, A DISTANCE OF16.88 FEET; THENCE N 79° 18' 37" E, A DISTANCE OF 9.19 FEET; THENCE S 45° 17' 43" E, A DISTANCE OF 158.86 FEET; THENCE S 53° 17' 53" E, A DISTANCE OF 150.64 FEET TO THE POINT OFBEGINNING.more particularly described as follows:A tract of land being a portion of Lot 3, Strachan Subdivision Third Filing, located in the Southwest Quarter of Section 25, Township 7 North, Range 69 West of the 6th P.M., City of Fort Collins, County of Larimer,State of Colorado, and being more particularly described as follows:Considering the South line of the Southwest Quarter of Section 25 as bearing South 89° 52' 33" East and with all bearings contained herein relative thereto:COMMENCING at the Southwest corner of Section 25; thence along the South line of the Southwest Quarter of Section 25, South 89° 52' 33" East, 1338.63 feet; thence departing said South line, North 00° 07' 27" East,50.00 feet to the North right-of-way line of East Horsetooth Road; thence, South 00° 07' 27" East, 138.12 feet; thence, North 45° 06' 08" East, 136.45 feet to the POINT OF BEGINNING;thence, North 45° 06' 57" East, 277.94 feet;thence, North 20° 53' 58" West, 87.53 feet;thence, North 44° 49' 38" West, 96.56 feet;thence, North 45° 22' 30" East, 23.44 feet;thence, North 44° 49' 33" West, 93.02 feet;thence, North 89° 53' 55" West, 35.00 feet;thence, North 00° 30' 35" East, 23.95 feet;thence along a curve concave to the Southeast having a central angle of 38° 51' 05" with a radius of 14.32 feet, an arc length of 9.71 feet and the chord of which bears North 19° 56' 37" East, 9.53 feet;thence, North 38° 29' 22" East, 9.46 feet;thence, North 38° 52' 12" East, 35.16 feet;thence along a curve concave to the Northeast having a central angle of 37° 46' 07" with a radius of 364.31 feet, an arc length of 240.15 feet and the chord of which bears South 70° 57' 46" East, 235.83 feet;thence, South 89° 51' 02" East, 229.04 feet;thence, South 00° 45' 15" West, 49.71 feet;thence, South 00° 07' 42" West, 175.08 feet;thence along a curve concave to the Northwest having a central angle of 37° 51' 11" with a radius of 298.80 feet, an arc length of 197.40 feet and the chord of which bears South 19° 06' 15" West, 193.83 feet;thence along a curve concave to the Southeast having a central angle of 02° 14' 58" with a radius of 376.80 feet, an arc length of 14.79 feet and the chord of which bears South 36° 52' 45" West, 14.79 feet;thence, North 53° 22' 17" West, 141.46 feet;thence, South 45° 08' 19" West, 260.51 feet;thence, South 88° 06' 54" West, 25.23 feet;thence, North 44° 50' 37" West, 142.32 feet to the POINT OF BEGINNINGcontaining 165,237 square feet or 3.793 acres, more or less.For themselves and their successors in interest (collectively "Owner") have caused the above described land to be surveyed and subdivided into lots, tracts and streets as shown on this Plat to be known as STANFORDSENIOR LIVING (the "Development"), subject to all easements and rights-of-way now of record or existing or indicated on this Plat. The rights and obligations of this Plat shall run with the land.CERTIFICATE OF DEDICATION:The Owner does hereby dedicate and convey to the City of Fort Collins, Colorado (hereafter “City”), for public use, forever, a permanent right-of-way for street purposes and the “Easements” as laid out anddesignated on this Plat; provided, however, that (1) acceptance by the City of this dedication of Easements does not impose upon the City a duty to maintain the Easements so dedicated, and (2) acceptance by the Cityof this dedication of streets does not impose upon the City a duty to maintain streets so dedicated until such time as the provisions of the Maintenance Guarantee have been fully satisfied.The streets dedicated on thisPlat are the fee property of the City as provided in Section 31-23-107 C.R.S. The City's rights under the Easements include the right to install, operate, access, maintain, repair, reconstruct, remove and replace withinthe Easements public improvements consistent with the intended purpose of the Easements; the right to install, maintain and use gates in any fences that cross the Easements; the right to mark the location of theEasements with suitable markers; and the right to permit otherpublic utilities to exercise these same rights. Owner reserves the right to use the Easements for purposes that do not interfere with the full enjoyment ofthe rights hereby granted. The City is responsible for maintenance of its own improvements and for repairing any damage causedby its activities in the Easements, but by acceptance of this dedication, the City doesnot accept the duty of maintenance of the Easements, or of improvements in the Easements that are not owned by the City. Owner will maintain the surface of the Easements in a sanitary condition in compliancewith any applicable weed, nuisance or other legal requirements.Except as expressly permitted in an approved plan of development or other written agreement with the City, Owner will not install on the Easements, or permit the installation on the Easements, of any building,structure, improvement, fence, retaining wall, sidewalk, tree or other landscaping (other than usual and customary grasses and other ground cover). In the event such obstacles are installed in the Easements, the Cityhas the right to require the Owner to remove such obstacles from the Easements. If Owner does not remove such obstacles, the City may remove such obstacles without any liability or obligation for repair andreplacement thereof, and charge the Owner the City's costs forsuch removal. If the City chooses not to remove the obstacles,the City will not be liable for any damage to the obstacles orany other property to whichthey are attached.The rights granted to the City by this Plat inure to the benefit of the City's agents, licensees, permittees and assigns.LIENHOLDER: BY: _________________________________STATE OF COLORADO ))ss.COUNTY OF LARIMER )The foregoing instrument was acknowledged before me this _____ day of ___________________, 20____, by________________________, as __________________ of __________________________________.Witness my hand and official sealMy commission expires: _______________________________________________Notary PublicA TRACT OF LAND BEING A REPLAT OF A PORTION OF LOT 3, STRACHAN SUBDIVISION THIRD FILING, LOCATED IN THE SOUTHWEST QUARTER OF SECTION 25,TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO1NOTES AT THE REQUEST OF THE CITY OF FORT COLLINS:1. There shall be no private conditions, covenants or restrictions that prohibit or limit the installation of resource conserving equipment or landscapingthat are allowed by Sections 12-120 - 12-122 of the City code.3-31-21PRELIMINARY - NOT FOR CONSTRUCTION,RECORDING PURPOSES OR IMPLEMENTATIONPROJECTLOCATIONVICINITY MAPNORTHNORTHERN ENGINEERING SERVICES, INC.STEPHANIE THOMAS, PE301 NORTH HOWES STREET, SUITE 100FORT COLLINS, CO 80524(970) 221-4158UNITED PROPERTIESMATT OERMANN1331 17TH STREETDENVER, CO 80202(720) 898-5889NORTHERN ENGINEERING SERVICES, INC.BOB TESSELY, PLS301 NORTH HOWES STREET, SUITE 100FORT COLLINS, CO 80524(970) 221-4158SEE NOTE 14ITEM 2, ATTACHMENT 6Packet pg. 85
FND NAIL & BRASSTAG, LS 38098(NOT ACCEPTED)FND NAIL & BRASSTAG, LS 30126FND HOLE w/EPOXYPROBABLE NAIL& TAG MISSINGFND #4 REBARW/OPC, LS 7839FND NAIL & BRASSTAG, LS 30126FND MAG NAILBARBLES89°52'33"E 1104.64'(R) N53°45'30"W 141.48'(R) S44°45'30"W 260.46'(R) N71°21'49"E 235.87'(R) S89°45'30"W 229.09'(R) S00°14'30"E 49.00'(R) S18°45'30"W 194.56'(R) S00°14'30"E 175.05'(R) S36°37'30"W 14.91'10' UTILITYEASEMENTEMENT70007257(M) N53°22'17"W 141.46'(M) S45°08'19"W 260.51'Delta= 37°46'07"R=364.31' L=240.15'Dir= S70°57'46"EChord= 235.83'(M) S89°51'02"E 229.04'(M) S00°45'15"W 49.71'(M) S00°07'42"W 175.08'Delta= 37°51'11"R=298.80' L=197.40'(M) Dir= S19°06'15"WChord= 193.83'Delta= 2°14'58"R=376.80' L=14.79'(M) Dir= S36°52'45"WChord= 14.79'20' SANITARY SEWEREASEMENTBK. 1808 PG. 779CROSS ACCESS AGREEMENT(PRIVATE ROAD)REC. NO. 88042989(SEE NOTE 13)(a.k.a. EAST MONROE DRIVE)S44°23'54"W3.30' (TIE)8' UTILITY EASEMENT PERSTRACHAN SUB. 3RDTO BE VACATED PER THIS PLATACCESS EASEMENTREC. NO. 20120082646N40°49'01"E21.03' (TIE)LOT 1148,251 sq. ft.3.403 ac.LOT 216,357 sq. ft.0.376 ac.ADDITIONAL ROW TO BEDEDICATED BY THIS PLAT(WIDTH VARIES)ADDITIONAL ROW TO BEDEDICATED BY THIS PLAT(WIDTH VARIES)EAST HORSETOOTH ROAD (PUBLIC ROW VARIES)STANFORD ROAD(ROW VARIES)(PER BOOK 1506, PAGE 589 &STRACHAN SUB. 1ST FILING)PORTION OF LOT 3STRACHAN SUBDIVISIONTHIRD FILINGREC. NO. 20180064205LOT 6FOOTHILLS MALLREDEVELOPMENT SUB.LOT 3STRACHAN SUBDIVISIONFIRST FILINGLOT 1VILLAGE COOPERATIVEOF FORT COLLINSPORTION OF LOT 3STRACHAN SUBDIVISIONTHIRD FILINGREC. NO. 20180064205STANFORD ROAD(78' ROW)(PER STRACHAN SUB.THIRD FILING)TRACT JFOOTHILLS MALLREDEVELOPMENT SUB.FILING NO. 314.91' ACCESS EASEMENTREC. NO. 2012008264620' UTILITY EASEMENTBK. 2181 PG. 1262FND NAIL & BRASSTAG, LS 30126228.37'S00°45'15"W44.73'C2N89°51'02"W 213.52'S00°01'46"W 169.88'C3L6140.07'S89°51'02"E0.67'1.40'ZONING: MMN - MEDIUM DENSITY MIXED USEZONING: MMN - MEDIUM DENSITY MIXED USEZONING: CG - GENERAL COMMERCIALZONING: CG - GENERAL COMMERCIAL& BRASS126D TO 18"W/BPC 38470WFND NAIL & BRASSTAG, LS 301269' UTILITYEASEMENTDRAINAGEEASEMENT11' EAEN45°08'19"E202.96'C9L5L4L3C84E83'S44°54'06"E100.05'S45°45'43"W245.87'6"WL7L8L9L10EMERGENCYACCESS EASEMENT(HATCHED AREA)ACCESS EASEMENT(SHADED AREA)ACCESS EASEMENT(SHADED AREA)L17L16L15L14L13L12L1110' UTILITYEASEMENT13.0'EMERGENCYS EASEMENTCHED AREA)SEE DETAIL 2C11L19(SEE NOTE 13)CALCULATEDPOSITIONS32°43'36"W1.04'POINT OF COMMENCEMSOUTHWEST CORNERSEC. 25, T7N, R69W2-1/2" ALUMINUM CAPON #6 REBARIN MONUMENT BOXS89°52'33"E 1338.63'SOUTH 1/4 CORNERSEC. 25, T7N, R69W3" ALUMINUM CAPON # 6 REBAR, LS 20123FND #4 REBARW/OPC, LS 7839FND #4 REBARW/OPC, LS 7839FND #4 REBARNO CAPFND #4 REBARNO CAPFND #4 REBW/OPC, ILLEGIFND #4 REBARW/OPC, ILLEGIBLEFND NAIL & BRASSTAG, LS 7839FND NAIL & BRASSTAG, LS 7839FND CHISELED "X"IN CONCRETE(R) S89°45'30"W 24.83'(R) N44°45'30"E 278.02'(R) N21°11'34"W 87.60'(R) N45°14'30"W 96.53'(R) N44°45'30"E 23.53'(R) N45°14'30"E 92.94'(R) N00°11'47"E 23.92'(R) N19°26'55"E 9.44'(R) N38°42'03"E 9.52'(R) N38°42'03"E 34.01'UTILITY EASEREC. NO. 2017(R) N45°14'30"W 142.44'(M) S88°06'54"W 25.23'N44°50'37"W 142.32'(M) N45°06'57"E 277.94'(M) N20°53'58"W 87.53'(M) N44°49'38"W 96.56'(M) N45°22'30"E 23.44'(M) N44°49'33"W 93.02'(M) N89°53'55"W 35.00'(M) N00°30'35"E23.95'Delta= 38°51'05"R=14.32' L=9.71'Dir= N19°56'37"EChord= 9.53'(M) N38°29'22"E 9.46'N45°06'08"E136.45'N00°07'27"E138.12'N00°07'27"E50.00'N00°10'39"E50.00'S89°52'33"E 221.95'20' STORM SEWEREASEMENTREC. NO. 2011005527120' STORM EASEMENTREC. NO. 860306543' UTILITY EASEMENTBK. 2181 PG. 1262FND #4 REBARW/YPC, LS 30126(R) S89°45'30"W 35.04'20' STORM EASEMENTREC. NO. 86030654N00°13'47"E134.84'FND NAIL & SHINERLS 301268' UTILITY EASEMENTPER STRACHAN SUB. 3RDC134.01'1.15'FND NAIL & BRASSTAG, LS 30126PORTION OF LOT 3STRACHAN SUBDIVISIONTHIRD FILINGREC. NO. 20190052896ZONING: CG - GENERAL COMMERCIALZONING: CG - GENERAL COMMERCIALFND NAIL &TAG, LS 30UPGRADED#4 REBAR WN03°13'52"W1.24' (TIE)SITE & LANDSCAPECOVENANTSREC. NO. 96004137 &REC. NO. 96004138(CROSS -HATCHED AREA)PORTION OF LOT 3STRACHAN SUBDIVISIONTHIRD FILINGREC. NO. 201500274410' DRAINAGEEASEMENT23.7' EAES45°06'57"W206.50'C7S44°51'41"E125.54'C6L2C5N44°51'41"W
131.43'C4L1N45°05'54"E99.83N45°45'43"E146.02'N44°54'06"W88.89'15' EAEPOINT OFBEGINNINGEACCESS(HATC19.67'L18SEE DETAIL 1C10(M) N38°52'12"E 35.16'CURVE TABLECURVEC1C2C3C4C5C6C7C8C9C10C11DELTA37°51'07"73°26'59"32°56'01"90°01'22"73°10'39"90°00'00"89°58'38"89°10'25"90°07'10"17°41'47"36°47'55"RADIUS398.30'15.00'310.00'3.00'3.00'5.00'3.00'12.00'14.00'376.81'216.66'LENGTH263.13'19.23'178.19'4.71'3.83'7.85'4.71'18.68'22.02'116.38'139.15'BEARINGN70°55'29"WN53°07'33"WS16°29'47"WN89°52'22"WN08°16'22"WS89°51'41"ES00°07'38"WS89°42'09"WN00°04'44"ES60°53'43"ES71°06'00"ECHORD258.37'17.94'175.75'4.24'3.58'7.07'4.24'16.85'19.82'115.92'136.77'LINE TABLELINEL1L2L3L4L5L6L7L8L9L10L11L12L13L14L15L16L17L18L19LENGTH14.50'3.72'26.22'23.46'58.09'42.70'79.86'52.82'175.56'9.87'2.31'29.43'20.47'13.00'21.62'41.95'6.00'25.54'228.68'BEARINGS45° 06' 57"WN28° 18' 58"EN45° 42' 38"WN44° 43' 50"WN44° 58' 51"WS32° 57' 48"WN53° 21' 29"WN54° 56' 30"WN45° 04' 40"WS76° 25' 40"WS44° 09' 06"WS00° 50' 54"ES45° 50' 54"ES44° 09' 06"WN45° 50' 54"WN00° 50' 54"WN44° 09' 06"EN44° 32' 41"ES89° 51' 02"EPOINT OF COMMENCEMSOUTHWEST CORNERSEC. 25, T7N, R69W2-1/2" ALUMINUM CAPON #6 REBARIN MONUMENT BOXS89°52'33"E 1338.63'POINT OF COMMENCEMSOUTHWEST CORNERSEC. 25, T7N, R69W2-1/2" ALUMINUM CAPON #6 REBARIN MONUMENT BOXS89°52'33"E 1338.63'MENTFND #4 REBARW/OPC, LS 7839FND #4 REBARW/OPC, LS 7839FND #4 REBARW/OPC, ILLEGIBLEUTILITY EASEMENTREC. NO. 2017000725734.01'1.15'FND NAIL & BRASSTAG, LS 38199(NOT ACCEPTED)FND NAIL & BRASSTAG, LS 7839(NOT ACCEPTED)FND #4 REBARW/OPC, ILLEGIBLES39°22'02"W3.48' (TIE)S00°45'15"W44.73'C2S89°51'02"E0.67'CALCULATEDPOSITIONACCESS EASEMENT(SHADED AREA)N01°17'36"E0.78'SET NAIL &BRASS TAGNE, 38470NOTICE:According to Colorado law you must commence any legal action basedupon any defect in this survey within three years after you discover suchdefect. In no event may any action based upon any defect in this surveybe commenced more than ten years after the date of the certificate shownhereon.EHTRONRNFORT COLLINS: 301 North Howes Street, Suite 100, 80521GREELEY: 820 8th Street, 80631970.221.4158northernengineering.comRobert C. TesselyRegistered Professional Land SurveyorColorado Registration No. 38470For and on behalf of Northern Engineering Services, Inc.PRELIMINARYNORTHBOUNDARY LINEEXISTING RIGHT-OF-WAYEASEMENT LINELOT LINEFOUND PROPERTY CORNERAS DESCRIBEDSET 18" #4 REBAR WITH 1"BLUE PLASTIC CAP, PLS 38470FOUND SECTION CORNERAS DESCRIBEDEXISTING EASEMENT LINEPROPOSED RIGHT-OF-WAYCENTERLINESECTION LINEUTILITY EASEMENTUEDRAINAGE EASEMENTDEA TRACT OF LAND BEING A REPLAT OF A PORTION OF LOT 3, STRACHAN SUBDIVISION THIRD FILING, LOCATED IN THE SOUTHWESTQUARTER OF SECTION 25, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF FORT COLLINS,COUNTY OF LARIMER, STATE OF COLORADO2MEASURED BEARING/DISTANCE(M)RECORDED BEARING/DISTANCE(R)SET NAIL & BRASS SHINER,"NE", PLS 38470CALCULATED POSITIONITEM 2, ATTACHMENT 6Packet pg. 86
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC
Prepared for:
United Properties
Traffic Impact Study
Stanford Senior Living
December 16, 2020
ITEM 2, ATTACHMENT 7
Packet pg. 87
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 2
Table of Contents
Page
1 Introduction …….…..…………………………………………………………...…….3
2 Existing Conditions …….………………………………………..…..……………...7
3 Project Travel Demand……………………………………………………..……….14
4 Future Traffic Projections…………………………………………..……………....17
5 Traffic Impact Analysis……………………………………………...………………20
6 Auxiliary Lane Analysis…………………....…………….…………..……………..22
7 Conclusions………………………………………………………….………………..23
Appendices……….…………………………………………………………………….…24
Appendix A: Traffic Counts
Appendix B: Level of Service Worksheets
Appendix C: LCUASS Right-Turn and Left-Turn Warrants
List of Figures
1 Project Location….……..……………...…………………………………….....……..4
2 Project Site Plan……..…………………………………………………………………5
3 Existing Peak Hour Volumes………………………………………….….....…..…10
4 Existing Lane Configurations ………………………………………….…….…….11
5 Project Traffic Distribution………………………………………………………….15
6 Project Traffic ………………………………………………….………..…...……....16
7 Background Traffic 2023……..……………………………………………………..18
8 Total Traffic 2023……………………………………………………………..………19
List of Tables
1 Fort Collins Motor Vehicle LOS Standards…………………………………...…..9
2 Unsignalized Level of Service Definitions ……...…………….…………...…....12
3 Existing Weekday Peak Hour Intersection Level of Service…………….…....13
4 Estimated Project Trip Generation …………………………………….………....14
5 Future 2023 Intersection Level of Service…………………………………….....21
ITEM 2, ATTACHMENT 7
Packet pg. 88
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 3
1 INTRODUCTION
This report documents the results of a study to evaluate the potential traffic impacts of
the proposed Stanford Senior Living (to be referred to as the Project) development in the
City of Fort Collins, Colorado. Rollins Consult LLC conducted the study as required by
the City in conjunction with the development application for the proposed project.
PROJECT DESCRIPTION
The Project is located at the southwest corner of Stanford Road and Monroe Drive in the
southern part of Fort Collins. Currently the project site is undeveloped land. The Project
will be adjacent to the Marriott and access to the Project will be gained from the parking
lot east of the hotel. The land use to the north and east of the site is multi-family
residential. South of the site are office buildings and west is the Marriott. Figure 1
illustrates the project location and study area.
The project site is depicted on Figure 2. The site is designed with access via the
Marriott parking area to both Stanford Drive and Horsetooth Road.
The project proposes the following mix of senior care land uses and transportation
elements:
•24 memory care units
•113 assisted living/independent living units
•The facility will provide centralized amenities such as dining and organized
social/recreational activities.
•Outdoor areas are available on site for residents.
•The access to/from Monroe Drive is for garbage services only.
•The drop-off area and main access is provided on the south side of the site. The
access is located on the north side of the existing Marriott parking area.
ITEM 2, ATTACHMENT 7
Packet pg. 89
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 4
Figure 1 – Project Location
Source: Google Maps
ITEM 2, ATTACHMENT 7
Packet pg. 90
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 5
Figure 2 - Project Site Plan
STUDY SCOPE
The scope of work for this study was developed in conjunction with the City of Fort
Collins Traffic Operations department staff. The base assumptions, technical
methodologies, and geographic coverage of the study were all identified as part of the
study approach. The study analyzes the potential project-generated traffic impacts on
the adjacent street system.
This study will focus on build out of the development looking at the short range future
year of 2023. The analysis of future year traffic forecasts is based on projected
conditions for 2023 both with and without the addition of the project traffic. The following
transportation scenarios were analyzed for the AM and PM peak hours:
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RIPLEY DESIGN INC.Stephanie Hansen, PLA419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828
f. 970.225.6657
UNITED PROPERTIESMatt Oermann1331 17th St. #604Denver, CO 80202
p. 720.898.8866
ENGINEER
ARCHITECT
PLANNER / LANDSCAPE ARCHITECT
NORTHERN ENGINEERING
Stephanie Thomas
301 N. Howes St. #100Fort Collins, CO 80521p. 970.221.4158
VAUGHT FRYE LARSON ARCHITECTSBo Evans419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.1191
OWNER
419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
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ITEM 2, ATTACHMENT 7
Packet pg. 91
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 6
•Existing Conditions – The analysis of existing traffic conditions provides a basis
for the remainder of the study. The existing transportation system is described.
Peak hour intersection operations are evaluated.
•Project Travel Demand – The traffic generated by the Project will be estimated,
distributed, and assigned to the transportation network.
•2023 Background Conditions – Future traffic conditions are projected without
the proposed Project for the short range year 2023. The traffic volumes on the
roadway system will be factored and analyzed to reflect conditions for 2023.
•Total Future Conditions – The traffic associated with the project will be
projected and added to the Background traffic. The intersection operations will
be determined.
The study examined four intersections. These were identified by the City of Fort Collins
for inclusion in the study. The study intersections are shown on Figure 1 and listed
below.
1.Stanford Road & Monroe Drive
2.Stanford Road & Marriott Driveway
3.Stanford Road & Horsetooth Road
4.Marriott Driveway & Horsetooth Road
ITEM 2, ATTACHMENT 7
Packet pg. 92
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 7
2 EXISTING CONDITIONS
The transportation system has numerous elements that are described in this chapter.
The roadway network identified for this study is described and traffic volume information
presented for the study intersections.
ADJACENT LANDUSE
The Project site is located at the southwest corner of Stanford Road and Monroe Drive.
It is surrounded by multi-family residential to the north and east. South of the site are
office buildings and east of the site is the Marriott. The Project is also adjacent to the
Foothills Shopping Mall.
TRANSPORTATION NETWORK
The primary roadways that serve the Project site are described below. The roadway
designations depicted in the Master Street Plan for City of Fort Collins, adopted March
31, 2020.
Mobility Network
Stanford Road - This is a two-lane north-south collector street. South of Horsetooth
Road, the continuation of this road is referred to as Landings Drive. The speed limit is
posted at 25 mph. There are bike lanes and sidewalks on both sides of Stanford.
North of Monroe Drive there is on-street parking and the bike lane is buffered.
Between Monroe Drive and Horsetooth Road the on-street parking is dropped and the
bike lane is no longer buffered. The road is signed identifying it as the Remington
Bikeway. Transfort, Routes 5 and 12 serve the immediate area. Route 5 provides
service between the Downtown Transit Center and the Foothills Mall. There is a stop
at Stanford/Monroe. Route 12 provides service between the Foothills Mall and the
South Transit Center. It also operates on Horsetooth Road east to Ziegler Road.
Landings Drive – This roadway is the southern section of Stanford Road south of
Horsetooth Road. This two-lane north south collector street has both bike lanes and
sidewalks on each side. The speed limit is posted at 25 mph.
Monroe Drive – This is a private roadway adjacent to the Project site. To the west
Monroe Drive is a public road that connects to College Avenue and provides access to
the Foothills Mall, the adjacent retail and multi-family residential. This two-lane east-
west road has sidewalks on both sides.
Horsetooth Road – This east-west arterial roadway has four travel lanes. The speed
limit is posted at 40 mph east of Stanford and 35 mph west of Stanford. There are
sidewalks on both side of Horsetooth Road. There are no striped bike facilities
however, the road is signed as “Share the Road” with bicycles.
ITEM 2, ATTACHMENT 7
Packet pg. 93
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 8
EXISTING TRAFFIC CONDITIONS
Existing intersection operations were evaluated for both the morning and evening peak
hours. Intersection count data was collected on both November 4th and the 12th, 2020.
These counts reflect conditions during the current Pandemic. In order to develop
existing traffic counts that reflect a more typical condition, historical count data was
obtained from the City of Fort Collins where it was available. Both the recent and
historical counts are provided in Appendix A.
Several steps were taken to develop existing traffic data, these are generally described
below:
• At the intersection of Stanford/Horsetooth, counts were available for 11/4/20,
3/28/20, and 8/11/16. It was found that the count performed on 3/28/20
represented the highest volumes with a couple of exceptions. The peak hour
traffic at this location used the highest volumes available.
• Volumes on Stanford, Landings, and Horsetooth west of Stanford, were
developed based on the modified Stanford/Horsetooth volumes described above.
• The Marriott driveway volumes were increased from the counts takes on
11/12/20. Discussions with Marriott staff indicated the hotel was 35 percent
occupied on November 12th. The hotel has 229 rooms and therefore traffic was
generated using standard Institute of Traffic Engineers (ITE) trip generation rates
for the 149 unoccupied rooms. The two office buildings that use these driveways
were also considered. The parking lot occupancy was determined on 11/17/20 at
midday in an attempt to determine how active these offices were. The parking lot
was found to be 42 percent occupied. The two buildings are 31,000 square feet.
The trip generation was estimated for the presumed 58 percent inactive office
space of 18,000 square feet. These additional trips were distributed onto the
driveways.
• The traffic on Monroe Drive was factored upward by 20%. This factor was
determined by comparing counts performed at College/Monroe on 11/4/20 to
counts performed on 5/15/18. The westbound Monroe count was 40 higher
during the AM peak hour however it was 20 percent lower during the PM peak
hour. In an effort to be conservative the AM and PM peak hour volumes on
Monroe at Stanford were both increased by 20 percent.
These modified existing peak hour traffic volumes are provided on Figure 3. The current
lane configurations of the study intersections are shown on Figure 4.
Intersection Level of Service Analysis Methodologies
Transportation professionals evaluate intersections to determine how they are currently
operating and will operate in the future. The methods employed can be found in the
Transportation Research Board’s, 6th Edition, 2016 Highway Capacity Manual (HCM).
Level of service (LOS) is based on a “graded” system from LOS A, very little to no
delays, to LOS F which represents excessive delays and congestion.
ITEM 2, ATTACHMENT 7
Packet pg. 94
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 9
The City of Fort Collins has established guidelines for acceptable intersection
operations. These are provided within the Larimer County Urban Area Street Standards
(LCUASS), originally adopted January 2, 2001 with updates effective September 19,
2016. The guidelines are provided in Table 1.
Table 1
Fort Collins (GMA and City Limits)
Motor Vehicle LOS Standards (Intersections)
Chapter 4 ± TRANSPORTATION IMPACT STUDY Section 4.5 Project Impacts
Larimer County Urban Area Street Standards ± Repealed and Reenacted April 1, 2007 Page 4-27
Adopted by Larimer County, City of Loveland, City of Fort Collins
Table 4-2
Loveland (GMA and City Limits)
Motor Vehicle LOS Standards (Intersections)
Intersection
Component
Major
Intersection1
Minor
Intersection2
Driveway
Overall (City
Limits)
LOS C LOS C No Limit
Overall (GMAs) LOS D LOS D No Limit
Any Leg LOS D LOS E No Limit
Any Movement LOS E LOS F No Limit
1 Includes all signalized and unsignalized arterial/arterial and arterial/ major
collector intersections.
2 Includes all unsignalized intersections (except major intersections) and high
volume driveways
3 There are no LOS standards for I-25 Interchanges.
4 On State Highways, overall LOS D is acceptable.
Table 4-3
Fort Collins (GMA and City Limits)
Motor Vehicle LOS Standards (Intersections)
Overall Any
Approach leg
Any
Movement
Signalized
D1 E E2
Unsignalized
Arterial / Arterial
Collector / Collector
E3 F4
Unsignalized
Arterial / Collector
Arterial / Local
Collector / Local
Local / Local
D3 F4
Roundabout E 3,5 E54 E5
1 In mixed use district including downtown as defined by structure plan, overall LOS
E is acceptable
2 Applicable with at least 5% of total entering volume
3 Use weighted average to identify overall delay
4 Mitigation may be required
5 Apply unsignalized delay value thresholds to determine LOS
ITEM 2, ATTACHMENT 7
Packet pg. 95
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 10
Figure 3 – Existing Peak Hour Volumes
ITEM 2, ATTACHMENT 7
Packet pg. 96
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 11
Figure 4 – Existing Intersection Configurations
ITEM 2, ATTACHMENT 7
Packet pg. 97
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 12
Unsignalized Intersection
Peak hour levels of motor vehicle delay at unsignalized intersections were estimated
using the method from Chapter 17 of the 2016 HCM. The delays for the entire
intersection and for each of the constrained movements are reported. Table 2
summarizes the relationship between average control delay per vehicle and LOS for
unsignalized intersections.
Table 2 Unsignalized Intersection Level of Service Definitions
Level of
Service
Average Control
Delay Per Vehicle
(Seconds) Description
A £10.0 No delay for stop-controlled approaches.
B 10.0 and £15.0 Operations with minor delay.
C >15.0 and £25.0 Operations with moderate delays.
D >25.0 and £35.0 Operations with increasingly unacceptable
delays.
E >35.0 and £50.0 Operations with high delays, and long queues.
F >50.0
Operations with extreme congestion, and with
very high delays and long queues unacceptable
to most drivers.
Source: Transportation Research Board, Highway Capacity Manual, 2016.
Existing Intersection Conditions
Using the HCM methodology, the weekday AM and PM peak hour intersection
operations were determined. The results are provided in Table 3. As indicated in the
table, each of the study intersections are currently operating at acceptable levels of
service. The detailed analysis worksheets are provided in Appendix B.
ITEM 2, ATTACHMENT 7
Packet pg. 98
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 13
Table 3 Existing Weekday Peak-Hour Intersection Level of Service
# Intersection
Overall
Movement
AM Peak PM Peak
Delay LOS Delay LOS
1
Stanford Rd & Monroe
Dr
T Stop Control
Overall 1.4 A 1.7 A
EB 9.3 A 10.7 B
NB 1.5 A 1 A
2
Stanford Rd & Marriott
Driveway
T Stop Control
Overall 1 A 1.1 A
EB 9.8 A 10 B
NB 1.4 A 0.4 A
3
Stanford Rd &
Horsetooth Rd
Signal
Overall 21.4 C 27.5 C
EB LT 14.6 B 14.9 B
EB T 26.2 C 28.5 C
EB RT 26.0 C 28.4 C
WB LT 14.9 B 14.2 B
WB T 20.7 C 33.4 C
WB RT 14.3 B 12.0 B
NB LT 11.2 B 15.4 B
NB T 11.0 B 14.7 B
NB RT 11.4 B 16.2 B
SB LT 11.7 B 16.7 B
SB T 11.0 B 14.6 B
SB RT 11.3 B 15.4 B
4
Marriott Driveway &
Horsetooth Rd
Two Way Stop Control
Overall 0.4 A 0.4 A
EB 0.4 A 0.1 A
WB 0 A 0.1 A
NB 11.8 B 14.2 B
SB 12.2 B 15.7 C
Notes:
1. LOS calculations performed using Synchro which is based on the Transportation Research Board HCM 2016.
2. Average vehicle delay (in seconds per vehicle) is reported for both overall intersection and each constrained /STOP-controlled
movement or approach. Delays over 50 seconds are rounded to nearest second.
ITEM 2, ATTACHMENT 7
Packet pg. 99
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 14
3 PROJECT TRAVEL DEMAND
This chapter provides an overview of the Project and a description of the travel demand
methodology to estimate vehicle trip generation, distribution, and assignment of project-
generated traffic along area roadways and intersections.
PROJECT CHARACTERISTICS
The proposed Stanford development project is a continuing care retirement community.
The project site plan was depicted on Figure 2. As shown on the figure, vehicular
access to the project will be from either Stanford Road or Horsetooth Road. The project
will be developed with a variety of amenities:
• 24 memory care units/beds
• 113 assisted care beds
• On-site residential dining and activity services
• Outdoor areas for dining, sitting and gathering
PROJECT TRIP GENERATION
The trip generation characteristics of the project were estimated using data from the
Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition. The
land use for Continuing Care Retirement Community (ITE code 255) was utilized. Table
4 provides the trip generation estimated for the project. As indicated in the table, the full
buildout of the project is estimated to generate approximately 494 daily trips, 39 morning
and 77 evening peak hour trips.
Table 4 – Estimated Project Trip Generation
Based on ITE Trip Generation 10th Edition
PROJECT TRIP DISTRIBUTION | ASSIGNMENT
The distribution of the project traffic onto the roadway system was based on: the existing
peak hour traffic counts, the roadway network, the proposed land use, the location of the
project within the City/region and input from the City’s Traffic Operations department.
The project trip distribution is depicted on Figure 5.
The project assigned peak hour traffic volumes for are shown on Figure 6. It should be
noted that each of the proposed access points were assumed to continue to be full-
movement.
Project
IN Out Total IN Out Total
Continuing Care
Retirement Community 255 137 494 25 14 39 31 46 77
ITE Land Use and Code Project Trip Generation
Land Use Land Use
Code Units Daily AM PM
ITEM 2, ATTACHMENT 7
Packet pg. 100
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 15
Figure 5 – Trip Distribution
ITEM 2, ATTACHMENT 7
Packet pg. 101
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 16
Figure 6 – Project Traffic
ITEM 2, ATTACHMENT 7
Packet pg. 102
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 17
4 FUTURE TRAFFIC PROJECTIONS
Estimates of future traffic conditions both with and without the proposed Project were
necessary to evaluate the potential impact of the Project on the local street system. The
background base traffic scenario represents future traffic conditions without the addition
of the Project, while the total scenario represents future traffic conditions with completion
of the proposed Project. The short range future year of 2023 was analyzed. The
development of these future traffic scenarios is described in this chapter.
BACKGROUND 2023 TRAFFIC PROJECTIONS
The background traffic projections reflect growth in traffic from ambient growth due to
regional growth both in and outside of the study area. The ambient growth in traffic was
determined with information from the City of Fort Collins, Traffic Operations staff. Their
knowledge of the roadways within the study area indicate an annual growth rate of 1%
should be applied.
The resulting Background 2023 traffic projections for the study intersections are provided
on Figure 7.
TOTAL TRAFFIC PROJECTIONS
The total traffic projections include both the background plus project traffic. The project-
generated traffic volumes from Figure 6 were added to the Year 2023 background traffic
volumes illustrated on Figure 7 to develop total peak hour traffic volumes. The resulting
Year 2023 total traffic is depicted on Figure 8.
ITEM 2, ATTACHMENT 7
Packet pg. 103
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 18
Figure 7 – Background Traffic 2023
ITEM 2, ATTACHMENT 7
Packet pg. 104
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 19
Figure 8 – Total Traffic 2023
ITEM 2, ATTACHMENT 7
Packet pg. 105
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 20
5 TRAFFIC IMPACT ANALYSIS
This chapter presents an analysis of the potential impacts of the traffic generated by the
proposed Project on the local street system. The analysis compares the projected levels
of service at each study intersection under future background and total conditions to
estimate the incremental increase in the delay caused by the proposed project. This
provides the information needed to assess the potential impact of the project using the
City’s LOS standards.
SIGNIFICANT TRAFFIC IMPACT CRITERIA
Threshold criteria were applied to determine if the growth in traffic due to regional growth
and/or the proposed Project has a significant traffic impact at an intersection. If the
future traffic projections for either Background (without Project) or Total (with Project)
resulted in any portion of an intersection to exceed the LOS standards, this would be
considered an impact.
As presented earlier, based on the City of Fort Collins standards, LOS D is the standard
for each of the study intersections. Level of service F may be acceptable for minor
legs/movements.
FUTURE TRAFFIC CONDITIONS
The operations results, for each of the study intersections, are provided in Table 5 for
both the background and total traffic. Under both future traffic scenarios, each of the
study intersections will operate overall at acceptable levels of service.
ITEM 2, ATTACHMENT 7
Packet pg. 106
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 21
Table 5 - Future 2023 Intersection Level of Service
# Intersection Movement
AM Peak PM Peak
Background Total Background Total
Delay LOS Delay LOS Delay LOS Delay LOS
1 Stanford Rd & Monroe Dr
T Stop Control
Overall 1.4 A 1.8 A 1.8 A 2 A
EB 9.3 A 9.3 A 10.9 B 10.8 B
NB 1.5 A 1.7 A 1.1 A 1.4 A
2
Stanford Rd & Marriott
Driveway
T Stop Control
Overall 1 A 1.4 A 1.2 A 1.8 A
EB 9.8 A 10 B 10.1 B 10.9 B
NB 1.4 A 1.6 A 0.4 A 0.6 A
3
Stanford Rd & Horsetooth
Rd
Signal
Overall 21.7 C 21.7 C 32.1 C 32.3 C
EB LT 14.4 B 14.5 B 16.6 B 16.6 B
EB T 26.7 C 26.7 C 32.7 C 32.7 C
EB RT 26.5 C 26.5 C 32.6 C 32.6 C
WB LT 14.8 B 14.8 B 16.0 B 16.0 B
WB T 20.9 C 21.0 C 40.5 D 41.1 D
WB RT 14.1 B 14.2 B 13.0 B 13.1 B
NB LT 11.5 B 11.5 B 15.8 B 15.8 B
NB T 11.2 B 11.2 B 15.1 B 15.1 B
NB RT 11.7 B 11.7 B 16.5 B 16.5 B
SB LT 12.0 B 12.1 B 17.1 B 17.4 B
SB T 11.2 B 11.2 B 15.0 B 15.0 B
SB RT 11.6 B 11.6 B 15.7 B 15.7 B
4
Marriott Driveway &
Horsetooth Rd
Two Way Stop Control
Overall 0.5 A 0.5 A 0.4 B 0.5 B
EB 0.4 A 0.5 A 0.1 A 0.1 A
WB 0.1 A 0.1 A 0.1 A 0.1 A
NB 12 B 12 B 14.5 B 14.5 B
SB 12.4 B 12.5 B 16.2 C 16.9 C
Notes:
1. LOS calculations performed using Synchro which is based on the Transportation Research Board HCM 2016.
2. Average vehicle delay (in seconds per vehicle) is reported for both overall intersection and each constrained /STOP-controlled
movement or approach. Delays over 50 seconds are rounded to nearest second.
ITEM 2, ATTACHMENT 7
Packet pg. 107
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 22
6 AUXILIARY LANE ANALYSIS
An analysis was conducted to determine the need for auxiliary right-turn and left-turn
lanes at the Project access locations at both Stanford Road and Horsetooth Road. The
projected peak hour total traffic volumes at these locations are provided on Figure 8.
The City guidelines set forth in the LCUASS document were applied. These standards
identify when a right-turn and/or left-turn are warranted. The graphic representation of
the standards is provided in Appendix C.
No auxiliary right-turn or left-turn lanes are required at the two Project access driveways.
ITEM 2, ATTACHMENT 7
Packet pg. 108
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 23
7 CONCLUSIONS
This study was undertaken to analyze the potential short range traffic impacts of the
proposed Stanford Senior Living project in the City of Fort Collins. The following
summarizes the results of this analysis:
• The proposed Project consists of a continuing care retirement community.
This includes 24 memory care units, 113 assisted living units, areas for dining,
meetings, and other activities, and an outdoor courtyard/patio area.
• The Project site is located at the southwest corner of Stanford Road and
Monroe Drive. This land is currently undeveloped.
• The Project is expected to generate approximately 494 daily trips, 39 morning
and 77 evening peak hour trips
• Currently the study intersections are operating at acceptable levels.
• Under future 2023 background and total traffic conditions the overall
intersection operations are projected to operate at acceptable levels.
ITEM 2, ATTACHMENT 7
Packet pg. 109
STANFORD SENIOR LIVING | TRAFFIC IMPACT STUDY
CITY OF FORT COLLINS
Rollins Consult LLC | 24
APPENDICIES
§ Appendix A: Traffic Counts
§ Appendix B: HCM LOS Calculation Outputs
§ Appendix C: LCUASS Right-Turn and Left-turn Lane Warrants
ITEM 2, ATTACHMENT 7
Packet pg. 110
Appendix A - Traffic Cou nts
ITEM 2, ATTACHMENT 7
Packet pg. 111
www.idaxdata.com 01_STANFORD_MONROE
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to
Two-Hour Count Summaries
Note: Two-hour count summary volumes include heavy vehicles but exclude bicycles in overall count.
Total
0
0
0
1
1
1
0
0
3
3
WB --
NB 2.6%0.79
Peak Hour: 7:45 AM 8:45 AM
HV %:PHF
EB 0.0%0.67
Date: Wed, Nov 04, 2020
Peak Hour Count Period: 7:00 AM 9:00 AM
SB 1.6%0.75
TOTAL 1.9%0.92
TH RTUTLTTHRTUTLT
Rolling
One HourEastboundWestboundNorthboundSouthbound
UT LT TH RT
Interval
Start
MONROE DR 0 STANFORD RD STANFORD RD 15-min
TotalUTLTTHRT
0 0 0 0 0 3
0 8 0 20 0
7:15 AM 0 2 0 1
0 0 2 7 0 07:00 AM 0 0 0 3 0 0 0
0 15 1 31 0
7:45 AM 0 1 0 5
0 0 2 8 0 0
29 0
7:30 AM 0 3 0 2 0 0 0
10 0 0 0 12 1
42 122
8:00 AM 0 2 0 3 0 0 0
13 0 0 0 19 2000002
0 0 0 0 0 6
0 9 2 40 142
8:15 AM 0 0 0 3
0 0 6 18 0 0
0 12 0 36 155
8:45 AM 0 2 0 0
0 0 4 18 0 0
37 150
8:30 AM 0 2 0 0 0 0 0
9 0 0 0 13 6
26 1397000103000004
0 98 15 261 0
Interval
Start
Heavy Vehicle Totals Bicycles Pedestrians (Crossing Leg)
EB WB NB SB Total
0 5 0
0 0 29 90 0 0
10 155 0Peak Hour 18 58 0 0 0 53110
Count Total 0
0 0
7:15 AM 0 0 1 0 1 0 0
0 1 0 1 0 0
West North South
7:00 AM 0 0 1 0 1 0
EB WB NB SB Total East
7:45 AM 0 0 0 0 0
0 1 0 0 0 0
0
7:30 AM 0 0 0 0 0 0 0 1
0 0 0 0 0 0
0 0
8:15 AM 0 0 0 0 0 0 0
0 1 1 2 0 1
1 0 0
8:00 AM 0 0 1 1 2 0
1 0 0 0 1 0
8:45 AM 0 0 0 0 0
1 1 0 0 0 0
0
8:30 AM 0 0 1 0 1 0 0 0
0 1 1 0 1 0
0 0 0000110
0 0
Peak Hr 0 0 2 1 3 1 0
0 3 4 8 0 3Count Total 0 0 4 1 5 1
0135030
0 0 0 0
12 0 17 0 0 0
1 310
03 0N
STANFORD RD
MONROE DR
STANFORD RDSTANFORD RDMONROE DR
155TEV:
0.92PHF:10536363058187664011
516
28 0
Mark Skaggs: (425) 250-0777 mark.skaggs@idaxdata.com
ITEM 2, ATTACHMENT 7
Packet pg. 112
www.idaxdata.com 01_STANFORD_MONROE
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to
Two-Hour Count Summaries
Note: Two-hour count summary volumes include heavy vehicles but exclude bicycles in overall count.
Total
1
0
1
1
1
0
0
1
5
3
WB --
NB 3.2%0.91
Peak Hour: 4:15 PM 5:15 PM
HV %:PHF
EB 0.0%0.77
Date: Wed, Nov 04, 2020
Peak Hour Count Period: 4:00 PM 6:00 PM
SB 0.0%0.88
TOTAL 1.6%0.97
TH RTUTLTTHRTUTLT
Rolling
One HourEastboundWestboundNorthboundSouthbound
UT LT TH RT
Interval
Start
MONROE DR 0 STANFORD RD STANFORD RD 15-min
TotalUTLTTHRT
0 0 0 0 0 9
0 16 0 60 0
4:15 PM 0 4 0 6
0 0 6 28 0 04:00 PM 0 1 0 9 0 0 0
0 24 8 81 0
4:45 PM 0 8 0 6
0 0 6 33 0 0
78 0
4:30 PM 0 5 0 5 0 0 0
31 0 0 0 25 3
80 299
5:00 PM 0 5 0 4 0 0 0
36 0 0 0 23 0000007
0 0 0 0 0 2
0 31 2 76 315
5:15 PM 0 2 0 8
0 1 4 29 0 0
0 34 1 83 311
5:45 PM 0 5 0 4
0 0 5 30 0 0
72 309
5:30 PM 0 5 0 8 0 0 0
32 0 0 0 27 1
57 28827000152000004
0 195 17 587 0
Interval
Start
Heavy Vehicle Totals Bicycles Pedestrians (Crossing Leg)
EB WB NB SB Total
0 22 0
0 1 43 246 0 0
13 315 0Peak Hour 26 129 0 0 0 103210
Count Total 0
0 0
4:15 PM 0 0 1 0 1 1 0
0 0 0 0 0 1
West North South
4:00 PM 0 0 1 0 1 0
EB WB NB SB Total East
4:45 PM 0 0 1 0 1
4 5 0 1 0 0
0
4:30 PM 0 0 3 0 3 0 0 1
2 0 3 0 0 0
1 0
5:15 PM 0 0 1 0 1 0 0
0 1 0 1 0 0
1 0 0
5:00 PM 0 0 0 0 0 0
0 0 0 0 0 0
5:45 PM 0 0 0 0 0
2 2 0 0 0 0
0
5:30 PM 0 0 0 0 0 0 0 0
2 3 5 0 0 0
1 0 0000000
1 0
Peak Hr 0 0 5 0 5 1 0
0 6 9 16 0 4Count Total 0 0 7 0 7 1
0449021
0 0 0 1
35 0 50 0 0 0
1 441
02 0N
STANFORD RD
MONROE DR
STANFORD RDSTANFORD RDMONROE DR
315TEV:
0.97PHF:13103116151012926156125121
2243
39 0
Mark Skaggs: (425) 250-0777 mark.skaggs@idaxdata.com
ITEM 2, ATTACHMENT 7
Packet pg. 113
www.idaxdata.com 01_STANFORD_MARRIOTT
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to
Two-Hour Count Summaries
Note: Two-hour count summary volumes include heavy vehicles but exclude bicycles in overall count.
Total
0
0
2
1
1
1
0
0
5
5
WB --
NB 2.3%0.86
Peak Hour: 7:30 AM 8:30 AM
HV %:PHF
EB 0.0%0.75
Date: Thu, Nov 12, 2020
Peak Hour Count Period: 7:00 AM 9:00 AM
SB 1.2%0.80
TOTAL 1.7%0.83
TH RTUTLTTHRTUTLT
Rolling
One HourEastboundWestboundNorthboundSouthbound
UT LT TH RT
Interval
Start
MARRIOTT DRWY 0 STANFORD RD STANFORD RD 15-min
TotalUTLTTHRT
0 0 0 0 0 0
0 11 0 23 0
7:15 AM 0 2 0 0
0 0 3 8 0 07:00 AM 0 0 0 1 0 0 0
0 18 0 37 0
7:45 AM 0 1 0 0
0 0 4 14 0 0
22 0
7:30 AM 0 0 0 1 0 0 0
6 0 0 0 14 0
53 135
8:00 AM 0 1 0 0 0 0 0
21 0 0 0 25 2000004
0 0 0 0 0 0
0 21 1 47 159
8:15 AM 0 0 0 0
0 0 3 21 0 0
0 16 0 27 165
8:45 AM 0 0 0 0
0 0 0 8 0 0
38 175
8:30 AM 0 2 0 1 0 0 0
19 0 0 0 17 2
39 15120000180000001
0 140 5 286 0
Interval
Start
Heavy Vehicle Totals Bicycles Pedestrians (Crossing Leg)
EB WB NB SB Total
0 2 0
0 0 15 117 0 0
5 175 0Peak Hour 11 75 0 0 0 8110
Count Total 0
0 0
7:15 AM 0 0 1 0 1 0 0
0 0 0 0 0 0
West North South
7:00 AM 0 0 1 0 1 0
EB WB NB SB Total East
7:45 AM 0 0 0 0 0
0 1 0 2 0 0
0
7:30 AM 0 0 0 1 1 0 0 1
1 0 1 0 0 0
0 0
8:15 AM 0 0 1 0 1 0 0
0 1 0 1 0 1
1 0 0
8:00 AM 0 0 1 0 1 0
0 0 1 0 1 0
8:45 AM 0 0 1 0 1
0 0 0 0 0 0
0
8:30 AM 0 0 0 0 0 0 0 0
0 0 0 0 1 0
0 0 0001120
0 0
Peak Hr 0 0 2 1 3 0 0
0 5 1 6 0 5Count Total 0 0 5 1 6 0
0303050
0 0 0 0
6 0 3 0 0 0
0 030
05 0N
STANFORD RD
MARRIOTT DRWY
STANFORD RDSTANFORD RDMARRIOTT
DRWY
175TEV:
0.83PHF:581867707511868201
23
16 0
Mark Skaggs: (425) 250-0777 mark.skaggs@idaxdata.com
ITEM 2, ATTACHMENT 7
Packet pg. 114
www.idaxdata.com 01_STANFORD_MARRIOTT
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to
Two-Hour Count Summaries
Note: Two-hour count summary volumes include heavy vehicles but exclude bicycles in overall count.
Total
0
0
0
1
2
2
1
0
6
5
WB --
NB 0.5%0.82
Peak Hour: 4:30 PM 5:30 PM
HV %:PHF
EB 4.2%0.75
Date: Thu, Nov 12, 2020
Peak Hour Count Period: 4:00 PM 6:00 PM
SB 1.3%0.79
TOTAL 1.1%0.92
TH RTUTLTTHRTUTLT
Rolling
One HourEastboundWestboundNorthboundSouthbound
UT LT TH RT
Interval
Start
MARRIOTT DRWY 0 STANFORD RD STANFORD RD 15-min
TotalUTLTTHRT
0 0 0 0 0 1
0 36 1 75 0
4:15 PM 0 0 0 2
0 1 2 33 0 04:00 PM 0 0 0 2 0 0 0
0 38 0 87 0
4:45 PM 0 2 0 5
0 0 2 39 0 0
66 0
4:30 PM 0 0 0 8 0 0 0
36 0 0 0 27 0
86 314
5:00 PM 0 2 0 4 0 0 0
40 0 0 0 34 2000003
0 0 0 0 0 0
0 47 0 97 336
5:15 PM 0 0 0 3
0 0 2 42 0 0
0 30 0 71 341
5:45 PM 0 0 0 0
0 0 1 38 0 0
87 357
5:30 PM 0 1 0 1 0 0 0
56 0 0 0 27 1
67 32246000201000000
0 259 5 636 0
Interval
Start
Heavy Vehicle Totals Bicycles Pedestrians (Crossing Leg)
EB WB NB SB Total
0 4 0
0 1 11 330 0 0
3 357 0Peak Hour 7 177 0 0 0 146200
Count Total 0
0 0
4:15 PM 0 0 2 0 2 0 0
0 4 1 5 0 0
West North South
4:00 PM 0 0 0 0 0 0
EB WB NB SB Total East
4:45 PM 1 0 0 0 1
0 1 0 0 0 0
0
4:30 PM 0 0 0 0 0 0 0 1
0 0 0 0 0 0
0 0
5:15 PM 0 0 0 0 0 0 0
0 0 2 2 0 2
1 0 0
5:00 PM 0 0 1 2 3 0
0 0 0 0 0 0
5:45 PM 0 0 0 0 0
0 1 0 0 1 0
0
5:30 PM 0 0 0 0 0 0 0 1
0 0 0 0 2 0
0 0 0000000
1 0
Peak Hr 1 0 1 2 4 0 0
0 6 3 9 0 5Count Total 1 0 3 2 6 0
0123050
0 0 0 0
5 0 25 0 0 0
0 210
05 0N
STANFORD RD
MARRIOTT DRWY
STANFORD RDSTANFORD RDMARRIOTT
DRWY
357TEV:
0.92PHF:314614918101777184166020
424
10 0
Mark Skaggs: (425) 250-0777 mark.skaggs@idaxdata.com
ITEM 2, ATTACHMENT 7
Packet pg. 115
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to
to
Two-Hour Count Summaries
Note: Two-hour count summary volumes include heavy vehicles but exclude bicycles in overall count.
Total
0
1
1
1
4
2
1
1
11
7
Peak Hour
Date: Wed, Nov 04, 2020
Peak Hour Count Period: 7:00 AM 9:00 AM
SB 0.0%0.82
TOTAL 1.7%0.81
TH RT
WB 1.3%0.78
NB 2.9%0.77
Peak Hour: 7:15 AM 8:15 AM
HV %:PHF
EB 2.0%0.82
UT LT TH RT UT LT
Rolling
One HourEastboundWestboundNorthboundSouthbound
UT LT TH RT
Interval
Start
E HORSETOOTH RD E HORSETOOTH RD LANDINGS DR STANFORD RD 15-min
TotalUTLTTHRT
0 10 125 6 0 2
6 3 10 258 0
7:15 AM 0 4 207 10
3 0 2 3 3 07:00 AM 0 2 104 5 0 5 112
10 2 6 431 0
7:45 AM 0 6 235 19
9 0 2 2 10 0
404 0
7:30 AM 0 3 193 8 0 8 178
4 16 0 7 6 7
544 1,637
8:00 AM 0 12 151 5 0 5 156
6 10 0 8 11 70192111101
0 18 172 7 0 2
6 2 12 375 1,754
8:15 AM 0 3 143 18
10 0 5 4 6 1
7 2 4 394 1,707
8:45 AM 0 3 155 13
7 0 5 4 6 0
394 1,744
8:30 AM 0 5 185 10 0 10 149
3 7 0 7 3 11
398 1,561280532013186701
0 42 670 36 0
Count Total 0 38 1,373 88 0 88 1,289 56 32 59 3,198 0
0 1 0 1 0 0
West North South
7:00 AM 3 2 1
0 25 786
60 0 20 28 66 1
32 1,754 01016421312142
0 6 0
EB WB NB SB Total East
7:45 AM 2 2 0 0 4
0 1 1
Interval
Start
Heavy Vehicle Totals Bicycles Pedestrians (Crossing Leg)
EB WB NB SB Total
0 0
7:15 AM 5 3
0 0 0
0
7:30 AM 5 0 0 0 5 0 0 1
0 0 2 0 0 110920
2 1
8:15 AM 2 7 0 0 9 0 0
0 1 0 1 1 0
0 1 0
8:00 AM 5 5 1 0 11 0
0 0 0 1 1 0
8:45 AM 5 2 0 0 7
0 0 1 0 0 0
0
8:30 AM 5 1 1 1 8 0 0 0
0 0 0 1 0 1
1 0 0000110
5 1
Peak Hour 17 10 2 0 29 2 0
0 3 2 7 4 1Count Total 32 22 4 1 59 2
1215204
2 1204
10 2N
STANFORD RD
E HORSETOOTH RD
E HORSETOOTH
RD
LANDINGS DRE HORSETOOTH
RDSTANFORD RD1,754TEV:
0.81PHF:3221318578136
670
42
748
8590
42161068105042
786
25
853
712 0
Mark Skaggs: (425) 250-0777 mark.skaggs@idaxdata.com
ITEM 2, ATTACHMENT 7
Packet pg. 116
www.idaxdata.com 02_STANFORD_E HORSETOOTH
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to
Two-Hour Count Summaries
Note: Two-hour count summary volumes include heavy vehicles but exclude bicycles in overall count.
Total
0
1
2
1
3
2
2
0
11
8
Peak Hour
Date: Wed, Nov 04, 2020
Peak Hour Count Period: 4:00 PM 6:00 PM
SB 0.0%0.92
TOTAL 0.8%0.91
TH RT
WB 0.5%0.93
NB 1.9%0.73
Peak Hour: 4:30 PM 5:30 PM
HV %:PHF
EB 1.0%0.92
UT LT TH RT UT LT
Rolling
One HourEastboundWestboundNorthboundSouthbound
UT LT TH RT
Interval
Start
E HORSETOOTH RD E HORSETOOTH RD LANDINGS DR STANFORD RD 15-min
TotalUTLTTHRT
0 20 254 15 0 4
11 4 11 653 0
4:15 PM 0 19 240 20
20 0 5 9 20 04:00 PM 0 17 253 28 0 28 247
9 7 19 622 0
4:45 PM 0 17 206 17
17 0 4 5 24 0
621 0
4:30 PM 0 16 254 17 0 17 233
6 11 0 12 9 11
589 2,485
5:00 PM 0 13 276 18 0 18 266
14 18 0 17 6 160172351808
0 24 243 13 0 5
24 8 10 703 2,535
5:15 PM 0 17 251 24
17 0 12 9 32 0
13 15 14 618 2,548
5:45 PM 0 11 168 8
18 0 10 8 14 0
638 2,552
5:30 PM 0 16 242 15 0 15 238
8 15 0 16 9 13
459 2,4187110859082031803
0 76 977 65 0
Count Total 0 126 1,890 147 0 147 1,919 110 63 103 4,903 0
0 2 0 3 0 0
West North South
4:00 PM 5 4 2
0 63 987
136 0 51 66 145 0
58 2,552 02936890663076
0 11 1
EB WB NB SB Total East
4:45 PM 4 1 0 0 5
2 3 0
Interval
Start
Heavy Vehicle Totals Bicycles Pedestrians (Crossing Leg)
EB WB NB SB Total
0 0
4:15 PM 9 2
1 1 0
1
4:30 PM 4 2 2 0 8 0 0 1
2 1 3 0 0 0001100
0 1
5:15 PM 1 1 0 0 2 0 0
1 1 0 3 0 2
1 0 0
5:00 PM 2 2 1 0 5 1
0 0 1 0 1 0
5:45 PM 0 0 0 0 0
4 4 0 2 0 0
0
5:30 PM 0 1 0 0 1 0 0 0
2 1 3 0 1 1
0 0 0000000
2 2
Peak Hour 11 6 3 0 20 1 1
1 9 8 20 0 7Count Total 25 13 5 0 43 2
15310052
1 3512
15 0N
STANFORD RD
E HORSETOOTH RD
E
HORSETOOTH
RD
LANDINGS DRE
HORSETOOTH
RDSTANFORD RD2,552TEV:
0.91PHF:583066154164065
977
76
1,118
1,1420
893629154182076
987
63
1,126
1,064 0
Mark Skaggs: (425) 250-0777 mark.skaggs@idaxdata.com
ITEM 2, ATTACHMENT 7
Packet pg. 117
www.idaxdata.com 02_MARRIOTT_E HORSETOOTH
to
to
Two-Hour Count Summaries
Note: Two-hour count summary volumes include heavy vehicles but exclude bicycles in overall count.
Total
0
0
0
3
1
1
1
0
6
4
Peak Hour
Date: Thu, Nov 12, 2020
Peak Hour Count Period: 7:00 AM 9:00 AM
SB 0.0%0.65
TOTAL 1.6%0.90
TH RT
WB 1.9%0.85
NB 0.0%0.75
Peak Hour: 7:15 AM 8:15 AM
HV %:PHF
EB 1.3%0.91
UT LT TH RT UT LT
Rolling
One HourEastboundWestboundNorthboundSouthbound
UT LT TH RT
Interval
Start
E HORSETOOTH RD E HORSETOOTH RD DWY MARRIOTT DRWY 15-min
TotalUTLTTHRT
0 1 129 3 0 0
0 0 3 216 0
7:15 AM 0 5 181 1
0 0 0 0 0 07:00 AM 0 5 104 1 0 0 103
0 0 3 392 0
7:45 AM 0 5 189 12
3 0 0 0 1 0
323 0
7:30 AM 0 3 209 3 0 3 167
0 0 0 0 0 3
405 1,336
8:00 AM 1 1 165 4 0 0 163
0 1 0 0 0 200193300
0 2 167 0 0 0
0 0 5 345 1,465
8:15 AM 0 2 146 4
5 0 0 0 1 0
0 0 2 355 1,427
8:45 AM 1 3 179 8
2 0 0 0 1 0
322 1,464
8:30 AM 0 0 171 4 0 1 174
0 1 0 0 0 0
368 1,39002000102170200
0 4 652 14 0
Count Total 2 24 1,344 37 0 9 1,266 0 0 19 2,726 0
0 0 0 0 0 0
West North South
7:00 AM 5 0 0
1 14 744
18 0 0 0 7 0
13 1,465 000300020
0 5 0
EB WB NB SB Total East
7:45 AM 3 5 0 0 8
0 0 0
Interval
Start
Heavy Vehicle Totals Bicycles Pedestrians (Crossing Leg)
EB WB NB SB Total
0 0
7:15 AM 5 2
0 0 0
0
7:30 AM 1 2 0 0 3 0 0 0
0 0 0 0 0 000700
1 0
8:15 AM 6 1 0 0 7 0 0
0 0 0 0 0 0
0 2 1
8:00 AM 1 4 0 0 5 0
0 0 0 0 0 0
8:45 AM 2 0 0 0 2
0 0 0 0 0 1
1
8:30 AM 2 2 0 0 4 0 0 0
0 0 0 0 0 0
0 0 0000000
3 3
Peak Hour 10 13 0 0 23 0 0
0 0 0 0 0 0Count Total 25 16 0 0 41 0
1000003
0 0003
10 0N
MARRIOTT DRWY
E HORSETOOTH RD
E HORSETOOTH
RD
DWYE HORSETOOTH
RDMARRIOTT DRWY1,465TEV:
0.9PHF:13001328014
652
4
670
7470
300324020
744
14
779
666 1
Mark Skaggs: (425) 250-0777 mark.skaggs@idaxdata.com
ITEM 2, ATTACHMENT 7
Packet pg. 118
www.idaxdata.com 02_MARRIOTT_E HORSETOOTH
to
to
Two-Hour Count Summaries
Note: Two-hour count summary volumes include heavy vehicles but exclude bicycles in overall count.
Total
0
1
1
1
0
1
0
4
8
3
Peak Hour
Date: Thu, Nov 12, 2020
Peak Hour Count Period: 4:00 PM 6:00 PM
SB 0.0%0.85
TOTAL 0.8%0.97
TH RT
WB 1.0%0.97
NB 0.0%0.71
Peak Hour: 4:15 PM 5:15 PM
HV %:PHF
EB 0.7%0.96
UT LT TH RT UT LT
Rolling
One HourEastboundWestboundNorthboundSouthbound
UT LT TH RT
Interval
Start
E HORSETOOTH RD E HORSETOOTH RD DWY MARRIOTT DRWY 15-min
TotalUTLTTHRT
0 3 257 0 0 0
0 0 2 501 0
4:15 PM 0 0 287 2
1 0 0 0 5 04:00 PM 0 0 232 2 0 5 254
0 0 5 514 0
4:45 PM 0 3 287 4
2 0 0 0 3 0
557 0
4:30 PM 0 2 250 3 0 7 242
0 4 0 0 0 4
546 2,118
5:00 PM 0 2 282 2 0 2 252
0 4 0 0 0 503240000
0 2 257 0 0 0
0 0 3 552 2,169
5:15 PM 1 0 266 1
3 0 0 0 6 0
0 0 1 472 2,106
5:45 PM 0 1 196 4
1 0 0 0 1 0
536 2,148
5:30 PM 0 2 236 1 0 0 230
0 4 0 0 0 5
381 1,94101000001177100
0 15 991 5 0
Count Total 1 10 2,036 19 0 23 1,909 0 0 25 4,059 0
0 0 0 0 0 0
West North South
4:00 PM 6 1 0
0 7 1,106
8 0 0 0 28 0
17 2,169 0001700011
0 7 0
EB WB NB SB Total East
4:45 PM 1 3 0 0 4
0 0 0
Interval
Start
Heavy Vehicle Totals Bicycles Pedestrians (Crossing Leg)
EB WB NB SB Total
0 0
4:15 PM 4 3
0 0 1
1
4:30 PM 1 2 0 0 3 0 0 0
0 0 0 0 0 000700
0 0
5:15 PM 1 3 0 0 4 0 0
0 0 0 0 0 0
0 1 0
5:00 PM 2 2 0 0 4 0
0 0 0 0 0 0
5:45 PM 2 3 0 0 5
0 0 0 0 0 0
1
5:30 PM 3 3 0 0 6 0 0 0
0 0 0 0 0 0
0 0 4000000
1 7
Peak Hour 8 10 0 0 18 0 0
0 0 0 0 0 0Count Total 20 20 0 0 40 0
2000001
0 0001
20 0N
MARRIOTT DRWY
E HORSETOOTH RD
E
HORSETOOTH
RD
DWYE
HORSETOOTH
RDMARRIOTT DRWY2,169TEV:
0.97PHF:1700171205
991
15
1,011
1,1230
17001726011
1,106
7
1,124
1,008 0
Mark Skaggs: (425) 250-0777 mark.skaggs@idaxdata.com
ITEM 2, ATTACHMENT 7
Packet pg. 119
ITEM 2, ATTACHMENT 7
Packet pg. 120
ITEM 2, ATTACHMENT 7
Packet pg. 121
www.idaxdata.com 03_COLLEGE_MONROE
to
to
Two-Hour Count Summaries
Note: Two-hour count summary volumes include heavy vehicles but exclude bicycles in overall count.
Total
0
1
1
0
0
1
1
0
4
2
Peak Hour
Date: Wed, Nov 04, 2020
Peak Hour Count Period: 7:00 AM 9:00 AM
SB 3.1%0.85
TOTAL 3.5%0.90
TH RT
WB 2.3%0.77
NB 3.9%0.91
Peak Hour: 7:45 AM 8:45 AM
HV %:PHF
EB 1.8%0.64
UT LT TH RT UT LT
Rolling
One HourEastboundWestboundNorthboundSouthbound
UT LT TH RT
Interval
Start
MONROE DR MONROE DR COLLEGE AVE COLLEGE AVE 15-min
TotalUTLTTHRT
0 2 1 3 0 8
3 133 1 332 0
7:15 AM 0 0 0 3
3 0 8 177 0 07:00 AM 0 1 0 3 0 1 2
3 183 5 512 0
7:45 AM 0 7 1 6
3 0 7 295 1 0
358 0
7:30 AM 0 5 1 5 0 2 2
170 4 0 4 153 10
583 1,785
8:00 AM 0 11 2 9 0 1 1
271 5 0 15 248 10022808
0 3 0 6 0 12
7 193 7 463 1,916
8:15 AM 0 6 1 5
6 1 8 215 2 0
6 217 4 543 2,098
8:45 AM 0 7 3 8
8 0 10 272 11 1
509 2,067
8:30 AM 0 4 0 4 0 4 2
239 13 0 12 210 2
557 2,0722669016206307018014
0 10 5 28 1
Count Total 0 41 8 43 0 22 10 66 1,543 42 3,857 0
0 0 0 0 0 0
West North South
7:00 AM 0 0 5
0 28 4
55 1 75 1,905 45 1
23 2,098 0389973114086824
3 8 0
EB WB NB SB Total East
7:45 AM 1 1 10 9 21
0 0 1
Interval
Start
Heavy Vehicle Totals Bicycles Pedestrians (Crossing Leg)
EB WB NB SB Total
0 0
7:15 AM 0 1
0 0 0
0
7:30 AM 1 0 7 5 13 0 0 0
0 0 0 0 0 1831200
0 0
8:15 AM 0 0 9 7 16 0 1
1 0 0 1 0 0
0 0 0
8:00 AM 0 0 8 4 12 0
0 0 0 1 1 0
8:45 AM 0 1 8 5 14
0 0 0 1 0 0
0
8:30 AM 0 0 15 9 24 0 0 0
0 0 1 1 0 0
0 0 0010010
1 0
Peak Hour 1 1 42 29 73 0 2
3 0 1 4 2 1Count Total 2 3 70 45 120 0
0013110
0 1020
01 1N
COLLEGE AVE
MONROE DR
MONROE DR
COLLEGE AVEMONROE DR COLLEGE AVE2,098TEV:
0.9PHF:23868409321,054128
5
10
43
750
31997381,067903124
4
28
56
66 0
Mark Skaggs: (425) 250-0777 mark.skaggs@idaxdata.com
ITEM 2, ATTACHMENT 7
Packet pg. 122
www.idaxdata.com 03_COLLEGE_MONROE
to
to
Two-Hour Count Summaries
Note: Two-hour count summary volumes include heavy vehicles but exclude bicycles in overall count.
Total
2
1
6
3
1
2
1
2
18
7
Peak Hour
Date: Wed, Nov 04, 2020
Peak Hour Count Period: 4:00 PM 6:00 PM
SB 0.9%0.92
TOTAL 0.7%0.95
TH RT
WB 1.8%0.98
NB 0.4%0.96
Peak Hour: 4:45 PM 5:45 PM
HV %:PHF
EB 0.0%0.93
UT LT TH RT UT LT
Rolling
One HourEastboundWestboundNorthboundSouthbound
UT LT TH RT
Interval
Start
MONROE DR MONROE DR COLLEGE AVE COLLEGE AVE 15-min
TotalUTLTTHRT
0 19 3 20 4 8
21 350 9 867 0
4:15 PM 0 11 4 9
25 2 9 380 21 04:00 PM 0 8 7 12 0 18 5
26 365 4 886 0
4:45 PM 0 12 5 14
25 0 7 386 32 1
812 0
4:30 PM 0 10 2 9 0 17 2
303 18 1 22 382 8
852 3,417
5:00 PM 0 14 6 13 0 22 6
351 23 1 21 351 6017830013
0 16 7 32 0 10
12 417 7 915 3,465
5:15 PM 0 16 5 12
28 0 6 358 26 0
25 379 11 911 3,638
5:45 PM 0 6 4 10
33 3 9 373 32 0
960 3,613
5:30 PM 0 13 1 12 0 15 5
366 34 2 22 433 5
723 3,50930419224307201132803
0 70 26 123 3
Count Total 0 90 34 91 0 135 39 173 2,984 52 6,926 0
0 0 0 0 1 0
West North South
4:00 PM 0 1 3
0 55 17
221 9 65 2,821 205 7
29 3,638 0381,448 115 3 80 1,58051
5 9 0
EB WB NB SB Total East
4:45 PM 0 1 3 4 8
0 1 3
Interval
Start
Heavy Vehicle Totals Bicycles Pedestrians (Crossing Leg)
EB WB NB SB Total
1 0
4:15 PM 1 0
2 1 0
0
4:30 PM 1 1 4 5 11 0 1 0
0 1 1 1 0 0361000
0 0
5:15 PM 0 1 0 6 7 0 0
0 0 0 0 1 0
1 0 0
5:00 PM 0 1 2 3 6 0
0 2 0 0 2 2
5:45 PM 0 1 2 3 6
0 0 1 0 0 0
0
5:30 PM 0 1 1 3 5 0 0 0
0 0 0 2 0 0
1 0 0000001
2 0
Peak Hour 0 4 6 16 26 0 2
3 0 1 4 12 4Count Total 2 7 18 35 62 0
0002610
0 0020
01 6N
COLLEGE AVE
MONROE DR
MONROE DR
COLLEGE AVEMONROE DR COLLEGE AVE3,638TEV:
0.95PHF:291,580801,6921,6293123
26
70
219
2120
1151,448381,6041,704351
17
55
123
93 0
Mark Skaggs: (425) 250-0777 mark.skaggs@idaxdata.com
ITEM 2, ATTACHMENT 7
Packet pg. 123
ITEM 2, ATTACHMENT 7
Packet pg. 124
Appendix B
Level of Service Worksheets
ITEM 2, ATTACHMENT 7
Packet pg. 125
EXISTING
ITEM 2, ATTACHMENT 7
Packet pg. 126
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MoYement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (Yeh/h) 43 797 42 79 827 69 11 21 53 47 23 44
Future Volume (Yeh/h) 43 797 42 79 827 69 11 21 53 47 23 44
Initial Q (Qb), Yeh 0 0 0 0 0 0 0 0 0 0 0 0
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat FloZ, Yeh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870
Adj FloZ Rate, Yeh/h 47 866 46 86 899 75 12 23 58 51 25 48
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Percent HeaY\ Veh, % 2 2 2 2 2 2 2 2 2 2 2 2
Cap, Yeh/h 259 1064 57 280 1166 520 642 751 637 639 751 637
ArriYe On Green 0.05 0.31 0.31 0.06 0.33 0.33 0.40 0.40 0.40 0.40 0.40 0.40
Sat FloZ, Yeh/h 1781 3432 182 1781 3554 1585 1327 1870 1585 1317 1870 1585
Grp Volume(Y), Yeh/h 47 448 464 86 899 75 12 23 58 51 25 48
Grp Sat FloZ(s),Yeh/h/ln 1781 1777 1838 1781 1777 1585 1327 1870 1585 1317 1870 1585
Q SerYe(g_s), s 1.0 14.0 14.0 1.9 13.7 2.0 0.3 0.4 1.4 1.5 0.5 1.1
C\cle Q Clear(g_c), s 1.0 14.0 14.0 1.9 13.7 2.0 0.8 0.4 1.4 1.9 0.5 1.1
Prop In Lane 1.00 0.10 1.00 1.00 1.00 1.00 1.00 1.00
Lane Grp Cap(c), Yeh/h 259 551 570 280 1166 520 642 751 637 639 751 637
V/C Ratio(X)0.18 0.81 0.81 0.31 0.77 0.14 0.02 0.03 0.09 0.08 0.03 0.08
AYail Cap(c_a), Yeh/h 327 637 658 330 1303 581 642 751 637 639 751 637
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I)1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Uniform Dela\ (d), s/Yeh 14.2 19.1 19.1 14.3 18.1 14.2 11.1 10.9 11.2 11.5 10.9 11.1
Incr Dela\ (d2), s/Yeh 0.3 7.1 6.9 0.6 2.6 0.1 0.1 0.1 0.3 0.2 0.1 0.2
Initial Q Dela\(d3),s/Yeh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),Yeh/ln 0.4 6.1 6.3 0.7 5.3 0.7 0.1 0.2 0.5 0.4 0.2 0.4
Unsig. MoYement Dela\, s/Yeh
LnGrp Dela\(d),s/Yeh 14.6 26.2 26.0 14.9 20.7 14.3 11.2 11.0 11.4 11.7 11.0 11.3
LnGrp LOS B C C B C B B B B B B B
Approach Vol, Yeh/h 959 1060 93 124
Approach Dela\, s/Yeh 25.5 19.8 11.3 11.4
Approach LOS C B B B
Timer - Assigned Phs 2 3 4 6 7 8
Phs Duration (G+Y+Rc), s 28.6 8.3 23.1 28.6 7.2 24.2
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5
Ma[ Green Setting (Gma[), s 19.5 5.5 21.5 19.5 5.0 22.0
Ma[ Q Clear Time (g_c+I1), s 3.4 3.9 16.0 3.9 3.0 15.7
Green E[t Time (p_c), s 0.2 0.0 2.6 0.3 0.0 3.2
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HCM 6th LOS C
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MoYement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (Yeh/h) 95 1048 76 105 1229 98 29 45 104 76 40 69
Future Volume (Yeh/h) 95 1048 76 105 1229 98 29 45 104 76 40 69
Initial Q (Qb), Yeh 0 0 0 0 0 0 0 0 0 0 0 0
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat FloZ, Yeh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870
Adj FloZ Rate, Yeh/h 103 1139 83 114 1336 107 32 49 113 83 43 75
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Percent HeaY\ Veh, % 2 2 2 2 2 2 2 2 2 2 2 2
Cap, Yeh/h 251 1307 95 281 1392 621 501 589 499 483 589 499
ArriYe On Green 0.07 0.39 0.39 0.07 0.39 0.39 0.31 0.31 0.31 0.31 0.31 0.31
Sat FloZ, Yeh/h 1781 3359 245 1781 3554 1585 1274 1870 1585 1224 1870 1585
Grp Volume(Y), Yeh/h 103 602 620 114 1336 107 32 49 113 83 43 75
Grp Sat FloZ(s),Yeh/h/ln 1781 1777 1826 1781 1777 1585 1274 1870 1585 1224 1870 1585
Q SerYe(g_s), s 2.0 18.8 18.8 2.2 22.0 2.6 1.1 1.1 3.2 3.1 1.0 2.0
C\cle Q Clear(g_c), s 2.0 18.8 18.8 2.2 22.0 2.6 2.1 1.1 3.2 4.2 1.0 2.0
Prop In Lane 1.00 0.13 1.00 1.00 1.00 1.00 1.00 1.00
Lane Grp Cap(c), Yeh/h 251 691 711 281 1392 621 501 589 499 483 589 499
V/C Ratio(X)0.41 0.87 0.87 0.41 0.96 0.17 0.06 0.08 0.23 0.17 0.07 0.15
AYail Cap(c_a), Yeh/h 278 693 712 306 1392 621 501 589 499 483 589 499
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I)1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Uniform Dela\ (d), s/Yeh 13.8 16.9 16.9 13.2 17.8 11.9 15.1 14.5 15.2 15.9 14.4 14.8
Incr Dela\ (d2), s/Yeh 1.1 11.6 11.5 0.9 15.6 0.1 0.2 0.3 1.1 0.8 0.2 0.6
Initial Q Dela\(d3),s/Yeh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),Yeh/ln 0.7 8.7 8.9 0.8 10.5 0.8 0.3 0.5 1.2 0.9 0.4 0.7
Unsig. MoYement Dela\, s/Yeh
LnGrp Dela\(d),s/Yeh 14.9 28.5 28.4 14.2 33.4 12.0 15.4 14.7 16.2 16.7 14.6 15.4
LnGrp LOS B C C B C B B B B B B B
Approach Vol, Yeh/h 1325 1557 194 201
Approach Dela\, s/Yeh 27.4 30.5 15.7 15.8
Approach LOS C C B B
Timer - Assigned Phs 2 3 4 6 7 8
Phs Duration (G+Y+Rc), s 23.4 8.8 27.8 23.4 8.6 28.0
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5 4.5 4.5
Ma[ Green Setting (Gma[), s 18.0 5.1 23.4 18.0 5.0 23.5
Ma[ Q Clear Time (g_c+I1), s 5.2 4.2 20.8 6.2 4.0 24.0
Green E[t Time (p_c), s 0.6 0.0 1.8 0.5 0.0 0.0
Intersection Summar\
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Packet pg. 132
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Intersection
Int Delay, s/veh 0.4
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 33 879 20 4 850 32 0 0 3 0 0 28
Future Vol, veh/h 33 879 20 4 850 32 0 0 3 0 0 28
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 0 - 0 0 - - - - 0 - - 0
Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 -
Grade, %- 0 - - 0 - - 0 - - 0 -
Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 36 955 22 4 924 35 0 0 3 0 0 30
Major/Minor Major1 Major2 Minor1 Minor2
Conflicting Flow All 959 0 0 977 0 0 - - 478 - - 480
Stage 1 - - - - - - - - - - - -
Stage 2 - - - - - - - - - - - -
Critical Hdwy 4.14 - - 4.14 - - - - 6.94 - - 6.94
Critical Hdwy Stg 1 - - - - - - - - - - - -
Critical Hdwy Stg 2 - - - - - - - - - - - -
Follow-up Hdwy 2.22 - - 2.22 - - - - 3.32 - - 3.32
Pot Cap-1 Maneuver 713 - - 702 - - 0 0 534 0 0 532
Stage 1 - - - - - - 0 0 - 0 0 -
Stage 2 - - - - - - 0 0 - 0 0 -
Platoon blocked, %- -- -
Mov Cap-1 Maneuver 713 - - 702 - - - - 534 - - 532
Mov Cap-2 Maneuver - - - - - - - - - - - -
Stage 1 - - - - - - - - - - - -
Stage 2 - - - - - - - - - - - -
Approach EB WB NB SB
HCM Control Delay, s 0.4 0 11.8 12.2
HCM LOS B B
Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1
Capacity (veh/h)534 713 - - 702 - - 532
HCM Lane V/C Ratio 0.006 0.05 - - 0.006 - - 0.057
HCM Control Delay (s) 11.8 10.3 - - 10.2 - - 12.2
HCM Lane LOS B B - - B - - B
HCM 95th %tile Q(veh) 0 0.2 - - 0 - - 0.2
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Intersection
Int Delay, s/veh 0.4
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 13 1202 11 15 1318 9 0 0 17 0 0 31
Future Vol, veh/h 13 1202 11 15 1318 9 0 0 17 0 0 31
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 0 - 0 0 - - - - 0 - - 0
Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 -
Grade, %- 0 - - 0 - - 0 - - 0 -
Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 14 1307 12 16 1433 10 0 0 18 0 0 34
Major/Minor Major1 Major2 Minor1 Minor2
Conflicting Flow All 1443 0 0 1319 0 0 - - 654 - - 722
Stage 1 - - - - - - - - - - - -
Stage 2 - - - - - - - - - - - -
Critical Hdwy 4.14 - - 4.14 - - - - 6.94 - - 6.94
Critical Hdwy Stg 1 - - - - - - - - - - - -
Critical Hdwy Stg 2 - - - - - - - - - - - -
Follow-up Hdwy 2.22 - - 2.22 - - - - 3.32 - - 3.32
Pot Cap-1 Maneuver 466 - - 520 - - 0 0 409 0 0 369
Stage 1 - - - - - - 0 0 - 0 0 -
Stage 2 - - - - - - 0 0 - 0 0 -
Platoon blocked, %- -- -
Mov Cap-1 Maneuver 466 - - 520 - - - - 409 - - 369
Mov Cap-2 Maneuver - - - - - - - - - - - -
Stage 1 - - - - - - - - - - - -
Stage 2 - - - - - - - - - - - -
Approach EB WB NB SB
HCM Control Delay, s 0.1 0.1 14.2 15.7
HCM LOS B C
Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1
Capacity (veh/h)409 466 - - 520 - - 369
HCM Lane V/C Ratio 0.045 0.03 - - 0.031 - - 0.091
HCM Control Delay (s) 14.2 13 - - 12.1 - - 15.7
HCM Lane LOS B B - - B - - C
HCM 95th %tile Q(veh) 0.1 0.1 - - 0.1 - - 0.3
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MoYement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (Yeh/h) 45 821 44 82 852 72 12 22 55 49 24 46
Future Volume (Yeh/h) 45 821 44 82 852 72 12 22 55 49 24 46
Initial Q (Qb), Yeh 0 0 0 0 0 0 0 0 0 0 0 0
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat FloZ, Yeh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870
Adj FloZ Rate, Yeh/h 49 892 48 89 926 78 13 24 60 53 26 50
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Percent HeaY\ Veh, % 2 2 2 2 2 2 2 2 2 2 2 2
Cap, Yeh/h 258 1083 58 280 1186 529 631 738 626 628 738 626
ArriYe On Green 0.05 0.32 0.32 0.06 0.33 0.33 0.39 0.39 0.39 0.39 0.39 0.39
Sat FloZ, Yeh/h 1781 3429 185 1781 3554 1585 1323 1870 1585 1314 1870 1585
Grp Volume(Y), Yeh/h 49 462 478 89 926 78 13 24 60 53 26 50
Grp Sat FloZ(s),Yeh/h/ln 1781 1777 1837 1781 1777 1585 1323 1870 1585 1314 1870 1585
Q SerYe(g_s), s 1.1 14.4 14.4 2.0 14.1 2.1 0.4 0.5 1.4 1.5 0.5 1.2
C\cle Q Clear(g_c), s 1.1 14.4 14.4 2.0 14.1 2.1 0.9 0.5 1.4 2.0 0.5 1.2
Prop In Lane 1.00 0.10 1.00 1.00 1.00 1.00 1.00 1.00
Lane Grp Cap(c), Yeh/h 258 561 580 280 1186 529 631 738 626 628 738 626
V/C Ratio(X)0.19 0.82 0.82 0.32 0.78 0.15 0.02 0.03 0.10 0.08 0.04 0.08
AYail Cap(c_a), Yeh/h 324 637 658 328 1303 581 631 738 626 628 738 626
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I)1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Uniform Dela\ (d), s/Yeh 14.1 19.0 19.0 14.2 18.0 14.0 11.4 11.1 11.4 11.8 11.1 11.3
Incr Dela\ (d2), s/Yeh 0.4 7.8 7.5 0.6 2.9 0.1 0.1 0.1 0.3 0.3 0.1 0.2
Initial Q Dela\(d3),s/Yeh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),Yeh/ln 0.4 6.4 6.6 0.7 5.5 0.7 0.1 0.2 0.5 0.5 0.2 0.4
Unsig. MoYement Dela\, s/Yeh
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Approach Vol, Yeh/h 989 1093 97 129
Approach Dela\, s/Yeh 26.0 19.9 11.6 11.7
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Ma[ Green Setting (Gma[), s 19.5 5.5 21.5 19.5 5.0 22.0
Ma[ Q Clear Time (g_c+I1), s 3.4 4.0 16.4 4.0 3.1 16.1
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MoYement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (Yeh/h) 98 1080 79 109 1266 101 30 47 108 79 42 72
Future Volume (Yeh/h) 98 1080 79 109 1266 101 30 47 108 79 42 72
Initial Q (Qb), Yeh 0 0 0 0 0 0 0 0 0 0 0 0
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat FloZ, Yeh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870
Adj FloZ Rate, Yeh/h 107 1174 86 118 1376 110 33 51 117 86 46 78
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Percent HeaY\ Veh, % 2 2 2 2 2 2 2 2 2 2 2 2
Cap, Yeh/h 231 1310 96 259 1394 622 513 625 530 495 625 530
ArriYe On Green 0.07 0.39 0.39 0.07 0.39 0.39 0.33 0.33 0.33 0.33 0.33 0.33
Sat FloZ, Yeh/h 1781 3357 246 1781 3554 1585 1267 1870 1585 1217 1870 1585
Grp Volume(Y), Yeh/h 107 621 639 118 1376 110 33 51 117 86 46 78
Grp Sat FloZ(s),Yeh/h/ln 1781 1777 1826 1781 1777 1585 1267 1870 1585 1217 1870 1585
Q SerYe(g_s), s 2.3 21.3 21.3 2.5 25.0 2.9 1.2 1.2 3.4 3.4 1.1 2.2
C\cle Q Clear(g_c), s 2.3 21.3 21.3 2.5 25.0 2.9 2.3 1.2 3.4 4.6 1.1 2.2
Prop In Lane 1.00 0.13 1.00 1.00 1.00 1.00 1.00 1.00
Lane Grp Cap(c), Yeh/h 231 694 713 259 1394 622 513 625 530 495 625 530
V/C Ratio(X)0.46 0.90 0.90 0.46 0.99 0.18 0.06 0.08 0.22 0.17 0.07 0.15
AYail Cap(c_a), Yeh/h 292 697 716 316 1394 622 513 625 530 495 625 530
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Incr Dela\ (d2), s/Yeh 1.4 14.1 14.0 1.3 21.0 0.1 0.2 0.3 1.0 0.8 0.2 0.6
Initial Q Dela\(d3),s/Yeh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(50%),Yeh/ln 0.9 10.3 10.6 0.9 12.9 1.0 0.4 0.5 1.3 1.0 0.5 0.8
Unsig. MoYement Dela\, s/Yeh
LnGrp Dela\(d),s/Yeh 16.6 32.7 32.6 16.0 40.5 13.0 15.8 15.1 16.5 17.1 15.0 15.7
LnGrp LOS B C C B D B B B B B B B
Approach Vol, Yeh/h 1367 1604 201 210
Approach Dela\, s/Yeh 31.4 36.8 16.0 16.2
Approach LOS C D B B
Timer - Assigned Phs 2 3 4 6 7 8
Phs Duration (G+Y+Rc), s 26.2 8.9 29.9 26.2 8.8 30.0
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Ma[ Green Setting (Gma[), s 19.5 6.5 25.5 19.5 6.5 25.5
Ma[ Q Clear Time (g_c+I1), s 5.4 4.5 23.3 6.6 4.3 27.0
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MoYement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (Yeh/h) 45 821 44 82 855 75 12 23 55 52 25 46
Future Volume (Yeh/h) 45 821 44 82 855 75 12 23 55 52 25 46
Initial Q (Qb), Yeh 0 0 0 0 0 0 0 0 0 0 0 0
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Work Zone On Approach No No No No
Adj Sat FloZ, Yeh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870
Adj FloZ Rate, Yeh/h 49 892 48 89 929 82 13 25 60 57 27 50
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Page 1
MoYement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (Yeh/h) 98 1080 79 109 1269 104 30 49 108 88 44 72
Future Volume (Yeh/h) 98 1080 79 109 1269 104 30 49 108 88 44 72
Initial Q (Qb), Yeh 0 0 0 0 0 0 0 0 0 0 0 0
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat FloZ, Yeh/h/ln 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870 1870
Adj FloZ Rate, Yeh/h 107 1174 86 118 1379 113 33 53 117 96 48 78
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
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ArriYe On Green 0.07 0.39 0.39 0.07 0.39 0.39 0.33 0.33 0.33 0.33 0.33 0.33
Sat FloZ, Yeh/h 1781 3357 246 1781 3554 1585 1265 1870 1585 1215 1870 1585
Grp Volume(Y), Yeh/h 107 621 639 118 1379 113 33 53 117 96 48 78
Grp Sat FloZ(s),Yeh/h/ln 1781 1777 1826 1781 1777 1585 1265 1870 1585 1215 1870 1585
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Lane Grp Cap(c), Yeh/h 230 694 713 259 1394 622 511 625 530 493 625 530
V/C Ratio(X)0.46 0.90 0.90 0.46 0.99 0.18 0.06 0.08 0.22 0.19 0.08 0.15
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Approach Dela\, s/Yeh 31.4 37.3 16.0 16.3
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Ma[ Q Clear Time (g_c+I1), s 5.4 4.5 23.3 7.1 4.3 27.0
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ITEM 2, ATTACHMENT 7
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ITEM 2, ATTACHMENT 7
Packet pg. 152
Appendix C
LCUASS Right -Turn and Left -Turn
Warrants
ITEM 2, ATTACHMENT 7
Packet pg. 153
ITEM 2, ATTACHMENT 7
Packet pg. 154
ITEM 2, ATTACHMENT 7
Packet pg. 155
Development Review Center
281 North College Avenue
PO Box 580
Fort Collins, CO 80522-0580
970-221-6750
fcgov.com/DevelopmentReview
Stanford Senior Living (Formerly Stanford & Monroe Long Term Care)
Neighborhood Meeting Notes
August 12, 2020 Meeting Date
Virtual Meeting
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
Alyssa Stephens, Development Review Liaison, ph 970.221.6076, astephens@fcgov.com
Applicants:
Stephanie Hansen, Ripley Design
Chris Aronson, VFLA Architects
Matt Oermann, United Properties, developer
Attendees:
Approximately five community members attended.
Staff Presentation
Alyssa 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
Stephanie Hansen, Ripley Design Inc.
The applicant’s representative explained the context of the project in terms of existing physical development and the
City’s comprehensive plan and zoning. She showed and explained examples of other similar developments, and a
conceptual site plan for the proposed facility.
ITEM 2, ATTACHMENT 8
Packet pg. 156
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
Questions, Comments and Discussion
Question: Wondering about setbacks from north and east sides from the sidewalk?
Response (Applicants): The City requirements for street right-of-way and utility easements are about 9-15 feet, but we
are actually showing more than that. On the north side the closest part is about 24’ from the sidewalk and on the east
side the closest part is 20 ‘ for a short distance and then it opens up on the angle with much larger setbacks. There will
be lots of articulation on the building as well.
Comment: I am a resident of Village Coop apartments across the street. I have the 3rd floor northwest corner unit,
looking at the southeast of this building. I hope you put as much amenities in there as possible to make it really nice to
look at.
Response (Applicants): That’s the best corner.
Question: Wondering who the actual owner operator will be?
Response (Applicants): United Properties is the developer. The long term operator is to be determined.
Question: Has developer done this type of project before?
Response (Applicants): Yes, definitely. We have a location in Littleton, Balfour is the operator there. We have several
in the Minneapolis metro area operated by Cherrywood. And we have one in Naples Florida.
Question: What’s the definition of long term care vs senior living or assisted living.
Response (Applicants): That’s mostly semantics. The City defines this as LTC. It doesn’t break it down as far as senior
living, but assisted living is included. We do anticipate this to be assisted living as well as memory care.
Question: So this is not independent living at all, is that correct?
Response (Applicants): that is correct from a licensing standpoint. We expect that some units will be closer to
independent living, than assisted living…some people could need assistance with meals, bathing , dressing,
transportation…and some people just need meals and medication. But its definitely geared toward those that need
assisted living. Some units will have more kitchen equipment and washer dryers than others.
Question: Wondering about the timeline?
Response (Applicants): That’s still a moving target with some steps to get through with the City…maybe 30 months
from now to open.
Question: What’s the number of units?
Response (Applicants): Right now, looking at about 127.
ITEM 2, ATTACHMENT 8
Packet pg. 157
Stanford Senior Living
4/28/2021
Alternative Compliance Request
3.2.2.(C)(4)(b) Bicycle Parking Space Requirements
The minimum bicycle parking requirements are set forth in the table below. For uses that are not specifically
listed in the table, the number of bicycle parking spaces required shall be the number required for the most
similar use listed.
Multi-Family Residential requires 1 space per bedroom with 60% of those enclosed and 40% of those
fixed bicycle racks. This would result in 149 bicycle parking spaces. We would like to request that is
reduced to 10 bicycle parking spaces which will be 100% enclosed within the parking garage instead of
60%.
Reason for the Request
The Land Use Code does not differentiate between a long-term care institution and multi-family residential
regarding required bicycle parking. Thus, requiring an alternative compliance request to reduce the
number of unused bike racks. Stanford Senior Living is an assisted living facility with memory care. This
facility is not intended for active seniors. The aging residents have limited mobility and are highly unlikely
to be riding bicycles. Residents within the memory care units are not permitted outside unsupervised. If
the additional 139 bicycle parking spaces were provided, that would result in a concrete pad of
approximately 3,000 square feet where there is currently landscape.
Justifications
3.2.2(C)(4)(c)(2) Review Criteria. To approve an alternative plan, the decision maker must first find that the
proposed alterative plan accomplishes the purposes of this Section equally well or better than would a plan
that complies with the standards of this Section.
In reviewing a request for an alternative number of bicycle parking spaces, the decision maker must consider
whether the proposed land use will likely experience a lower than normal amount of bicycle traffic.
The general purpose of the standard is 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…” For this project, it would be unsafe to allow most of the residents access to
bicycles. Instead, we have provided a looped walking trail around the property for those residents who are
able, courtyard with labyrinth for memory care residents, and community gardens. We have provided 10
bike parking spaces for the anticipated 15 staff members to encourage commuting to work. Those spaces
will be 100% enclosed. Therefore, this proposed land use will experience a much lower than normal
amount of bicycle traffic.
ITEM 2, ATTACHMENT 9
Packet pg. 158
1
May 26, 2021
Clark Mapes
City Planner
Planning and Zoning Commission
Stanford Senior Living
#PDP200022
Overview
2
Long Term Care Facility w/ Assisted Living and Memory Care
4-story building
38 parking spaces underground, 95 additional spaces available in
existing parking lot shared by adjacent Marriott Hotel
1
2
ITEM 2, ATTACHMENT 10
Packet pg. 159
2
Zoning:
General
Commercial
Zone District
(HC)
TOD Overlay
DistrictE. Horsetooth Rd.
3
4
ITEM 2, ATTACHMENT 10
Packet pg. 160
3
6
Front (South
facing Stanford)
Rear (North
facing Monroe)
5
6
ITEM 2, ATTACHMENT 10
Packet pg. 161
4
7
Character
Details
8
General
Commercial
Zone District
(HC)
TOD Overlay
District
7
8
ITEM 2, ATTACHMENT 10
Packet pg. 162
5
9
General
Commercial
Zone District
(HC)
TOD Overlay
District
9
10
ITEM 2, ATTACHMENT 10
Packet pg. 163
6
Parking # of Spaces
11
Update to Staff Report: Maximum 67 spaces (Staff Report said 58)
Added to Agenda Materials: Alternative Compliance Request to
Exceed the Maximum #
12
Alternative
Compliance
for # of
Parking
Spaces
The general purpose of the standard is 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.”
This
11
12
ITEM 2, ATTACHMENT 10
Packet pg. 164
7
Recommendation
13
Approval of the Stanford Senior Living PDP #200022, and
Approval of Alternative Compliance for Section 3.2.2(K)(2) for the
number of parking spaces up to 133 spaces
13
14
ITEM 2, ATTACHMENT 10
Packet pg. 165
1
May 26, 2021
Clark Mapes
City Planner
Planning and Zoning Commission
Stanford Senior Living
#PDP200022
1
2
ITEM 2, ATTACHMENT 10
Packet pg. 166
2
Zoning:
General
Commercial
Zone District
(HC)
TOD Overlay
DistrictE. Horsetooth Rd.
3
4
ITEM 2, ATTACHMENT 10
Packet pg. 167
3
5
Front (South
facing Stanford)
Rear (North
facing Monroe)
6
Character
Details
5
6
ITEM 2, ATTACHMENT 10
Packet pg. 168
4
7
General
Commercial
Zone District
(HC)
TOD Overlay
District
8
General
Commercial
Zone District
(HC)
TOD Overlay
District
7
8
ITEM 2, ATTACHMENT 10
Packet pg. 169
5
Recommendation
9
Staff recommends approval of the Stanford Senior Living PDP
# PDP200022
9
10
ITEM 2, ATTACHMENT 10
Packet pg. 170
1
STANFORD
SENIOR LIVING
WHO?
WHAT?
WHY?
UNITED PROPERTIES
CREATING DEEP ROOTS
A SAFE COMMUNITY FOR SENIORS
WITH MEMORY CARE AND OTHER
HEALTH NEEDS
ALLOWING FORT COLLINS’ SENIORS TO
AGE IN PLACE
1
2
ITEM 2, ATTACHMENT 11
Packet pg. 171
2
WHO
EXAMPLE
COMMUNITIES
Conceptual Review Neighborhood
Meeting
Plan submittal
and review with
City Staff
Planning and Zoning
Commission
Hearing
Final
Development
Plan Submittal
and review
Building Permit
TIMELINE
We are here
3
4
ITEM 2, ATTACHMENT 11
Packet pg. 172
3
EXISTING SITE
ZONING
General Commercial Zone
District
Allowable uses include Long-term
care facilities (Type 2 review
because more than 50 units or 75
bedrooms)
Transit-Oriented Development
(TOD) overlay zone
Maximum Height = 4 Stories + 1
for mixed-use +1 for parking
garage +1 for affordable units
5
6
ITEM 2, ATTACHMENT 11
Packet pg. 173
4
CITY PLAN
Urban Mixed-Use District
EXISTING SITE
7
8
ITEM 2, ATTACHMENT 11
Packet pg. 174
5
PROPOSED SITE
PARKING
9
10
ITEM 2, ATTACHMENT 11
Packet pg. 175
6
TREE PROTECTION
TREE PROTECTION
11
12
ITEM 2, ATTACHMENT 11
Packet pg. 176
7
ARCHITECTURE
ARCHITECTURE
13
14
ITEM 2, ATTACHMENT 11
Packet pg. 177
8
ARCHITECTURE
ARCHITECTURE
15
16
ITEM 2, ATTACHMENT 11
Packet pg. 178
9
ARCHITECTURE
RENDERING
17
18
ITEM 2, ATTACHMENT 11
Packet pg. 179
10
RENDERING
QUESTIONS?
19
20
ITEM 2, ATTACHMENT 11
Packet pg. 180
Stanford Senior Living
5/25/2021
Alternative Compliance Request
3.2.2.(K)(2) Non-Residential 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.
Reason for the Request
There is an existing 100 space parking lot on this property that is currently being used by surrounding
businesses. The agreement in place states that once this property develops, the parking lot will be used by
the new development. The proposed development would fall under the “long-term care facility” which has
no minimum parking requirement and a maximum parking requirement of 67 spaces. It appears that this
may be an error in the land use code. The maximum number of allowable spaces is not sufficient for the
150 beds in this community, 35 employees (on major shift), and those visiting the residents (20 more
spaces). Our residents are permitted to have personal vehicles. We are proposing to install a protected
sidewalk and new ramps for the safety of our residents and restore the rest of the existing parking lot to its
historic conditions. We are providing 38 parking spaces within a parking garage under the building and
preserving 95 of the surface lot spaces for a total of 133 parking spaces.
Justifications
3.2.2(C)(4)(c)(2) Review Criteria. To approve an alternative plan, the decision maker must first find that
the proposed alterative plan accomplishes the purposes of this Section equally well or better than
would a plan that complies with the standards of this Section.
The general purpose of the standard is 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.”
This project is proposing to improve the safety of the existing parking lot by providing a protected
sidewalk. Additionally, the parking spaces proposed within the parking garage will provide an added
layer of safety to the residents of the long-term care facility. This underground parking takes advantage
of the existing grading conditions on site between the existing surface parking and the sidewalk to the
north. It will provide parking spaces that are protected from the elements and will minimize walking
distances for our residents who still have vehicles. It will maintain the convenience of vehicles within the
development and to and from surrounding areas by preserving the existing parking lot.
Additionally, the plan as proposed is equal to a plan that does comply with this standard. If there was
simply a property line between the proposed building and existing parking lot, the new building would
comply with the land use code without having to change the site plan from what is proposed.
ITEM 2, ATTACHMENT 12
Packet pg. 181
Stanford Senior Housing
Alternative Compliance Request – Vehicle Parking ratios
5/25/2021
Page 2 of 2
In reviewing a request for an alternative number of parking spaces, the decision maker must consider
whether the proposed plan:
1. does not detract from continuity, connectivity and convenient proximity for pedestrians between or
among existing or future uses in the vicinity,
·Keeping the existing parking lot would maintain the continuity, connectivity and convenience
for pedestrian between the existing uses. Additional pedestrian connectivity will be provided
with the proposed sidewalk along the eastern border of the parking lot.
2. minimizes the visual and aesthetic impact along the public street by placing parking lots to the rear or
along the side of buildings, to the maximum extent feasible,
·The existing parking lot is located behind existing buildings. The additional parking proposed is
located within a parking garage and is not visible.
3. minimizes the visual and aesthetic impact on the surrounding neighborhood,
·No additional visual or aesthetic impacts on the surrounding neighborhood would be created.
By preserving the parking lot we are also preserving the mature trees within the parking islands.
4. creates no physical impact on any facilities serving alternative modes of transportation,
·No facilities serving alternative modes of transportation will be impacted.
5. creates no detrimental impact on natural areas or features,
·The mature trees within the parking lot islands will be preserved with the preservation of the
parking lot.
6. maintains handicap parking ratios, and
·This project will provide two handicap parking stalls in the garage and four spaces in the surface
lot as required.
7. for projects located in D, L-M-N, M-M-N and C-C zone districts, conforms with the established street
and alley block patterns, and places parking lots across the side or to the rear of buildings.
·Not applicable
ITEM 2, ATTACHMENT 12
Packet pg. 182
DRAWING NUMBER:ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No.DESCRIPTIONDATEREVISIONSNo.DESCRIPTIONDATEPlotted By: Stephanie Hansen Layout: COVER Printed On: 5/25/2021 5:18 PM File Name: 0 COVER.dwgORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Stephanie Hansen, PLA419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657CHERRYWOOD POINT INVESTMENT, LLCMatt Oermann1331 17th St. #604Denver, CO 80202p. 720.898.8866ENGINEERARCHITECTPLANNER / LANDSCAPE ARCHITECTNORTHERN ENGINEERINGStephanie Thomas301 N. Howes St. #100Fort Collins, CO 80521p. 970.221.4158VAUGHT FRYE LARSON ARCHITECTSBo Evans419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.1191APPLICANT419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.comCOVERPDP SUBMITTALSTANFORD SENIORLIVING4/29/2021FOR HEARING032.4.2021SD0212.23.2020PDP01FORT COLLINS, COSHSHR20-025C OF 4NORTH015 3060SCALE: 1"=30'-0"STANFORD SENIOR LIVINGPROJECT DEVELOPMENT PLANDirector SignaturePLANNING CERTIFICATEAPPROVED BY THE DIRECTOR OF COMMUNITY DEVELOPMENT AND NEIGHBORHOOD SERVICES OF THE CITY OF FORT COLLINS,COLORADO ON THIS ________ DAY OF ________, 20__.VICINITY MAPOWNER (SIGNED)DateTHE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE MEWITNESS MY HAND AND OFFICIAL SEAL.NOTARY PUBLICADDRESSTHISDAY OFMY COMMISSION EXPIRES:AS.(PRINT NAME)20 .A.D., BYTHE UNDERSIGNED DOES/DO HEREBY CERTIFY THAT I/WE ARE THE LAWFUL OWNERS OF THE REAL PROPERTY DESCRIBED ON THISSITE PLAN AND DO HEREBY CERTIFY THAT I/WE ACCEPT THE CONDITIONS AND RESTRICTIONS SET FORTH ON SAID SITE PLAN.OWNER'S CERTIFICATESCALE: 1":500'LAND USE CHARTPARKING REQUIREMENTSREQUIRED* PARKING (.33 /BED + 1 PER 2 EMPLOYEESON MAJOR SHIFT MAX.)PROVIDED**LONG-TERM CARE FACILITY0 MIN. - 67 MAX.38 WITHIN THE GARAGE (INCLUDES 2 HCSPACES) AND 95 SURFACE SPACES(INCLUDES 4 HC SPACES)NOTES:*ASSUMES 35 EMPLOYEES ON A NORMAL MAJOR SHIFT AND 150 BEDS**THERE IS AN EXISTING 100 SPACE PARKING LOT LOCATED ON THIS PROPERTY WHICH IS CURRENTLY DESIGNATEDAS COMMON AREA PARKING PER THE DECLARATION OF EASEMENTS, COVENANTS AND CONDITIONS. THIS PROPERTYWILL BE DISCHARGED FROM THE COMMON AREA, AS AGREED UPON, AT THE START OF CONSTRUCTION.EXISTING ZONINGGENERAL COMMERCIAL (C-G)GROSSAREA (SF)%BUILDING COVERAGE40,12524.30DRIVES AND PARKING(EXCLUDES PUBLIC ROW)47,03228.49OPEN SPACE AND LANDSCAPE(EXCLUDES PUBLIC ROW)47,88829.01HARDSCAPE(EXCLUDES PUBLIC ROW)13,1047.94PUBLIC STREET RIGHT-OF-WAY16943 10.26 HARDSCAPE1,880 DRIVES AND PARKING12,478 LANDSCAPE2,585TOTAL GROSS COVERAGE165,092.00SF (3.79 AC)100.00AREA COVERAGENETAREA (SF)%BUILDING COVERAGE40,12527.08DRIVES AND PARKING47,03231.75OPEN SPACE AND LANDSCAPE47,88832.32HARDSCAPE (WALKS & PLAZAS)13,1048.85TOTAL NET COVERAGE148,149.00SF (3.40 AC)100.00SITEHORSETOOTH RDSTANFORD STE MONROE DR.COLLEGE AVE (287)PETERSON STMMNMEDIUM DENSITYMIXED USENEIGHBORHOODDISTRICTCGGENERALCOMMERCIALDISTRICTBICYCLE PARKINGREQUIREDPROVIDEDRESIDENTIAL PARKING SPACES 150 10 ALL ENCLOSEDBUILDING HEIGHTCODE ALLOWED MAXIMUMSTORIES*PROVIDED STORIESCODE HEIGHT (25' PERSTORY MAX.)PROVIDED HEIGHT7 STORIES 4 STORIES20' MIN. - 175' MAX.VARIES, 49'-0" - 70'-0" MAX.A tract of land located in the Northwest Quarter of Section 2, Township 6 North, Range 69 West of the 6th P.M., City of Fort Collins, County of Larimer, Stateof Colorado, and being more particularly described as follows:(PARCEL I)A PART OF LOT 3, STRACHAN SUBDIVISION, THIRD FILING, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO,WHICH BEGINS AT A POINT WHICH BEARS N 85° 18' 00" E, A DISTANCE OF 58.78 FEET AND AGAIN N 89° 45' 30" E, A DISTANCE OF 192.00FEET, AND AGAIN N 44° 45' 30" E, A DISTANCE OF 312.00 FEET AND AGAIN S 45° 14' 30" E, A DISTANCE OF 115.25 FEET, AND AGAIN S 48°48' 34" E, A DISTANCE OF 49.58 FEET FROM THE SW CORNER OF LOT 2 OF THE STRACHAN SUBDIVISION, THIRD FILING AND RUNTHENCE ALONG THE ARC OF A 398.41 FOOT RADIUS CURVE TO THE LEFT, A DISTANCE OF 236.29 FEET, THE LONG CHORD OF WHICHBEARS S 71° 18' 34" E, A DISTANCE OF 258.53 FEET; THENCE N 89° 45' 30" E, A DISTANCE OF 214.00 FEET; THENCE ALONG THE ARC OF A15.00 FEET RADIUS CURVE TO THE RIGHT, A DISTANCE OF 23.56 FEET, THE LONG CHORD OF WHICH BEARS S 45° 14' 30" E A DISTANCEOF 21.21 FEET TO A POINT ON THE WEST RIGHT OF WAY LINE OF STANFORD ROAD; THENCE ALONG SAID RIGHT OF WAY LINE S 00° 14'30" E, A DISTANCE OF 175.05 FEET, AND AGAIN ALONG THE ARC OF A 298.80 FOOT RADIUS CURVE TO THE RIGHT, A DISTANCE OF198.17 FEET, THE LONG CHORD OF WHICH BEARS S 18° 45' 30" W, A DISTANCE OF 194.56 FEET, AND AGAIN ALONG THE ARC OF A 376.80FOOT RADIUS CURVE TO THE LEFT, A DISTANCE OF 14.91 FEET, THE LONG CHORD OF WHICH BEARS S 36° 37' 30" W, A DISTANCE OF14.91 FEET; THENCE N 53° 45' 30" W, A DISTANCE OF 141.48 FEET; THENCE S 44° 45' 30" W, A DISTANCE OF 260.46 FEET; THENCE S 89° 45'30" W, A DISTANCE OF 24.83 FEET; THENCE N 45° 14' 30" W, A DISTANCE OF 142.44 FEET; THENCE N 44° 45' 30" E, A DISTANCE OF 278.02FEET; THENCE N 21° 11' 34" W, A DISTANCE OF 87.60 FEET; THENCE N 45° 14' 30" W, A DISTANCE OF 96.53 FEET; THENCE N 44° 45' 30" E, ADISTANCE OF 23.53 FEET; THENCE N 45° 14' 30" W, A DISTANCE OF 92.94 FEET; THENCE S 89° 45' 30' W, A DISTANCE OF 35.04 FEET;THENCE N 00° 11' 47" E, A DISTANCE OF 23.92 FEET; THENCE ALONG THE ARC OF A 14.32 FOOT RADIUS CURVE TO THE RIGHT, ADISTANCE OF 9.62 FEET, THE LONG CHORD OF WHICH BEARS N 19° 26' 55" E A DISTANCE OF 9.44 FEET; THENCE N 38° 42' 03" E, ADISTANCE OF 9.52 FEET TO THE POINT OF BEGINNING;EXCEPT THAT PORTION CONVEYED IN DEED RECORDED NOVEMBER 20, 2012 AT RECEPTION NO. 20120082646ANDA PORTION OF TRACT NINE, THE FOOTHILLS FASHION MALL EXPANSION, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:BEGINNING AT A POINT WHICH BEARS N 89° 45' 30" E, 199.36 FEET AND AGAIN S 67° 44' 30" E, 268.90 FEET AND AGAIN S 45° 14' 30" E,129.24 FEET AND AGAIN S 48° 48' 33" E, 49.58 FEET FROM THE EAST RADIUS POINT AT THE NW CORNER OF LOT 2, STRACHANSUBDIVISION THIRD FILING AND RUN THENCE ALONG THE ARC OF A 398.41 FOOT RADIUS CURVE TO THE LEFT A DISTANCE OF 263.30FEET, THE LONG CHORD OF WHICH BEARS S 71° 18' 34" E, 258.53 FEET; THENCE N 89° 45' 30" E 214.00 FEET; THENCE ALONG THE ARC OFA 15.00 FOOT RADIUS CURVE TO THE RIGHT A DISTANCE OF 23.56 FEET, THE LONG CHORD OF WHICH BEARS S 45° 14' 30" E, 21.21 FEETTO A POINT ON THE WEST LINEOF STANFORD ROAD; THENCE N 00° 14' 30" W, 49.00 FEET ALONG THE SAID WEST LINE; THENCE S 89° 45' 30" W, 229.09 FEET; THENCEALONG THE ARC OF A 364.41 FOOT RADIUS CURVE TO THE RIGHT A DISTANCE OF 240.19 FEET, THE LONG CHORD OF WHICH BEARS N71° 21' 49" W, 235.87 FEET; THENCE S 38° 42' 03" W, 34.01 FEET TO THE POINT OF BEGINNING.TOGEHTER WITH (PARCEL II)A PORTION OF LOT 3, STRACHAN SUBDIVISION, THIRD FILING, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO,BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT THE SW CORNER OF LOT 2, STRACHAN SUBDIVISION, THIRDFILING; THENCE N 85° 18' 00" E, ALONG THE SOUTH LINE OF SAID LOT 2 A DISTANCE OF 58.78 FEET; THENCE N 89° 45' 30" E, ALONG THESOUTH LINE OF LOT 2, A DISTANCE OF 192.00 FEET; THENCE N 44° 45' 30" E, ALONG, THEN LEAVING THE EAST LINE OF SAID LOT 2, ADISTANCE OF 312.00 FEET; THENCE S 45° 14' 30" E, A DISTANCE OF 115.25 FEET; THENCE S 48° 48' 34" E, A DISTANCE OF 49.58 FEET;THENCE ALONG THE ARC OF A 398.41 FOOT RADIUS CURVE TO THE LEFT, A DISTANCE OF 263.29 FEET, THE LONG CHORD OF WHICHBEARS S 71° 18' 34" E, A DISTANCE OF 258.53 FEET; THENCE N 89° 45' 30" E, A DISTANCE OF 214.00 FEET; THENCE ALONG THE ARC OF A15.00 FOOT RADIUS CURVE TO THE RIGHT A DISTANCE OF 23.56 FEET, THE LONG CHORD OF WHICH BEARS S 45° 14' 30" E, A DISTANCEOF 21.21 FEET TO A POINT ON THE WEST RIGHT OF WAY LINE OF STANFORD ROAD AND THE EAST LINE OF LOT 3, STRACHANSUBDIVISION, THIRD FILING; THENCE ALONG SAID WEST RIGHT OF WAY LINE AND SAID EAST LOT LINE, S 00° 14' 30" E, A DISTANCEOF 175.05 FEET; THENCE LEAVING SAID EAST LOT LINE ALONG SAID WEST RIGHT OF WAY LINE AND THE ARC OF A 298.80 FOOTRADIUS CURVE TO THE RIGHT, A DISTANCE OF 198.17 FEET, THE LONG CHORD OF WHICH BEARS S 18° 45' 30" W, A DISTANCE OF 194.56FEET TO THE POINT OF BEGINNING; THENCE CONTINUE ALONG SAID WEST RIGHT OF WAY LINE AND THE ARC OF A 376.80 FOOTRADIUS CURVE TO THE LEFT, A DISTANCE OF 14.91 FEET, THE LONG CHORD OF WHICH BEARS S 36° 37' 30" W, A DISTANCE OF 14.91FEET; THENCE LEAVING SAID WEST RIGHT OF WAY LINE N 53° 45' 30" W, A DISTANCE OF 141.48 FEET; THENCE S 44° 45' 30" W, ADISTANCE OF 260.46 FEET; THENCE S 89° 45' 30" W, A DISTANCE OF 24.83 FEET; THENCE N 45° 14' 30" W, A DISTANCE OF 142.44 FEET;THENCE N 44° 45' 30" E, A DISTANCE OF 278.02 FEET; THENCE N 21° 11' 34" W, A DISTANCE OF 16.88 FEET; THENCE N 79° 18' 37" E, ADISTANCE OF 9.19 FEET; THENCE S 45° 17' 43" E, A DISTANCE OF 158.86 FEET; THENCE S 53° 17' 53" E, A DISTANCE OF 150.64 FEET TO THEPOINT OF BEGINNING.containing 165,237 square feet or 3.793 acres, more or less.LEGAL DESCRIPTIONSITE PLAN NOTES1. THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL PLANS. AMENDMENTS TO THE PLANS MUSTBE 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 DRAINAGESTRUCTURES, UTILITY MAINS AND SERVICES, PROPOSED TOPOGRAPHY, STREET IMPROVEMENTS.3. REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOR EXACT LOCATIONS, AREAS AND DIMENSIONS OF ALLEASEMENTS, LOTS, TRACTS, STREETS, WALKS AND OTHER SURVEY INFORMATION.4. ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE SCREENED FROM VIEW FROM ADJACENTPROPERTY AND PUBLIC STREETS. IN CASES WHERE BUILDING PARAPETS DO NOT ACCOMPLISH SUFFICIENTSCREENING, THEN FREE-STANDING SCREEN WALLS MATCHING THE PREDOMINANT COLOR OF THE BUILDING SHALL BECONSTRUCTED. OTHER MINOR EQUIPMENT SUCH AS CONDUIT, METERS AND PLUMBING VENTS SHALL BE SCREENEDOR PAINTED TO MATCH SURROUNDING BUILDING SURFACES.5. ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN ONE PHASE UNLESS A PHASING PLAN ISSHOWN WITH THESE PLANS.6. ALL EXTERIOR LIGHTING PROVIDED SHALL COMPLY WITH THE FOOT-CANDLE REQUIREMENTS IN SECTION 3.2.4 OF THELAND USE CODE AND SHALL USE A CONCEALED, FULLY SHIELDED LIGHT SOURCE WITH SHARP CUT-OFF CAPABILITY SOAS 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 BYSEPARATE CITY PERMIT PRIOR TO CONSTRUCTION. SIGNS MUST COMPLY WITH CITY SIGN CODE UNLESS A SPECIFICVARIANCE IS GRANTED BY THE CITY.8. FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL BUILDINGS MUST PROVIDE ANAPPROVED 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 ALLSTREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSABLE PARKING SPACES. ACCESSABLE PARKINGSPACES MUST SLOPE NO MORE THAN 1:48 IN ANY DIRECTION. ALL ACCESSIBLE ROUTES MUST SLOPE NO MORE THAN1:20 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 CIRCLESADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BY THE PROPERTY OWNER OROWNER'S ASSOCIATION. THE PROPERTY OWNERS’ ASSOCIATION IS RESPONSIBLE FOR SNOW REMOVAL ON ALLADJACENT STREET SIDEWALKS AND SIDEWALKS IN COMMON OPEN SPACE AREAS.12.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 BEREPLACED OR RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE PRIOR TO THEACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THE FIRST CERTIFICATE OFOCCUPANCY.13.FIRE LANE MARKING: A FIRE LANE MARKING PLAN MUST BE REVIEWED AND APPROVED BY THE FIRE OFFICIAL PRIOR TOTHE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. WHERE REQUIRED BY THE FIRE CODE OFFICIAL, APPROVEDSIGNS OR OTHER APPROVED NOTICES THAT INCLUDE THE WORDS NO PARKING FIRE LANE SHALL BE PROVIDED FORFIRE APPARATUS ACCESS ROADS TO IDENTIFY SUCH ROADS OR PROHIBIT THE OBSTRUCTION THEREOF. THE MEANSBY WHICH FIRE LANES ARE DESIGNATED SHALL BE MAINTAINED IN A CLEAN AND Revised November 12, 2015 3 LEGIBLECONDITION AT ALL TIMES AD BE REPLACED OR REPAIRED WHEN NECESSARY TO PROVIDE ADEQUATE VISIBILITY.*ADDITIONAL STORIES ARE PERMITTED IN CERTAIN CASES PER LUC DIVISION 3.10.5(F)1SHEET INDEXSheet NumberSheet TitleCCOVER1TREE INVENTORY2SITE PLAN3LANDSCAPE PLAN4LANDSCAPE DETAILSRLRESIDENTIAL LOWDENSITY DISTRICTFOOTHILLSMALLBOLTZ MIDDLESCHOOLSTREET TREE NOTES1. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLANARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALKAND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BEPLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECT TOCITATION (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 OFTHE DEVELOPMENT. ALL MUST BE INSTALLED AS SHOWN ON THE LANDSCAPE PLAN. APPROVAL OF STREET TREEPLANTING IS REQUIRED BEFORE FINAL APPROVAL OF EACH PHASE.3. STREET LANDSCAPING, INCLUDING STREET TREES, SHALL BE SELECTED IN ACCORDANCE WITH ALL CITY CODES ANDPOLICIES. ALL TREE PRUNING AND REMOVAL WORKS SHALL BE PERFORMED BY A CITY OF FORT COLLINS LICENSEDARBORS WHERE REQUIRED BY CODE.STREET TREES SHALL BE SUPPLIED AND PLANTED BY THE DEVELOPER USING AQUALIFIED LANDSCAPE CONTRACTOR.4. THE DEVELOPER SHALL REPLACE DEAD OR DYING STREET TREES AFTER PLANTING UNTIL FINAL MAINTENANCEINSPECTION AND ACCEPTANCE BY THE CITY OF FORT COLLINS FORESTRY DIVISION. ALL STREET TREES IN THEPROJECT MUST BE ESTABLISHED, WITH AN APPROVED SPECIES AND OF ACCEPTABLE CONDITION PRIOR TOACCEPTANCE.5. SUBJECT TO APPROVAL BY THE CITY FORESTER -- STREET TREE LOCATIONS MAY BE ADJUSTED TO ACCOMMODATEDRIVEWAY LOCATIONS, UTILITY SEPARATIONS BETWEEN TREES, STREET SIGNS AND STREET LIGHTS. STREET TREESTO BE CENTERED IN THE MIDDLE OF THE LOT TO THE EXTENT FEASIBLE. QUANTITIES SHOWN ON PLAN MUST BEINSTALLED UNLESS A REDUCTION IS APPROVED BY THE CITY TO MEET SEPARATION STANDARDS.ITEM 2, ATTACHMENT 13Packet pg. 183
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xxxxxxxxxxEXISTING FENCE TO REMAINxxx17'-0"17'-0"17'-0"xxxxxxxDRAWING NUMBER:ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No.DESCRIPTION DATEREVISIONSNo.DESCRIPTION DATEPlotted By: Stephanie Hansen Layout: TREE INVENTORY Printed On: 5/25/2021 5:18 PM File Name: 1 TREE INVENTORY.dwgORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTION419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.comRIPLEY DESIGN INC.Stephanie Hansen, PLA419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657UNITED PROPERTIESMatt Oermann1331 17th St. #604Denver, CO 80202p. 720.898.8866ENGINEERARCHITECTPLANNER / LANDSCAPE ARCHITECTNORTHERN ENGINEERINGStephanie Thomas301 N. Howes St. #100Fort Collins, CO 80521p. 970.221.4158VAUGHT FRYE LARSON ARCHITECTSBo Evans419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.1191OWNERTREE INVENTORYPDP SUBMITTALSTANFORD SENIORLIVING4/29/2021FOR HEARING032.4.2021SD0212.23.2020PDP01FORT COLLINS, COSHSHR20-025NORTH015 3060SCALE: 1"=30'-0"A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTEDON 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 PERMITSHALL 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 MAYALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY.FOGSSTUEWFIBER OPTIC UTILITYGAS UTILITYSTORM DRAIN UTILITYSANITARY SEWER UTILITYTELEPHONE UTILITYUNDERGROUND ELECTRIC UTILITYWATER LINE UTILITYPROPERTY BOUNDARYVAULTELECTGELECEXISTING TREESSTREET LIGHTFIRE HYDRANTTRANSFORMERELECTRIC BOXELECTRIC VAULTTELEPHONE PEDESTALEXISTING SIGNINLET GRATEGAS METERxEXISTING FENCELEGEND"NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRSTHAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVENESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVENESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINEWHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY."1) REQUIRED TREE SIZES AND METHOD OF TRANSPLANT:CANOPY SHADE TREE: 2.0” CALIPER BALLED AND BURLAPPEDEVERGREEN TREE: 6.0' HEIGHT BALLED AND BURLAPPEDORNAMENTAL TREE: 1.5” CALIPER BALLED AND BURLAPPED2) REQUIRED MITIGATION TREE SIZES:CANOPY SHADE TREE: 2.0” CALIPER BALLED AND BURLAPPEDEVERGREEN TREE: 8.0' HEIGHT BALLED AND BURLAPPEDORNAMENTAL TREE: 2.0” CALIPER BALLED AND BURLAPPED3) TREE PROTECTION FENCE MAIN BE REMOVEDTEMPORARILY AS NEEDED. TRUNK PROTECTION SHALLREMAIN IN PLACE.1 OF 4EXISTING TREES TO BE REMOVEDxTREE PROTECTION FENCENOTESITEM 2, ATTACHMENT 13Packet pg. 184
#TYPEDBH CONDITIONMITIGATIONVALUENOTES PRESERVE REMOVEREASON FORREMOVALNORTH SIDE OF SITE1HONEY LOCUST 21" FAIR +3FORESTRYRECOMMENDSTO PRESERVEX2HONEY LOCUST 12" FAIR1.5PRUNEX3GREEN ASH14" FAIR1.5X4 3 STEM GREEN ASH6-8"FAIR-1X53 STEM GREEN ASH 14" FAIR1.5X6HAWTHORN11" FAIR1.5XELECTRICALTRANSFORMER7HAWTHORN8"FAIR -1XTRASHENCLOSURE8HAWTHORN8"FAIR1X9HAWTHORN7" FAIR1X10HAWTHORN15"FAIR2X11HAWTHORN16"FAIR2X12HAWTHORN13"FAIR1.5X13HAWTHORN17" FAIR2X14HAWTHORN17" FAIR2X15GREEN ASH20"FAIR2.5X16AUSTRUAN PINE 21" FAIR3X17GREEN ASH17" FAIR -2X18AUSTRIAN PINE 23" FAIR3X19GREEN ASH16" FAIR 2.5X20AUSTRIAN PINE 26" FAIR - 2.5X21AUSTRIAN PINE0DEADX22SPRUCE21" FAIR + 2.5X23AUSTRIAN PINE 20" FAIR 2.5X24PINE10" FAIR + 1.5XPARKING LOT25GREEN ASH13" FAIR 1.5X26HAWTHORN8" FAIR1X27HAWTHORN10" FAIR1X28SPRUCE16" FAIR +2X29SPRUCE16" FAIR2X30SPRUCE16" FAIR 1.5X31HAWTHORN11' FAIR1XSTORM DRAINPIPE32HAWTHORN10FAIR1XACCESSIBLERAMP33 GREEN ASH 13" FAIR 1.5 X34 GREEN ASH 10" FAIR -1X35GREEN ASH9" FAIR -1X36GREEN ASH9" FAIR-1X37GREEN ASH7" FAIR -1X38GREEN ASH12"FAIR - 1.5X39GREEN ASH11"FAIR- 1.5X40GREEN ASH8" FAIR-1X41GREEN ASH10" FAIR - 1.5X42GREEN ASH13" FAIR 1.5X43GREEN ASH9"FAIR - 1.5X44CRABAPPLE8"POOR1X45 CRABAPPLE11"FAIR -1X46 GREEN ASH6"POOR1X47GREEN ASH8"FAIR -1X48GREEN ASH8"FAIR -1XTOTAL TREES TO BEMITIGATED4.5TREE INVENTORY CHARTDRAWING NUMBER:ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No.DESCRIPTIONDATEREVISIONSNo.DESCRIPTIONDATEPlotted By: Stephanie Hansen Layout: 2 TREE PROTECTION DETAILS Printed On: 5/25/2021 5:18 PM File Name: 2 TREE PROTECTION DETAILS.dwgORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTION419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.comRIPLEY DESIGN INC.Stephanie Hansen, PLA419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657UNITED PROPERTIESMatt Oermann1331 17th St. #604Denver, CO 80202p. 720.898.8866ENGINEERARCHITECTPLANNER / LANDSCAPE ARCHITECTNORTHERN ENGINEERINGStephanie Thomas301 N. Howes St. #100Fort Collins, CO 80521p. 970.221.4158VAUGHT FRYE LARSON ARCHITECTSBo Evans419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.1191OWNERTREE PROTECTIONDETAILSPDP SUBMITTALSTANFORD SENIORLIVING4/29/2021FOR HEARING032.4.2021SD0212.23.2020PDP01FORT COLLINS, COSHSHR20-0252 OF 4NORTH005 1020SCALE: 1"=10'-0"TREE PROTECTION FENCESCALE: NTSLOWER CANOPY - CONTACT THECITY FORESTER IF POTENTIALFOR DAMAGE EXISTS AND/OR IFPRUNING, INCLUDING BUT NOTLIMITED TO CLEARANCE FORBUILDING(S) AND/ORCONSTRUCTION SCAFFOLDING, ISNEEDED.CHAIN LINK FENCE(OPTIONAL)NOTES1. DAMAGE TO PROTECTED TREES IS SUBJECT TO PENALTY PER CITY ORDINANCE.2. TREE PROTECTION SHALL BE INSTALLED PRIOR TO COMMENCEMENT OF DEMOLITION/CONSTRUCTION ACTIVITIES ANDMAY ONLY BE REMOVED TEMPORARILY IF TRUNK PROTECTION IS INSTALLED. IT SHALL REMAIN IN PLACE UNTILCERTIFICATE OF OCCUPANCY IS ISSUED.3. NO MATERIALS, DEBRIS, EQUIPMENT, OR SITE AMENITIES SHALL BE STORED WITHIN THE TREE PROTECTION FENCE.4. WHILE TREE PROTECTION FENCING IS IN PLACE, TREES SHALL BE DEEP-ROOT WATERED AT AN INTERVAL OF ONCE PERWEEK WHEN TEMPERATURES ARE AT OR ABOVE 50-DEGREES F. TREES SHALL BE WATERED AT THE RATE OF 10GALLONS PER INCH CALIPER.5. TREE PROTECTION FENCING SHALL BE "ORANGE PLASTIC SAFETY FENCING," MIN. 48" IN HEIGHT, TOP SECURED TOMETAL T-POSTS WITH 12-GAUGE WIRE WOVEN THROUGH TOP OF FENCING FOR ENTIRE LENGTH.- HEAVY DUTY T-POSTS SHALL BE PLACED SO THAT WIRE & FENCE ARE TAUT.- CHAIN LINK FENCING IS RECOMMENDED.6. TRUNK PROTECTION IS REQUIRED IF CONSTRUCTION OCCURS WITHIN TEN FEET OR LESS OF TRUNK. CONSTRUCTION INSIDECRITICAL ROOT ZONE IS ONLY PERMITTED WHEN EQUIPMENT IS OPERATED EXCLUSIVELY ON EXISTING HARDSCAPE,AND NO SOIL COMPACTION TAKES PLACE.DBH X 12"OR AS APPROVEDMETAL "T" POSTTRUNK PROTECTIONCRITICAL ROOT ZONEDETAIL-FILE1TREE PROTECTION NOTESTREE DIAMETER AT BREAST HEIGHT(INCHES)AUGER DISTANCE FROM FACE OFTREE (FEET)0-213-425-9 510-14 1015-1912OVER 19151. ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL AREA BUFFER ZONES SHALLREMAIN AND BE PROTECTED UNLESS 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-INCHDEPTH UNLESS A QUALIFIED ARBORIST OR FORESTER HAS EVALUATED AND APPROVED THE DISTURBANCE.3. ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINS FORESTRY STANDARDS. TREEPRUNING AND REMOVAL SHALL BE PERFORMED BY A BUSINESS THAT HOLDS A CURRENT CITY OF FORT COLLINSARBORIST LICENSE WHERE REQUIRED BY CODE.4. PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED AROUND ALL PROTECTED EXISTING TREESWITH SUCH BARRIERS TO BE OF ORANGE FENCING A MINIMUM OF FOUR (4) FEET IN HEIGHT, SECURED WITH METALT-POSTS, NO CLOSER THAN SIX (6) FEET FROM THE TRUNK OR ONE-HALF (½) OF THE DRIP LINE, WHICHEVER ISGREATER. THERE SHALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN THEFENCED TREE PROTECTION ZONE.5. DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT THE CLEANING OFEQUIPMENT OR MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE MATERIAL SUCH AS PAINTS, OILS, SOLVENTS,ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER MATERIAL HARMFUL TO THE LIFE OF A TREE WITHIN THE DRIP LINE OFANY 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 CLEARINGAREAS, ROAD RIGHTS-OF-WAY AND UTILITY EASEMENTS MAY BE "RIBBONED OFF," RATHER THAN ERECTINGPROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN SUBSECTION (G)(3) ABOVE. THIS MAY BE ACCOMPLISHEDBY 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 DEEPERTHAN SIX (6) INCHES SHALL BE ACCOMPLISHED BY BORING UNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREESAT A MINIMUM DEPTH OF TWENTY-FOUR (24) INCHES. THE AUGER DISTANCE IS ESTABLISHED FROM THE FACE OF THETREE (OUTER BARK) AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS DESCRIBED IN THE CHART BELOW:9. NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRSTHAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVENESTS EXISTING ON THE PROJECT SITE. IF ACTIVE NESTS ARE FOUND, THE CITY ENVIRONMENTAL PLANNER WILLDETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY.TREE MITIGATION SUMMARY TABLETREE MITIGATION NOTES1. SHOULD DISCREPANCIES BE FOUND BETWEEN THE QUANTITIES LISTED IN THE PLANT TABLE AND THE QUANTITIESGRAPHICALLY SHOWN ON THE LANDSCAPE PLANS, THEN THE QUANTITIES SHOWN BY GRAPHIC SYMBOLS ON THELANDSCAPE PLANS SHALL CONTROL2. ALL TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF THE SONGBIRD NESTING SEASON (FEB 1 - JULY 31) OR A NESTING SURVEY WILLBE CONDUCTED BY A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST PRIOR TO TREE REMOVAL TO ENSURE THAT NO ACTIVE NESTS AREPRESENT. IF ACTIVE NESTS ARE FOUND, THE CITY ENVIRONMENTAL PLANNER WILL DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREEREMOVAL AND CONSTRUCTION APPLY.MITIGATION TREESREQUIREDMITIGATION TREESPROVIDEDMITIGATION SHRUBSREQUIREDMITIGATION SHRUBSPROVIDED4.5 5 0 0*TREE MITIGATION LOCATIONS CAN BE FOUND ON THE LANDSCAPE PLAN AND LANDSCAPE PLAN (3 ).MITIGATION TREES ARE LOCATED WITH AN "M" (SEE PLAN LEGENDS FOR ICON).TYPE MINIMUM SIZECANOPY SHADE TREE2.0" CALIPER AND BALLED AND BURLAPPEDEVERGREEN TREE8.0" HEIGHT AND BALLED AND BURLAPPEDORNAMENTAL TREE2.0" CALIPER AND BALLED AND BURLAPPEDMITIGATION TREE SIZE CHARTA PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS ASNOTED 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.ITEM 2, ATTACHMENT 13Packet pg. 185
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ELECDSSSSSSSSSSEEEEEEEEEEVAULTELECELECVAULTVAULTCABLE100EXISTING DRIVEWAYSTANFORD ROAD(78' ROW)MONROE DRIVE(PRIVATE STREET)PRIVATE COURTYARDPRIVATE COURTYARDDROP-OFF LANEMAIN ENTRYSERVICEDRIVEMBUILDINGOVERHANG, TYP.EXISTING TREESTO REMAIN5'-0" SIDEWALK8'-0" TREE LAWN24'-4"6'-0"EXISTING CURBRAMP, REF. CIVIL, TYP.EXISTINGPARKING SPACESRAMP, REF. CIVIL, TYP.LANDSCAPE ISLANDSTO REMAIN, TYP.PATIOEXISTING FENCE5' DETACHED WALK6' ATTACHEDWALKEXISTING TREES5 - RNW3 - NWL8 - AVSBGB - 20NWL - 5RNW - 59 - RMS26 - RTA8 - HME6 - CDI9 - HME5 - JSU4 - CAI8 - RTA4 - PMB5 - CSI4 - JSU9 - RTA6 - PMB16 - AAC3 - PESRFO - 17AAC - 66 - PMB3 - UFR8 - RTAPMB - 5HME - 5CSA - 10HME - 5CDI - 4MSP - 1PPA - 1CDI - 8CSA - 5ATH - 3CSA - 5RMS - 7MSP - 1ACP - 4RNW - 16PPA - 2CSA - 45 - ACPMRB - 3RMS - 7RFO - 13RNW - 55 - RNW6 - NWL8 - AVS3 - QSS3 - GAT4 - ACP8 - AMORFO - 8RFO - 9RNW - 3NWL - 715 - BGB18 - RTA2 - GDE5 - RNW6 - NWL8 - AVS5 - RNWM2 - COP1 - COPUFR - 13 - UFR11'-2"5 - CAIGREENSCREEN,8' TALL4 - HME4 - CAI2 - JSS8 - CL6 - CDIRFO - 5AMO - 7CSI - 2BGB - 6CSI - 3RFO - 5AMO - 7PPA - 2ACP - 2RNW - 3CSA - 4HME - 3NWL - 96 - NWLACP - 4NWL - 5NWL - 62 - CDI22 - RFOAMO - 15AMO - 5MMMINSTALL TURF TO LIMITSOF DISTURBANCELIGHT POLE, TYP.TRANSFORMERTRASH ENCLOSURE4 - HMEMONUMENT SIGNTREES QTY BOTANICAL / COMMON NAMECONT CAL SIZE% DIVERSITYATH3ACER TATARICUM `HOT WINGS` / HOT WINGS MAPLEB & B1.5"8%COP3CELTIS OCCIDENTALIS `PRAIRIE SENTINEL` / PRAIRIE SENTINEL HACKBERRYB & B2.0"8%GAT3GLEDITSIA TRIACANTHOS `SKYLINE` / SKYLINE HONEY LOCUSTB & B2.0"8%GDE2GYMNOCLADUS DIOICA `ESPRESSO` / SEEDLESS KENTUCKY COFFEETREEB & B2.0"6%JSS2JUNIPERUS SCOPULORUM / ROCKY MOUNTAIN JUNIPERB & B6` HT6%MSP2MALUS `SPRING SNOW` / SPRING SNOW CRAB APPLEB & B1.5"6%MRB3MALUS X `RED BARRON` / RED BARRON CRAB APPLEB & B1.5"8%PPA5PICEA PUNGENS `BAKERI` / BAKERI SPRUCEB & B6` HT14%PES3PINUS EDULIS / PINYON PINEB & B6` HT8%QSS3QUERCUS SHUMARDII / SHUMARD RED OAKB & B2.0"8%UFR7ULMUS `FRONTIER` / FRONTIER ELMB & B2.0"19%36TOTAL TREESSHRUBS QTY BOTANICAL / COMMON NAMESIZEACP19ARCTOSTAPHYLOS X COLORADOENSIS `PANCHITO` / PANCHITO MANZANITA5 GALCL8CLEMATIS LIGUSTICIFOLIA / WESTERN WHITE CLEMATIS1 GALCAI13CORNUS ALBA `IVORY HALO` / IVORY HALO VARIEGATED DOGWOOD5 GALCSA28CORNUS SERICEA `ARCHTIC FIRE` / ARCTIC FIRE RED TWIG DOGWOOD5 GALCSI10CORNUS SERICEA `ISANTI` / ISANTI RED TWIG DOGWOOD5 GALCDI26COTONEASTER DIVARICATUS / SPREADING COTONEASTER5 GALHME38HYDRANGEA MACROPHYLLA `ENDLESS SUMMER` / ENDLESS SUMMER HYDRANGEA 5 GALJSU9JUNIPERUS SABINA `BUFFALO` / BUFFALO JUNIPER5 GALPMB21PINUS MUGO `BIG TUNA` / BIG TUNA MUGO PINE10 GALRTA69RHUS TRILOBATA `GRO LOW` / SKUNKBUSH SUMAC5 GALRMS23ROSA SHRUB `MORDEN SUNRISE` / MORDEN SUNRISE SHRUB ROSE5 GALRNW52ROSA X `NEARLY WILD` / NEARLY WILD SHRUB ROSE5 GAL316TOTAL SHRUBSPERENNIALS QTY BOTANICAL / COMMON NAMESIZEAMO42ACHILLEA X `MOONSHINE` / MOONSHINE YARROW1 GALAAC22AGASTACHE AURANTIACA `CORONADO` / CORONADO HYSSOP1 GALAVS24ARTEMISIA VERSICOLOR `SEA FOAM` / SEAFOAM SAGE1 GALBGB41BOUTELOUA GRACILIS `BLONDE AMBITION` / BLONDE AMBITION GRAMA GRASS1 GALNWL53NEPETA X FAASSENII `WALKERS LOW` / WALKERS LOW CATMINT1 GALRFO79RUDBECKIA FULGIDA `GOLDSTURM` / BLACK-EYED SUSAN1 GALSYMBOL DESCRIPTIONQTYSTEEL EDGER759 LFSYMBOL DESCRIPTIONQTYSHRUB BED11,545 SFIRRIGATED TURF22,190 SFCOBBLE MULCH1,162 SFDECIDUOUSCANOPY TREESDECIDUOUSORNAMENTAL TREESEVERGREEN TREESEXISTINGDECIDUOUS TREESEXISTINGEVERGREEN TREESDECIDUOUS SHRUBSEVERGREEN SHRUBSMTREE FOR MITIGATIONDRAWING NUMBER:ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No.DESCRIPTIONDATEREVISIONSNo.DESCRIPTIONDATEPlotted By: Stephanie Hansen Layout: LANDSCAPE PLAN Printed On: 5/25/2021 5:18 PM File Name: 3 LANDSCAPE PLAN.dwgORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Stephanie Hansen, PLA419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657CHERRYWOOD POINT INVESTMENT, LLCMatt Oermann1331 17th St. #604Denver, CO 80202p. 720.898.8866ENGINEERARCHITECTPLANNER / LANDSCAPE ARCHITECTNORTHERN ENGINEERINGStephanie Thomas301 N. Howes St. #100Fort Collins, CO 80521p. 970.221.4158VAUGHT FRYE LARSON ARCHITECTSBo Evans419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.1191APPLICANT419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.comLANDSCAPE PLANPDP SUBMITTALSTANFORD SENIORLIVING4/29/2021FOR HEARING032.4.2021SD0212.23.2020PDP01FORT COLLINS, COSHSHR20-0253 OF 4NORTH015 3060SCALE: 1"=30'-0"PLANT MATERIAL LEGENDLANDSCAPE MATERIAL LEGENDPLANT SYMBOL LEGENDA PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS ASNOTED 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.PER CITY OF FORT COLLINS 3.2.1(D)3 PROPOSED PLAN MUST HAVE A SPECIES DIVERSITY OF (10-19 TREES > 50%, 20-39 TREES > 33%, 40-59 TREES> 25%, 60+ TREES > 15%). OF THE 84 TOTAL TREES SURVEYED AND PROPOSED ON SITE, NO SPECIES MAY HAVE MORE THAN 12 QUANTITY.ITEM 2, ATTACHMENT 13Packet pg. 187
DRAWING NUMBER:ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No.DESCRIPTIONDATEREVISIONSNo.DESCRIPTIONDATEPlotted By: Stephanie Hansen Layout: LANDSCAPE DETAILS Printed On: 5/25/2021 5:18 PM File Name: 4 LANDSCAPE DETAILS.dwgORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Stephanie Hansen, PLA419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657CHERRYWOOD POINT INVESTMENT, LLCMatt Oermann1331 17th St. #604Denver, CO 80202p. 720.898.8866ENGINEERARCHITECTPLANNER / LANDSCAPE ARCHITECTNORTHERN ENGINEERINGStephanie Thomas301 N. Howes St. #100Fort Collins, CO 80521p. 970.221.4158VAUGHT FRYE LARSON ARCHITECTSBo Evans419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.1191APPLICANT419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.comLANDSCAPE DETAILSPDP SUBMITTALSTANFORD SENIORLIVING4/29/2021FOR HEARING032.4.2021SD0212.23.2020PDP01FORT COLLINS, COSHSHR20-0254 OF 4NORTH015 3060SCALE: 1"=30'-0"PREVAILING WIND PLAN VIEW - THREE STAKES120°TREE PLANTING DETAIL - STEEL POSTSSCALE: NTSROUND TOPPED SOIL BERM 4"HIGH X 8" WIDE ABOVE ROOTBALL SURFACE SHALL BECONSTRUCTED AROUND THEROOT BALL. BERM SHALL BEGINAT ROOT BALL PERIPHERY. (OMITIN TURF AREAS)NOTES:SET S0 THAT TOP OF ROOT 1-2"HIGHER THAN FINISHED GRADEMARK NORTH SIDE OF TREE INNURSERY AND ROTATE TREE TOFACE NORTH AT THE SITEWHENEVER POSSIBLE2 STRAND 12 GAUGE GAL. WIRE(TWIST TO TIGHTEN) &GROMMETED NYLON STRAPSSTEEL T-POSTS DRIVEN (MIN. 24") FIRMLY INTOUNDISTURBED SOIL OUTSIDE OF PLANTINGHOLE BEFORE BACKFILLINGSTAKE ABOVE FIRST BRANCHES OR ASNECESSARY FOR FIRM SUPPORTBACKFILL WITH BLEND OF EXISTING SOILAND A MAXIMUM 20% (BY VOL.) ORGANICMATERIAL PLACE FIRMLY BUT DON'T TAMPOR COMPACT AROUND ROOT BALL. WATERWATER THOROUGHLY TO SETTLE ANDREMOVE AIR POCKETS. PRIOR TOMULCHING, LIGHTLY TAMP SOIL AROUNDTHE ROOT BALL IN 6" LIFTS TO BRACETREE. DO NOT OVER COMPACT. WHEN THEPLANTING HOLE HAS BEEN BACKFILLED,POUR WATER AROUND THE ROOT BALL TOSETTLE THE SOIL.REMOVE ALL WIRE, TWINE BURLAP, MESHAND CONTAINERS FROM ENTIRE ROOTBALL AND TRUNK3" DEEP MULCH RING PLACED A MINIMUMOF 6' IN DIAMETER. 1" MULCH OVER ROOTBALL. DO NOT PLACE MULCH IN CONTACTWITH TREE TRUNK3 X BALL DIA.BOTTOM OF ROOT BALL RESTS ONEXISTING OR RECOMPACTED SOILSCARIFY SIDES OF HOLE LEAVING1:1 SLOPE1L-PL2-PLA-12STAKING NOTES:STAKE TREES PER FOLLOWING SCHEDULE, THEN REMOVE ATEND OF FIRST GROWING SEASON AS FOLLOWS: 1 1/2" CALIPER SIZE - MIN. 1 STAKE ON SIDE OF PREVAILINGWIND. (GENERALLY N.W. SIDE) 1 1/2" - 3" CALIPER SIZE - MIN. 2 STAKES - ONE ON N.W. SIDE,ONE ON S.W. SIDE 3" CALIPER SIZE AND LARGER - 3 STAKES PER DIAGRAMWIRE OR CABLE SHALL BE MIN. 12 GAUGE, TIGHTEN ONLYENOUGH TO KEEP FROM SLIPPING. ALLOW FOR SOME TRUNKMOVEMENT. NYLON STRAPS SHALL BE LONG ENOUGH TOACCOMMODATE 1 1/2" OF GROWTH AND BUFFER ALL BRANCHESFROM WIREGUYING PLANPLANT SO THAT TOP OF ROOT BALLIS 2" HIGHER THAN FINISHED GRADEGROMMETED NYLON STRAPSGALVANIZED WIRE TWIST TO TIGHTEN6' STEEL T-POSTS (SEE SCHEDULE) DRIVEN(MIN. 24") FIRMLY INTO UNDISTURBED SOILOUTSIDE ROOTBALL.SCARIFY SIDES OF PLANTING HOLELEAVING 1:1 SLOPEBACKFILL WITH BLEND OF EXISTINGSOIL AND A MAXIMUM 20% (BYVOL.) ORGANIC MATERIAL TAMPSOIL AROUND ROOT BALL W/ FOOTPRESSURE SO THAT IT DOESN'TSHIFT. WATER THOROUGHLY TOSETTLE AND REMOVE AIRPOCKETS. PRIOR TO MULCHING,LIGHTLY TAMP SOIL AROUND THEROOT BALL IN 6" LIFTS TO BRACETREE. DO NOT OVER COMPACT.WHEN THE PLANTING HOLE HASBEEN BACKFILLED, POUR WATERAROUND THE ROOT BALL TOSETTLE THE SOIL.PRUNING NOTES:DO NOT HEAVILY PRUNE THE TREE AT PLANTING. PRUNEONLY CROSSOVER LIMBS, CO-DOMINANT LEADERS ANDBROKEN BRANCHES. SOME INTERIOR TWIGS ANDLATERAL BRANCHES MAY BE PRUNED. HOWEVER, DONOT REMOVE THE TERMINAL BUDS OF BRANCHES THATEXTEND TO THE EDGE OF THE CROWN3 X BALL DIA.PREVAILING WIND120°3" DEEP MULCH RING PLACED A MINIMUMOF 6' IN DIAMETER. DO NOT PLACEMULCH IN CONTACT WITH TREE TRUNKROUND-TOPPED SOIL BERM 4" HIGH X 8"WIDE ABOVE ROOT BALL SURFACESHALL BE CONSTRUCTED AROUND THEROOT BALL. BERM SHALL BEGIN ATROOT BALL PERIPHERY. (OMIT IN TURFAREAS)CONIFER TREE PLANTING DETAIL - STEEL POSTSSCALE: NTSREMOVE ALL WIRE, TWINE BURLAP,MESH AND CONTAINERS FROMENTIRE ROOT BALL AND TRUNK2L-PL2-PLA-01PRUNING NOTES:DO NOT HEAVILY PRUNE SHRUB AT PLANTING.PRUNE ONLY DEAD OR BROKEN BRANCHES. IFFORM IS COMPROMISED BY PRUNING,REPLACE SHRUBPLACEMENT NOTES:•SET SHRUB PLUMB. SPACE PLANTS, ANDPLACE FOR BEST EFFECT•SET TOP OF ROOTBALL 1-2" HIGHER THANADJACENT GRADESCARIFY SIDES AND USE 1:1 SLOPE3" DEEP MULCH RING 3' IN DIA. PLACE ONGEOTEXTILE WEED BARRIER. 1" OF MULCH ONTOP OF ROOT BALLREMOVE CONTAINER (INCLUDING FIBERCONTAINERS), BASKETS, WIRE, ETC. FROM THEROOT BALL. BREAK UP ENCIRCLING ROOTSWITH SHARP KNIFE OR SPADE. SPLIT BOTTOMOF ROOT BALL. PLACE ON UNDISTURBED SOILTO PREVENT SETTLEMENT. PRIOR TOMULCHING, LIGHTLY TAMP SOIL AROUND THEROOT BALL IN 6" LIFTS TO BRACE SHRUB. DONOT OVER COMPACT. WHEN THE PLANTINGHOLE HAS BEEN BACKFILLED, POUR WATERAROUND THE ROOT BALL TO SETTLE THE SOIL.BACKFILL WITH BLEND OF EXISTING SOILAND A MAX. 20% (BY VOL.) ORGANICMATERIAL. WATER THOROUGHLY TOSETTLE AND REMOVE AIR POCKETS2 X BALL DIA.4" HIGH WATER SAUCERSHRUB PLANTING DETAILSCALE: NTS3L-PL2-PLA-141.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.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 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.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 THOROUGHLY 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 THEREGULAR MAINTENANCE OF ALL LANDSCAPING ELEMENTS IN GOOD CONDITION. ALL LANDSCAPING SHALL BE MAINTAINED FREE FROMDISEASE, PESTS, WEEDS AND LITTER, AND ALL LANDSCAPE STRUCTURES SUCH AS FENCES AND WALLS SHALL BE REPAIRED ANDREPLACED PERIODICALLY TO MAINTAIN A STRUCTURALLY SOUND CONDITION.7.REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS OTHERWISE REMOVED, SHALL BE PROMPTLY REPLACED IN ACCORDANCEWITH 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 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 DEVELOPER SHALL ENSURE THAT THE FINAL LANDSCAPE PLAN IS COORDINATED WITH ALL OTHER FINAL PLAN ELEMENTS SO THAT THEPROPOSED GRADING, STORM DRAINAGE, AND OTHER DEVELOPMENT IMPROVEMENTS DO NOT CONFLICT WITH NOR PRECLUDEINSTALLATION 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 ORPLANT AVAILABILITY. OVERALL QUANTITY, QUALITY, AND DESIGN CONCEPT MUST BE CONSISTENT WITH THE APPROVED PLANS. IN THEEVENT OF CONFLICT WITH THE QUANTITIES INCLUDED IN THE PLANT LIST, SPECIES AND QUANTITIES ILLUSTRATED SHALL 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.IRRIGATED TURF SHALL BE TEXAS BLUEGRASS/KENTUCKY BLUEGRASS HYBRID VORTEX BY KORBY SOD LLC OR APPROVED EQUAL.15.EDGING BETWEEN GRASS AND SHRUB BEDS SHALL BE 18" X 4" ROLLED TOP STEEL SET LEVEL WITH TOP OF SOD OR APPROVED EQUAL.16.THE DEVELOPER SHALL ENSURE THAT THE FINAL LANDSCAPE PLAN COMPLIES WITH IFC 317, ESTABLISHED MAINTENANCE PLAN, THEINSTALLATION OF IRRIGATION, AND THE ONGOING REMOVAL OF DEAD FOLIAGE.GENERAL LANDSCAPE NOTESHYDROZONEAREA (SF)WATER NEEDED(GALLONS/SF)ANNUAL WATER USE (GALLONS)HIGH22190.0018399,420.00MODERATE12371.0010123,710.00LOW0.0030.00VERY LOW0.0000.00TOTAL34,56115.1364523,130ANNUAL WATER USE NOT TO EXCEED 15 GAL./SF. AVERAGE OVER THE SITEWATER USE TABLEA PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS ASNOTED 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.OPEN METAL FENCE3/4" = 1'-0"6'-0" O.C. MAX.8'-0"FROM GRADE.FENCE WILLSHORTEN WHENMOUNTED ON WALLS2"METALPICKETS, TYP.4" MAX.1'-0" WIDE CONCRETEMAINTENANCE EDGE ORWALL DEPENDING ONLOCATION. SEE PLANS.4OP-ST-01ITEM 2, ATTACHMENT 13Packet pg. 188
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OFOFOFOFOFOFOFOFOFFOFOFOFOFOFOFOFOTTTTTTTTTTTEEEEEEE6' BENCHLIGHT BOLLARD, TYP.PAVER LABYRINTHBRICK VENEER WALLALUMINUM FENCE, 6'-0" TALLFLAGSTONEPLANT BEDWALL, TOP OF WALL24" ABOVE PAVEMENTRAMP WITHHANDRAILSPLANT BEDPLANT BEDBRICK FIRE PITAND CHIMNEYBRICK WING WALLS ONBOTH SIDES OF CHIMNEYLIGHT BOLLARD, TYP.ARC BENCHESROUND COFFEE TABLEDINING TABLESDOORMAINTENANCE GATE INFENCESTANFORD ROADMONROE DRIVECANTILEVEREDBENCHESATTACHEDTO WALLMETAL GUARDRAILS,22" TALL ON 24" WALL01 HARDSCAPESYMBOLDESCRIPTIONCONCRETEGGGGGVAULTCABLEFOFOFOFOFOFOFOFOFOFOEEEEEEEEVAULTCABLEFOFOFOFOFOFOFOFOFOEEEEEEEEVAULTCABLEWWWRAISED GARDEN BED, 24" TALL,STEEL AND WOOD8'-0"4'-0"SOIL AND COMPOST BINS TOMATCH RAISED GARDEN BEDS8' X 6' TOOL SHEDTHREE OF THE RAISED BEDSWILL BE 36" TALL WITH 27"CLEAR LEG ROOM FORWHEELCHAIR ACCESSIBILITY6'-0" BENCHES, TYP.POLLINATOR HOUSEATTACHED TO SHED4'X2' IPE WOOD TILE - RIBBED,ON PEDESTALS, BISONINNOVATIVE PRODUCTS, ORAPPROVED EQUALRAISED PLANT BED, 30" TALLBUILDINGOVERHANG, TYP.ACCESS TOCOURTYARDWATER WALL FEATURE,6'-0" TALL, STONE ORMETALFOUNTAIN LIGHTSWATER RUNNEL WITHUNPOLISHED MEXICANBEACH PEBBLESRAISED PLANT BED1'-6" TALL STONE VENEERWALL TO MATCH ARCH6'-0" BENCH, TYP.5' ROUND TREE GRATEWATER WEIR , 1'-6" TALLSTONE VENEER ONEXPOSED RUNNEL WALLSBOTTOM POOL WITHGRATE AND MEXICANBEACH PEBBLESCONCRETE PAVEMENT WITH 4' O.C.TOOLED JOINTS AND MEDIUMBROOMED FINISHSTONE VENEERGAS FIRE PITSTONE VENEERBENCHTURF, MOUNDEDUP IN BERMHPBENCH, TYP.PLANT BEDRAISED PLANT BED1'-6" TALL STONE VENEERWALL TO MATCH ARCHPLANT BEDLOUNGE FURNITUREBIRD HOUSES, TYP.LIT BOLLARDDRAWING NUMBER:ISSUEDPROJECT No.:DRAWN BY:REVIEWED BY:SEAL:PREPARED BY:No.DESCRIPTIONDATEREVISIONSNo.DESCRIPTIONDATEPlotted By: Stephanie Hansen Layout: COURTYARDS Printed On: 5/25/2021 5:19 PM File Name: COURTYARDS.dwgORIGINAL SIZE 24X36ENTITLEMENTDRAWINGSNOT FORCONSTRUCTIONRIPLEY DESIGN INC.Stephanie Hansen, PLA419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.5828f. 970.225.6657CHERRYWOOD POINT INVESTMENT, LLCMatt Oermann1331 17th St. #604Denver, CO 80202p. 720.898.8866ENGINEERARCHITECTPLANNER / LANDSCAPE ARCHITECTNORTHERN ENGINEERINGStephanie Thomas301 N. Howes St. #100Fort Collins, CO 80521p. 970.221.4158VAUGHT FRYE LARSON ARCHITECTSBo Evans419 Canyon Ave. Suite 200Fort Collins, CO 80521p. 970.224.1191APPLICANT419 Canyon Ave. Suite 200 Fort Collins, CO 80521phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.comCOURTYARDSPDP SUBMITTALSTANFORD SENIORLIVING4/29/2021FOR HEARING032.4.2021SD0212.23.2020PDP01FORT COLLINS, COSHSHR20-0255 OF 4NORTH0510 20SCALE: 1"=10'-0"FOGSSTUEWFIBER OPTIC UTILITYGAS UTILITYSTORM DRAIN UTILITYSANITARY SEWER UTILITYTELEPHONE UTILITYUNDERGROUND ELECTRIC UTILITYWATER LINE UTILITYPROPERTY BOUNDARYVAULTELECTGELECEXISITING TREES TO REMAIN (SEEINVENTORY AND MITIGATION PLAN,SHEET 1)STREET LIGHTFIRE HYDRANTTRANSFORMERELECTRIC BOXELECTRIC VAULTTELEPHONE PEDESTALEXISTING SIGNINLET GRATEGAS METERxEXISTING FENCEPROPOSED FENCELEGENDMEMORY CARE GARDENCOURTYARDROOF TOP GARDENITEM 2, ATTACHMENT 13Packet pg. 189