HomeMy WebLinkAbout09/16/2021 - Planning and Zoning Commission - AGENDA - Regular MeetingPlanning and Zoning Commission Page 1 September 16, 2021
Michelle Haefele, Chair City Council Chambers - City Hall West
Ted Shepard, Vice Chair 300 Laporte Avenue
Jeff Hansen Fort Collins, Colorado
Per Hogestad
David Katz Virtual (Zoom or Telephone)
Jeff Schneider Cablecast on FCTV Channel 14 on Connexion &
Channels 14 & 881 on Comcast
The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities
and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224-
6001) for assistance.
Regular Hearing
September 16, 2021
6:00 PM
Planning and Zoning Commission
Hearing Agenda
Participation for this hybrid Planning and Zoning Commission meeting will be available online, by phone, or in
person.
Public Participation (In Person): Individuals who wish to address the Planning & Zoning Commission in person may
attend the meeting located in City Council Chambers at City Hall, 300 Laporte Ave.
Public Participation (Online): Individuals who wish to address the Planning & Zoning Commission via remote
public participation can do so through Zoom at https://fcgov.zoom.us/j/96892687664. Individuals participating
in the Zoom session should also watch the meeting through that site.
The meeting will be available to join beginning at 5:45 p.m. on September 16, 2021. Participants should try to sign
in prior to 6:00 p.m. if possible. For public comments, the Chair will ask participants to click the “Raise Hand”
button to indicate you would like to speak at that time. Staff will moderate the Zoom session to ensure all
participants have an opportunity to address the Commission.
In order to participate:
Use a laptop, computer, or internet-enabled smartphone. (Using earphones with a microphone will greatly
improve your audio).
You need to have access to the internet.
Keep yourself on muted status.
If you have any technical difficulties during the hearing, please email smanno@fcgov.com.
Public Participation (Phone): If you do not have access to the internet, you can call into the hearing via phone.
Please dial: 253-215-8782 or 346-248-7799, with Webinar ID: 968 9268 7664.
Packet pg. 1
Planning and Zoning Commission Page 2 September 16, 2021
ROLL CALL
• AGENDA REVIEW
• PUBLIC PARTICIPATION
Individuals may comment on items not specifically scheduled on the hearing agenda, as follows:
• Those who wish to speak are asked to sign in at the podium if they are in person or use the raise hand
function if they are on Zoom or on the phone.
• The presiding officer will determine and announce the length of time allowed for each speaker.
• Each speaker should state their name and address and keep their comments to the allotted time.
• Any written materials should be provided to the Secretary for record-keeping purposes.
• In person participates will hear a timer beep once and the time light will turn to yellow to indicate that
30 seconds of speaking time remains and will beep again and turn red when a speaker’s time to speak
has ended. Phone and Zoom participants will be told verbally when their allotted time has ended.
• CONSENT AGENDA
The Consent Agenda is intended to allow the Planning and Zoning Commission to quickly resolve items that
are non-controversial. Staff recommends approval of the Consent Agenda. Anyone may request that an
item on this agenda be “pulled” for consideration within the Discussion Agenda, which will provide a full
presentation of the item being considered. Items remaining on the Consent Agenda will be approved by the
Planning and Zoning Commission with one vote.
The Consent Agenda generally consists of Commission Minutes for approval, items with no perceived
controversy, and routine administrative actions.
The meeting will be available beginning at 5:45 p.m. Please call in to the meeting prior to 6:00 p.m., if possible.
For public comments, the Chair will ask participants to click the “Raise Hand” button to indicate you would like
to speak at that time – phone participants will need to hit *9 to do this. Staff will be moderating the Zoom
session to ensure all participants have an opportunity to address the Committee. Once you join the meeting:
keep yourself on muted status. If you have any technical difficulties during the hearing, please email
smanno@fcgov.com.
Documents to Share: If residents wish to share a document or presentation, City Staff needs to receive those
materials via email by 24 hours before the meeting. Please email any documents to smanno@fcgov.com.
Individuals uncomfortable or unable to access the Zoom platform or unable to participate by phone are
encouraged to participate by emailing general public comments you may have to smanno@fcgov.com . Staff will
ensure the Commission receives your comments. If you have specific comments on any of the discussion items
scheduled, please make that clear in the subject line of the email and send 24 hours prior to the meeting.
As required by City Council Ordinance 079, 2020, a determination has been made by the chair after
consultation with the City staff liaison that conducting the hearing using remote technology would be
prudent.
Packet pg. 2
Planning and Zoning Commission Page 3 September 16, 2021
1. Draft Minutes for the P&Z August Regular Hearing
The purpose of this item is to approve the draft minutes of the August 19, 2021, Planning and Zoning
Commission hearing.
2. Wireless Telecommunications Master Plan Recommendations
PROJECT
DESCRIPTION:
This is a request for a Recommendation to City Council regarding the adoption
of the Wireless Telecommunication Master Plan.
STAFF ASSIGNED: Will Lindsey, Associate City Planner
• DISCUSSION AGENDA
3. Mars Landing
PROJECT
DESCRIPTION:
This is a request for a Project Development Plan (PDP) for the development of
two, three-story multi-family buildings with 90 total dwelling units, with a total of
151 on-site parking spaces on 3.79 acres. Access will be taken from two points
along Mars Drive. The property is within the General Commercial (CG) zone
district and is subject to Planning and Zoning Commission (Type 2) Review.
APPLICANT: Galloway and Company
James Prelog, PE
5265 Ronald Reagan Blvd., Ste 210
Johnstown, CO 80534
STAFF ASSIGNED: Pete Wray, Senior City Planner
• OTHER BUSINESS
• ADJOURNMENT
Packet pg. 3
Agenda Item 1
Item 1, Page 1
AGENDA ITEM SUMMARY September 16, 2021
Planning and Zoning Commission
STAFF
Shar Manno, Customer and Administrative Manager
SUBJECT
MINUTES OF THE AUGUST 19, 2021 P&Z HEARING
EXECUTIVE SUMMARY
The purpose of this item is the consideration and approval of the draft minutes of the August 19, 2021 Planning
& Zoning Commission hearing.
ATTACHMENTS
1. Draft August 19, 2021 P&Z Minutes
Packet pg. 4
Michelle Haefele, Chair City Council Chamber – City Hall West
Ted Shepard, Vice Chair 300 Laporte Avenue
Per Hogestad Fort Collins, Colorado
Jeff Hansen
Jeff Schneider Virtual (Zoom or Telephone)
David Katz Cablecast on FCTV Channel 14 on Connexion &
Channels 14 & 881 on Comcast
The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities
and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224-
6001) for assistance.
Regular Hearing
August 19, 2021
Chair Haefele called the meeting to order at 6:00 p.m.
Roll Call: Haefele, Hansen, Hogestad, Schneider, Shepard, Katz
Absent: None
Staff Present: Yatabe, Duval, Kleer, Sizemore, Everette, Stephens, Claypool, Mapes, Axmacher,
Hahn, Virata, Havelda, Vonkoepping, Smith and Manno
Chair Haefele provided background on the Commission’s role and what the audience could expect as to the order
of business. She described the role of the commission, noted that members are volunteers appointed by city
council. The commission members review the analysis by staff, the applicants’ presentations and input from the
public and make a determination regarding whether each proposal meets the land use code. She noted that this is
a legal hearing, and that she will moderate for civility and fairness.
Agenda Review
CDNS Director Sizemore reviewed the items on the Consent and Discussion Agendas.
Public Input on Items Not on the Hearing Agenda:
None.
Planning and Zoning
Commission Minutes DRAFTPacket pg. 5
Planning & Zoning Commission
August 19, 2021
Page 2 of 14
Consent Agenda:
1.Draft Minutes for the P&Z June Regular Hearing
2.Draft Minutes for the P&Z June 30 Special Hearing
3.Draft Minutes for the P&Z July Regular Hearing
Vice Chair Shepard made a motion, seconded by Commissioner Hansen that the Fort Collins Planning and
Zoning Commission approve the Consent Agenda for the August 19, 2021 hearing, based upon the agenda
materials and the information and materials presented during the work session and based on the findings
of fact included in the staff report. Yeas: Shepard, Katz, Hansen, Hogestad, Schneider, and Haefele. Nays:
none.
THE MOTION CARRIED.
Discussion Agenda:
1.Appeal of Landmark Apartment PUD Minor Amendment
(**Secretary’s Note: Assistant City Attorney Yatabe and Commissioner Hogestad withdrew from the discussion
of this item due to conflicts of interest. Chair Haefele stated she socializes with one of the appellants; however,
they have not spoken about this appeal, and it will not affect her decision. Commissioners Schneider and
Hansen disclosed they were on the Planning and Zoning Board when the project came through initially.)
Staff and Applicant Presentations
Rebecca Everette, Development Review Manager, discussed the minor amendment process noting it allows for
revisions to be made to an approved plan. She stated this minor amendment was required as part of the 2016
Landmark Apartments expansion (Landmark 2) project which is located to the east of the existing Landmark
Apartment (Landmark 1) property. She discussed the history of the project and minor amendment, which was
appealed in March of 2020; however, the Landmark 2 developer pulled building permits and began construction
on the project with temporary certificates of occupancy being issued in July. She stated the delay in hearing
this appeal is due to COVID and the requirement that both applicant and appellant approve a virtual hearing,
which was not granted; therefore, the appeal hearing had to be postponed until the Commission was meeting in
person.
Everette provided additional details on the minor amendment relating to joint accessibility of common
amenities. She stated the minor amendment including the following updates to the originally approved PUD:
broadening the site plan to include the approved site plan for the Landmark 2 project, adding a note to
reference the joint access agreement after it was recorded, and adding some drawings showing changes to the
configuration of the parking lot access points and pedestrian circulation.
Everette discussed the criteria for review of minor amendments and stated the intent of the minor amendment
was to document actions and approvals that had already occurred through the recorded access agreement.
She stated staff found the changes did not alter the fundamental character of the site and therefore did not
result in a change in character; therefore, a minor amendment was the appropriate process. She stated staff
approved the minor amendment in March 2020 finding it sufficiently addressed both the direction of the
Planning and Zoning Commission and Council as it related to the Landmark 2 project, and it complied with the
applicable process and Code requirements. She stated staff would request the Commission provide direction
to staff on how to proceed with an acceptable minor amendment that would fulfill direction to document the joint
accessibility of outdoor spaces and facilities and to adequately refer to the recorded joint access agreement
with Larimer County should the appeal be upheld.
Carolynne White, counsel for the current Landmark 1 property owner, FC1050, LLC, stated she would like to
withdraw the underlying minor amendment, and if that is not approved, she would like to speak to the appeal.
She provided additional details on the request to withdraw the minor amendment.
Chair Haefele asked the appellants to respond to the request for withdrawal.DRAFTPacket pg. 6
Planning & Zoning Commission
August 19, 2021
Page 3 of 14
Kathryn Dubiel, appellant, requested time to confer with the other appellants to consider the request as they
were not informed of this request.
(**Secretary’s Note: The Commission took a brief recess at this point in the meeting.)
Ms. Dubiel stated the appellants decline the offer to withdraw the minor amendment.
John Duval, Deputy City Attorney, suggested the Commission consider a motion on the request for the
withdrawal of the minor amendment application.
Vice Chair Shepard made a motion, seconded by Commissioner Katz, that the Planning and Zoning
Commission deny the request to withdraw the minor amendment based on the objection from the
appellants who are not granting their consent to such a request.
Commissioner Katz asked if the request to withdraw the minor amendment has the same result as the appeal
being approved. Everette replied, withdrawal of the minor amendment application would vacate the decision
that was previously made and, in either case, there would be a requirement that joint access is memorialized
with any future plan amendments to the Landmark PUD. Additionally, if the minor amendment application is
withdrawn, the Commission would not have the opportunity to provide any input as to how to best document the
joint accessibility.
Duval commented on reasons for continuing with the minor amendment application and appeal.
Chair Haefele stated she was inclined to support the motion to disallow the withdrawal of the minor amendment
in order to hear the appeal. Commissioner Schneider stated the main goal of this is to memorialize the shared
access agreement on the plat and he questioned why that is necessary given the agreement has already been
recorded with the county. Everette replied, the joint access agreement recorded with the county is in effect;
however, it is not something that would result from a document search through City documents on which staff
heavily relies to respond to questions about possible non-compliance. She stated documenting changes
through the minor amendment process is a best practice and is used frequently.
Vice Chair Shepard asked if the note occurs on both the plat and the site plan. Everette replied the note occurs
on the site plan and plat for Landmark 2; however, for Landmark 1, it appears only on the minor amendment
site plan as there is no associated plat.
Vice Chair Shepard asked if re-platting Landmark 2 to remove the note would be required if the request to
withdraw the minor amendment application were to be granted. Everette replied, the note on the Landmark 2
documents does not reference a minor amendment, just the recorded joint access agreement.
Vice Chair Shepard asked if the Landmark 1 minor amendment would need to be amended to remove the note.
Everette replied the minor amendment includes more items than just the note and the appeal is associated with
the entire minor amendment.
Vice Chair Shepard stated he would support the motion as a withdrawal could lead to potential future scenarios
that would lead to the same place. He stated moving forward with the appeal would further the record for
clarification.
Commissioner Hansen concurred with Vice Chair Shepard.
The vote on the motion was as follows: Yeas: Katz, Hansen, Schneider, Shepard and Haefele. Nays:
none.
THE MOTION CARRIED.
Ms. White clarified her request was to withdraw the minor amendment that is the subject of the appeal, not the
appeal itself. She also clarified the minor amendment was seeking to amend the Landmark PUD, which
functionally served as the plat, though there was not a proposal to amend the plat for Landmark 1. She also DRAFTPacket pg. 7
Planning & Zoning Commission
August 19, 2021
Page 4 of 14
noted the joint access agreement is recorded in three places: the access itself against both properties, the site
plan for Landmark 2, and the plat for Landmark 2, and it cannot be changed without the consent of the City.
She stated the principal purpose of the minor amendment was to amend the 1983 PUD document for
Landmark 1 to also reference the joint access agreement, which was required as a condition of approval for the
Landmark 2 PDP. She stated the obligations of the joint access agreement will remain the same regardless of
how they are memorialized and requested the Commission uphold the underlying decision approving the minor
amendment.
Appellant Presentation
Rick Hoffman stated this appeal is not about the Landmark 2 buildings, vehicle access, or parking, but is about
the misapplication of a minor amendment that required a complex agreement pertaining to shared amenities
between owners of the Landmark 1 and Landmark 2 properties. He stated the arrangement involved a
significant change in character of the project and was a quasi-judicial matter, and as such, should have been
treated as a major amendment and referred back to the Planning and Zoning Commission allowing for
additional public input. He requested the Commission consider the following points and questions: why the City
kept the decision in-house by utilizing the minor amendment process, was this an abuse of the Director’s
authority, and was the minor amendment process the proper tool per the Land Use Code. He stated it is
important to note that the recorded legal documents have an escape option the City can approve, thereby
leaving the Landmark 2 project unable to meet the Land Use Code requirements on its own.
Ms. Dubiel discussed the timeline of the Landmark 2 development and associated joint access agreement.
She stated this appeal is questioning the minor amendment request to grant access to outdoor spaces and
amenities to tenants of the Landmark 2 development. She stated the letter granting approval of the minor
amendment is generic in nature and does not specifically discuss what was being approved or how it met the
Land Use Code criteria for approval of a minor amendment. She discussed the legal advice received by the
appellants which indicated the decision maker should have rejected the minor amendment application for flaws
and omissions. Additionally, she argued the joint access agreement does not meet Land Use Code standards
for several reasons, particularly given the termination clause that would allow either party to terminate the
agreement with sufficient notice. She questioned who in the City organization has the authority to make a
quasi-judicial decision and discussed the appellants’ objection to Judy Schmidt advising the Commission on
this matter. She also stated then Director Leeson abused his discretion by not allowing this matter to be heard
by a quasi-judicial body with no prior involvement.
Ms. Dubiel noted staff asserted the minor amendment was required by the Planning and Zoning Commission
and City Council; however, she stated a thorough review of the meeting minutes and the verbatim transcript of
the Planning and Zoning Commission meeting that approved the PDP showed no indication the minor
amendment was required. She suggested the following as possible remedies to the situation: to treat the issue
as a major amendment, ensure it is clear who in the City administration, Council, or Commissions has the
authority to give written approval for modification of termination of the joint access agreement, ensure the
process is transparent with accountability to the public, and that all changes to the Landmark PUD and any
associated agreements take place in a public quasi-judicial setting.
Public Input (3 minutes per person)
None.
Commission Questions
Vice Chair Shepard asked about the zoning of the property and, as a multi-family project, which Code citation
was used for determining the open space and active recreation area requirement. Everette replied there have
been some Land Use Code amendments since the approval of the Landmark 2 project and she will need to do
more research on exactly which Code sections were applied. She stated the zoning is MMN – Medium
Density, Mixed-Use Neighborhood.
DRAFTPacket pg. 8
Planning & Zoning Commission
August 19, 2021
Page 5 of 14
Commissioner Katz asked if the appellants’ exhibits presented that do not address Landmark 1 should be
considered if the minor amendment being considered is only for Landmark 1. Duval replied the joint use
agreement is the operative document at this point.
Chair Haefele asked if the site mentioned on Prospect Road west of this site is an error or is the property that is
referenced in the formal, recorded shared access agreement. Everette replied the appellants referenced a
separate recreational use agreement that has no relationship to the joint access agreement and was not used
to satisfy any requirement. She noted that agreement would never have been found satisfactory by staff and
has since been terminated. Ms. Dubiel stated the information on the previous agreement was presented in the
form of background.
Commissioner Schneider asked who in the City could consent to the termination of the joint access agreement.
Everette replied, the decision maker would be the Community Development and Neighborhood Services
Director and she noted City staff was involved in finalizing the agreement language to ensure it met
requirements. Duval stated the Land Use Code requires Landmark 2 to have access to said facilities, and as
long as that requirement remains, it is not theoretically possible for the Director to agree to the termination or
modification of the joint access agreement.
Everette noted the Land Use Code section applied for the approval of Landmark 2 was 3.8.30, access to a
park, central feature, or gathering space of at least 10,000 square feet. She stated the original staff report
stated the joint access would be accomplished through notes on the plan, a minor amendment, or other means
necessary.
Staff, Appellant and Applicant Responses
Everette clarified the Land Use Code specifies a number of decision makers for different land use applications
and projects, all of which are quasi-judicial decisions.
Ms. Dubiel concurred there are a variety of decision-makers; however, the Planning and Zoning Commission
would be the decision-maker for a major amendment, which the appellants believe this should be. She agreed
the minor amendment was not an explicit condition of approval but suggested such a change should be
addressed with a different process.
Ms. White commented on the definition of an easement and noted the joint access agreement is an easement
which also includes the requirement that the two property owners must seek the approval of the City to make a
change; therefore, it is more restrictive than other easements affecting the property. Additionally, she stated
treating this as a major amendment could lead to an endless loop of decisions and appeals. She requested the
appeal be denied and the underlying decision upheld.
Commission Discussion / Deliberation
Commissioner Hansen stated this hearing will provide the opportunity to help alleviate two concerns of the
appellants: why this was not considered by the Commission originally and the lack of clarity in the reasoning for
the approval of this item.
Vice Chair Shepard commented on a clause in Section 3.8.30 related to dwellings being located within a certain
distance of parks, et cetera, either within a development or within an adjacent development. He asked if the ‘or
within an adjacent development’ clause was in effect during the Landmark 2 PDP. Everette replied she would
need to research that as the staff report does not specifically cite the information.
Commissioner Katz stated that information is not likely relevant as the project was already approved.
Chair Haefele agreed that whether the appeal is upheld or denied will have no substantive effect on the project
or the outcome; however, she stated some language should be crafted that will cure some of the deficiencies,
including the written approval of the CDNS Director to be able to modify the agreement. She stated the
process could have been handled more cleanly and professionally.
DRAFTPacket pg. 9
Planning & Zoning Commission
August 19, 2021
Page 6 of 14
Commissioner Schneider stated that while the concerns may be valid, they should not be memorialized in any
motion made tonight. He opposed making a motion related to the process.
Chair Haefele stated this hearing has made these deficiencies known.
Commissioner Hansen commented on the role of the Commission to base decisions on the current Code
language.
Everette replied to Vice Chair Shepard’s earlier question about the clause relating to ‘or in an adjacent
development’ by stating it was in place at the time of the Landmark 2 PDP.
Commissioner Katz thanked the appellants for bringing forth these issues; however, he stated he will vote to
deny the appeal.
Vice Chair Shepard stated there are hundreds of minor amendments processed each year and there is a
reason for the process. He stated there was no public record of the staff deliberation as a staff report is not
required for a minor amendment. Commissioner Katz concurred.
Vice Chair Shepard noted this was discussed during the PDP deliberation and it was part of the Commission’s
and Council’s direction to provide the joint access agreement note to be recorded on the two separate projects.
Commissioner Katz made a motion, seconded by Commissioner Schneider, that the Fort Collins
Planning and Zoning Commission deny the appeal and approve the Landmark Apartments PUD Minor
Amendment on the basis that the minor amendment satisfies all applicable criteria of the Land Use
Code Section 2.2.10(A)(2), and in further support of such approval, adopt the information, analysis,
findings of fact and conclusions regarding this item contained in the staff report, included in the
agenda materials, the work session, and the applicant presentation for this hearing.
The vote on the motion was as follows: Yeas: Hansen, Schneider, Shepard, Katz and Haefele. Nays:
none.
THE MOTION CARRIED.
Commissioner Hansen stated he has always defended making the appeal process as easy as possible;
however, this item has pushed the limits on what is appropriate for an appeal.
Chair Haefele stated the appellants did a great deal of work and brought problems to light in terms of recording
keeping and public transparency, and that made this appeal a valuable public service and not an abuse of the
appeal process.
(**Secretary’s Note: The Commission took a brief recess at this point in the meeting.)
2. Northfield Commons Major Amendment – Kai Kleer, City Planner
(**Secretary’s Note: Commissioner Schneider disclosed he was on the Planning and Zoning Board when the
project came through initially and did receive a notice of the neighborhood meeting; however, he has not
participated in any conversations regarding the project and does not believe he has a conflict. Commissioner
Hansen disclosed he was on the Planning and Zoning Board when the project came through initially.)
Manno stated one email from Nick Haas with Northern Engineering in support of the approval of the project has
been received since the work session.
Staff and Applicant Presentations
DRAFTPacket pg. 10
Planning & Zoning Commission
August 19, 2021
Page 7 of 14
Kai Kleer, City Planner, discussed the site and Northfield Commons project. He stated the major amendment
would amend tracts U and V to replace nine 4, 5, and 6-unit single-family attached buildings with seven 12-unit
multi-family buildings and make other minor site changes.
Carolyn Reed, Mercy Housing, stated Mercy Housing is the largest non-profit affordable housing developer in
the country and is based in Colorado. She stated Mercy Housing has one other project in Fort Collins and she
discussed the 84-apartment unit affordable housing component of the Northfield Commons project. She stated
all units will be rent restricted.
Cathy Mathis, TB Group, provided additional details on the project and its amenity space. She mentioned a
requested modification of standard to Section 3.5.2(D)(1), which requires building entryways to orient toward a
street.
Ian Shuff, ALM2S Architects, discussed the three building types that are part of the project and detailed the
differences between the previously approved plan and the proposed amended plan. He also discussed the
Code provisions related to sound requirements for buildings within a certain distance of a 4-lane arterial.
Staff Analysis
Kleer discussed the intent of the standard in Section 3.5.2(D)(1) and noted there are three ways in which the
standard can be met. He stated this project provides all three of those with connecting walkways and a major
walkway spine. He provided additional details on the proposed connections and requested modification for
buildings 3 and 4. He stated staff’s finding is that the equal to or better than criteria have been met for the
requested modification.
Kleer noted this project supports access to affordable housing and aligns with the City’s Comprehensive Plan to
integrate affordable housing into existing or new neighborhoods. He mentioned the Lake Canal regional trail
components that will be built as part of this project and stated staff is recommending approval of the requested
modification of standard and approval of the major amendment.
Commission Questions
Commissioner Katz asked about the density analysis. Kleer replied, the entire development plan site is
considered for the density calculation and that is approximately 8.4 or 8.7 dwelling units per acre.
Vice Chair Shepard asked where the other Mercy Housing project in Fort Collins is located. Ms. Reed, replied,
Springfield Court in southwest Fort Collins, built in 1997, is a 63-unit multi-family property.
Vice Chair Shepard asked if the steps that are part of the major walkway spine could potentially be a ramp
instead. Jason Claeys, Highland Development Services, replied, a ramp would be possible; however, it may be
quite long and would require handrails.
Vice Chair Shepard asked if there are three distinct color schemes as required per Section 3.8.30(F)(3). Shuff
replied the third scheme is the clubhouse portion of the building. He also noted there will be additional diversity
in the approved Landmark row houses on the same side of Suniga.
Vice Chair Shepard expressed concern about the proximity of the building to the arterial roadway and asked
whether a denser landscape screen or sound wall has been considered. Ms. Mathis replied that could be
considered.
Public Input (3 minutes per person)
Maggie Cordova expressed concern about traffic impacts and the proximity of the buildings to the Alta Vista
neighborhood.
DRAFTPacket pg. 11
Planning & Zoning Commission
August 19, 2021
Page 8 of 14
Mark Laken stated he is still unsure what the major amendment actually consists of and suggested there may
be enough new material to have warranted a neighborhood meeting. He commended the new architecture and
affordable housing component.
Doug Cordova asked about storm drainage plans for the site.
Tanya Channel concurred with Mr. Laken and suggested the amount of information presented warranted a new
neighborhood meeting. She stated she did not receive notice of this hearing.
Staff and Applicant Responses
Mr. Claey’s stated the Vine and Lemay overpass and the continuation of Suniga through the property will
significantly alleviate traffic issues in the area. Regarding drainage, he stated there are drainage pans that
surround the Alta Vista neighborhood as well as other drainage features in the area that keep all drainage from
the neighborhood.
Vice Chair Shepard asked about the potential for cut-through traffic in the Alta Vista neighborhood. Mr. Claey’s
replied, the area’s master plan specified there were to be no vehicular connections through the Alta Vista
neighborhood, though there are pedestrian connections.
Mr. Shuff stated a neighborhood meeting did occur for the project and mentioned the key components of the 5-
acre major amendment site. He stated the two-story townhomes will not change and they were previously
approved for compatibility with Alta Vista. He commented on roof line mitigation for the three-story buildings.
Ms. Mathis stated there is 100 feet between the two-story buildings and the beginning of the Alta Vista
neighborhood. She stated the overall allowable density for the site is 10.75 dwelling units per acre and the
proposed density is 8.9 units per acre.
Kleer stated a virtual neighborhood meeting was held in March and this was one of the largest mailings for a
neighborhood meeting in the city. He discussed density calculations and allowed densities, including the
density bonus for affordable housing.
Commissioner Katz requested staff reach out to Mr. Laken to ensure his additional questions are answered.
Commission Discussion / Deliberation
Vice Chair Shepard stated he would support the requested modification of standard as the extent of the
divergence of standard is reasonable and mitigated. Commissioner Katz concurred.
Commissioner Hansen stated this is a frequently requested modification and suggested that issue may need to
be addressed in the Code. He stated the amendment is an improvement over the original project.
Commissioner Schneider concurred the redesign is an improvement and agreed this area of the Code may
need to be addressed.
Commissioner Hogestad concurred the redesign is an improvement. He expressed concern about the
neighborhood meeting and suggested that may need to be addressed in the future.
Commissioner Katz made a motion, seconded by Vice Chair Shepard, that the Fort Collins Planning
and Zoning Commission approve the requested modification of standard to Land Use Code Section
3.5.2(D)(1) regarding orientation to connecting sidewalks, finding that the modification under 2.8.2(H)
would not be detrimental to the public good and is equal to or better than a complying plan. This
decision is based on the agenda materials, the information and materials presented during the work
session and this hearing, and the Commission discussion on this item.
Commissioner Hansen requested a friendly amendment to add the following language: “granting this
modification from the strict application of the standard would not, without impairing the intent and DRAFTPacket pg. 12
Planning & Zoning Commission
August 19, 2021
Page 9 of 14
purpose of the Land Use Code, and substantially alleviating the lack of affordable housing, which is a
problem of city-wide concern. Commissioner Katz and Vice Chair Shepard accepted the amendment as
friendly.
Commissioner Hansen stated this Code section needs to be examined.
The vote on the motion was as follows: Yeas: Hogestad, Schneider, Shepard, Katz, Hansen and
Haefele. Nays: none.
THE MOTION CARRIED.
Vice Chair Shepard asked requested the Commission consider the issue he raised earlier about there being
only two color schemes on buildings A-C as the buildings are so closely aligned with Suniga. He asked if the
Commission would be willing to entertain a motion adding a condition of approval to include a third color
scheme.
Commissioner Katz requested the Commission consider the fact this is a major amendment to an overall
project and stated the color schemes should be considered across the project as a whole. Vice Chair Shepard
concurred; however, he stated this part of the project is south of Suniga which makes it feel a bit
compartmentalize into its own project separated by a 4-lane arterial and median. Commissioner Schneider
noted the townhouses on the same side also contain different color schemes; therefore, there are four or four
and a half different schemes.
Commissioner Hansen commented on perhaps making the color scheme of the clubhouse slightly less
obviously different.
Chair Haefele stated she would support Vice Chair Shepard’s condition. Commissioner Katz suggested a
condition is not necessary as the application meets the Land Use Code.
Chair Haefele expressed support for the major amendment and additional affordable housing units.
Commissioner Katz made a motion, seconded by Commissioner Hansen, that the Fort Collins Planning
and Zoning Commission approve the Northfield Commons Major Amendment MJA210001, finding that
the major amendment satisfies all applicable Land Use Code standards. This decision is based upon
the agenda materials, the information and materials presented during the work session and this
hearing, and the Commission discussion on this item. Furthermore, the Commission adopts the
information, analysis, findings of fact and conclusions regarding the major amendment contained in
the staff report, including the agenda materials for this hearing.
Vice Chair Shepard echoed the comments about fulfilling the need of affordable housing.
The vote on the motion was as follows: Yeas: Schneider, Shepard, Katz, Hansen, Hogestad and
Haefele. Nays: none.
THE MOTION CARRIED.
(**Secretary’s Note: The Commission took a brief recess at this point in the meeting.)
3. Fairway Apartments – Kai Kleer, City Planner
Staff and Applicant Presentations
Kai Kleer, City Planner, stated this is a 10-acre site bounded by South College Avenue on the east and the
South Transit Center on the west. He noted the site was previously used as a nursery; therefore, there are
several existing trees on the site. He discussed the proposed access to the site and noted the site is zoned
General Commercial and is within the South College Corridor Plan area and the Transit Overlay District (TOD)
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Kleer provided additional detail on the desired access spine that would connect South College to the South
Transit Center. He stated the project proposed eight multi-family buildings housing 264 units and an
associated club house. The project is also requesting a modification to the building orientation standard and is
providing 226 parking spaces in compliance with the TOD standards, as well as 416 bicycle parking spaces.
Ryan Will, Keystone Real Estate, stated this proposal is for a 264-unit market rate apartment complex with
resident amenities including a pool, fitness center, co-working lounge, outdoor fitness equipment, and other
amenities. He commented on the number of mature trees being an asset to the site and stated as many
healthy trees will be preserved as possible. He stated the project plans to attain at least a silver certification in
the National Green Building Standard Program and will also participate in the Energy Star program.
Chad Arthur, Infusion Architects, discussed the site constraints including the existing connection to the Transit
Center and the detention pond. He noted the second access to the property, on the north side, is a gated
emergency only access and he commented on walkways on the site in addition to the pedestrian spine. He
provided additional details on the proposed design of the pedestrian spine, amenities, modern farmhouse
architecture, building layout, and color schemes. He showed a video rendering of the project and discussed
sound mitigation measures that will be utilized given the proximity of the site to South College Avenue and the
railroad.
Mr. Will thanked the Commission members for their time and requested support of the project.
Staff Analysis
Kleer discussed the requested modification of standard to Section 3.5.2 (D)(1), the relationship of buildings to
parking, for two buildings on the west side of the site. He stated staff finds the approach of the project to be
equal to or better than a complying plan due by providing certain elements including an urban streetscape,
diagonal parking, additional pedestrian amenities, landscape planters, and seating opportunities.
Kleer discussed the site plan noting the central feature or gathering space far exceeds the minimum required
square footage. He also noted the project exceeds the setback requirements from College Avenue and
Fairway Lane. He provided additional details on the central private drive design and pedestrian spine. He
detailed the required treatment plan for the ash trees on the site and discussed the tree inventory.
Kleer concluded by stating staff recommends approval of the requested modification of standard and of the
Fairway Apartments PDP.
Commission Questions
Commissioner Hogestad asked how many trees are on the site and how many are planned to be removed.
Kleer replied there are 160 trees on the site, 118 of which are proposed to be removed. He stated the
mitigation for that is a replacement of 228 trees.
Commissioner Hogestad asked about the sidewalk widths as related to the modification request. Kleer replied,
the sidewalks adjacent to the buildings requiring the modification are ten feet wide, and the sidewalks on the
other side are six feet wide.
Vice Chair Shepard asked if there is a parkway on the six-foot sidewalk. Kleer replied in the negative and
stated there is diagonal parking, the walkway, and a landscape strip between the building and the back side of
the sidewalk. He confirmed both walks are attached, and he provided additional details on where cut-outs exist
on the walkways.
Vice Chair Shepard requested additional details on the private street sidewalk. Kleer replied there is a ten-foot
sidewalk on both sides of the street with four-by-four tree grates and canopy shade tree cut-outs.
Vice Chair Shepard requested staff work with Forestry on the tree grate size. Kleer replied that will be
addressed at the time of Final Development Plan.
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Planning & Zoning Commission
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Commissioner Hansen asked about the different requirements for housing types versus design variations and
color schemes. Kleer replied, projects greater than 30 acres in size are required to have a certain mix of
housing types; however, this project is under that size threshold so that standard does not apply. The standard
relating to three distinct designs that substantially vary the footprint, shape, and size of buildings does apply as
more than five buildings are being proposed. He stated the color requirement is similar and requires at least
three distinctly different color patterns.
Public Input (3 minutes per person)
None.
Commission Discussion / Deliberation
Vice Chair Shepard requested additional information on the three color schemes and expressed concern about
the repetition of four materials and colors on all eight buildings. Mr. Arthur provided additional details on the
paint colors, siding, and stones, noting there are now two different stone colors proposed, one for two buildings,
and the other for the remaining six buildings.
Vice Chair Shepard asked about the introduction of a similar but different roof color. Mr. Arthur replied, his
team can certainly consider that.
Commissioner Hogestad asked about the width of the pavement of the central spine. Mr. Arthur replied it is
eight feet wide.
Commissioner Hogestad asked how the enhanced standard of quality is met for the pedestrian spine.
Commissioner Hansen commented on the lack of a public feel for the pedestrian spine. Cathy Mathis, TB
Group, replied it was treated more like a major walkway spine and less like the graphic shown in the South
College Corridor Plan.
Kleer discussed the Code requirements and South College Corridor Plan goals for the pedestrian spine noting
the Plan calls for a walkway that accommodates multi-modal access, which is being provided. He commented
on goals with the corridor to help preserve the existing tree canopy and to provide an urban connection from
South College Avenue to the Transit Center.
Commissioner Hogestad stated the South College Corridor Plan seeks a civic expression, or something that
feels like a true connection, and he stated a residential sidewalk does not provide that experience.
Vice Chair Shepard asked about how many trees are being preserved with the curved alignment of the
pedestrian spine. Kleer replied approximately three or four significant trees will be saved.
Commissioner Hogestad stated there does not seem to be much reason for saving the trees for the pedestrian
spine and expressed concern the design does not meet the South College Corridor Plan. He also questioned
the circulation plan on the site.
Commissioner Schneider agreed the pedestrian spine should be designed to be public; however, the
requirement is for a direct connection, not a straight connection. Commissioner Hogestad disagreed stating the
connection should be direct visually as well.
Commissioner Hansen agreed with Commissioner Schneider that direct does not mean straight. He stated he
is not opposed to the width of the spine but stated he would prefer more of an urban design rather than
residential design.
Commissioner Hogestad commented on the mention of a plaza design and Land Use Code standard related to
an enhanced standard of quality. He stated there is a lack of an organized circulation plan.
Commissioner Schneider noted the South College Corridor Plan is a guiding document but is not codified.
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Planning & Zoning Commission
August 19, 2021
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Commissioner Hansen stated the circulation plan is well laid out.
Vice Chair Shepard stated the site plan essentially replicates a city grid and stated it promotes walkability. He
commented on the feelings of wideness provided by the pedestrian spine.
Commissioner Hogestad disagreed the vision of the Plan is met by the pedestrian spine as designed.
Commissioner Hansen noted the Plan language states the connecting walkway should be flanked by buildings.
Vice Chair noted there are a number of ‘or’ statements in the Plan language.
Commissioner Schneider commented on the likely low use of the pedestrian spine by individuals not in the
neighborhood.
Chair Haefele asked if there could be some type of signage or other way to distinguish the walkway as public.
Vice Chair Shepard commented on other projects utilizing an entry portal to identify public walkways.
Commissioners Hogestad and Hansen disagreed signage would be helpful.
Commissioner Hansen commented on the possibility of bringing Transit Center features out along the
pedestrian spine.
Commissioner Hogestad reiterated his opinion the pedestrian spine is not designed as envisioned by the
Corridor Plan.
Commissioner Hansen stated there should be a clear distinction between the style of the pedestrian spine
versus the remainder of the development.
Vice Chair Shepard noted the pedestrian spine is not a public capital improvement project and the Corridor
Plan does not state a requirement for civic expression or monuments but does seek a recognizable entry. He
questioned what invites a pedestrian or bicyclist to enter the walkway from College Avenue and suggested
some type of Transit Center design elements could be included to help meet the vision of the Plan.
Commissioner Katz asked Commissioner Hogestad if he supports the current design. Commissioner Hogestad
replied in the negative.
Commissioner Katz asked if there would be a condition of approval he could suggest that would gain his
support without redesigning the project. Commissioner Hogestad stated the Corridor Plan envisioned a wide
and direct connection, which he does not believe this provides.
Commissioner Katz asked Vice Chair Shepard if he would support the project as designed or if there was a
condition of approval he could suggest. Vice Chair Shepard replied he could contemplate a condition to require
enhancement of the spine to further meet the vision of the South College Corridor Plan by adding an entry
feature near the intersection of the spine and South College Avenue.
Commissioner Hansen made a motion, seconded by Commissioner Schneider, that the Fort Collins
Planning and Zoning Commission, approve the modification of standard to Land Use Code Section
3.5.2(D)(1) regarding orientation to connecting sidewalks, finding that the modification under 2.8.2(H)
would not be detrimental to the public good and the plan as submitted will promote the general
purpose of the standard for which the modification was requested equally well or better than a
complying plan. This decision is based upon the agenda materials, the information and materials
presented during the work session and this hearing, and the Commission discussion on this item.
Furthermore, the Commission adopts the information, analysis, findings of fact and conclusions
regarding the modification of standard contained in the staff report, including the agenda materials for
this hearing.
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Planning & Zoning Commission
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Commissioner Hansen commended the design of the private drive.
Commissioner Hogestad stated he would not support the motion as the circulation plan does not meet the
Corridor Plan.
Commissioner Katz commended the site circulation.
The vote on the motion was as follows: Yeas: Katz, Hansen, Schneider, Shepard, and Haefele. Nays:
Hogestad.
THE MOTION CARRIED.
Yatabe suggested the applicants be allowed to provide feedback on the condition prior to the motion being
made.
Vice Chair Shepard read his suggested language: ‘in order to meet the vision of the South College Corridor
Plan, LU 3.3, the central spine shall feature an entry portal at, near, or adjacent to the intersection of the spine
and the South College Avenue sidewalk. Such portal shall be designed to encourage public access in a civic
fashion.’
The applicant team expressed agreement with the language.
Commissioner Hansen asked if ‘portal’ implies anything specific.
Commissioner Katz questioned the use of ‘civic.’ Vice Chair Shepard replied he would replace ‘civic’ with
‘urban design to encourage pedestrian and bicycle access.’ He commented on types of design for an entry
portal that would invite discovery.
Vice Chair Shepard stated he would replace ‘entry portal’ with ‘enhanced entry feature.’
Vice Chair Shepard made a motion, seconded by Commissioner Katz, that the Fort Collins Planning
and Zoning Commission approve the Fairway Apartments PDP 210005 subject to the condition that at
the time of submittal for final plan, the applicant team shall provide an enhanced entry feature for the
benefit of pedestrians and bicyclists at, near, or adjacent to the intersection of the central spine and the
South College Avenue public sidewalk. Such enhanced entry feature shall be designed to encourage
public access in an urban design fashion. This decision is based upon the agenda materials, the
information and materials presented during the work session and this hearing, and the Commission
discussion on this item. Further, this Commission hereby adopts the information, analysis, findings of
fact, and conclusions regarding this PDP contained in the staff report.
Commissioner Hansen supported the condition and its less restrictive language.
Commissioner Schneider commended the flow and circulation of the plan and supported the condition and
motion.
Commissioner Hogestad stated the project does not present a clear circulation plan that supports the South
College Corridor Plan; therefore, he will not support the motion.
The vote on the motion was as follows: Yeas: Schneider, Shepard, Katz, Hansen and Haefele. Nays:
Hogestad.
THE MOTION CARRIED.
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Other Business:
Sizemore stated there will be three items on the September agenda, and though it may be a longer meeting, it
should all fit in one, though he recommended Commissioners reserve the second date for a special hearing if
needed.
Commissioner Hogestad stated he would like to further discuss issues with neighborhood meetings with
particular attention being paid to neighborhoods that may need additional outreach. Sizemore noted there is an
effort within staff to discuss neighborhood meeting changes in the fall.
Adjournment
The meeting was adjourned at 12:05 AM.
For more complete details on this hearing, please view our video recording located here:
https://www.fcgov.com/fctv/video-archive.php?search=PLANNING%20ZONING
Minutes respectfully submitted by Shar Manno.
Minutes approved by a vote of the Board on: ____________.
Paul Sizemore, CDNS Director Michelle Haefele, Chair
DRAFTPacket pg. 18
Development Review Staff Report Item 2
Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com
1. Introduction
The Wireless Telecommunication Master Plan (Plan) is a resource to address the need for better wireless services in the
community and to modernize local regulations that control the placement, design and other related impacts that result from
wireless deployment. This is incredibly important for the community as it is anticipated that in the future, wireless providers
will need to supplement the City of Fort Collins' (City) network of one-hundred twenty-three (123) existing wireless facilities.
The research and analysis provided by Cityscape Consultants, Inc. (Cityscape) is compiled into the Plan and will inform and
direct City Staff to make future changes to the City's administrative policies and Land Use Code. Ultimately, the Plan will
provide tools to help the City and community become more strategic in the review of future wireless communications
infrastructure. This report focuses the overall intent of the Plan, and the key strategies and policies as outlined in the
attached draft (Attachment A).
Wireless Telecommunication Master Plan Process
An Advisory Committee consisting of City staff and community members met periodically throughout the process to review
planning materials and provide feedback on various stages of the Plan. The Advisory Committee also reviewed and
commented on the final Plan document. The Advisory Committee included representatives from the community and
government representing different points of view and interests as they pertain to wireless telecommunication
infrastructure. The planning process was conducted in three phases:
Phase 1 - Research and Assessment of Existing Conditions
To initiate the Wireless Master Plan and explore key issues, the first phase of the planning process took into consideration
previous neighborhood concerns and asked participants to confirm feedback received through several contentious
neighborhood meetings. All wireless facilities were researched, cataloged, and assessed by visiting each site.
Phase II - Choices and Strategies
The second planning phase documented existing wireless conditions and developed simulated coverage and capacity
maps. The resulting analysis identified gaps that are assumed to be filled one day by wireless infrastructure. With this
Planning and Zoning Commission: September 16, 2021
Wireless Telecommunication Master Plan Recommendation
Summary of Request
This is a request for a Recommendation to City Council regarding
the adoption of the Wireless Telecommunication Master Plan.
Next Steps
• The Planning and Zoning Board’s recommendation will be
forwarded to City Council for its consideration on October 5,
2021 (First Reading).
• If adopted by the City Council staff will engage in the
subsequent Land Use Code changes as recommended by
the Plan. The update will occur during Q4 2021 and Q1
2022.
Applicant
City of Fort Collins
PO BOX 580
Fort Collins, CO 80522
Staff
Kai Kleer, City Planner
Ryan Mounce, City Planner
Will Lindsey, Associate City Planner
Contents
1. Introduction .................................................. 1
2. Wireless Telecommunication Master Plan .. 2
3. Public Outreach ........................................... 3
4. Recommendation ......................................... 4
5. Attachments ................................................. 4
Staff Recommendation
Approval with Conditions
Packet pg. 19
Planning & Zoning Commission - Agenda Item 2
Wireless Telecommunication Master Plan Recommendation
September 16, 2021 | Page 2 of 4
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information, City staff developed a targeted outreach strategy to engage the public from areas that might expect future
development. Facilitated conversation, surveys and one-on-one meetings to discuss the trade-offs that are often faced
when developing wireless sites
Phase Ill - Plan Development
During the development of the Plan, content was developed by Cityscape along with staff and curated through review by a
technical advisory committee, City Boards and Commissions, community members and other wireless stakeholders.
The progression of the Plan was presented at the March 26th, May 14th, and June 11th 2021 Planning & Zoning
Commission Work Sessions. Additionally, the Plan progress and draft strategies were presented to the Golf Board on
April 14th, and the Parks & Recreation Board on April 28th and May 26th both of which expressed support for the Plan.
2. Wireless Telecommunication Master Plan
The Plan identifies a number of opportunities and challenges the City will face as the community grows, wireless
technology progresses, and wireless subscribers consume more data. This Plan will serve as the basis for the City to
implement targeted Land Use Code amendments that address the design, location and an updated development process
for constructing wireless telecommunication facilities. The vision for the future is based on feedback received from various
community members, technical experts, boards and commissions and summarized in the following vision statements:
• Provide context-sensitive concealment elements that are compatible with surrounding natural and architectural
environments.
• Use limited public lands, such as parks, civic buildings and golf courses in an effort to allow greater community
control over placement and design, protect the community from visual impacts and improve coverage in hard to
reach residential areas.
• Promote greater transparency from the wireless industry by requiring applicants to demonstrate radio frequency
emission compliance with any new or existing wireless development.
• Maintain cohesive small wireless facility design standards which require undergrounding of equipment to protect
the community's visual quality.
• Continually monitor, update, and publish the City's database of existing wireless communication facilities as a tool
to promote collocation.
The following table identifies the key strategies and policies recommended to fulfill the community vision for wireless
telecommunication infrastructure. Specifically, listed below are seven of the nine strategies identified for Short Term (1-3
years) implementation which will be the focus of the subsequent Land Use Code update following adoption of the Plan.
Packet pg. 20
Planning & Zoning Commission - Agenda Item 2
Wireless Telecommunication Master Plan Recommendation
September 16, 2021 | Page 3 of 4
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Strategy Description Considerations Timeline
Further incentivize roof
or wall mounted
installations.
Recalibrate or develop process incentives in
the Land Use Code when wall or roof mounted
equipment is proposed on existing structures.
Examples may include expedited review times
or final approval by the CDNS director without
a public hearing.
Prioritizing the use of existing buildings
may limit the need for new towers in
the same vicinity.
Short Term
(1-3 years)
Create a conditional
use process for
reviewing wireless
proposals in residential
zone districts.
Create a process that requires more stringent
set of baseline standards that control the
location. design, height, and placement of
wireless facilities
Maintains the allowable control
protecting residents and their
properties. standards that control the
location. design, height, and placement
of wireless facilities
Short Term
(1-3 years)
Consider the use of
certain City-owned
properties.
Pre-designed concealed towers to increase
coverage and capacity throughout the City
would give the City the most control over
infrastructure siting.
Allows more control as property owner.
Sets precedents for design type of
infrastructure. Creates revenue for the
City.
Short Term
(1-3 years)
Update the City's Land
Use Code to comply
with Federal and State
timing requirements.
Decision timelines and required rules
concerning local government's review and
decision processes for macro cell and small
wireless facilities should be included in the
City's Land Use Code.
Protects the City from unwanted
lawsuits and provides consistency with
wireless industry timelines and
terminology.
Short Term
(1-3 years)
Amend zoning
standards to match
federal definitions.
Rules and application approval timelines
would reduce the number of inconsistencies
that exist in the current zoning policies and
allow for streamlined staff processing.
Concise process for the wireless
industry to follow allowing for the types
and design the City prefers.
Short Term
(1-3 years)
Develop design
standards and
expectations for
wireless facilities.
Explore the use of a design guidelines
document for large wireless facilities, similar to
what currently exists for small cell placement
of facilities.
Design guidelines provide a resource
that clearly states City preferences for
the design and placement of facilities.
Short Term
(1-3 years)
Continually update and
publish a wireless
inventory map for the
City.
Keep track of all wireless facilities in inventory
form that will be updated as new applications
are submitted.
Promotes collocation of existing
infrastructure over new facilities and
maintains transparency of existing
locations.
Ongoing
Funding has already been allocated for the Land Use Code update and implementation taking place after adoption. That
work will be conducted by Kissinger and Fellman during Q4 2021 and Q1 2022.
Next steps for work related to the Plan in 2021 and 2022 includes:
• Fall 2021 – Initiate the short-term items as outlined in the Plan, draft Land Use Code changes, conduct
community outreach
• Winter 2022 – Planning & Zoning Commission Work Sessions (to be scheduled), Council Work Session (to be
scheduled), adoption of Land Use Code changes
3. Public Outreach
Two in-person public meetings were held on March 10th and 11th 2020 to kick-off the project, obtain input on priorities,
address wireless conditions and review existing infrastructure in the City. The Plan process was paused due to the rapid
growth of COVID-19 infections in the community and the subsequent lockdown that went into effect in March 2020. The
Plan hiatus lasted until August 2020. When work resumed on the Plan, the public outreach strategy changed to take place
virtually for the remainder of the project.
A significant component of outreach for the project was a survey which was conducted from mid-March -mid-April 2021.
The survey was geared towards interested stakeholders to offer input on their experiences and opinions about the current
Packet pg. 21
Planning & Zoning Commission - Agenda Item 2
Wireless Telecommunication Master Plan Recommendation
September 16, 2021 | Page 4 of 4
Back to Top
state of wireless connectivity and aesthetics of the infrastructure in the City. The City received over 300 responses to the
survey the entirety of which can be reviewed in Appendix B. Poll results and commentary from participants affirmed the
gaps in coverage and capacity identified in the consultant’s analysis. An abbreviated summary of the survey results is
listed below:
• Aesthetics in terms of height, color and appearance are of greatest importance to the community
• 198 (81.5%) of respondents live and work in Fort Collins year-round.
• 209 (85.3%) respondents indicated the quality of wireless service is important to them.
• 238 respondents rely on their mobile device for personal use/entertainment; 177 also rely on it for work and
41 of those polled rely on it for school.
• 105 (42.9%) respondents indicated their network coverage at home is poor; 26 (10.6%) indicated it was
excellent.
• 160 (67.8%) respondents indicated they would prefer taller facilities with multiple collocation possibilities
opposed to shorter and potential more towers.
• 229 (93.9%) respondents indicated they support locating concealed cell towers on City owned property.
4. Recommendation
Staff recommends that the Planning and Zoning Commission recommend City Council adopt the Wireless
Telecommunication Master Plan with the condition that the changes as noted in the attached Memorandum be
incorporated into the final Plan prior to City Council First Reading on October 5, 2021.
5. Attachments
1. Staff Presentation
2. Staff Memorandum – 09/15/2021
6. Links
1. Wireless Telecommunications Master Plan - Planning & Zoning Commission Adoption Draft
Packet pg. 22
11Wireless Telecommunication Master Plan RecommendationKai Kleer, Ryan Mounce, Will LindseySeptember 16, 2021ITEM 2, ATTACHMENT 1Packet pg. 23
Adoption Recommendation2Does the Planning & Zoning Commission wish to make a recommendation to City Council regarding their adoption of the Wireless Telecommunication Master Plan (First Reading on October 5)?ITEM 2, ATTACHMENT 1Packet pg. 24
Plan ProcessITEM 2, ATTACHMENT 1Packet pg. 25
Plan FindingsFindings4• City has more co-located equipment than free standing towers• 13 out of 73 towers and base stations are multi provider facilities• 60 are single provider sitesITEM 2, ATTACHMENT 1Packet pg. 26
Plan FindingsFindings5Rooftop antennas can be 15’ above the roof but:• Zoning requires maximumdistance between antenna androof edge• Architecturally difficult to addconcealment for a 2nd provider• Building owners may be limitingnumber of rooftop providersITEM 2, ATTACHMENT 1Packet pg. 27
Findings6Heat Capacity Map For A Single Provider• Over ½ of the City is deficient inwireless coverage and networkcapacityPlan FindingsITEM 2, ATTACHMENT 1Packet pg. 28
Findings7Zone Districts• Current standards favor co-location on existing structures over free-standing facilities• Denser residential areas where facilities are not allowed are also absent of tall structures for co-locationPlan FindingsITEM 2, ATTACHMENT 1Packet pg. 29
8Public OutreachKey Takeaways Spring 2021 Survey Responses•Aestheticsare of greatest importance to the community•85.3% - “Quality of wireless service is important to me.”•42.9% - “My network coverage at home is poor.”•10.6% - “My network coverage at home is excellent.”•67.8% - “I prefer taller facilities with multiple collocation possibilities opposed to shorter and potential more towers.”•93.9% - “I would support locating concealed cell towers on City owned property.”ITEM 2, ATTACHMENT 1Packet pg. 30
Stories We’ve Heard9“I would like to see strong 5G connectivity through out Fort Collins. I realize that for some aesthetics are an issue for some, however wireless connectivity is becoming essential and is a public safety issue.” “There needs to be a balance between connectivity and the way this technology affects people who are electromagnetically sensitive.”“I feel less safe at work late at night, because I’m usually alone and have close to no service where I’m located.”“I have contemplated moving out of south FC strictly because the coverage is so bad. Even those that say its not a priority or concern, do not deal with bad connection issues.”“I like the idea of having greater site density on existing structuresand minimizing tall standalone towers.”“Registry Ridge is a great community in Fort Collins, however we have been forgotten regarding cell towers and cell servicein this community.”“Frequent updates on the progress of this infrastructurewould be good to know.”ITEM 2, ATTACHMENT 1Packet pg. 31
Vision for the Future10•Provide context-sensitive concealment elements that are compatible with surrounding natural and architectural environments.•Use limited public lands, such as parks, civic buildings and golf coursesin an effort to allow greater community control over placement and design, protect the community from visual impacts and improve coverage in hard to reach residential areas.•Promote greater transparency from the wireless industryby requiring applicants to demonstrate radio frequency emission compliance with any new or existing wireless development.•Maintain cohesive small wireless facility design standardswhich require undergrounding of equipment to protect the community's visual quality.•Continually monitor, update, and publish the City's database of existing wireless communication facilitiesas a tool to promote collocation.ITEM 2, ATTACHMENT 1Packet pg. 32
Key Strategies11StrategyDescriptionConsiderationsTimelineFurther incentivize roof or wall mounted installations.Recalibrate or develop process incentives in the Land Use Code when wall or roof mounted equipment is proposed on existing structures. Examples may include expedited review times or final approval by the CDNS director without a public hearing.Prioritizing the use of existing buildings may limit the need for new towers in the same vicinity.Short Term(1-3 years)Create a conditional use process for reviewing wireless proposals in residential zone districts.Create a process that requires more stringent set of baseline standards that control the location, design, height, and placement of wireless facilities in residential areas.Maintains the allowable control protecting residents and their properties. Short Term(1-3 years)Consider the use of certain City-owned properties.Pre-designed concealed towers to increase coverage and capacity throughout the City would give the City the most control over infrastructure siting.Allows City more control as property owner. Sets precedents for design type of infrastructure. Creates revenue for the City.Short Term(1-3 years)Update the City's Land Use Code to comply with Federal and State timing requirements.Decision timelines and required rules concerning local government's review and decision processes for macro cell and small wireless facilities should be included in the City's Land Use Code.Protects the City from unwanted lawsuits and provides consistency with wireless industry timelines and terminology.Short Term(1-3 years)Amend zoning standards to match federal definitions.Rules and application approval timelines would reduce the number of inconsistencies that exist in the current zoning policies and allow for streamlined staff processing.Concise process for the wireless industry to follow allowing for the types and design the City prefers.Short Term(1-3 years)Develop design standards and expectations for wireless facilities.Explore the use of a design guidelines document for large wireless facilities, similar to what currently exists for small cell placement of facilities.Design guidelines provide a resource that clearly states City preferences for the design and placement of facilities.Short Term(1-3 years)Publish and update a wireless inventory map for the CityThe City should build on the inventory included in the Plan by adding facilities to the map as they submit for development review. This inventory should be publicly accessible. Promotes collocation of existing infrastructure over new facilities and maintains transparency of existing locations.OngoingEncourage the use of art as a stealth deployment method for future wireless telecommunication facilities.Explore ways to incentivize the provision of public and/or private art pieces as a means of effectively disguising wireless infrastructure.What constitutes art requires extra consideration but can also create a facility that is unique to the community.Short-Term (1-3 years)ITEM 2, ATTACHMENT 1Packet pg. 33
Next Steps & Implementation12Key 2021 Dates:• September 16 – Planning & Zoning Commission Recommendation• October 5 – City Council Adoption (1st Reading)• October 19th–City Council Adoption (2ndReading)Fall 2021: • Initiate Short-Term items• Draft Land Use Code changes• Conduct community outreachWinter 2022: • P&Z Work Sessions (to be scheduled)• City Council Work Session (to be scheduled)• Adoption of Land Use Code ChangesOngoing: • Establish online public inventory of infrastructure and update quarterly• Guiding Principles for Overall Prioritization ITEM 2, ATTACHMENT 1Packet pg. 34
Adoption Recommendation13Staff recommends that the Planning and Zoning Commission recommend City Council adopt the Wireless Telecommunication Master Plan with the condition that the changes as noted in the attached Memorandum be incorporated into the final Plan prior to City Council First Reading on October 5, 2021.ITEM 2, ATTACHMENT 1Packet pg. 35
Community Development & Neighborhood
Services
Planning & Development Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.221.6376
970.224.6111- fax
MEMORANDUM
Date: September 15, 2021
To: Chair Haefele and Members of the Planning & Zoning Commission
From: Will Lindsey, Associate City Planner
Re: Wireless Telecommunication Master Plan Recommended Revisions
__________________________________________________________________
Recommended Revisions
During the Planning & Zoning Commission Work Session on Friday September 10th several revisions to
the Wireless Telecommunication Master Plan were requested by members of the Commission.
Additionally, staff is proposing additional changes based on stakeholder input received prior to the Work
Session. These changes are documented in the table below with an item-by-item summary of the
revisions including the revised language proposed by staff. Additionally, a question was posed by the
Commission about whether any direct reference to the Plan’s Glossary would be made in the Land Use
Code. It is anticipated that the definitions found in the Plan Glossary will incorporated into Land Use Code
Article 5 – Terms and Definitions as part of the subsequent Land Use Code changes that will be
conducted in Fall 2021/Winter 2022.
Page # Current Language Revised Language Explanation
3 – Executive
Summary
“This is incredibly important for
the community as it is
anticipated that in the future,
wireless providers will need to
supplement the City of Fort
Collins' (City) network of one-
hundred twenty-three (123)
existing wireless facilities.”
“This is incredibly
important for the City
as it is anticipated that
in the future, wireless
providers will need to
expand the existing
network of one-
hundred twenty-three
(123) existing
wireless facilities in
order to effectively
serve the Fort Collins
community.”
Commission members
requested that the Plan
clarify that the City is not
a provider of wireless
service.
11 – Table 1: Short
and Long Term
Strategies and
Policies
CONSIDERATIONS
“Wireless providers must follow
FCC guidelines as it relates to
RF emissions.”
“Wireless providers
must follow FCC
regulations as it
relates to RF
emissions.”
One of the strategies
listed in this table relates
to requiring proof of RF
compliance. Under
“Considerations” for this
strategy it says that
ITEM 2, ATTACHMENT 2
Packet pg. 36
“wireless providers must
follow FCC guidelines as
it relates to RF
emissions.” These are
not “guidelines” but rather
are
rules/regulations that the
FCC adopts.
11 – Table 1: Short
and Long Term
Strategies and
Policies
N/A Strategy: Encourage
the use of art as a
stealth deployment
method for future
wireless
telecommunication
facilities.
Description: Explore
ways to incentivize
the provision of
public and/or private
art pieces as a means
of effectively
disguising wireless
infrastructure.
Considerations: What
constitutes art
requires extra
consideration but
can also create a
facility that is unique
to the community.
Timeline: Short-Term
(1-3 years)
Commission members
requested that the Plan
more explicitly state a
Strategy related to the
use of art as a method or
deployment for stealth
facilities.
11 – Table 1: Short
and Long Term
Strategies and
Policies
Strategy: “Continually update
and publish a wireless
inventory map for the City.”
Description: “Keep track of all
wireless applications in
inventory form.”
Strategy: “Publish
and update a
wireless inventory
map for the City”
Description: “The
City should build on
the inventory
included in the Plan
by adding facilities to
the map as they
submit for
development review.
This inventory
should be publicly
accessible.”
The Commission
requested clarification
about the language
related to “Continually
Updating” the inventory
map.
13 – Legal
Framework,
Federal
Regulations
“The Telecommunication Act of
1996 is the foundation that
local codes build upon when
drafting local regulations.
Subsequent congressional and
federal laws provide the
definitions and timelines
referenced as "shot clocks"
that state and local
“The
Telecommunication
Act of 1996 preserves
local siting authority
but contains a
handful of specific
provisions where
localities are required
to follow federal
The Telecom Act
“preserves” local land use
authority, subject to a
handful of specific
exceptions where the
federal law is controlling.
The Telecom Act is not a
foundation to build upon
but rather a law that
ITEM 2, ATTACHMENT 2
Packet pg. 37
governments must follow when
regulating the industry.”
restrictions. These
limitations of local
authority must be
taken into account
when drafting local
regulations.
Subsequent
congressional
legislation and
federal regulations
adopted by the
Federal
Communications
Commission provide
the definitions and
timelines referenced
as ‘shot clocks’ that
state and local
governments must
follow when
regulating the
industry.”
recognizes local control
generally but specifies
some limited preemption.
Additionally, the reference
in the second sentence to
“congressional and
federal laws” is inaccurate
in that it is Congress that
passes the laws, and the
FCC rules and regulations
provide the definitions
and shot clocks.
13 – Legal
Framework,
Federal
Regulations
“grants local governments the
authority to regulate wireless
infrastructure”
“preserves local
government authority
to regulate wireless
infrastructure.”
Edit to clarify that local
zoning authority existed
well prior to the passage
of the Telecom Act.
14 - Legal
Framework,
Federal
Regulations
“Report and Order 1” “2014 Report and
Order”
Change the reference
name of the FCC’s 2014
action to align with the
more commonly used
title.
15 – Table 2:
Process Timelines
N/A Installation Type:
Eligible Facilities
Request (EFRs)
EFRs can involve small
cell sites and they can
also involve macro sites.
Most significantly, EFR
sites have different
required timeframes for
review, and different
remedies for failure to
comply with such
timeframes. In other
words, all EFRs can be
modifications to small cell
sites OR macro sites; but
not all modifications to
small cell sites or macro
sites are EFRs
15 – Table 2:
Process Timelines
N/A Time Period For
Decision: 60 Days*
Under FCC rules, local
governments have 60
days to review
applications for EFRs.
15 – Table 2:
Process Timelines
N/A Review and Initial
Process: Within 30
days of receipt of the
application a local
government may toll
The addition of this
information clarifies how
EFRs differ from in review
from other wireless
facilities. Once additional
ITEM 2, ATTACHMENT 2
Packet pg. 38
the shot clock by
notifying the
applicant of the
incompleteness and
requiring additional
information related to
determining whether
the application
qualifies as an EFR.
Once additional
information is
provided, the shot
clock resumes at the
point where it was
tolled.
information is provided,
the shot clock resumes at
the point where it was
tolled. Following a
supplemental submission,
the local government has
10 days to notify the
applicant that the
supplemental submission
did not provide the
information identified in
the original notice
delineating missing
information.
15 – Table 2:
Process Timelines
“** In the event of expiry of the
FCC's shot clock for a new
macro facility or macro
collocation on an existing
PWSF, the applicant is entitled
to bring action in federal court
seeking to compel the
jurisdiction to grant the permit,
which the court is supposed to
hear on an expedited basis,
and the community faces a
rebuttable presumption that it
violated 47 USC §332 by
failing to timely adjudicate the
application. The community
can then defend and explain
why it was unable to do so
within allowable timeframes.”
“** In the event of
expiry of the FCC's
shot clock for a new
macro facility or macro
collocation on an
existing PWSF, the
applicant is entitled to
bring action in federal
court seeking to
compel the jurisdiction
to grant the permit,
which the court is
supposed to hear on
an expedited basis,
and the community
faces a rebuttable
presumption that it
violated 47 USC §332
by failing to timely
adjudicate the
application. The
community can then
defend and explain
why it was unable to
do so within allowable
timeframes.”
The Plan does not need
to reference federal court
as applicants may sue in
either federal or state
court.
15 – Table 2:
Process Timelines
N/A *** Local
governments may
not continue to toll
the shot clock by
requesting additional
information from
providers unrelated
to that initial request.
If a provider
responds to an initial
notice of
incompleteness but
fails to include the
information
requested by the
Add language to Table 2
clarifying that the City can
require additional
information that it may
need which it neglected to
request the first time
around, but if it is not a
subject of the initial
request the City cannot
use subsequent requests
to toll the shot clocks.
ITEM 2, ATTACHMENT 2
Packet pg. 39
local government in
that notice, the local
government may only
toll the shot clock
again to alert the
provider that it has
not provided the
information it
requested but may
not request further
information as
grounds for a
subsequent tolling.
16 – Colorado
State Regulations
Colorado State Regulations Colorado State Law Change title of section to
reflect that the topic is
one statute not a
regulation.
16 – Colorado
State Regulations
The State of Colorado has
imposed different timelines
than the Federal Government
through the FCC's regulations
for various types of wireless
infrastructure. When navigating
different federal and state
timelines it is always
recommended to follow the
shorter timeline for each
applicable type of application
to avoid creating a conflict with
compliance amongst the
competing timelines.
The State of Colorado
has imposed different
timelines than the
Federal Government
through the FCC's
regulations for various
types of wireless
infrastructure. When
navigating different
federal and state
timelines it is always
recommended to follow
the shorter timeline for
each applicable type of
application to avoid
creating a conflict with
compliance amongst
the competing
timelines. It should be
noted that some of
the state and federal
definitions are
different, and that
unless and until
challenged, the City’s
policy is to follow
state law definitions
where conflicts
exists when the City
determines that it
benefits the City’s
regulatory program.
Additional language in the
paragraph which
stipulates when it is
prudent for the City to
follow State definitions
related to wireless
telecommunication
infrastructure.
63 - Glossary Macro Wireless Facilities -
Traditional support structures
for personal wireless service
facilities (PWSF) identified as
macro cell facilities consist of
multiple provider use towers
and base stations. Macro
Macro Wireless
Facilities - Traditional
support structures for
personal wireless
service facilities
(PWSF) identified as
macro cell facilities
The Commission
requested that the height
listed in the definition for
Macro Wireless Facilities
be changed to a height
more contextual to Fort
Collins. In evaluating the
ITEM 2, ATTACHMENT 2
Packet pg. 40
facilities are taller infrastructure
usually in excess of 80 feet in
height and have been the most
commonly utilized
infrastructure over the last
thirty years. Macro facilities are
considered the backbone of
the network and allow service
providers the most flexible
options when deploying their
usable spectrum and providing
signal over the greatest area. It
also allows the flexibility to
target the desired signal to a
specific location.
consist of multiple
provider use towers
and base stations.
Macro facilities are
taller infrastructure
usually ranging
between 50 and 100
feet in height and have
been the most
commonly utilized
infrastructure over the
last thirty years. Macro
facilities are
considered the
backbone of the
network and allow
service providers the
most flexible options
when deploying their
usable spectrum and
providing signal over
the greatest area. It
also allows the
flexibility to target the
desired signal to a
specific location.
inventory of facilities Staff
felt that a height range
between 50 and 100 feet
was more appropriate as
it is reflective of the range
of facility heights found
throughout the
community.
64 - Glossary According to the FCC a small
wireless facility must meet the
following criteria:
•Each antenna
associated with the facility
must be located inside an
enclosure of no more than
three (3) cubic feet in volume,
or in the case of antenna that
have exposed elements, each
antenna and all of its exposed
elements must be able to fit
within an enclosure of not
more than six (6) cubic feet in
volume; and
•All other wireless
equipment associated with the
facility is cumulatively no more
than twenty-eight (28) cubic
feet in volume. The following
ancillary equipment is not
included in this calculation�
electric meters, concealment
elements, telecommunications
demarcation boxes, ground-
based enclosures, grounding
equipment, power transfer
switches, cutoff switches,
vertical cable runs for the
connection of power and other
According to Colorado
Revised Statutes a
small wireless facility
must meet the
following criteria:
•Each antenna
associated with the
facility must be located
inside an enclosure of
no more than three (3)
cubic feet in volume, or
in the case of antenna
that have exposed
elements, each
antenna and all of its
exposed elements
must be able to fit
within an enclosure of
not more than three
(3)cubic feet in
volume; and
•All other
wireless equipment
associated with the
facility is cumulatively
no more than
seventeen (17) cubic
feet in volume. The
following ancillary
equipment is not
Amends the size of small
wireless facilities to align
with the State definition
rather than the Federal.
ITEM 2, ATTACHMENT 2
Packet pg. 41
services, and utility poles or
other support structures.
included in this
calculation: electric
meters, concealment
elements,
telecommunications
demarcation boxes,
ground-based
enclosures, grounding
equipment, power
transfer switches, and
cutoff switches, vertical
cable runs for the
connection of power
and other services,
and utility poles or
other support
structures.
ITEM 2, ATTACHMENT 2
Packet pg. 42
Development Review Staff Report Agenda Item 3
Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com
Planning & Zoning Commission Hearing: September 16, 2021
Mars Landing, Project Development Plan – PDP190013
Summary of Request
This is a request for a Project Development Plan (PDP) for the
development of two, three-story multi-family buildings with 90 total
dwelling units, with a total of 151 on-site parking spaces on 3.79
acres. Access will be taken from two points along Mars Drive. The
property is within the General Commercial (CG) zone district and is
subject to Planning and Zoning Commission (Type 2) Review.
Zoning Map (ctrl + click map to follow link)
Next Steps
If approved by the decision maker, the applicant will be eligible to
submit a Final Development Plan. Subsequent rounds of review will
be required to finalize site engineering and corrections to the plan
before the applicant can apply for site and building permits.
Site Location
The site is located at the northwest corner of S
College Avenue and Skyway Drive and adjacent
to the Storage Star enclosed mini-Storage
facility (parcel # 9611421001.
Zoning
General Commercial (C-G)
Property Owner
Goodwin Knight LLC
c/o Mark Johnson
8605 Explorer Drive, Ste 250
Colorado Springs, CO 80920-1013
Applicant/Representative
Galloway and Company
James Prelog, PE
5265 Ronald Reagan Blvd., Ste 210
Johnstown, CO 80534
Staff
Pete Wray, Senior City Planner
Contents
1. Project Introduction .................................... 2
2. Public Outreach ......................................... 4
3. Article 2 – Applicable Standards ................ 5
4. Article 3 - Applicable Standards ................. 5
5. Article 4 – Applicable Standards: ............. 20
6. Findings of Fact/Conclusion .................... 21
7. Recommendation ..................................... 21
8. Attachments ............................................. 21
9. Links ......................................................... 21
Staff Recommendation
Approval of Project Development Plan with
conditions
Packet pg. 43
Planning & Zoning Commission Hearing - Agenda Item 3
PDP190013 | Mars Landing
Thursday, September 16, 2021| Page 2 of 21
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1. Project Introduction
PROJECT DESCRIPTION
• This is a request to construct two, market rate, multi-family buildings containing 90 units. The unit
breakdown consists of 58 1-bedroom, 24 2-bedroom, and 6 3-bedroom apartments.
• The property is rectangular in shape and is generally slopes to the south and east, with stormwater runoff
draining into the southeast corner of the site.
• This site contains 8 significant trees which includes:
o A major belt of Cottonwood trees (in fair to poor condition) that run diagonally north to south along
the existing irrigation ditch
o A few other trees including Willow and Russian Olive (in fair condition) are also located along the
irrigation ditch on either side of property line
• The existing irrigation ditch is proposed to be relocated and piped underground. As a result, the existing
trees will be removed based on condition and location. Of the 8 existing trees to be removed, the project
is required to provide 9 upsized trees to be planted on site and within the buffer zone.
• Primary access to the site will be taken from two curb cuts on Mars Drive, connecting to a private drive,
which bisects the site and runs north to south. This project proposes to demolish the temporary
roundabout and extend Mars Drive south to the south property boundary to allow for the installation of the
second drive-cut.
• The South College Corridor Plan includes a trail connection from Skyway Drive on the north to Trilby
Road on the south, which runs parallel to S College Avenue. This future pedestrian/bike trail is located
on the abutting vacant property to the west, with the PDP providing a path stub-out connection to this
future trail alignment.
• On-site amenities include three separate central feature and gathering spaces with shade structure,
seating, grill, and tables. A soft path is located adjacent to the northwest gathering space within the
landscaped buffer and drainage area.
• Off-site improvements include streetscape landscaping along the south side of Skyway Drive and
frontage of S. College Avenue.
SITE CHARACTERISTICS
1. Development Status/Background
The site is currently vacant land.
This site was annexed as part of the Timan First Annexation in 1988.
The overall property is divided into three lots including Lot 1 (Five-Star Storage site), and out lot B (fronting S.
College Avenue), and out lot A (this proposed PDP site west of storage site).
Packet pg. 44
Planning & Zoning Commission Hearing - Agenda Item 3
PDP190013 | Mars Landing
Thursday, September 16, 2021| Page 3 of 21
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2. Surrounding Zoning and Land Use
North South East West
Zoning General Commercial (CG)
and Low Density Residential
(RL)
General Commercial General Commercial General Commercial
Land
Use
Commercial and Residential Vacant land Five-Star Storage Vacant land
OVERVIEW OF MAIN CONSIDERATIONS
The plan has gone through five rounds of review with extensive exploration of issues between rounds of
review. Major issues that required clarification and refinement through the review process have included:
• Natural habitat buffer and enhanced landscaping at northwest portion of site.
• Realignment and underground piping of the existing irrigation ditch.
• Building model variety and architecture.
• Location and design of central feature and gathering spaces.
• Off-site streetscape landscaping on Skyway Drive and S College Avenue.
• Ensuring that the highly visible detention pond at the corner of Skyway Drive and Mars Drive provides
adequate undulation and landscaping, and viable transition between PDP and existing neighborhood.
CITY PLAN (2019)
City Plan is the City’s comprehensive plan for land use, transportation, and transit. Several principles and
policies are relevant to the evaluation of the current proposal. While the South College Corridor Plan is the
primary guiding document for this area of the community, the proposal for development of this site also aligns
well with the guidance contained in City Plan:
• Policy LIV 4.1 - NEW NEIGHBORHOODS Encourage creativity in the design and construction of new
neighborhoods that: Provides a unifying and interconnected framework of streets, sidewalks, walkway
spines and other public spaces; and expands housing options, including higher density and mixed-
use buildings.
• Policy LIV 4.2 - COMPATIBILITY OF ADJACENT DEVELOPMENT Ensure that development that
occurs in adjacent districts complements and enhances the positive qualities of existing
neighborhoods. Developments that share a property line and/or street frontage with an existing
neighborhood should promote compatibility by: Continuing established block patterns and streets to
improve access to services and amenities from the adjacent neighborhood; Incorporating context-
sensitive buildings and site features (e.g., similar size, scale and materials); and Locating parking and
service areas where impacts on existing neighborhoods—such as noise and traffic—will be
minimized.
• Policy LIV 5.3 - LAND FOR RESIDENTIAL DEVELOPMENT Use density requirements to maximize
the use of land for residential development to positively influence housing supply and expand housing
choice.
Packet pg. 45
Planning & Zoning Commission Hearing - Agenda Item 3
PDP190013 | Mars Landing
Thursday, September 16, 2021| Page 4 of 21
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• Principle ENV 8 – Create and maintain a safe, healthy, and resilient urban forest. The tree
preservation and mitigation plan for this PDP align with guidance to protect existing trees and
enhance the urban tree canopy with new tree plantings as development takes place.
City Plan designates the site of the current PDP as a “Suburban Mixed-Use” place type on the Structure Plan
Map. Mixed-use district provides opportunities for a range of retail and commercial services, office and
employment, multifamily residential, civic, and other complementary uses in a compact, pedestrian and
transit-supportive setting.
SOUTH COLLEGE CORRIDOR PLAN
In 2008, City Council adopted the South College Corridor Plan, which offers the following relevant policy
guidance:
“Policy LU 2.3 - Residential Development. Encourage the development of additional residential uses to
increase market support for neighborhood-serving retail uses.” (p 40)
“Policy LU 3.2 - Transit-Oriented Uses. Uses that enhance the transit station - including high-density
housing, offices, employment centers, and neighborhood commercial uses - are preferred over other
uses. Such transit supportive uses will be the focus of City incentives.” (p 41)
“Policy LU 3.3 - Convenient Access. Convenient multi-modal access will be provided from the PDP to
South College and connecting transit. (p 41)
“Policy LU 3.4 - Building Character and Orientation. The character, massing, and orientation of multi-story
buildings will play a critical role in defining this area. In general, fronting the edges of buildings at the
sidewalk is encouraged to create a comfortable pedestrian environment. Providing interesting building
details at a human scale also creates visual interest.” (p 41)
“Policy T 1.1 - Implementation of the Access Control Plan. Development projects and public highway
improvement projects will implement the adopted ACP. Short-term and long-range improvements will
balance the needs of pedestrians, cyclists, motorists, and businesses. Any ACP elements proposed for
implementation will have meaningful involvement of the adjacent businesses and property owners.” (P. 42
“Policy T 3.1 - South College Multi-Use Path. In addition to on street bicycle lanes, pedestrian and bicycle
circulation will be enhanced by the project connecting to the future pedestrian trail between Skyway and
Trilby. The PDP: will provide a n eight-foot detached, multi-use path paralleling South College (as
identified in the US 287 Environmental Overview Study and the US 287/South College Avenue Bicycle
Lane Project). This is a slight modification to the City’s standard Six-Lane Arterial Cross Section.” (p. 43)
The proposed development provides several elements that support the South College Corridor Plan, including
higher density residential, an 8’ multi-use path along S College, stub out path connection to the future
north/south multi-use trail, and compliance with the South College Access Control Plan.
.
2. Public Outreach
NEIGHBORHOOD MEETING
A neighborhood meeting was held on August 26, 2019. Approximately 25 members of the public were in
attendance. A summary of the public comments received during the neighborhood meeting are attached.
PUBLIC COMMENTS:
Staff has not received any comments for this proposal. Any comments received between the public notice
period and hearing will be forwarded to the P&Z Commission to be considered when making a decision on the
project.
Packet pg. 46
Planning & Zoning Commission Hearing - Agenda Item 3
PDP190013 | Mars Landing
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3. Article 2 – Applicable Standards
PROJECT DEVELOPMENT PLAN PROCEDURAL OVERVIEW
1. Preliminary Design Review – PDR190007
A preliminary design review meeting was held on July 31, 2019.
2. Neighborhood Meeting
Pursuant to LUC Section 2.2.2 – Step 2: Neighborhood Meetings, a neighborhood meeting is required for
Planning and Zoning Commission (Type 2) projects. A neighborhood meeting was held for this project on
August 26, 2019.
3. First Submittal – PDP190013
The first submittal of this project was completed on September 13, 2019. The PDP required 5 rounds of staff
review.
4. Notice (Posted, Written and Published)
Posted Notice: September 12, 2019, Sign #510
Written Hearing Notice: September 2, 2021; 253 addresses mailed.
Published Hearing Notice: September 5, 2021
4. Article 3 - Applicable Standards
DIVISION 3.2 - SITE PLANNING AND DESIGN STANDARDS
Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
3.2.1 –
Landscaping
and Tree
Protection
The standards of this section require that a development plan demonstrate a
comprehensive approach to landscaping that enhances the appearance and function of the
neighborhood, buildings, and pedestrian environment. The proposed plan provides the
following:
• The plan provides a comprehensive landscape plan that includes landscaping
around the entire perimeter of each building. Special attention has been given to
landscaping around ground mounted air condensers.
• The plan offers a diverse palette of shrubs, grasses, and perennials in the
following quantities:
• 145 evergreen shrubs
• 617 grasses
• 65 perennials
• 651 deciduous shrubs
• Full tree stocking is provided within 50 feet of all high-use or high-visibility sides of
the building. This includes 17 deciduous, 5 evergreen, and 24 ornamental trees for
a total of 46 trees.
• All proposed trees will be upsized to provide on-site mitigation for the 7 trees that
are proposed to be removed. Mitigation proposes 2” canopy shade trees, 8-foot
height (6’ min) for evergreen trees, and 2-inch caliper (2” min) for ornamental
trees. In total, 9 mitigation trees are required and 9 are provided meeting the
standard.
• Trees meet maximum spacing requirements of 30-40 foot spacing for canopy
shade trees and 20-40 foot spacing for evergreen or ornamental trees.
• Species diversity limits do not exceed the 15% max of any one species.
Complies
Packet pg. 47
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• The Plan provides a total of 122 trees on and off-stie. Of that total, 61 are canopy
shade trees, meeting the required minimum 50%.
• Planting beds that contain shrub and ground cover in appropriate quantities and in
all areas of the site not covered by impervious asphalt, concrete, buildings, or
structures.
Further refinement of quantities and species will be finalized at Final Development Plan.
3.2.1(E)(3) –
Water
Conservation
Landscape plans are required to be designed in a way that employs water efficient
techniques, such as using low water use plants, limiting high water-use turf to areas of high
traffic, efficient irrigation design and use of mulch to conserve moisture. Landscape plans
may not exceed an average of fifteen gallons per square foot of landscape.
• The landscape plan demonstrates moderate (10 gallons/square feet/season) and
low (3 gallons/square feet/season), and very low water zones. Combined, all
landscape areas within the site are calculated to average 6 gallons per square
foot, in compliance with the Maximum allowance of 15 gallons/square foot.
Complies
3.2.1(F) – Tree
Preservation
and Mitigation
This standard requires that developments provide on-site mitigation in the form of a defined
number of replacement trees if existing significant trees are removed. The number of
mitigation trees is determined by City Forestry staff based off existing tree species, breast
diameter, and health/condition. Mitigation values can range between 1 and 6 for a tree that
is removed. Dead, dying, and certain invasive species are exempt from this standard.
There is a total of 7 existing trees on site proposed to be removed. A total of 9 upsized
mitigation trees are provided in compliance with this standard.
Complies
3.2.2 – Access,
Circulation and
Parking
This standard requires that development projects accommodate the movement of vehicles,
bicycles, pedestrians, and transit throughout the project and to and from surrounding areas
safely and conveniently and contribute to the attractiveness of the neighborhood. In
compliance, the PDP includes the following:
• Detached street sidewalk system along both Mars Drive, Skyway Drive, and S
College Ave.
• A central pedestrian spine provides a connection between Mars Drive and west
edge of property, which then connects to the planned future multi-use trail that will
provide pedestrian connectivity between Skyway and Trilby.
• A series of 5,6 and 8 foot walkways internal to the site.
• Curb cuts and ramps in safe and convenient locations throughout the site.
Complies
3.2.2(C)(4) –
Bicycle Parking
Space
Requirements
Bicycle parking requirements for multifamily residential use are 1 space per bedroom. To
meet the standards of this Section, the plan is required to provide 128 bicycle parking
spaces (77 enclosed 60% and 51 fixed racks (40%).
• The Plan proposes 90 units that combined, contain 128 bedrooms.
• The project proposes 128 spaces, including 32 on hanging racks under building
eaves, or spaces inside detached garage spaces, and 96 fixed spaces on bike
racks distributed throughout the site.
Staff is including a Condition of Approval No. 1 to be addressed at FDP to provide
60% covered bicycle spaces (77 spaces), and 40% fixed rack spaces (51 spaces).
Complies
with
Condition
3.2.2(C)(5) (a, b)
– Walkways and
Street Crossing
This standard requires that walkways within the site be located and aligned to connect
areas or points of pedestrian origin or destination and where walkways cross a street or
internal roadway, crossings must emphasize and place priority on the pedestrian through
several mitigating elements such as pavement treatments, striping, signals, lighting, refuge
areas and landscaping.
The Plan provides walkways consistent with the standard of this section using decorative
concrete, landscape bulb-outs and lighting.
Complies
Packet pg. 48
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3.2.2(C) (6,7) –
Direct On/Off-
Site Access to
Pedestrian and
Bicycle
Destinations
These standards require that the on-site/off-site pedestrian and bicycle circulation system
be designed to provide for direct connections to major pedestrian and bicycle destinations,
including, trails, parks, schools, Neighborhood Centers, Neighborhood Commercial
Districts, and transit stops that are located either within the development or adjacent to the
development.
The most notable pedestrian and bicycle destinations within the vicinity are along S College
to the east. The Plan provides direct connections into the S College and existing Transit
stop, with routes that connect to the South Transit Station. Further, the Plan provides
several direct connections into the street sidewalk system that provide greater connectivity
to the areas along Skyway and ultimately to Trilby by a future trail connection.
Complies
3.2.2(C)(8) –
Transportation
Impact Study
The Transportation Impact Study finds that all level of service requirements for the City of
Fort Collins are met.
Traffic Engineering Staff has reviewed the report and in general the conclusions have been
accepted.
Complies
3.2.2(K)(1)(a)(1)
– Parking
The following are parking requirements for multi-family projects.
Number of Bedrooms/Dwelling Unit Parking Spaces Per Dwelling Unit*
One or less 1.5
Two 1.75
Three 2.0
Based on the bedroom and unit count, the project is required to provide 145 parking
spaces. The plan provides the following total of 151 spaces exceeding compliance with the
standards of this Section:
• 130 standard surface parking spaces
• 8 accessible spaces
• 13 garage spaces
Complies
3.2.2(K)(5) –
Handicap
Parking
Handicap-accessible spaces must have a stall width of 13 feet and be placed as close as
possible to the nearest building entrance. Parking standards require a minimum amount of
8 handicap spaces based on the total spaces in the lot.
The PDP complies with this standard by providing 6 accessible surface spaces located in
convenient areas adjacent to entryways around the site, and 2 accessible parking garage
spaces.
Complies
3.2.2(L) –
Parking Stall
Dimensions
Land Use Code Section 3.2.2(L) details parking stall and drive-aisle requirements for
parking lots. The parking provided in this PDP is designed primarily for residents and
qualifies as a “long term” parking use as outlined in Section 3.2.2(L)(3).
The proposed project meets the parking stall and drive-aisle dimensions required in the
Land Use Code for all parking stalls and provides the following:
• 90°: 130, 9’x17’ spaces (8’x15’ min req)
• The internal private street is 26 feet in width. (24 feet min req)
Complies
3.2.2(M) –
Landscaping
This section requires that ten (10) percent of the interior space of any parking lot with more
than one hundred (100) spaces be devoted to landscaping.
• The PDP proposes interior parking lot landscaping more than the minimum
standard of this section.
Complies
Packet pg. 49
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3.2.4 – Site
Lighting
This standard requires that exterior lighting not adversely affect the properties,
neighborhood, or natural features adjacent to the development. Further, the standard
requires exterior lighting to be examined in a way that considers the light source, level of
illumination, hours of illumination and need.
The PDP provides 24 light fixtures that provide lighting around building entryways, garages,
sidewalks, parking, streets, and internal drives. Pole mounted luminaires are limited to 17’-
6” feet in height. Lighting is used in all needed areas of the site and complies with the
requirements of this section using fully shielded, down-directional, 3,000 Kelvin or less
fixtures and do not exceed the lumen limit of 0.1 when measured 20 feet beyond the
property boundary.
The site is located within the LC Lighting Context Area. The proposed fixtures comply with
backlight, up light and glare requirements based on the context area.
Complies
3.2.5 – Trash
and Recycling
Enclosures
The purpose of this standard is to ensure the provision of areas, compatible with
surrounding land uses, for the collection, separation, storage, loading and pickup of trash,
waste cooking oil, compostable and recyclable materials.
The PDP proposes two trash enclosures distributed adjacent to the two buildings on site.
Each enclosure contains an equal distribution of trash and recycling capacity. Enclosures
are constructed of cedar fence and posts, separate pedestrian entrance, and main steel
gates and posts. Colors are neutral and match the overall theme of the development.
Staff is including a Condition of Approval No. 2 - to ensure the enclosures are
screened with a more durable material in place of cedar fencing such as textured
concrete block, CMU blocks, or all metal fencing. This will include interior curbing or
metal strips to buffer dumpster bins from hitting walls.
Complies
with
Condition
3.3 ENGINEERING STANDARDS
Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
3.3.1(C) –
Public Sites,
Reservations
and
Dedications
This standard requires the applicant to dedicate rights-of-way for public streets, drainage
easements and utility easements as needed to serve the area being developed. In cases
where any part of an existing street is abutting or within the property being developed, the
applicant must dedicate such additional rights-of-way to meet the minimum width required by
Larimer County Urban Area Street Standards and the City of Fort Collins Land Use Code.
The PDP complies with this standard by:
• The College Ave., Skyway and Mars Drive ROW and utility easements were all
dedicated with the South College Storage plat.
• The onsite easements being dedicated include emergency access, pedestrian
access, and utility. There are also temporary slope easements to be dedicated by
the adjacent property owner on the south side for grading to tie into existing.
Complies
Packet pg. 50
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3.4 ENVIRONMENTAL, NATURAL AREA, RECREATIONAL AND CULTURAL
RESOURCE PROTECTION STANDARDS
The purpose of this Section is to ensure that when property is developed consistent with its zoning
designation, the way in which the proposed physical elements of the development plan are designed and
arranged on the site will protect the natural habitats and features and historic resources both on the site and
in the vicinity of the site.
Applicable Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.4.1 – Natural
Habitats
The General Standard requires, to the maximum extent feasible, the development plan be
designed and arranged to be compatible with and to protect natural habitats and features
and the plants and animals that inhabit them and integrate them within the developed
landscape of the community by: (1) directing development away from sensitive resources;
(2) minimizing impacts and disturbance through the use of buffer zones; (3)
enhancing existing conditions; or (4) restoring or replacing the resource value lost to the
community when a development will result in the disturbance of natural habitats or
features.
b. Section 3.4.1(E)(1) (a-i) Buffer Zone Performance Standards allow the decision maker
[Planning and Zoning Board] to determine buffer zones that may be multiple and
noncontiguous. The general buffer zone distance for each natural habitat or feature is
established in the quantitative buffer zone table, but the Planning and Zoning Board may
reduce or enlarge any portion of the general buffer zone distance to ensure qualitative
performance standards are achieved.
Background: The Ecological Characterization Study (ECS) was completed by Wildlife
Specialties, LLC in December 2019, and was later updated in October 2020. The report
highlights several resources on and near the property that warrant protection or mitigation,
including: the Louden Ditch, a 3.5 acre prairie dog colony, and an active Red-tailed hawk
nest located 450-feet east of the project site. Other than these features, the site is
dominated by non-native grasses (smooth brome and crested wheatgrass), non-native
trees (Russian olive, Chinese elm) and invasive weeds (cheatgrass, bindweed, and leafy
spurge).
Development Proposal:
In 2018 the property owner piped the ditch and City staff required the trench to remain as a
wildlife movement corridor. The resulting buffer zone for the ditch amounts to 1.5 acres of
low-quality uplands, and .014 ac of low-quality fringe wetlands along the ditch
embankments.
The Mars Landing development proposes to fill the ditch trench and prairie dog colony.
Proposed onsite mitigation will create .85 ac of restored uplands and .043 ac of wetlands.
The condition of the buffer will be higher in quality than what exists today through
enhanced native plantings and weed mitigation. The buffer zone is located on the western
and northern sides of the site and connects to the buffer zone on the adjacent property to
the west. This will allow for the continuance and enhancement of the existing wildlife
movement corridor. Because the onsite uplands mitigation will not amount to a 1:1
mitigation value, the development will make a payment to the City Natural Areas
Department for one acre of uplands restoration.
The prairie dog colony will be mitigated by trapping and donating the animals to the raptor
center. To do this, the applicant will have to obtain a permit from Colorado Parks & Wildlife
and provide detailed day-by-day timeline of trapping activities to the City Environmental
Planner for review and approval. A final report will be submitted to the City Environmental
Planner after trap and donate activities have been completed.
The Red-tailed Hawk nest is located approximately 450-feet away from the development
site. LUC 3.4.1 requires that Red-tailed Hawk nests be protected by a 450-foot buffer
during nesting season on the first year of a multi-year construction project. Because the
buffer overlaps the property boundary, work performed within this buffer must occur
outside the nesting season on the first year of construction.
Complies
Packet pg. 51
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Performance Standards: The applicant proposes meeting LUC 3.4.1 (E) natural habitat
buffer zone performance standards, which are as follows:
(a) The project shall be designed to preserve or enhance the ecological character or
function and wildlife use of the natural habitat or feature and to minimize or
adequately mitigate the foreseeable impacts of development.
The existing site contains a total of .014 ac of low-quality wetlands and 1.5 ac of low-
quality uplands. The development proposes the creation of .043 ac wetlands and .85
ac of uplands. The resultant buffer zone on site will be of higher quality than what
exists today through weed mitigation, species, and structural diversity. Enhanced
plantings have been located near the parking area to mitigate noise and light from
cars. Lighting has been designed so that no light spills into the buffer zone.
(b) The project, including, by way of example and not by way of limitation, its fencing,
pedestrian/bicycle paths and roadways, shall be designed to preserve or enhance the
existence of wildlife movement corridors between natural habitats and features, both
within and adjacent to the site.
The wildlife movement corridor will be retained along the western side of the site and
connects to a buffer immediately west of the property.
(c) The project shall be designed to preserve existing trees and vegetation that contribute
to the site's ecological, shade, canopy, aesthetic, habitat, and cooling value.
Notwithstanding the requirements of Section 3.2.1(F), all trees and vegetation within
the Limits of Development must be preserved or, if necessary, mitigated based on the
values established by the Ecological Characterization Study or the City Environmental
Planner. Such mitigation, if necessary, shall include trees, shrubs, grasses, or any
combination thereof, and must be planted within the buffer zone.
Existing vegetation is predominantly weedy and invasive therefore wetlands and
uplands will be restored. Restoration will include a combination of shrubs and trees
for improved structural and species diversity and the understory will be replaced with
native seed.
(d) The project shall be designed to protect from adverse impact to species utilizing
special habitat features such as key raptor habitat features, including nest sites, night
roosts and key feeding areas as identified by the Colorado Parks and Wildlife Division
("CPW") or the Fort Collins Natural Areas Department ("NAD"); key production areas,
wintering areas and migratory feeding areas for waterfowl; heron rookeries; key use
areas for wading birds and shorebirds; key use areas for migrant songbirds; key
nesting areas for grassland birds; fox and coyote dens; mule deer winter
concentration areas as identified by the CPW or NAD; prairie dog colonies one (1)
acre or greater in size; key areas for rare, migrant or resident butterflies as identified
by the NAD; areas of high terrestrial or aquatic insect diversity as identified by the
NAD; remnant native prairie habitat; mixed foothill shrubland; foothill ponderosa pine
forest; plains cottonwood riparian woodlands; and wetlands of any size.
The Red-tailed Hawk nest will be protected per LUC 3.4.1 standards. Prairie dogs will
be trapped and donated to the raptor center, which provides a higher conservation
approach than euthanizing the animals.
(e) The project shall be designed so that the character of the proposed development in
terms of use, density, traffic generation, quality of runoff water, noise, lighting, and
similar potential development impacts shall minimize the degradation of the ecological
character or wildlife use of the affected natural habitats or features.
The project went through several design iterations to mitigate impacts. For example,
detached garage buildings were relocated to the south and the gathering area was
relocated to the east to expand the buffer zone and reduce noise and lighting
impacts. Additional plantings have been placed around the parking lot for screening
from traffic, lighting, and noise.
Packet pg. 52
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(f) The project shall be designed to integrate with and otherwise preserve existing site
topography, including, but not limited to, such characteristics as steepness of slopes,
existing drainage features, rock outcroppings, river and stream terraces, valley walls,
ridgelines and scenic topographic features.
The Louden Ditch trench will be filled which will impact the character of the site.
However, the site would be rendered undevelopable if the trench remains as the ditch
diagonally bisects the site.
(g) The project shall be designed to enhance the natural ecological characteristics of the
site. If existing landscaping within the buffer zone is determined by the decision
maker to be incompatible with the purposes of the buffer zone, then the applicant
shall undertake restoration and mitigation measures such as regrading and/or the
replanting of native vegetation.
All buffers will be restored to native vegetation. Additionally, weed mitigation and
enhancement plantings will be incorporated to improve the natural ecological
characteristics of the site.
(h) The project may be designed to provide appropriate human access to natural habitats
and features and their associated buffer zones to serve recreation purposes, provided
that such access is compatible with the ecological character or wildlife use of the
natural habitat or feature.
A pedestrian connection is proposed through the western side of the site that
connects to a future regional trail. This connection will not compromise the buffer
zone serving as a wildlife corridor and provides appropriate human access to nature.
(i) Fencing associated with the project shall be designed to be compatible with the
ecological character and wildlife use of the natural habitat or feature.
No fencing is being proposed in the buffer zone.
Summary: The onsite mitigation results in the creation of .85 ac uplands and .043 ac of
wetlands. Because the onsite mitigation will not amount to a 1:1 mitigation value, the
development will make a payment to the City Natural Areas Department for one acre of
uplands restoration. In addition, the applicant is trapping and donating existing prairie dogs
on site.
A native seed mix, weed mitigation, and additional native plantings throughout other
areas of the site will further enhance the ecological character and habitat value of the site.
3.4.3 – Water
Quality
The Project is required to mitigate precipitation runoff flowing from the site is treated in
accordance with the criteria set forth in the Stormwater Criteria Manual.
• The Mars Landing development is meeting all City of Fort Collins Stormwater
requirements. They are proposing quantity detention per City Criteria, extended
detention, and underground storage (StormTech chambers) for water quality and
LID respectively. The site outfalls to the east through a swale that was planned
for with the “South College storage” development. All offsite easements were
obtained previously, and no additional offsite easements are required with this
development.
Complies
3.4.7 – Historic
and Cultural
Resources
This standard is intended to ensure that development is compatible with and protects
historic resources and that the design of new structures is compatible with and protects the
integrity of historic resources located within the area of adjacency.
According to the requirements in 3.4.7(B), there are no historic resources within 200 feet of
the subject site, therefore, Section 3.4.7 is not applicable to this project.
N/A
3.4.8 – Parks and
Trails
This standard requires compliance of development plans with the Parks and Recreation
Policy Plan to ensure that the community will have a fair and equitable system of parks,
trail and recreation facilities as the community grows.
The plan proposes a direct connection to the future multi-use trail rail that will connect
between Skyway and Trilby.
Complies
Packet pg. 53
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3.5 BUILDING STANDARDS
The purpose of this Section is to ensure that the physical and operational characteristics of proposed buildings and
uses are compatible when considered within the context of the surrounding area.
Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
3.5.1(A) and
(B) – Building
Project and
Compatibility,
Purpose and
General
Standard
This section is designed to ensure compatibility of new buildings with the surrounding
context. Absent any established character, the standard requires that new buildings set an
enhanced standard of quality for future projects or redevelopment in the area.
Compatibility shall mean the characteristics of different uses or activities or design which
allow them to be located near or adjacent to each other in harmony. Some elements affecting
compatibility include height, scale, mass, and bulk of structures. Other characteristics include
pedestrian or vehicular traffic, circulation, access, and parking impacts. Other important
characteristics that affect compatibility are landscaping, lighting, noise, odor, and
architecture. Compatibility does not mean "the same as." Rather, compatibility refers to the
sensitivity of development proposals in maintaining the character of existing development.
The character of the surrounding architectural context can be described as follows:
The area adjacent to the south is future vacant commercial land.
To the north, the existing established Skyview neighborhood includes single-family detached
homes. The existing homes are a combination of single-story and two-story building heights.
To the west is the future vacant land and existing residential homes.
To the east is the existing three-story Five-Star enclosed mini-storage commercial building.
This building features masonry, metal siding, and stucco wall materials, and pitched metal
roof treatments.
In conformance with the General Standard of this section, the architectural character of the
area is established with the existing residential neighborhood and newly constructed
enclosed storage building across Mars Drive to the east. Therefore, in terms of the General
Standard, the project is required to reflect and be compatible with the established character
of the area.
• The proposed building architecture reflects similar residential design elements and
compatible with the adjacent commercial building design.
• A generous landscape area is located behind the Skyway ROW, providing sufficient
landscape buffer and transition between the north multi-family building and existing
neighborhood across Skyway Drive.
Complies
3.5.1 (C)–
Building Size,
Height, Bulk,
Mass, Scale
Buildings shall either be similar in size and height, or, if larger, be articulated and subdivided
into massing that is proportional to the mass and scale of other structures, if any, on the
same block face, abutting or adjacent to the subject property, opposing block face or cater-
corner block face at the nearest intersection.
• Articulation of accent details, recesses and projections are used consistently
throughout all faces of the two respective building designs. These elements help
subdivide the massing and create appropriate proportions compatible with the
design in the surrounding area. The north building that fronts Skyway includes a
two-story height reduction and step back, consistent with the one and two story
homes in the adjacent Skyview neighborhood.
• The proposed 42 unit building is 38’-4” in height, and the 48 unit building is 39’-6” in
height, less than the 40 foot height requirement for additional analysis.
Complies
Packet pg. 54
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3.5.1 (E)–
Building
Materials
This section addresses building materials, glare, and windows. Building materials shall either
be similar to the materials already being used in the neighborhood or, if dissimilar materials
are being proposed, other characteristics such as scale and proportions, form, architectural
detailing, color, and texture, shall be utilized to ensure that enough similarity exists for the
building to be compatible, despite the differences in materials.
• Exterior materials consist of, hardboard lap siding, stone veneer, architectural grade
metal panels, stucco, vinyl windows and standing seam metal roofing. These
elements combined are similar to the adjacent storage building and reflect similar
materials and design features with the existing homes to the north.
Complies
3.5.1 (F)–
Building Color
Color shades shall be used to facilitate blending into the neighborhood and unifying the
development. The color shades of building materials shall draw from the range of color
shades that already exist on the block or in the adjacent neighborhood.
• The adjacent commercial building and existing residential homes consist of a range
of light and dark earth tone colors. The proposed two buildings include a range of
tan, brown, blue, and grey colors, consistent with the established pattern in the area.
Complies
3.5.2(D) –
Relationship of
Dwellings to
Streets and
Parking
This section requires that every front facade with a primary entrance to a dwelling unit face a
connecting walkway with no primary entrance more than two hundred (200) feet from a street
sidewalk. A primary entrance may be up to three hundred fifty (350) feet from a street
sidewalk if the primary entrance faces and opens directly onto a connecting walkway that
qualifies as a major walkway spine.
• The two multi-family buildings face Mars Drive to the east and include primary
entrances and side entrances that connect directly to the public sidewalk.
• The west façade of the buildings includes two primary entrances that connect to the
private street and parking areas.
Complies
3.5.2(G)(1)(a, b)
– Perimeter
Garages
To add visual interest and avoid the effect of a long blank wall with no relation to human size,
accessibility needs or internal divisions within the building, this section sets standards for
minimum wall articulation along rear walls of multifamily garages.
This standard applies to the garages located along the west property line. The area contains
three 5-space garages. The plan provides the following in compliance with the standard:
• No garage exceeds the maximum length of 60 feet.
• Garages are separated by generous landscaping and pedestrian path, that break
up an otherwise continuous row of garage walls and that meets the intent of the
standard.
• Each garage design provides articulation though changes in siding materials,
colors, and roof planes.
Complies
3.5.2(G)(2)(a) –
All Garages
Rear doorways shall be provided as determined by the decision maker to be reasonably
necessary to allow direct access to living units without requiring people to walk around the
garage to access their living units.
• No buildings are located behind the proposed three detached garages. Each garage
includes an automatic door opening for vehicle access.
NA
Packet pg. 55
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3.6 TRANSPORTATION AND CIRCULATION
Applicable Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.6.1(D) –
Compliance with
Access Control
Plans
The transportation network of any proposed development shall be in conformance with
the City of Fort Collins Master Street Plan, as well as City adopted access control plans
and the Larimer County Urban Area Street
This plan provides compliance with the City’s Master Street Plan and dedicates the
necessary ROW for the future 6-lane arterial cross section of S College Avenue. The
plan also complies South College Avenue (US 287) Access Control Plan by proposing
access from Skyway Drive and future extension of Mars Drive to the south to Trilby as
development occurs.
Complies
3.6.2(M) – Private
Streets
Private streets shall be allowed in a development, provided that their function will be
primarily to provide access to property within the development. Private streets shall not
be permitted if (by plan or circumstance) such streets would, in the judgment of the City
Engineer, attract "through traffic" in such volumes as to render public streets necessary
as connections between developments, neighborhoods or other origins and destinations
outside of the development plan.
All drives within the development are private and will only serve the multi-family
development. Maintenance of the internal circulation system will be the responsibility of
the owner and are designed in a way that promotes the health safety and welfare of the
city. The private drives include 13 ft travel lanes; perpendicular parking, attached
sidewalks and tree islands.
Complies
3.6.3 – Street
Pattern and
Connectivity
This standard states: “The local street system of any proposed development shall be
designed to be safe, efficient, convenient and attractive, considering use by all modes of
transportation that will use the system, (including, without limitation, cars, trucks, buses,
bicycles, pedestrians and emergency vehicles). The local street system shall provide
multiple direct connections to and between local destinations such as parks, schools,
and shopping. Local streets must provide for both intra- and inter-neighborhood
connections to knit developments together, rather than forming barriers between them.
The street configuration within each parcel must contribute to the street system of the
neighborhood.”
The project fronts the extension of Mars Drive that will extend to the south based on
future development. The site also fronts Skyway Drive as it connects east/west to S
College. This configuration allows for future neighborhood connectivity for vehicles and
bicycles and sidewalks for pedestrians.
Complies
Packet pg. 56
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3.6.4 –
Transportation
Level of Service
Requirements
A Traffic Memo was required with the submittal of this project and is attached. The
memo has been reviewed by the city. The study evaluates the potential impacts to the
transportation system in the surrounding areas of the proposed development.
The information provided in the Traffic Memo demonstrated that all the project access
point and adjacent intersections will continue to operate at an acceptable level of
service for in the AM and PM peak hours. The anticipated traffic/trips that will be
generated by this site are not expected to have significant impacts on the level of
service, or delay that would cause these intersections to no longer meet the
requirements outline in the Larimer County Urban Area Street Standards.
The Traffic Memo also included an extensive evaluation of the College and Skyway
intersection for the eastbound movement. This was based on concerns with the
operation of this signal from neighborhood input. With certain limitations in the ability to
expand this intersection, this evaluation concluded that the geometric modifications to
the striping will help improve the operation and reduce the delay for the eastbound
traffic. These changes will be implemented according to the plans.
The general conclusions of the Traffic Memo have been accepted by the city along with
the proposed striping changes that will be implemented as improvements to the College
and Skyway intersection.
Complies
3.6.6 – Emergency
Access
This standard states,” all developments shall provide adequate access for emergency
vehicles and for those persons rendering fire protection and emergency services by
complying with Article 9, Fire Department Access and Water Supply, of the Uniform Fire
Code as adopted and amended pursuant to Chapter 9 of the City Code. All emergency
access ways, easements, rights-of-way or other rights required to be granted pursuant
to the Uniform Fire Code must include not only access rights for fire protection
purposes, but also for all other emergency services.”
The project has been reviewed by Poudre Fire Authority (PFA) and is found to meet
aerial access, water supply, and general access requirements.
Complies
3.7 COMPACT URBAN GROWTH
Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
3.7.3 –
Adequate
Public
Facilities
This section requires that any approval of a development is conditioned on the provision of all
services necessary to serve the new development. This includes transportation, water,
wastewater, storm drainage, fire and emergency services, electrical power and any other public
facilities and services as required.
• The project is served by the Fort Collins Loveland Water District and South Fort Collins
Sanitation District, Fort Collins Light and Power, and the Poudre Fire Authority. Each
party has commented on the project and have demonstrated existing infrastructure
capable of serving the proposed project at the developer’s expense.
• The project meets several goals of this section by improving air quality by reducing
vehicle miles traveled and by encouraging mass transit and alternatives to the private
automobile, making possible the efficient use of existing infrastructure and cost-effective
extensions of new services: and encouraging infill development and reinvestment in
built-up areas of the city.
Complies
Packet pg. 57
Planning & Zoning Commission Hearing - Agenda Item 3
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3.8.30 MULTI-FAMILY AND SINGLE-FAMILY ATTACHED DWELLING DEVELOPMENT
STANDARDS
The standards in this section apply to all multi-family developments that contain at least four (4) dwelling units
and single-family attached developments that contain at least four (4) dwelling units where there is no
reasonably sufficient area for outdoor activities and useable outdoor space on an individual per lot basis. This
section is intended to promote variety in building form and product, visual interest, access to parks,
pedestrian-oriented streets, and compatibility with surrounding neighborhoods.
Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
3.8.30(B) –
Multi-Family
Mix of Housing
Types
A complete range of the permitted housing types is encouraged in a neighborhood and within
any individual development plan, to the extent reasonably feasible, depending on the size of
the parcel.
This standard does not apply because the PDP is contained within a 3-acre parcel.
N/A
3.8.30(C) –
Access to a
Park, Central
Feature or
Gather Place
For multi-family projects containing 2 or more acres, the buildings must be located within 1,320
feet (¼ mile) of either a neighborhood park, a privately owned park or a central feature or
gathering place that is located either within the project or within adjacent development. The
distance must be measured along street frontage without crossing an arterial street.
• The PDP provides three separate central feature and gathering spaces on site.
• Two of the gathering spaces are located along the frontage of Mars Drive adjacent to
the buildings and includes tables, seating, and shelter amenities
• The larger west gathering space is located on edge of the buffer area and detention
pond. This space includes a covered shelter, tables and seating and soft path that
connects to Skyway sidewalk.
Complies
3.8.30(D) –
Block
Requirements
This standard requires multi-family projects to establish a block structure that creates no
greater than a 7-acre block bound by streets on all four sides. This standard allows for
exceptions to this rule and allows for irrigation ditches, high-voltage power lines, and other
substantial physical features to form up to two sides of a block.
• The plan area is 3.79 acres in size, so this block requirement is not applicable.
NA
3.8.30(E) –
Buildings
This standard requires that for all applicable buildings, the minimum required setbacks are:
• Arterial Street (S College) 15 feet
• Non-Arterial Street (Fairway Lane and Fossil Blvd) 9 feet.
The project complies with all required setbacks by providing a 15 foot setback for the two
buildings fronting Mars Drive.
Complies
Packet pg. 58
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3.8.30(F)(2) –
Variation
Among
Buildings
The standard states, “For any such development containing more than five (5) buildings
(excluding clubhouses/leasing offices), there shall be at least three (3) distinctly different
building designs. For all developments, there shall be no similar buildings placed next to each
other along a street, street-like private drive or major walkway spine. Building designs shall be
considered similar unless they vary significantly in footprint size and shape. Building designs
shall be further distinguished by including unique architectural elevations and unique entrance
features within a coordinated overall theme of roof forms, massing proportions and other
characteristics. Such variation among buildings shall not consist solely of different
combinations of the same building features.
The plan provides the following:
• Two distinctly different designs.
• No similar building placed next to one another along a street.
• Variation among building types includes size of footprint and shape, wall articulation,
building materials, finishes and colors, window treatments and roof form.
South Building – 42 Unit
Complies
Packet pg. 59
Planning & Zoning Commission Hearing - Agenda Item 3
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North Building – 48 Unit
3.8.30(F)(3) –
Variation of
Color
The standard states, “each multi-family building shall feature a palette of muted colors, earth
tone colors, natural colors found in surrounding landscape or colors consistent with the
adjacent neighborhood. For all developments, there shall be no more than two (2) similarly
colored structures placed next to each other along a street or major walkway spine.”
• The PDP complies with the standard by placing no two similarly colored structures
next to one another and by providing the following two color schemes:
Color Scheme 1 – South 42 Unit Building
Color shades of tan, grey, brown and forest green (see above elevations for colors).
Color Scheme 2 – North 48 Unit Building
Color shades of tan, brown, dark teal blue and grey (see above elevations for colors).
Complies
3.8.30(F)(4) –
Entrances
The standard states, “entrances shall be made clearly visible from the streets and public areas
through the use of architectural elements and landscaping.”
• The plan provides three main entrance points for each building. Main entrances are
clearly visible from the street using architectural brackets, canopy overhangs, wall
projections, large planters, and landscaping around each respective entrance.
Complies
Packet pg. 60
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3.8.30(F)(5) –
Roofs The standard states, “Roof lines may be either sloped, flat or curved, but must include at least
two (2) of the following elements:
a) The primary roof line shall be articulated through a variation or terracing in height,
detailing and/or change in massing.
b) Secondary roofs shall transition over entrances, porches, garages, dormers,
towers, or other architectural projections.
c) Offsets in roof planes shall be a minimum of two (2) feet in the vertical plane.
d) Termination at the top of flat roof parapets shall be articulated by design details
and/or changes in materials and color.
e) Rooftop equipment shall be hidden from view by incorporating equipment
screens of compatible design and materials.”
• The PDP complies with this standard by providing articulation of roof forms through a
variation in height, variation in detailing using brackets, and changes in massing that
match the projecting and recessing footprint of the building.
Complies
3.8.30(F)(6) –
Facades and
Walls
The standard states, “Each multi-family dwelling shall be articulated with projections, recesses,
covered doorways, balconies, covered box or bay windows and/or other similar features,
dividing large facades and walls into human-scaled proportions similar to the adjacent single-
or two-family dwellings, and shall not have repetitive, undifferentiated wall planes. Building
facades shall be articulated with horizontal and/or vertical elements that break up blank walls of
forty (40) feet or longer. Facade articulation may be accomplished by offsetting the floor plan,
recessing or projection of design elements, change in materials and/or change in contrasting
colors. Projections shall fall within setback requirements.”
• The PDP complies with this standard by providing projections and recesses along the
façade every 12-22 foot intervals that are often paired with changes in the application
of both material (manufactured stone, vertical lap siding, horizontal lap siding, board,
and batten), and colors.
Complies
3.8.30 – Colors
and Materials
Colors of non-masonry materials shall be varied from structure to structure to differentiate
between buildings and provide variety and individuality. Colors and materials shall be
integrated to visually reduce the scale of the buildings by contrasting trim, by contrasting
shades or by distinguishing one (1) section or architectural element from another. Bright colors,
if used, shall be reserved for accent and trim.
• An alternating color and material scheme is applied to vertical modules of the two
buildings. Vertical and horizontal color schemes are divided by individual wall panels
or design features. Use of color and material combine to create a reduced sense of
scale and visual interest for the project.
Complies
Packet pg. 61
Planning & Zoning Commission Hearing - Agenda Item 3
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5. Article 4 – Applicable Standards:
DIVISION 4.21 – GENERAL COMMERCIAL DISTRICT (C-G)
The General Commercial District is intended to be a setting for development, redevelopment, and infill of a
wide range of community and regional retail uses, offices, and personal and business services. Secondarily, it
can accommodate a wide range of other uses including creative forms of housing.
While some General Commercial District areas may continue to meet the need for auto-related and other
auto-oriented uses, it is the City's intent that the General Commercial District emphasize safe and convenient
personal mobility in many forms, with planning and design that accommodates pedestrians.
Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
4.21(B) –
Permitted
Uses
Any residential use consisting in whole or in part of multi-family dwellings that contain more
than fifty (50) dwelling units, or more than seventy-five (75) bedrooms is a permitted use
subject to Type 2 (Planning and Zoning Commission) review.
• The PDP includes 90 dwelling units and 128 bedrooms.
Complies
4.21(D) – Land
Use Standards
This standard limit the maximum building height to four stories.
• The PDP proposes two, three-story multi-family buildings.
Complies
4.21(E)(2) (a, b)
– Site Design
This standard requires pedestrian-oriented outdoor spaces shall be placed next to activity
areas that generate the users (such as street corners, shops, stores, offices, day care and
dwellings). Because liveliness created by the presence of people is the main key to the
attractiveness of such spaces, to the maximum extent feasible, the development shall link
outdoor spaces to and make them visible from streets and sidewalks. Sculpture, kiosks, or
shelters are encouraged to be prominently placed in outdoor spaces.
• The project provides compliance with this standard using a central walkway corridor
that connects Mars Drive to the future multi-use trail west of property. The two multi-
family buildings include a central outdoor gathering space between the buildings and
public sidewalk on Mars Drive. These spaces include landscaping, tables, and seating
amenities. At the northwestern boundary of the site the plan includes a larger
gathering space and connection to the landscape detention area and Skyway Drive by
a soft path. This outdoor space combines a covered shelter, tables, seating, and BBQ
amenities.
Complies
Packet pg. 62
Planning & Zoning Commission Hearing - Agenda Item 3
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6. Findings of Fact/Conclusion
In evaluating the request for the Mars Landing Project Development Plan, PDP190013, Staff makes the following findings
of fact:
1. The Project Development Plan complies with the policy direction of City Plan and the S College Corridor Plan.
2. The Project Development Plan complies with the applicable procedural and administrative requirements of
Article 2 of the Land Use Code.
3. The Project Development Plan complies with relevant standards located in Article 3 – General Development
Standards, with conditions of approval.
4. Staff recommends a Condition of Approval (1) regarding compliance with 3.2.2 (C) (4) – Bicycle Facilities,
addressed at FDP, to provide 60% covered bicycle spaces (77 spaces), and 40% fixed rack spaces (51
spaces).
5. Staff recommends a Condition of Approval (2) regarding compliance with 3.2.5 – Trash and Recycling
Enclosure Wall Materials, addressed at FDP, to ensure the enclosures are screened with a more durable
material in place of cedar fencing such as textured concrete block, CMU blocks, or all metal fencing.
This will include interior curbing or metal strips to buffer dumpster bins from hitting walls.
6. The Project Development Plan complies with relevant standards located in Division 4.21 General Commercial
of Article 4 – Districts.
7. Recommendation
Staff recommends approval of the Mars Landing Project Development Plan, PDP190013, based on the aforementioned
Findings of Fact.
8. Attachments
1. Vicinity Map
2. Project Narrative
3. Planning Set: Project Site, Landscape, Lighting, and Building Elevations
4. Utility Plan
5. Plat
6. Neighborhood Meeting Summary
7. Updated Traffic Memo (10-30-20)
8. Updated Ecological Characterization Study (10-23-20)
9. Staff Presentation
9. Links
The documents available at the following links provide additional information regarding the development proposal under
review and are incorporated by reference into the hearing record for this item:
1. Drainage Report
2. TIS Report
3. ECS Report
4. Loudon Ditch Response
5. Staff Comments R1
6. Staff Comments R2
7. Staff Comments R3
8. Staff Comments R4
9. Staff Comments R5
Packet pg. 63
ITEM 3, ATTACHMENT 1
Packet pg. 64
5265 Ronald Reagan Blvd., Suite 210
Johnstown, CO 80534
970.800.3300 • GallowayUS.com Memorandum
Preliminary Development Plan Project Narrative
Page 1 of 2
To: Tenae Beane
Development Review Coordinator
City of Fort Collins
281 N College
Fort Collins, CO 80524
From: Galloway & Company, Inc.
5265 Ronald Reagan Blvd, Suite 210
Johnstown, CO 80525
Date: September 11, 2019
Re: Mars Landing Preliminary Development Plan–PROJECT NARRATIVE
The Mars Landing project includes the proposed development of a 3.79 acre parcel located
at the southwest corner of Mars Drive and W Skyway Drive in Fort Collins. The property is
currently undeveloped. The proposed use is classified as Multi-family Dwellings with more
than 50 dwelling units, which is an approved use for the General Commercial zoning. The
high-density development is adjacent to an existing commercial use and is approximately 0.1
miles from the S College Avenue/US HWY 287 corridor. Development will consist of two
high-density, three-story apartment buildings with a total of 90 dwelling units; separated
garage buildings; a single-story clubhouse building; and associated drives, off-street parking,
and utilities. An application for Preliminary Design Review (PDR190007) was submitted to
Staff on July 3, 2019. The applicant and owner met with Staff on July 31, 2019 to review
comments for the PDR application. A neighborhood meeting for the Mars Landing project
was held on August 26, 2019. A previous Preliminary Design Review was submitted for the
project site titled Skyway Townhomes (PDR180003), April 2018. Comments were issued for
this review, however, this application was not pursued any further.
Vehicular access to the project site will be made via two drive-cuts from Mars Drive, which is
a public road. Per the comment letter issued for PDR180003, the northernmost drive-cut
may align with the existing access on the east side of Mars Drive that serves the South
College Storage Units. Connectivity to the surrounding neighborhood and developments will
be provided via access to Skyway Drive from Mars Drive. Mars Drive currently features a
temporary roundabout near the south property boundary of the project site. This project
proposes to demolish the temporary roundabout and extend Mars Drive south to the south
property boundary to allow for the installation of the second drive-cut. The future extension of
Mars Drive beyond the limits of the south property boundary will be done by others and is not
part of this project. There is an existing public sidewalk along Skyway Drive along the north
property boundary. The project proposes to connect to the existing sidewalk in Skyway and
install new public sidewalk along the west right-of-way of Mars Drive. Connections to the
proposed public sidewalk in Mars Drive will provide pedestrian access to the project site. As
part of the development agreement for the South College Storage Units on the east side of
Mars Drive, development of the Mars Landing parcel requires construction of certain South
College Avenue improvements adjacent to the project site. Per conversations with the City
engineering department, these improvements are limited to a 7’ detached sidewalk and
incidental construction relating to grading and existing utilities. Off-street parking will be
ITEM 3, ATTACHMENT 2
Packet pg. 65
Goodwin Knight
Mars Landing
September 11, 2019
Preliminary Development Plan Project Narrative
Galloway & Company, Inc. Page 2 of 2
provided in a surface lot on the project site. There will also be parking available to tenants in
rentable garage spaces. The project proposes 140 surface parking spaces and 28 garage
parking spaces, for a total of 168 off-street parking spaces. Landscape provided for this
development will be consistent with City of Fort Collins xeric design standards. An evergreen
buffer will be provided along the western boundary of the property to screen the garages.
While ornamental plantings will be provided along the street frontages and at the clubhouse /
amenity area. Mitigation has been provided for existing trees that must be removed from the
site.
Under existing conditions, the project site generally drains overland from west to east. Runoff
generated by the project site is currently captured in an inlet at the northeast property corner
where it is conveyed via underground storm sewer and open channel flow to a culvert that
runs under South College Avenue. The Mars Landing development proposes to capture and
detain on-site generated flows in a pond at the northeast corner of the site prior to releasing
into the existing storm drain system as it does in the existing condition. Water quality
treatment of captured runoff will be achieved by implementation of an approved Low-Impact
Development strategy. Detention and water quality features will be designed to comply with
the City of Fort Collins Stormwater Criteria Manual and Fossil Creek Drainage Basin Master
Plan.
There are no designated natural features or wetlands on the project site. The proposed
occupiable buildings will be equipped with automatic fire sprinklers. An existing ditch bisects
the project site but has been recently been abandoned. Per correspondence with the North
Loudon Ditch Company, the ditch has been relocated and piped underground. A
development agreement exists for the property and is recorded under Larimer County Public
Records Doc. No. 20170069535.
ITEM 3, ATTACHMENT 2
Packet pg. 66
'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ H:\Goodwin Knight\CO, Fort Collins - GNK000008.10 - Mars Landing ISP\CADD\3 CD\GNK08_C0.0_Cover.dwg - Donald Cecil - 7/27/2021,QLW ,VVXH'HVFULSWLRQ'DWH0$56/$1',1*352-(&7'(9(/230(173/$1)257&2//,16&27+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+735(/,0,1$5<127)25%,'',1*127)25&216758&7,21*1.-(3'%&COVER SHEETC0.0PRELIMINARY DEVELOPMENT PLANS FOR:*RRGZLQ.QLJKW0DUN-RKQVRQ5/$([SORUHU'U6XLWH&RORUDGR6SULQJV&RORUDGR DEVELOPER / APPLICANTGEOTECHNICAL ENGINEER(DUWK(QJLQHHULQJ&RQVXOWDQWV//& *UHHQILOHG'ULYH:LQGVRU&RORUDGR PROJECT TEAM:7KHVHSODQVKDYHEHHQUHYLHZHGE\WKH&LW\RI)RUW&ROOLQVIRUFRQFHSWRQO\7KHUHYLHZGRHVQRWLPSO\UHVSRQVLELOLW\E\WKHUHYLHZLQJGHSDUWPHQWWKH&LW\RI)RUW&ROOLQV(QJLQHHURUWKH&LW\RI)RUW&ROOLQVIRUDFFXUDF\DQGFRUUHFWQHVVRIWKHFDOFXODWLRQV)XUWKHUPRUHWKHUHYLHZGRHVQRWLPSO\WKDWTXDQWLWLHVRILWHPVRQWKHSODQVDUHWKHILQDOTXDQWLWLHVUHTXLUHG7KHUHYLHZVKDOOQRWEHFRQVWUXHGIRUDQ\UHDVRQDVDFFHSWDQFHRIILQDQFLDOUHVSRQVLELOLW\E\WKH&LW\RI)RUW&ROOLQVIRUDGGLWLRQDOTXDQWLWLHVRILWHPVVKRZQWKDWPD\EHUHTXLUHGGXULQJWKHFRQVWUXFWLRQSKDVHDISCLAIMER STATEMENT:,KHUHE\DIILUPWKDWWKHVHILQDOFRQVWUXFWLRQSODQVZHUHSUHSDUHGXQGHUP\GLUHFWVXSHUYLVLRQLQDFFRUGDQFHZLWKDOODSSOLFDEOH&LW\RI)RUW&ROOLQVDQG6WDWHRI&RORUDGRVWDQGDUGVDQGVWDWXWHVUHVSHFWLYHO\ DQGWKDW,DPIXOO\UHVSRQVLEOHIRUWKHDFFXUDF\RIDOOGHVLJQUHYLVLRQVDQGUHFRUGFRQGLWLRQVWKDW,KDYHQRWHGRQWKHVHSODQVCERTIFICATION STATEMENT:*DOORZD\ &RPSDQ\6DUDK$GDPVRQ5/$6:LOORZ'ULYH6XLWH*UHHQZRRG9LOODJH&RORUDGRLANDSCAPE ARCHITECTUTILITY CONTACT LIST: **DOORZD\ &RPSDQ\-DPHV(3UHORJ5RQDOG5HDJDQ%OYG6XLWH-RKQVWRZQ&RORUDGR SITE ENGINEER / SURVEYORGAS Xcel Energy Stephanie Rich (970) 225-7828ELECTRIC City of Fort Collins Light and Power Janet Mctague (970) 224-6152CABLE Xfinity Don Kapperman (970) 484-7166TELECOM. Centurylink William Johnson (970) 377-6401WATER FCLWD Chris Pletcher (970) 226-3104WASTEWATER SFCSD Chris Pletcher (970) 226-3104STORMWATER City of Fort Collins Utilities Wes Lamarque (970) 416-2418UTILITY COMPANY CONTACT PHONE NUMBER
$//87,/,7</2&$7,2166+2:1$5(%$6('210$363529,'('%<7+($335235,$7(87,/,7<&203$1<$1'),(/'685)$&((9,'(1&($77+(7,0(2)6859(<$1',672%(&216,'(5('$1$3352;,0$7(/2&$7,2121/<,7,67+(&2175$&725
65(63216,%,/,7<72),(/'9(5,)<7+(/2&$7,212)$//87,/,7,(638%/,&2535,9$7(:+(7+(56+2:1217+(3/$162512735,2572&216758&7,215(3257$1<',6&5(3$1&,(6727+((1*,1(((535,2572&216758&7,21PROJECT BENCHMARKS:BENCHMARKSELEVATIONS ARE BASED ON CITY OF FORT COLLINS VERTICAL CONTROL NETWORKPROJECT DATUM: NAVD88BENCHMARK '2-12' IS LOCATED & DESCRIBED AS FOLLOWS:SOUTHWEST CORNER OF SOUTH COLLEGE AVE. AND SKYWAY DR. ON A CONCRETE TRAFFIC SIGNAL BASE.ELEVATION: 5005.56' (NAVD 88)PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM.SURROUNDING DEVELOPMENTS 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 ANY PURPOSE, THE FOLLOWINGEQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRI25&,7<2))257&2//,16'$780 1$9''$780
BENCHMARK '38-94' IS LOCATED & DESCRIBED AS FOLLOWS:AZIMUTH MARK (3 1/4" ALUMINUM CAP) ON THE NORTH SIDE OF TRILBY RD. 1/2 MILE WEST OF COLLEGE AVE. AT THESOUTHWEST CORNER OF 508 WEST TRILBY RD. (GOOD SAMARITAN RETIREMENT CENTER). ALSO 5.5 FT WEST OF APOWERPOLE AND 24.5 FT SOUTH OF A WOOD FENCE.ELEVATION: 5093.76' (NAVD 88)PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM.SURROUNDING DEVELOPMENTS 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 ANY PURPOSE, THE FOLLOWINGEQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRI25&,7<2))257&2//,16'$780 1$9''$780
6&$/( 176SHEET INDEXMARS LANDINGOUT LOT A, SOUTH COLLEGE STORAGE SUBDIVISIONLOCATED IN THE SOUTHEAST QUARTER OF SECTION 11, T. 6 N., R. 69W. OF THE 6TH P.M.CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADOJULY 2021S. COLLEGE AVEW. TRILBY RDMARS DRVICINITY MAPSITESKYWAY DRREQUIREDSPACESSTANDARD PARKING SPACESHANDICAP PARKING SPACES145-TOTAL PARKING SPACESSTANDARD GARAGE PARKING SPACESPROVIDEDSPACES151130613-HANDICAP GARAGE PARKING SPACES2LAND USE INFORMATION:PARKING INFORMATION:EXISTING ZONING: GENERAL COMMERCIALAREA(SF)BUILDING COVERAGELANDSCAPE58,976DRIVES AND PARKINGHARDSCAPE% TOTAL32.68RIGHT-OF-WAYGROSS LAND AREA CALCULATIONS:31,91664,27910,11715,137RIGHT-OF-WAY TO BE DEDICATED00TOTAL GROSS LAND AREA100180,42517.6935.635.68.4AREA(SF)BUILDING COVERAGELANDSCAPE58,976DRIVES AND PARKINGHARDSCAPE% TOTAL32.68NET LAND AREA CALCULATIONS:31,91664,27910,117NET LAND AREA (SAME AS LOT AREA)100165,28817.6935.635.6LANDSCAPEHARDSCAPEDRIVES AND PARKING9,2575.13,0221.92,8581.7TOTALRESIDENTIAL DWELLING UNITSRESIDENTIAL DENSITY (UNITS/AC)83,004RESIDENTIAL BUILDING AREA (SF)RESIDENTIAL ACREAGE (AC)BUILDING DENSITY CALCULATIONS:903.7923.75TOTAL BUILDING AREA (SF)83,004165,288BUILDING FLOOR TO LOT AREA RATIO0.50:1TOTALRESIDENTIAL BUILDING A-42BUILDING INFORMATION:38'-4.5"41,742PROPOSED USE: MULTI-FAMILYMAXIMUM BUILDING HEIGHT (FT-IN)GROSS AREA - TOTAL (SF)42DWELLING UNITS46.67%% OF TOTAL DWELLING UNITSRESIDENTIAL BUILDING A-4839'-6.5"41,262MAXIMUM BUILDING HEIGHT (FT-IN)48DWELLING UNITS53.33%% OF TOTAL DWELLING UNITSDWELLING UNIT BREAKDOWNLOT AREA (SF)GROSS AREA - 3RD FLOOR (SF)13,914GROSS AREA - 2ND FLOOR (SF)13,914GROSS AREA - 1ST FLOOR (SF)13,914GROSS AREA - TOTAL (SF)GROSS AREA - 3RD FLOOR (SF)GROSS AREA - 2ND FLOOR (SF)GROSS AREA - 1ST FLOOR (SF)13,75413,75413,754C0.0 COVER SHEETC1.0 SITE PLANC1.1-CD1.3 SITE PLAN DETAILSL1.0-L1.2 LANDSCAPE PLANL1.3 LANDSCAPE NOTES & DETAILSL1.4 COLLEGE AVENUE LANDSCAPE PLANL1.5 HYDROZONE PLANL1.6 TREE PRESERVATION PLANPP1.0 PHOTOMETRIC PLANPP1.1 PHOTOMETRIC DETAILSA1.10-A1.37 ARCHITECTURAL BUILDING PLANSA2.10-A2.33 ARCHITECTURAL ELEVATIONSCAUTION - NOTICE TO CONTRACTOR $//87,/,7</2&$7,2166+2:1$5(%$6('210$363529,'('%<7+($335235,$7(87,/,7<&203$1<$1'),(/'685)$&((9,'(1&($77+(7,0(2)6859(<$1',672%(&216,'(5('$1$3352;,0$7(/2&$7,2121/<,7,67+(&2175$&725
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65(63216,%,/,7<72),(/'9(5,)<7+(+25,=217$/$1'9(57,&$//2&$7,212)68&+(;,67,1*87,/,7<(,7+(57+528*+327+2/,1*25$/7(51$7,9(0(7+2'5(3257,1)250$7,21727+((1*,1((535,2572&216758&7,21 &2175$&7255(63216,%/()25$6%8,/7'5$:,1*67(6765(32576$1'25$1<27+(5&(57,),&$7(625,1)250$7,21$65(48,5(')25$&&(37$1&(2):25.)520&,7<87,/,7<',675,&7625$1<27+(5*29(51,1*$*(1&< &2175$&7256+$//3527(&7$//(;,67,1*6859(<02180(17$7,21&2175$&7256+$//+$9(/,&(16('6859(<255(3/$&($1<'$0$*('25',6785%('02180(17$7,21$77+(,5&267VEHICLEPARKINGRATIOREQUIREDVEHICLESPACESREQUIRED VEHICLE PARKING BREAKDOWN:1.5 SPACE/UNITMULTI-FAMILY87#58 UNITS1 BEDROOM2 BEDROOM3 BEDROOM1.75 SPACE/UNIT2.0 SPACE/UNIT461226 UNITS6 UNITSVEHICLEPARKINGRATIOREQUIREDVEHICLESPACESREQUIRED BIKE PARKING BREAKDOWN:BIKE PAKRING MULTI-FAMILY# OF UNIT128BEDROOMS1 SPACE/BEDROOM1286-132BICYCLE PARKING SPACES132TOTAL145----TOTAL REQUIRED BIKE PARKING128----32- COVERED BIKE PARKING32 - SHELTERED BIKE PARKING321 SPACE/4 BEDROOM128 BEDROOMSA-42END STUDIOLARGE STUDIO2STUDIOA-480620SMALL 1 BED62006LARGE 1 BEDSMALL 2 BED6MEDIUM 1 BEDMEDIUM 2 BED283018LARGE 2 BED333023 BEDITEM 3, ATTACHMENT 3Packet pg. 67
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'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ H:\Goodwin Knight\CO, Fort Collins - GNK000008.10 - Mars Landing ISP\CADD\3 CD\GNK08_L1.0_Landscape Plan_.dwg - Sarah Adamson - 8/31/2021,QLW ,VVXH'HVFULSWLRQ'DWH0$56/$1',1*352-(&7'(9(/230(173/$1)257&2//,16&27+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+735(/,0,1$5<127)25%,'',1*127)25&216758&7,21*1.-(3'%&675((775((127(6 1. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THISPLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THESIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION ANDSPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODESUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLDON CERTIFICATE OF OCCUPANCY.CITY OF FORT COLLINS STREET TREE NOTEOVERALL LANDSCAPE PLANL1.06&$/(
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8(8(8(8(8(8(88(8(8(8(8(8(8(8(8(8(8(1-CASP4-ARCO4-POFR6-CHNA1-CASP4-PRBE11-PRBE6-CHNA25-HESE19-ARCO10-MAAQ2-PIPU1-PIFL7-MAAQ8-SYPA2-RHAR5-CACL1-AMGR8-CAAC7-ACMI23-NATE8-HESE1-SYRE6-PEAT6-CAAC3-ULDA1-SYRE8-HESE5-SANE4-CAAC20-NATE8-HESE3-CACL4-CAAC1-SYRE6-PEAT6-SANE9-HESE1-AMGR32-NATE11-JUSA1-PIPU6-JUSA9-POFR2-POFR6-SYPA3-ARCO2-ARCO7-POFR11-NATE2-PRBE1-QUMU6-CAAC2-CHNA11-CAAC9-CACL1-AMGR3-PEAT50-NATE1-AMGR1-QUMU9-ARCO7-HESE19-HESE1-GYDI6-POFR6-ARCO2-GYDI12-CAAC9-CACL1-MASP7-POFR9-MAAQ1-CASPPROPOSED BIKERACK TYPE A (10SPACES), TYP.PROPOSED BIKESHELTER & BIKERACK TYPE B (8SPACES), TYP.PROPOSED BIKERACK TYPE A (10SPACES), TYP.STEEL EDGING,TYP.CRUSHERFINES, TYP.STEEL EDGING,TYP.SOD , TYP.ROCK MULCH,TYP.UPLAND SEEDMIX, TYP.PROPOSED BIKERACK TYPE A (10SPACES), TYP.3-ULDA3-QUSH3-CEOCWETLANDMITIGATION MIX,SEE SHEET L1.4UPLAND MIXWITH FORBS,TYP.4-CAAC10-SANE8-CAAC9-CAAC1-MASP6-JUSA10-CACL2-AMGR6-SYPA3-ARCO6-PRBE1-MASP1-SYRE1-QUSHSITE DISTANCETRIANGLESITE DISTANCETRIANGLESTOP SIGN5-POFR15-NATE4-SYAL3-RIOD4-SAVE4-RAIU2-RHAT5-RIOD5-RIAU4-SYAL6-SAVE3-RIOD4-RIAU5-RHAT4-PHMO1-POAN6-RIAU8-PHMO5-SYAL6-RIAU4-CHVI2-AMAL6-RICE2-PAVM5-CHVI2-PODE8-PHMO10-RICE1-POAN4-SAVE6-CHNA4-ARAR8-CHVI2-PAVM4-RICE14-PHMO3-QUGA1-CACL8-CHVI2-PAVM2-PAVM4-RICE8-ARAR5-RHAR1-PAVM1-POAN5-RIOD1-CACL5-RHGL10-CACL6-RICE3-CHVI3-RICE1-CEOC2-AMAL4-CHNA4-POFR6-CACL3-CHVI5-POFR4-CHVI4-SYPA5-ARAR4-RICE1-CEOC10-PHMOUPLAND MIXWITH FORBS,TYP.UPLAND MIXWITH FORBS,TYP.UPLAND MIXWITH FORBS,TYP.UPLAND MIXWITH FORBS,TYP.UPLAND SEEDMIX, TYP.UPLAND SEEDMIX, TYP.UPLAND SEEDMIX, TYP.UPLAND SEEDMIX, TYP.4-CAAC2-CEOC1-QUSHDESIGN-BUILDSHADE STRUCTUREROUND PICNICTABLE, TYP.GRILL, TYP.CRUSHER FINES, TYP.SQUARE PICNICTABLE, TYP.3-CHVI5-RHAT5-SYPACRUSHER FINES, TYP.1-GYDIPROPOSED BIKERACK TYPE A (12SPACES), TYP.'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ H:\Goodwin Knight\CO, Fort Collins - GNK000008.10 - Mars Landing ISP\CADD\3 CD\GNK08_L1.0_Landscape Plan_.dwg - Sarah Adamson - 8/31/2021,QLW ,VVXH'HVFULSWLRQ'DWH0$56/$1',1*352-(&7'(9(/230(173/$1)257&2//,16&27+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+735(/,0,1$5<127)25%,'',1*127)25&216758&7,21*1.-(3'%&MATCHLINE: SEE SHEET L1.2675((775((127(6 1. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THISPLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THESIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION ANDSPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODESUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLDON CERTIFICATE OF OCCUPANCY.CITY OF FORT COLLINS STREET TREE NOTE&$87,21UTILITIES EXIST WITHIN CONSTRUCTIONLIMITS. CONTRACTOR IS RESPONSIBLEFOR IDENTIFYING THEIR LOCATIONPRIOR TO CONSTRUCTION.LANDSCAPE PLANL1.16&$/(
65$$60,7,*$7,21'$7$ EXISTING1.50 ACRES LOWER ECOLOGICAL VALUE UPLANDS0.014 ACRES OF LOWER ECOLOGICAL VALUE WETLANDS HABITATPROPOSEDUPLAND BUFFER:0.41 ACUPLAND POLLINATOR: 0.34 ACRIPARIAN:0.14 ACWETLAND:0.043 ACTOTAL PROPOSED: 0.913 ACREMAINING 0.601 AC OF REQUIRED MITIGATION IS MADE UP WITH HIGHERQUALITY PLANTINGS/HABITATITEM 3, ATTACHMENT 3Packet pg. 73
66
668(8(8(8(8(8(8(8(8(8(8(8(8(8(8(8(8(8(8(8(8(8(8(13-ARCO23-NATE1-GYDI18-HESE6-NATE1-GYDI4-POFR9-HESE8-NATE1-QUMU5-ARCO4-ARCO9-HESE4-ARCO15-NATE1-QUMU4-HESE4-HESE4-MAAQ1-AMGR10-NATE6-SANE5-CAAC1-QUSH1-ULDA3-CEOC9-ARCO13-CACL19-HESE1-SYRE13-CAAC6-CACL6-PEAT6-SANE5-CAAC1-SYRE7-PEAT24-NATE5-SANE7-SANE2-QUSH5-CAAC1-QUSH6-CACL4-POFR7-ACMI8-CAAC1-AMGR3-MAAQ3-SYPA3-NATE5-CAAC3-POFR3-POFR2-CHNA2-PRBE1-QUMU3-CAAC11-NATE2-GYDI6-CHNA4-PRBE3-POFR3-CAAC4-POFR7-NATE10-POFR1-GYDI1-CASP4-POFR26-CHNAPROPOSED BIKESHELTER & BIKERACK TYPE B (8SPACES), TYP.PROPOSED BIKERACK TYPE A (10SPACES), TYP.STEEL EDGING,TYP.SOD , TYP.ROCK MULCH,TYP.CRUSHERFINES, TYP.STEEL EDGING,TYP.PROPOSED BIKE RACKTYPE A (10 SPACES), TYP.ROCK MULCH,TYP.WALL, SEE CIVIL21-NATEPROPOSED BIKE SHELTER& BIKE RACK TYPE B (8SPACES), TYP.3-ARCO3-SYPA4-CAAC1-SYRE2-JUSA3-PEAT6-SANE3-PEAT3-CACL21-NATE21-NATE2-JUSA1-QUSHSITE DISTANCETRIANGLESITE DISTANCETRIANGLESTOP SIGN2-AMAL6-CHNA4-CHVI5-SYDA3-PIST3-QUGA2-CEOC3-CHVI5-CHNA5-RICE4-CHVI9-RICE3-PIPU5-SYDA5-CHVI6-POFR1-CEOC4-PIPU3-SYPA1-ARAR3-CHVI6-PIPG8-PHMO5-PHMO2-CASP4-CHVI6-ARAR2-MASP4-PRBE5-RICE5-PHMO2-CASP6-RICE8-CACL2-AMAL4-CHNAUPLAND MIXWITH FORBS,TYP.5-RICEUPLAND MIXWITH FORBS,TYP.UPLAND SEEDMIX, TYP.UPLAND SEEDMIX, TYP.5-CAAC4-CAAC16-CAAC1-PIPU (M)1-PIPU (M)7-PIPU (M)1-QUMU1-QUMU1-QUMUROUND PICNICTABLE, TYP.GRILL, TYP.CRUSHER FINES, TYP.PROPOSED BIKERACK TYPE A (12SPACES), TYP.PROPOSED BIKERACK TYPE A (12SPACES), TYP.'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ H:\Goodwin Knight\CO, Fort Collins - GNK000008.10 - Mars Landing ISP\CADD\3 CD\GNK08_L1.0_Landscape Plan_.dwg - Sarah Adamson - 8/31/2021,QLW ,VVXH'HVFULSWLRQ'DWH0$56/$1',1*352-(&7'(9(/230(173/$1)257&2//,16&27+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+735(/,0,1$5<127)25%,'',1*127)25&216758&7,21*1.-(3'%&MATCHLINE: SEE SHEET L1.1675((775((127(6 1. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THISPLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THESIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION ANDSPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODESUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLDON CERTIFICATE OF OCCUPANCY.CITY OF FORT COLLINS STREET TREE NOTE&$87,21UTILITIES EXIST WITHIN CONSTRUCTIONLIMITS. CONTRACTOR IS RESPONSIBLEFOR IDENTIFYING THEIR LOCATIONPRIOR TO CONSTRUCTION.LANDSCAPE PLANL1.2DERO: SWERVE BIKE RACKQTY: 50MOUNTING: SURFACE MOUNTCOLOR: POWDER COAT IRON GRAYLOCATION: SEE PLANS%,.(5$&. 7<3($NOT TO SCALE%,.(6+(/7(5NOT TO SCALE%,.(5$&. 7<3(%:,7+6+(/7(5NOT TO SCALEDERO: VIZOR BIKE SHELTERQTY: 4MOUNTING: SURFACE MOUNTCOLOR: POWDER COAT LIGHT GRAYLOCATION: SEE PLANSDERO: HOOP BIKE RACKQTY: 16MOUNTING: SURFACE MOUNTCOLOR: POWDER COAT DEEP REDLOCATION: SEE PLANS6&$/(
65$$60,7,*$7,21'$7$ EXISTING1.50 ACRES LOWER ECOLOGICAL VALUE UPLANDS0.014 ACRES OF LOWER ECOLOGICAL VALUE WETLANDS HABITATPROPOSEDUPLAND BUFFER:0.41 ACUPLAND POLLINATOR: 0.34 ACRIPARIAN:0.14 ACWETLAND:0.043 ACTOTAL PROPOSED: 0.913 ACREMAINING 0.601 AC OF REQUIRED MITIGATION IS MADE UP WITH HIGHERQUALITY PLANTINGS/HABITAT5281'3,&1,&7$%/(NOT TO SCALE*5,//NOT TO SCALEWABASH VALLEY: SPYDER SERIESROUND PICNIC TABLEQTY: 4MOUNTING: SURFACE MOUNTCOLOR: BLACKLOCATION: SEE PLANSWABASH VALLEY: COVERED GRILLQTY: 2MOUNTING: IN-GROUNDCOLOR BLACKLOCATION: SEE PLANS648$5(3,&1,&7$%/(NOT TO SCALEWABASH VALLEY: COVERED GRILLQTY: 2MOUNTING: IN-GROUNDCOLOR BLACKLOCATION: SEE PLANSITEM 3, ATTACHMENT 3Packet pg. 74
'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ H:\Goodwin Knight\CO, Fort Collins - GNK000008.10 - Mars Landing ISP\CADD\3 CD\GNK08_L1.0_Landscape Plan_.dwg - Sarah Adamson - 8/31/2021,QLW ,VVXH'HVFULSWLRQ'DWH0$56/$1',1*352-(&7'(9(/230(173/$1)257&2//,16&27+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+735(/,0,1$5<127)25%,'',1*127)25&216758&7,21*1.-(3'%&LANDSCAPE CALCULATIONSPARKING LOT PERIMETERPARKING LOT INTERIORTREE BIODIVERSITY1 TREE / 25 LF ALONG ROW1 TREE / 40 LF ALONG SIDE / REAR PROPMIN. 30" HEIGHT SCREEN ALONG 70%6% OF PARKING LOT SHALL BE LANDSCAPENO LANDSCAPE OVER 24" WITHIN 15' OFCURB CUT1 CANOPY SHADE TREE / 150 SF OFINTERNAL LANDSCAPE AREAMAX. 33% OF ONE TREE SPECIESN/AN/A - WALL AT REAR, SEE CIVILN/A6% OF 63,873 = 3,834 SFNO LANDSCAPE OVER 24" ISLOCATED WITHIN 15' OF CURBCUT25 TREESLANDSCAPE NOTESAND DETAILSL1.3&$87,21UTILITIES EXIST WITHIN CONSTRUCTIONLIMITS. CONTRACTOR IS RESPONSIBLEFOR IDENTIFYING THEIR LOCATIONPRIOR TO CONSTRUCTION.675((775((127(6 1. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED INTHE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVETHE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS 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 ON CERTIFICATE OF OCCUPANCY.2. CONTACT THE CITY FORESTER TO INSPECT ALL STREET TREE PLANTINGS AT THE COMPLETION OF EACH PHASE OF THE DEVELOPMENT. ALL MUST BEINSTALLED AS SHOWN ON THE LANDSCAPE PLAN. APPROVAL OF STREET TREE PLANTING IS REQUIRED BEFORE FINAL APPROVAL OF EACH PHASE.3. STREET LANDSCAPING, INCLUDING STREET TREES, SHALL BE SELECTED IN ACCORDANCE WITH ALL CITY CODES AND POLICIES. ALL TREE PRUNING ANDREMOVAL WORKS SHALL BE PERFORMED BY A CITY OF FORT COLLINS LICENSED ARBORS WHERE REQUIRED BY CODE.STREET TREES SHALL BE SUPPLIED ANDPLANTED BY THE DEVELOPER USING A QUALIFIED LANDSCAPE CONTRACTOR.4. THE DEVELOPER SHALL REPLACE DEAD OR DYING STREET TREES AFTER PLANTING UNTIL FINAL MAINTENANCE INSPECTION AND ACCEPTANCE BY THE CITY OFFORT COLLINS FORESTRY DIVISION. ALL STREET TREES IN THE PROJECT MUST BE ESTABLISHED, WITH AN APPROVED SPECIES AND OF ACCEPTABLE CONDITIONPRIOR TO ACCEPTANCE.5. SUBJECT TO APPROVAL BY THE CITY FORESTER -- STREET TREE LOCATIONS MAY BE ADJUSTED TO ACCOMMODATE DRIVEWAY LOCATIONS, UTILITYSEPARATIONS BETWEEN TREES, STREET SIGNS AND STREET LIGHTS. STREET TREES TO BE CENTERED IN THE MIDDLE OF THE LOT TO THE EXTENT FEASIBLE.QUANTITIES SHOWN ON PLAN MUST BE INSTALLED UNLESS A REDUCTION IS APPROVED BY THE CITY TO MEET SEPARATION STANDARDS.75((3527(&7,21127(6 1. ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL AREA BUFFER ZONES SHALL REMAIN AND BE PROTECTED UNLESSNOTED ON THESE PLANS FOR REMOVAL.2. WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL BE NO CUT OR FILL OVER A FOUR-INCH DEPTH UNLESS A QUALIFIED ARBORIST ORFORESTER HAS EVALUATED AND APPROVED THE DISTURBANCE.3. ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINS FORESTRY STANDARDS. TREE PRUNING AND REMOVAL SHALL BEPERFORMED BY A BUSINESS THAT HOLDS A CURRENT CITY OF FORT COLLINS ARBORIST LICENSE WHERE REQUIRED BY CODE.4.PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED AROUND ALL PROTECTED EXISTING TREES WITH SUCH BARRIERS TO BE OF ORANGEFENCING A MINIMUM OF FOUR (4) FEET IN HEIGHT, SECURED WITH METAL T- POSTS, NO CLOSER THAN SIX (6) FEET FROM THE TRUNK OR ONE-HALF (½) OF THEDRIP LINE, WHICHEVER IS GREATER. THERE SHALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN THE FENCED TREEPROTECTION ZONE.5. DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT THE CLEANING OF EQUIPMENT OR MATERIAL OR THE STORAGE ANDDISPOSAL OF WASTE MATERIAL SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER MATERIAL HARMFUL TO THE LIFE OF ATREE WITHIN THE DRIP LINE OF ANY PROTECTED TREE OR GROUP OF TREES.6. NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE FASTENED TO ANY PROTECTED TREE.LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM CONSTRUCTION OR LAND CLEARING AREAS, ROAD RIGHTS-OF-WAY ANDUTILITY EASEMENTS MAY BE "RIBBONED OFF," RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN SUBSECTION (G)(3)THIS MAYBE ACCOMPLISHED BY PLACING METAL T-POST STAKES A MAXIMUM OF FIFTY (50) FEET APART AND TYING RIBBON OR ROPE FROM STAKE- TO-STAKE ALONG THEOUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED.8. THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTURE REQUIRING EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BEACCOMPLISHED BY BORING UNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OF TWENTY-FOUR (24) INCHES. THE AUGERDISTANCE IS ESTABLISHED FROM THE FACE OF THE TREE (OUTER BARK) AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS DESCRIBED IN THECHART BELOW:9. TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF THE SONGBIRD NESTING SEASON (FEB 1 - JULY 31) OR CONDUCT A SURVEY OF TREES ENSURINGNO ACTIVE NESTS IN THE AREA.*(1(5$//$1'6&$3(127(6 1.PLANT QUALITY: ALL PLANT MATERIAL SHALL BE A-GRADE OR NO. 1 GRADE - FREE OF ANY DEFECTS, OF NORMAL HEALTH, HEIGHT, LEAF DENSITY AND SPREADAPPROPRIATE TO THE SPECIES AS DEFINED BY THE AMERICAN ASSOCIATION OF NURSERYMEN (AAN) STANDARDS. ALL TREES SHALL BE BALL AND BURLAP OREQUIVALENT.2.IRRIGATION: ALL LANDSCAPE AREAS WITHIN THE SITE INCLUDING TURF, SHRUB BEDS AND TREE AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC IRRIGATIONSYSTEM. THE IRRIGATION PLAN MUST BE REVIEWED AND APPROVED BY THE CITY OF FORT COLLINS WATER UTILITIES DEPARTMENT PRIOR TO THE ISSUANCEOF A BUILDING PERMIT. ALL TURF AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC POP-UP IRRIGATION SYSTEM. ALL SHRUB BEDS AND TREES, INCLUDING INNATIVE SEED AREAS, SHALL BE IRRIGATED WITH AN AUTOMATIC DRIP (TRICKLE) IRRIGATION SYSTEM, OR WITH AN ACCEPTABLE ALTERNATIVE APPROVED BYTHE CITY WITH THE IRRIGATION PLANS. THE IRRIGATION SYSTEM SHALL BE ADJUSTED TO MEET THE WATER REQUIREMENTS OF THE INDIVIDUAL PLANTMATERIAL. IRRIGATION SYSTEMS TO BE TURNED OVER TO THE CITY PARKS DEPARTMENT FOR MAINTENANCE MUST BE APPROVED BY THE PARKS MANAGERAND MEET PARKS IRRIGATION STANDARDS. DESIGN REVIEW SHALL OCCUR DURING UTILITIES DEPARTMENT IRRIGATION REVIEW PRIOR TO THE ISSUANCE OF ABUILDING PERMIT AND CONSTRUCTION OBSERVATION AND INSPECTION BY PARKS SHALL BE INCORPORATED INTO THE CONSTRUCTION PROCESS.3.TOPSOIL: TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTION ACTIVITY SHALL BE CONSERVED FOR LATER USE ON AREASREQUIRING REVEGETATION AND LANDSCAPING.4.SOIL AMENDMENTS: SOIL AMENDMENTS SHALL BE PROVIDED AND DOCUMENTED IN ACCORDANCE WITH CITY CODE SECTION 12-132. THE SOIL IN ALLLANDSCAPE AREAS, INCLUDING PARKWAYS AND MEDIANS, SHALL BE THOUGHLY LOOSENED TO A DEPTH OF NOT LESS THAN EIGHT(8) INCHES AND SOILAMENDMENT SHALL BE THOROUGHLY INCORPORATED INTO THE SOIL OF ALL LANDSCAPE AREAS TO A DEPTH OF AT LEAST SIX(6) INCHES BY TILLING, DISCINGOR OTHER SUITABLE METHOD, AT A RATE OF AT LEAST THREE (3) CUBIC YARDS OF SOIL AMENDMENT PER ONE THOUSAND (1,000) SQUARE FEET OF LANDSCAPEAREA. PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY, A WRITTEN CERTIFICATION MUST BE SUBMITTED TO THE CITY THAT ALL PLANTED AREAS,OR AREAS TO BE PLANTED, HAVE BEEN THOROUGHLY LOOSENED AND THE SOIL AMENDED, CONSISTENT WITH THE REQUIREMENTS SET FORTH IN SECTION12-132.5.INSTALLATION AND GUARANTEE: ALL LANDSCAPING SHALL BE INSTALLED ACCORDING TO SOUND HORTICULTURAL PRACTICES IN A MANNER DESIGNED TOENCOURAGE QUICK ESTABLISHMENT AND HEALTHY GROWTH. ALL LANDSCAPING FOR EACH PHASE MUST BE EITHER INSTALLED OR THE INSTALLATION MUST BESECURED WITH AN IRREVOCABLE LETTER OF CREDIT, PERFORMANCE BOND, OR ESCROW ACCOUNT FOR 125% OF THE VALUATION OF THE MATERIALS ANDLABOR PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR ANY BUILDING IN SUCH PHASE.6.MAINTENANCE: TREES AND VEGETATION, IRRIGATION SYSTEMS, FENCES, WALLS AND OTHER LANDSCAPE ELEMENTS WITH THESE FINAL PLANS SHALL BECONSIDERED AS ELEMENTS OF THE PROJECT IN THE SAME MANNER AS PARKING, BUILDING MATERIALS AND OTHER SITE DETAILS. THE APPLICANT,LANDOWNER OR SUCCESSORS IN INTEREST SHALL BE JOINTLY AND SEVERALLY RESPONSIBLE FOR THE REGULAR MAINTENANCE OF ALL LANDSCAPINGELEMENTS IN GOOD CONDITION. ALL LANDSCAPING SHALL BE MAINTAINED FREE FROM DISEASE, PESTS, WEEDS AND LITTER, AND ALL LANDSCAPESTRUCTURES SUCH AS FENCES AND WALLS SHALL BE REPAIRED AND REPLACED PERIODICALLY TO MAINTAIN A STRUCTURALLY SOUND CONDITION.7.REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS OTHERWISE REMOVED, SHALL BE PROMPTLY REPLACED IN ACCORDANCE WITH THEREQUIREMENTS OF THESE PLANS.8. THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN TREES/SHRUBS AND UTILITIES:40 FEET BETWEEN CANOPY TREES AND STREET LIGHTS15 FEET BETWEEN ORNAMENTAL TREES AND STREETLIGHTS10 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER MAIN LINES6 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER SERVICE LINES.4 FEET BETWEEN SHRUBS AND PUBLIC WATER AND SANITARY AND STORM SEWER LINES4 FEET BETWEEN TREES AND GAS LINES9. ALL STREET TREES SHALL BE PLACED A MINIMUM EIGHT (8) FEET AWAY FROM THE EDGES OF DRIVEWAYS AND ALLEYS PER LUC 3.2.1(D)(2)(a).10. PLACEMENT OF ALL LANDSCAPING SHALL BE IN ACCORDANCE WITH THE SIGHT DISTANCE CRITERIA AS SPECIFIED BY THE CITY OF FORT COLLINS. NOSTRUCTURES OR LANDSCAPE ELEMENTS GREATER THAN 24" SHALL BE ALLOWED WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENTS WITH THE EXCEPTIONOF DECIDUOUS TREES PROVIDED THAT THE LOWEST BRANCH IS AT LEAST 6' FROM GRADE. ANY FENCES WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENTMUST BE NOT MORE THAN 42" IN HEIGHT AND OF AN OPEN DESIGN.11. THE FINAL LANDSCAPE PLAN SHALL BE COORDINATED WITH ALL OTHER FINAL PLAN ELEMENTS SO THAT THE PROPOSED GRADING, STORM DRAINAGE,AND OTHER DEVELOPMENT IMPROVEMENTS DO NOT CONFLICT WITH NOR PRECLUDE INSTALLATION AND MAINTENANCE OF LANDSCAPE ELEMENTS ON THISPLAN.12. MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION -- AS REQUIRED BY SITE CONDITIONS OR PLANT AVAILABILITY.OVERALL QUANTITY, QUALITY, AND DESIGN CONCEPT MUST BE CONSISTENT WITH THE APPROVED PLANS. IN THE EVENT OF CONFLICT WITH THE QUANTITIESINCLUDED IN THE PLANT LIST, SPECIES AND QUANTITIES ILLUSTRATED SHALL BE PROVIDED. ALL CHANGES OF PLANT SPECIES AND LOCATION MUST HAVEWRITTEN APPROVAL BY THE CITY PRIOR TO INSTALLATION.13. ALL PLANTING BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF THREE INCHES.CITY OF FORT COLLINS STANDARD NOTES1. THE LANDSCAPE CONTRACTOR IS REQUIRED TO CONTACT THE COUNTY PUBLIC WORKS DEPARTMENT, AND ANYOTHER PUBLIC OR PRIVATE AGENCY NECESSARY FOR UTILITY LOCATION PRIOR TO ANY CONSTRUCTION.2. THIS DRAWING IS A PART OF A COMPLETE SET OF BID DOCUMENTS, SPECIFICATIONS, ADDITIONAL DRAWINGS, ANDEXHIBITS. UNDER NO CIRCUMSTANCES SHOULD THESE PLANS BE USED FOR CONSTRUCTION PURPOSES WITHOUTEXAMINING ACTUAL LOCATIONS OF UTILITIES ON SITE, AND REVIEWING ALL RELATED DOCUMENTS.3. THE LOCATION OF THE ALL UNDERGROUND UTILITIES ARE LOCATED ON THE ENGINEERING DRAWINGS FOR THISPROJECT. THE MOST CURRENT REVISION IS HERE IN MADE PART OF THIS DOCUMENT. UNDERGROUND UTILITIESEXIST THROUGHOUT THIS SITE AND MUST BE LOCATED PRIOR TO ANY CONSTRUCTION ACTIVITY. WHEREUNDERGROUND UTILITIES EXIST, FIELD ADJUSTMENT MAY BE NECESSARY AND MUST BE APPROVED BY AREPRESENTATIVE OF THE OWNER. NEITHER THE OWNER NOR THE LANDSCAPE ARCHITECT ASSUMES ANYRESPONSIBILITY WHATSOEVER, IN RESPECT TO THE CONTRACTORS ACCURACY IN LOCATING THE INDICATED PLANTMATERIAL, AND UNDER NO CIRCUMSTANCES SHOULD THESE PLANS BE USED WITHOUT REFERENCING THE ABOVEMENTIONED DOCUMENTS.UTILITY NOTESNOTE: FOR ALL SEEDED AREAS USE CITY OF FORT COLLINS DETENTION BASIN MIX OR AS NOTED ON PLANS.&,7<2))257&2//,161$7,9(6(('0,;127(61. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE SEED MIX SPECIES THROUGHAERATION AND ADDITION OF AMENDMENTS, THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEEDEVENLY OVER ENTIRE AREA. DRILL SEED ALL INDICATED AREAS AS SOON AS POSSIBLE AFTERCOMPLETION OF GRADING OPERATIONS.2. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL MUST BEPROVIDED BY CITY ENVIRONMENTAL PLANNER.3. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENTOR AGRICULTURE EQUIPMENT SHALL NOT BE USED).4. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN ½INCH DEPTH (OR APPROPRIATE DEPTH FOR SELECTED SPECIES). FOR BROADCAST SEEDINGINSTEAD OF DRILL SEEDING METHOD DOUBLE SPECIFIED APPLICATION RATE. REFER TO NATIVESEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES.5. PREPARE A WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS ARE PROPERLY MANAGEDBEFORE, DURING AND AFTER SEEDING ACTIVITIES.6. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, OR OTHERAPPROPRIATE METHODS.7. WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED UNTIL SEED IS ESTABLISHED. IFIRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS SHALL BE FULLY OPERATIONALAT THE TIME OF SEEDING AND SHALL ENSURE 100% HEAD-TO-HEAD COVERAGE OVER ALL SEEDEDAREAS. ALL METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION PLAN SHALL BEFOLLOWED.8. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL,GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER.9. THE APPROVED SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE LANDSCAPEAESTHETIC. IF AND WHEN MOWING OCCURS IN NATIVE GRASS SEED MIX AREAS DO NOT MOWLOWER THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH.10. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY PERCENT VEGETATIVECOVER IS REACHED WITH NO LARGER THAN ONE FOOT SQUARE BARE SPOTS AND/OR UNTILDEEMED ESTABLISHED BY CITY PLANNING SERVICES AND EROSION CONTROL.11. THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ADEQUATE SEEDLINGCOVERAGE AND GROWTH AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY STATE AND LOCALAGENCIES. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE SATISFACTION OF THE AGENCY, THEDEVELOPER AND/OR LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ADDITIONALCORRECTIVE MEASURES TO SATISFY FINAL VEGETATIVE REQUIREMENTS FOR CLOSEOUT.SEED NOTESMIN. 2 X ROOTBALLDIAMETERTHAN ROOTBALL4" MIN. TYP.MIN. 6" DEEPER6" MIN.13456FINISH GRADE. SEE PLANTINGPLAN FOR GROUND COVERTREATMENTPLANT ROOT BALL. SET TOPROOTBALL 2" ABOVE ADJECENTGRADE. IN BERMED AREAS SETROOTBALL 2" ABOVE LOWERADJECENT GRADE - INSTALLWATER RING (2 - 3" HT.)BACKFILL MIX (PER PLANTINGSPECIFICATIONS). AMEND ANDFERTILIZE ONLY ASRECOMMENDED IN SOILFERTILITY ANALYSIS. JETBACKFILL WITH WATER TOELIMINATE VOIDS.UNDISTURBED NATIVE SOIL.COMPACTED BACKFILL MIX (75%).23456SHRUB AND PERENNIAL DETAILSCALE: NOT TO SCALE12SHREDDED BARK MULCH, 3" MIN.DEPTH, ROUGHLY THE EXTENTSOF ROOTBALL567489111012PREVAILINGWINDSNOTES:1. SCARIFY SIDES OF PLANTING PIT PRIOR TO SETTINGTREE.2. REMOVE EXCESS SOIL APPLIED ON TOP OF THEROOTBALL THAT COVERS THE ROOT FLARE. THEPLANTING HOLE DEPTH SHALL BE SUCH THAT THEROOTBALL RESTS ON UNDISTURBED SOIL, AND THEROOT FLARE IS 3"-5" ABOVE FINISH GRADE.3. CUT OFF BOTTOM 1/3 OF WIRE BASKET BEFORE PLACINGTREE IN HOLE, CUT OFF AND REMOVE REMAINDER OFBASKET AFTER TREE IS SET IN HOLE, REMOVE ALLNYLON TIES, TWINE, ROPE, AND OTHER PACKINGMATERIAL. REMOVE ALL BURLAP FROM AROUNDROOTBALL.4. TREE WRAP IS NOT TO BE USED ON ANY NEWPLANTINGS, EXCEPT IN LATE FALL PLANTINGSITUATIONS, AND ONLY THEN AFTER CONSULTATIONWITH THE LANDSCAPE ARCHITECT. WHEN WRAPPINGTREE, WRAP FROM TRUNK FLARE TO LOWEST MAJORBRANCH.5. REMOVE ALL NURSERY STAKES AFTER PLANTING.6. FOR TREES OVER 3" CALIPER, USE THREE STAKES ORDEADMEN (AS APPROPRIATE), SPACED EVENLY AROUNDTREE.7. DO NOT ALLOW AIR POCKETS TO FORM WHENBACKFILLING.123TREE CANOPY.NYLON TREE STRAPS AT ENDS OF WIRES -SECURE TO STAKE OR DEADMEN WITH NAILS.12 GAUGE GALVANIZED WIRE. SECURE TOTRUNK JUST ABOVE LOWEST MAJORBRANCHES.PRESSURE-TREATED WOOD STAKE, 2" DIA.EXTEND STAKES 12" MIN. INTO UNDISTURBEDSOIL.24" X 3/4" P.V.C. MARKERS OVER WIRES.PRESSURE-TREATED WOOD DEADMEN, TWOPER TREE (MIN.). BURY OUTSIDE OFPLANTING PIT AND 18" MIN. INTOUNDISTURBED SOIL.WOOD MULCH TREE RING 3' DIA MIN. TYPEAND DEPTH PER PLANS. DO NOT PLACEMULCH WITHIN 3" OF TRUNK.FINISH GRADE. SEE PLANTING PLAN FORGROUND COVER TREATMENTBACKFILL. AMEND AND FERTILIZE ONLY ASRECOMMENDED IN SOIL FERTILITY ANALYSIS.ROOT BALL-SEE NOTE 3, THIS DETAILUNDISTURBED NATIVE SOILTRUNK FLARE.PREVAILINGWINDSSTAKING EXAMPLES (PLAN VIEW)156TREE PLANTING DETAILSCALE: NOT TO SCALE2EVERGREENTREEDECIDUOUSTREE1257891011123463X ROOTBALL DIA.1313SOFT VELCRO, OR OTHER FABRIC WRAP1414CENTRAL LEADER, SEE PLANTING NOTESMAX. 33% OF ONE TREESPECIESTREE STOCKING 1 CANOPY SHADE TREE / 40 LF OFINTERNAL LANDSCAPE AREAMAX. 33% OF ONE TREESPECIES65$$6ITEM 3, ATTACHMENT 3Packet pg. 75
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8(8(8(8(8(54367821EXISTING TREETO REMAIN'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ H:\Goodwin Knight\CO, Fort Collins - GNK000008.10 - Mars Landing ISP\CADD\3 CD\GNK08_L1.0_Landscape Plan_.dwg - Sarah Adamson - 8/31/2021,QLW ,VVXH'HVFULSWLRQ'DWH0$56/$1',1*352-(&7'(9(/230(173/$1)257&2//,16&27+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+735(/,0,1$5<127)25%,'',1*127)25&216758&7,21*1.-(3'%&675((775((127(6 1. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THISPLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THESIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION ANDSPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODESUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLDON CERTIFICATE OF OCCUPANCY.CITY OF FORT COLLINS STREET TREE NOTETREE PRESERVATION PLANL1.66&$/(
1. ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHINANY NATURAL AREA BUFFER ZONES SHALL REMAIN AND BE PROTECTEDUNLESS NOTED ON THESE PLANS FOR REMOVAL.2. WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL BENO CUT OR FILL OVER A FOUR-INCH DEPTH UNLESS A QUALIFIED ARBORISTOR FORESTER HAS EVALUATED AND APPROVED THE DISTURBANCE.3. ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORTCOLLINS FORESTRY STANDARDS. TREE PRUNING AND REMOVAL SHALL BEPERFORMED BY A BUSINESS THAT HOLDS A CURRENT CITY OF FORTCOLLINS ARBORIST LICENSE WHERE REQUIRED BY CODE.4.PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTEDAROUND ALL PROTECTED EXISTING TREES WITH SUCH BARRIERS TO BE OFORANGE FENCING A MINIMUM OF FOUR (4) FEET IN HEIGHT, SECURED WITHMETAL T-POSTS, NO CLOSER THAN SIX (6) FEET FROM THE TRUNK ORONE-HALF (½) OF THE DRIP LINE, WHICHEVER IS GREATER. THERE SHALL BENO STORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILLWITHIN THE FENCED TREE PROTECTION ZONE.5. DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANTSHALL PREVENT THE CLEANING OF EQUIPMENT OR MATERIAL OR THESTORAGE AND DISPOSAL OF WASTE MATERIAL SUCH AS PAINTS, OILS,SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER MATERIALHARMFUL TO THE LIFE OF A TREE WITHIN THE DRIP LINE OF ANYPROTECTED TREE OR GROUP OF TREES.6. NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE FASTENEDTO ANY PROTECTED TREE.7. LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATEDFROM CONSTRUCTION OR LAND CLEARING AREAS, ROAD RIGHTS-OF-WAYAND UTILITY EASEMENTS MAY BE "RIBBONED OFF," RATHER THAN ERECTINGPROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN SUBSECTION(G)(3) ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING METAL T-POSTSTAKES A MAXIMUM OF FIFTY (50) FEET APART AND TYING RIBBON OR ROPEFROM STAKE-TO-STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREASBEING CLEARED.8. THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUNDFIXTURE REQUIRING EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BEACCOMPLISHED BY BORING UNDER THE ROOT SYSTEM OF PROTECTEDEXISTING TREES AT A MINIMUM DEPTH OF TWENTY-FOUR (24) INCHES. THEAUGER DISTANCE IS ESTABLISHED FROM THE FACE OF THE TREE (OUTERBARK) AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT ASDESCRIBED IN THE CHART BELOW:9. ALL TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF THESONGBIRD NESTING SEASON (FEB 1 - JULY 31) OR CONDUCT A SURVEY OFTREES ENSURING NO ACTIVE NESTS IN THE AREA.CITY OF FORT COLLINS TREE PROTECTION NOTES:TREE DIAMETER AT BREAST AUGER DISTANCE FROM FACEHEIGHT (INCHES) OF TREE (FEET)0-2 13-4 25-9 510-14 1015-19 12OVER 19 151275((66+$//%(5(029(''85,1*7+(621*%,5'1(67,1*6($621 )(%58$5<72-8/< :,7+287),567+$9,1*$352)(66,21$/(&2/2*,6725:,/'/,)(%,2/2*,67&203/(7($1(67,1*6859(<72,'(17,)<$1<$&7,9(1(676(;,67,1*217+(352-(&76,7(7+(6859(<6+$//%(6(17727+(&,7<(19,5210(17$/3/$11(5,)$&7,9(1(676$5()281'7+(&,7<:,//&225',1$7(:,7+5(/(9$1767$7($1')('(5$/5(35(6(17$7,9(672'(7(50,1(:+(7+(5$'',7,21$/5(675,&7,2162175((5(029$/$1'&216758&7,21$33/<TREE REMOVAL:FORESTRY MITIGATION REQUIRED- 7 UPSIZED TREESENVIRONMENTAL MITIGATION REQUIRED- 2 UPSIZED TREES PLANTED IN BUFFER(NHBZ)MITIGATION REQUIREMENTS:CANOPY SHADE TREE: 2.0” CALIPER BALLED AND BURLAPPEDEVERGREEN TREE: 8.0' HEIGHT BALLED AND BURLAPPEDORNAMENTAL TREE: 2.0” CALIPER BALLED AND BURLAPPED65$$60,7,*$7,21'$7$ EXISTING1.50 ACRES LOWER ECOLOGICAL VALUE UPLANDS0.014 ACRES OF LOWER ECOLOGICAL VALUE WETLANDS HABITATPROPOSEDUPLAND BUFFER: 0.41 ACUPLAND POLLINATOR: 0.34 ACRIPARIAN: 0.14 ACWETLAND:0.043 ACTOTAL PROPOSED: 0.913 ACREMAINING 0.601 AC OF REQUIRED MITIGATION IS MADE UP WITH HIGHERQUALITY PLANTINGS/HABITATITEM 3, ATTACHMENT 3Packet pg. 78
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END UNIT9'-11 1/4" CLR. (FACE OF CONC.)1a2a3a4a5a6aAB21'-8"2'-0"10'-10"10'-4 1/2"10'-4 1/2"10'-4 1/2"10'-10"FRAME WALL CENTERED ON CONCRETE CURB BELOW31'-10 1/2"20'-11"52'-9 1/2"2'-0"3 1/2"5'-1 1/2"5'-5"3 1/2"5'-0 1/2"5'-0 1/2"3 1/2"5'-0 1/2"5'-0 1/2"3 1/2"5'-0 1/2"5'-0 1/2"3 1/2"5'-1 1/2"5'-1 1/2"3 1/2"1a2a3a4a5a6aAB35(/,0,1$5<127)25%,'',1*127)25&216758&7,21GallowayUS.com5265 Ronald Reagan Blvd., Suite 210Johnstown, CO 80534970.800.3300'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ ,QLW,VVXH'HVFULSWLRQ'DWH*1.STAMP7+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+7F:\Acad-cga\Goodwin Knight\0974 - SKYWAY\CONSULTANTS\CIVIL\PDP\x-GNK08_TBLK 24x36.dwg - Dana Ashoori - 11/27/20180$56/$1',1* 352-(&7'(9(/230(173/$1)257&2//,16&2*$5$*($3/$16$CWDA1/4" = 1'-0"1GARAGE A - 1ST LEVEL1/4" = 1'-0"2GARAGE A - SLAB PLAN06.09.2021ITEM 3, ATTACHMENT 3Packet pg. 87
522)3/$1127(6• REFER TO GENERAL NOTES FOR ADDITIONAL INFORMATION NOT SHOWN OR NOTED ON PLANS.• ALL OVERHANGS ARE MEASURED HORIZONTALLY FROM FACE OF FRAME TO END OF TRUSS/RAFTER, RE: DETAILS.ALL SOFFITS ARE TO BE FLAT, U.N.O.• ALL TRUSSES TO BE FABRICATED AND DESIGNED UNDER THE SUPERVISION OF A COLORADO LICENSED STRUCTURAL ENGINEER.• ALL OVERFRAMING TO BEAR DIRECTLY ON TRUSSES OR OVER SOLID, IMMEDIATE BLOCKING BETWEEN TRUSSES.PROVIDE CUTOUTS IN AREAS OF OVERFRAMING TO CONNECT ROOF AREAS.• PROVIDE ROOF VENTS AND / OR SOFFIT VENTS TO PROVIDE ATTIC VENTILATION AS REQUIRED PER 2015 IBC SECTION 1203. RE: ROOF VENTING NOTES AND CALCULATIONS.• WATERPROOFING OF OPENINGS AT THE ROOF, AROUND VENT PIPES, AND AT EXTERIOR WALLS SHALL BE MADE WATER TIGHT PER 2015 IPC SECTION 305.5.• THE ANNULAR SPACE BETWEEN PENETRATIONS OF PIPES AND SIMILAR AND ALL OPENINGS IN A BUILDING ENVELOPE WALL, FLOOR, OR CEILING ASSEMBLY SHALL BE SEALED PER 2015 IPC SECTION 315. WHERE APPLICABLE, PENETRATIONS IN FIRE-RATED ASSEMBLIES SHALL BE SEALED IN ACCORDANCE WITH 2015 IBC SECTION 714.• PIPES AND VENTS SHALL BE PAINTED TO MATCH ADJACENT MATERIALS.2015 INTERNATIONAL BUILDING CODE• ROOF ASSEMBLIES PER 2015 IBC CHAPTER 1501:ROOF ASSEMBLIES SHALL PROVIDE A WEATHER RESISTANT ROOF SYSTEM AND SHALL INCLUDE WEATHER PROTECTION PER 2015 IBC SECTION 1503 AND ROOF COVERINGS PER SECTION 1507.RE: FLASHING DETAILS FOR ADDITIONAL INFORMATION.• CRICKETS AND SADDLES SHALL BE INSTALLED AT THE REQUIRED LOCATIONS PER 2015 IBC SECTION 1503.6. CRICKET OR SADDLE COVERINGS SHALL BE SHEET METAL OR OF THE SAME MATERIAL AS THE ROOF COVERING. PROVIDE APPROPRIATE UNDERLAYMENT AS APPLICABLE TO THE CRICKET OR SADDLE SLOPE.• LOW SLOPE ROOFS -ASPHALT SHINGLES:ASPHALT SHINGLES SHALL ONLY BE USED ON ROOF SLOPES OF 2:12 OR GREATER.DOUBLE UNDERLAYMENT SHALL BE PROVIDED AT ROOF SLOPES FROM 2:12 TO LESS THAN 4:12, PER 2015 IBC SECTION 1507.2.8.• AN ICE BARRIER SHALL BE INSTALLED AT EAVES, EXTENDING FROM THE LOWEST EDGE TO A POINT AT LEAST 24 INCHES INSIDE THE EXTERIOR WALL PER 2015 IBC SECTION 1507.2.8.2 OR AS REQUIRED BY LOCAL AMENDMENTS.• METAL ROOF PANELS:THE INSTALLATION, ATTACHMENT, AND UNDERLAYMENT REQUIREMENTS OF METAL ROOF PANELS SHALL COMPLY WITH 2015 IBC SECTION 1507.4.• ROOF DRAINAGE PER 2015 IPC SECTION 1106:SIZE OF GUTTERS, DOWNSPOUTS, AND SCUPPERS PER BUILDER'S SPECIFICATION, SHALL BE IN COMPLIANCE WITH SECTION 1106 BASED ON THE RAINFALL RATE AND CALCULATED AREA BEING DRAINED.WHERE APPLICABLE, SECONDARY DRAINS OR SCUPPERS SHALL BE PROVIDED PER SECTION 1108.• SCUPPERS & DOWNSPOUTS ARE TO BE FIELD VERIFIED FOR LOCATION BY BUILDER. DOWNSPOUTS TO HAVE ADJUSTABLE EXTENDERS TO CARRY WATER MIN. 5'-0" AWAY FROM BUILDING OR AS RECOMMENDED BY SOILS REPORT, OR, WHERE APPLICABLE, CONNECT DIRECTLY TO THE STORM DRAIN SYSTEM. REFER TO CIVIL DRAWINGS FOR DETAILS AND LOCATIONS.• DRAFTSTOPPING SHALL BE PROVIDED IN ATTICS AND CONCEALED ROOF SPACES PER 2015 IBC SECTION 718.4.2. INSTALL IN LOCATIONS AS SHOWN IN PLAN; IN LINE WITH DWELLING UNIT SEPARATION WALLS, CORRIDORS, AND SUBDIVIDING THE ATTIC SPACE INTO AREAS NOT EXCEEDING 3,000 SQUARE FEET OR ABOVE EVERY TWO DWELLING UNITS, WHICHEVER IS SMALLER. OPENINGS IN DRAFTSTOPS SHALL BE PROTECTED BY SELF-CLOSING DOORS PER CODE.1a2a3a4a5a6aAB35(/,0,1$5<127)25%,'',1*127)25&216758&7,21GallowayUS.com5265 Ronald Reagan Blvd., Suite 210Johnstown, CO 80534970.800.3300'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ ,QLW,VVXH'HVFULSWLRQ'DWH*1.STAMP7+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+7F:\Acad-cga\Goodwin Knight\0974 - SKYWAY\CONSULTANTS\CIVIL\PDP\x-GNK08_TBLK 24x36.dwg - Dana Ashoori - 11/27/20180$56/$1',1* 352-(&7'(9(/230(173/$1)257&2//,16&2*$5$*($522)3/$1$CWDA1/4" = 1'-0"2GARAGE A - ROOF PLAN06.09.2021ITEM 3, ATTACHMENT 3Packet pg. 88
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AB1d3d4d5d6d10'-10"10'-4 1/2"10'-4 1/2"10'-10"3 1/2"5'-1 1/2"5'-5"3 1/2"5'-0 1/2"5'-0 1/2"3 1/2"5'-0 1/2"5'-0 1/2"3 1/2"5'-1 1/2"5'-1 1/2"3 1/2"21'-8"2'-0"21'-6"20'-11"42'-5"2'-0"AB1d3d4d5d6d35(/,0,1$5<127)25%,'',1*127)25&216758&7,21GallowayUS.com5265 Ronald Reagan Blvd., Suite 210Johnstown, CO 80534970.800.3300'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ ,QLW,VVXH'HVFULSWLRQ'DWH*1.STAMP7+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+7F:\Acad-cga\Goodwin Knight\0974 - SKYWAY\CONSULTANTS\CIVIL\PDP\x-GNK08_TBLK 24x36.dwg - Dana Ashoori - 11/27/20180$56/$1',1* 352-(&7'(9(/230(173/$1)257&2//,16&2*$5$*('3/$16$CheckerAuthor1/4" = 1'-0"1FIRST FLOOR1/4" = 1'-0"2SLAB PLAN06.09.2021ITEM 3, ATTACHMENT 3Packet pg. 93
AB1d3d4d5d6d522)3/$1127(6• REFER TO GENERAL NOTES FOR ADDITIONAL INFORMATION NOT SHOWN OR NOTED ON PLANS.• ALL OVERHANGS ARE MEASURED HORIZONTALLY FROM FACE OF FRAME TO END OF TRUSS/RAFTER, RE: DETAILS.ALL SOFFITS ARE TO BE FLAT, U.N.O.• ALL TRUSSES TO BE FABRICATED AND DESIGNED UNDER THE SUPERVISION OF A COLORADO LICENSED STRUCTURAL ENGINEER.• ALL OVERFRAMING TO BEAR DIRECTLY ON TRUSSES OR OVER SOLID, IMMEDIATE BLOCKING BETWEEN TRUSSES.PROVIDE CUTOUTS IN AREAS OF OVERFRAMING TO CONNECT ROOF AREAS.• PROVIDE ROOF VENTS AND / OR SOFFIT VENTS TO PROVIDE ATTIC VENTILATION AS REQUIRED PER 2015 IBC SECTION 1203. RE: ROOF VENTING NOTES AND CALCULATIONS.• WATERPROOFING OF OPENINGS AT THE ROOF, AROUND VENT PIPES, AND AT EXTERIOR WALLS SHALL BE MADE WATER TIGHT PER 2015 IPC SECTION 305.5.• THE ANNULAR SPACE BETWEEN PENETRATIONS OF PIPES AND SIMILAR AND ALL OPENINGS IN A BUILDING ENVELOPE WALL, FLOOR, OR CEILING ASSEMBLY SHALL BE SEALED PER 2015 IPC SECTION 315. WHERE APPLICABLE, PENETRATIONS IN FIRE-RATED ASSEMBLIES SHALL BE SEALED IN ACCORDANCE WITH 2015 IBC SECTION 714.• PIPES AND VENTS SHALL BE PAINTED TO MATCH ADJACENT MATERIALS.2015 INTERNATIONAL BUILDING CODE• ROOF ASSEMBLIES PER 2015 IBC CHAPTER 1501:ROOF ASSEMBLIES SHALL PROVIDE A WEATHER RESISTANT ROOF SYSTEM AND SHALL INCLUDE WEATHER PROTECTION PER 2015 IBC SECTION 1503 AND ROOF COVERINGS PER SECTION 1507.RE: FLASHING DETAILS FOR ADDITIONAL INFORMATION.• CRICKETS AND SADDLES SHALL BE INSTALLED AT THE REQUIRED LOCATIONS PER 2015 IBC SECTION 1503.6. CRICKET OR SADDLE COVERINGS SHALL BE SHEET METAL OR OF THE SAME MATERIAL AS THE ROOF COVERING. PROVIDE APPROPRIATE UNDERLAYMENT AS APPLICABLE TO THE CRICKET OR SADDLE SLOPE.• LOW SLOPE ROOFS -ASPHALT SHINGLES:ASPHALT SHINGLES SHALL ONLY BE USED ON ROOF SLOPES OF 2:12 OR GREATER.DOUBLE UNDERLAYMENT SHALL BE PROVIDED AT ROOF SLOPES FROM 2:12 TO LESS THAN 4:12, PER 2015 IBC SECTION 1507.2.8.• AN ICE BARRIER SHALL BE INSTALLED AT EAVES, EXTENDING FROM THE LOWEST EDGE TO A POINT AT LEAST 24 INCHES INSIDE THE EXTERIOR WALL PER 2015 IBC SECTION 1507.2.8.2 OR AS REQUIRED BY LOCAL AMENDMENTS.• METAL ROOF PANELS:THE INSTALLATION, ATTACHMENT, AND UNDERLAYMENT REQUIREMENTS OF METAL ROOF PANELS SHALL COMPLY WITH 2015 IBC SECTION 1507.4.• ROOF DRAINAGE PER 2015 IPC SECTION 1106:SIZE OF GUTTERS, DOWNSPOUTS, AND SCUPPERS PER BUILDER'S SPECIFICATION, SHALL BE IN COMPLIANCE WITH SECTION 1106 BASED ON THE RAINFALL RATE AND CALCULATED AREA BEING DRAINED.WHERE APPLICABLE, SECONDARY DRAINS OR SCUPPERS SHALL BE PROVIDED PER SECTION 1108.• SCUPPERS & DOWNSPOUTS ARE TO BE FIELD VERIFIED FOR LOCATION BY BUILDER. DOWNSPOUTS TO HAVE ADJUSTABLE EXTENDERS TO CARRY WATER MIN. 5'-0" AWAY FROM BUILDING OR AS RECOMMENDED BY SOILS REPORT, OR, WHERE APPLICABLE, CONNECT DIRECTLY TO THE STORM DRAIN SYSTEM. REFER TO CIVIL DRAWINGS FOR DETAILS AND LOCATIONS.• DRAFTSTOPPING SHALL BE PROVIDED IN ATTICS AND CONCEALED ROOF SPACES PER 2015 IBC SECTION 718.4.2. INSTALL IN LOCATIONS AS SHOWN IN PLAN; IN LINE WITH DWELLING UNIT SEPARATION WALLS, CORRIDORS, AND SUBDIVIDING THE ATTIC SPACE INTO AREAS NOT EXCEEDING 3,000 SQUARE FEET OR ABOVE EVERY TWO DWELLING UNITS, WHICHEVER IS SMALLER. OPENINGS IN DRAFTSTOPS SHALL BE PROTECTED BY SELF-CLOSING DOORS PER CODE.35(/,0,1$5<127)25%,'',1*127)25&216758&7,21GallowayUS.com5265 Ronald Reagan Blvd., Suite 210Johnstown, CO 80534970.800.3300'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ ,QLW,VVXH'HVFULSWLRQ'DWH*1.STAMP7+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+7F:\Acad-cga\Goodwin Knight\0974 - SKYWAY\CONSULTANTS\CIVIL\PDP\x-GNK08_TBLK 24x36.dwg - Dana Ashoori - 11/27/20180$56/$1',1* 352-(&7'(9(/230(173/$1)257&2//,16&2*$5$*('522)3/$1$CheckerAuthor1/4" = 1'-0"1GARAGE A - ROOF PLAN06.09.2021ITEM 3, ATTACHMENT 3Packet pg. 94
1ST LEVEL100'-0"2ND LEVEL3RD LEVEL212UTILITY METERS, RE: CIVILOVERALL BUILDING HEIGHT40'-0"ADHERED MASONRY, TYP.VINYL WINDOWS, TYP.1X4 STUCCO TRIM -TRIM 01, TYP.METAL TRELLIS AND COLUMNS -TRIM 01VERTICAL SIDING -BODY 03, TYP.5/4 HARDBOARD TRIM -TRIM 01, TYP.VINYL WINDOW, TYP.METAL PANEL -ACCENT 01, TYP.METAL PARAPET CAP -TRIM 01, TYP.STUCCO -ACCENT 02LAP SIDING -BODY 01, TYP.METAL RAILING -TRIM 01, TYP.COMPOSITE WOOD SCREENSTANDING SEAM METAL ROOFPAINTED WOOD CORBELS -TRIM 01BODY 01BODY 02BODY 03ACCENT 01ACCENT 02TRIM 01COLOR (MANUF.)COMMENTSSTONE(;7(5,25),1,6+0$7(5,$/6&+('8/(NORTH HAMPTON BEIGE (BM AC-38)SWEATSHIRT GRAY (BM 2126-40)AGED COPPER (CMG METALS)CASCADE WHITE (BM 2127-70)CORONADO PROLEDGE -HURONCOMPOSITE WOODTREX -SPICED RUM* ALL MATERIALS AND COLORS SHOWN ARE PROPOSED BASIS OF DESIGN, OR EQUIVALENT, SUBJECT TO CITY APPROVAL.NIGHT HORIZON (BM 2134-10)COACHMAN'S CAPE (BM CSP-90)ARCHITECTURAL GRADE METAL PANELLAP SIDINGLAP SIDINGVERTICAL SIDINGSTUCCO(;7(5,25%8,/',1*/,*+76 LIGHTS, ONCE SPECIFIED, WILL COMPLY WITH ALL REQUIREMENTS. ALL BUILDING MOUNTED LIGHTING SHALL BE FULLY SHIELDED, DOWN DIRECTIONAL, AND DARK SKY COMPLIANT.1ST LEVEL100'-0"2ND LEVEL3RD LEVEL212LAP SIDING -BODY 02ADHERED MASONRY, TYP.VINYL WINDOW, TYP.5/4 HARDBOARD TRIM -TRIM 01, TYP.1X4 STUCCO TRIM -TRIM 01, TYP.UTILITY METERS, RE: CIVILMETAL PANEL -ACCENT 01, TYP.COMPOSITE WOOD SCREENMETAL RAILING -TRIM 01, TYP.STANDING SEAM METAL ROOFVERTICAL SIDING -BODY 03, TYP.PAINTED WOOD CORBELS -TRIM 012X12 FASCIA BOARD -TRIM 01, TYP.35(/,0,1$5<127)25%,'',1*127)25&216758&7,21GallowayUS.com5265 Ronald Reagan Blvd., Suite 210Johnstown, CO 80534970.800.3300'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ ,QLW,VVXH'HVFULSWLRQ'DWH*1.STAMP7+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+7F:\Acad-cga\Goodwin Knight\0974 - SKYWAY\CONSULTANTS\CIVIL\PDP\x-GNK08_TBLK 24x36.dwg - Dana Ashoori - 11/27/20180$56/$1',1* 352-(&7'(9(/230(173/$1)257&2//,16&2%8,/',1*$(/(9$7,216$06.09.2021CWDA1/8" = 1'-0"1EAST ELEVATION3NORTH - EAST BUILDING PERSPECTIVE1/8" = 1'-0"2NORTH ELEVATIONITEM 3, ATTACHMENT 3Packet pg. 95
1ST LEVEL100'-0"2ND LEVEL3RD LEVELOVERALL BUILDING HEIGHT40'-0"UTILITY METERS, RE: CIVIL2X12 FASCIA BOARD -TRIM 01, TYP.LAP SIDING -BODY 02METAL PANEL -ACCENT 01STUCCO -ACCENT 02METAL PARAPET CAP -TRIM 01VERTICAL SIDING -BODY 03, TYP.5/4 HARDBOARD TRIM -TRIM 01, TYP.PAINTED STEEL AWNING -TRIM 01, TYP.STANDING SEAM METAL ROOFPAINTED WOOD CORBELS -TRIM 01LAP SIDING -BODY 01, TYP.VINYL WINDOW, TYP.METAL RAILING -TRIM 01, TYP.COMPOSITE WOOD SCREENADHERED MASONRY, TYP.1X4 STUCCO TRIM -TRIM 01, TYP.BODY 01BODY 02BODY 03ACCENT 01ACCENT 02TRIM 01COLOR (MANUF.)COMMENTSSTONE(;7(5,25),1,6+0$7(5,$/6&+('8/(NORTH HAMPTON BEIGE (BM AC-38)SWEATSHIRT GRAY (BM 2126-40)AGED COPPER (CMG METALS)CASCADE WHITE (BM 2127-70)CORONADO PROLEDGE -HURONCOMPOSITE WOODTREX -SPICED RUM* ALL MATERIALS AND COLORS SHOWN ARE PROPOSED BASIS OF DESIGN, OR EQUIVALENT, SUBJECT TO CITY APPROVAL.NIGHT HORIZON (BM 2134-10)COACHMAN'S CAPE (BM CSP-90)ARCHITECTURAL GRADE METAL PANELLAP SIDINGLAP SIDINGVERTICAL SIDINGSTUCCO(;7(5,25%8,/',1*/,*+76 LIGHTS, ONCE SPECIFIED, WILL COMPLY WITH ALL REQUIREMENTS. ALL BUILDING MOUNTED LIGHTING SHALL BE FULLY SHIELDED, DOWN DIRECTIONAL, AND DARK SKY COMPLIANT.1ST LEVEL100'-0"2ND LEVEL3RD LEVELLAP SIDING -BODY 02ADHERED MASONRY, TYP.VINYL WINDOW, TYP.METAL PARAPET CAP -TRIM 015/4 HARDBOARD TRIM -TRIM 01VERTICAL SIDING -BODY 03 1X4 STUCCO TRIM -TRIM 01, TYP.METAL PANEL -ACCENT 01PAINTED WOOD CORBELS -TRIM 01, TYP. STANDING SEAM METAL ROOFMETAL TRELLIS AND COLUMNS -TRIM 0135(/,0,1$5<127)25%,'',1*127)25&216758&7,21GallowayUS.com5265 Ronald Reagan Blvd., Suite 210Johnstown, CO 80534970.800.3300'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ ,QLW,VVXH'HVFULSWLRQ'DWH*1.STAMP7+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+7F:\Acad-cga\Goodwin Knight\0974 - SKYWAY\CONSULTANTS\CIVIL\PDP\x-GNK08_TBLK 24x36.dwg - Dana Ashoori - 11/27/20180$56/$1',1* 352-(&7'(9(/230(173/$1)257&2//,16&2%8,/',1*$(/(9$7,216$06.09.2021CWDA1/8" = 1'-0"1WEST ELEVATION3SOUTH - WEST BUILDING PERSPECTIVE1/8" = 1'-0"4SOUTH ELEVATIONITEM 3, ATTACHMENT 3Packet pg. 96
1ST LEVEL2ND LEVEL3RD LEVELMETAL PANEL -ACCENT 01METAL TRELLIS -TRIM 012X10 FASCIA BOARD AND GUTTER -TRIM 01, TYP.COMPOSITE WOOD SCREEN -TRIM 01METAL RAILING -TRIM 01, TYP.STANDING SEAM METAL ROOF STUCCO -BODY 02ADHERED MASONRY, TYP.1X4 STUCCO TRIM -TRIM 01, TYP.VINYL WINDOW, TYP.VERTICAL SIDING -BODY 035/4 HARDBOARD TRIM -TRIM 01BODY 01BODY 02BODY 03ACCENT 01TRIM 01COLOR (MANUF.)COMMENTSSTONE(;7(5,25),1,6+0$7(5,$/6&+('8/(KANGAROO (BM AF-145)SWEATSHIRT GRAY (BM 2126-40)ROYAL BLUE (CMG METALS)CORONADO: SIERRA LEDGE -CATHEDRAL GREY* ALL MATERIALS AND COLORS SHOWN ARE PROPOSED BASIS OF DESIGN, OR EQUIVALENT, SUBJECT TO CITY APPROVAL.NIGHT HORIZON (BM 2134-10)COACHMAN'S CAPE (BM CSP-90)ARCHITECTURAL GRADE METAL PANELLAP SIDINGVERTICAL SIDINGSTUCCO(;7(5,25%8,/',1*/,*+76 LIGHTS, ONCE SPECIFIED, WILL COMPLY WITH ALL REQUIREMENTS. ALL BUILDING MOUNTED LIGHTING SHALL BE FULLY SHIELDED, DOWN DIRECTIONAL, AND DARK SKY COMPLIANT.1ST LEVEL2ND LEVEL3RD LEVELOVERALL BUILDING HEIGHT36'-3 1/4"METAL TRELLIS -TRIM 01COMPOSITE WOOD SCREEN -TRIM 01METAL PARAPET CAP -TRIM 01, TYP.LAP SIDING -BODY 01, TYP.5/4 HARDBOARD TRIM -TRIM 01, TYP.2X10 FASCIA BOARD AND GUTTER -TRIM 01, TYP.METAL PANEL -ACCENT 01STUCCO -BODY 02ADHERED MASONRY, TYP.1X4 STUCCO TRIM -TRIM 01, TYP.VINYL WINDOW, TYP.METAL RAILING -TRIM 01, TYP.VERTICAL SIDING -BODY 0335(/,0,1$5<127)25%,'',1*127)25&216758&7,21GallowayUS.com5265 Ronald Reagan Blvd., Suite 210Johnstown, CO 80534970.800.3300'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ ,QLW,VVXH'HVFULSWLRQ'DWH*1.STAMP7+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+7F:\Acad-cga\Goodwin Knight\0974 - SKYWAY\CONSULTANTS\CIVIL\PDP\x-GNK08_TBLK 24x36.dwg - Dana Ashoori - 11/27/20180$56/$1',1* 352-(&7'(9(/230(173/$1)257&2//,16&2%8,/',1*$(/(9$7,216$06.09.2021CWDA1/8" = 1'-0"1NORTH ELEVATION2NORTH - EAST BUILDING PERSPECTIVE1/8" = 1'-0"4EAST ELEVATIONITEM 3, ATTACHMENT 3Packet pg. 97
1ST LEVEL2ND LEVEL3RD LEVELMETAL PANEL -ACCENT 01STUCCO -BODY 02ADHERED MASONRY, TYP.LAP SIDING -BODY 01, TYP. UTILITY METERS, RE: CIVILADHERED MASONRY, TYP.VINYL WINDOW, TYP.2X10 FASCIA BOARD AND GUTTER -TRIM 01, TYP.VERTICAL SIDING -BODY 035/4 HARDBOARD TRIM -TRIM 01, TYP.BODY 01BODY 02BODY 03ACCENT 01TRIM 01COLOR (MANUF.)COMMENTSSTONE(;7(5,25),1,6+0$7(5,$/6&+('8/(KANGAROO (BM AF-145)SWEATSHIRT GRAY (BM 2126-40)ROYAL BLUE (CMG METALS)CORONADO: SIERRA LEDGE -CATHEDRAL GREY* ALL MATERIALS AND COLORS SHOWN ARE PROPOSED BASIS OF DESIGN, OR EQUIVALENT, SUBJECT TO CITY APPROVAL.NIGHT HORIZON (BM 2134-10)COACHMAN'S CAPE (BM CSP-90)ARCHITECTURAL GRADE METAL PANELLAP SIDINGVERTICAL SIDINGSTUCCO(;7(5,25%8,/',1*/,*+76 LIGHTS, ONCE SPECIFIED, WILL COMPLY WITH ALL REQUIREMENTS. ALL BUILDING MOUNTED LIGHTING SHALL BE FULLY SHIELDED, DOWN DIRECTIONAL, AND DARK SKY COMPLIANT.1ST LEVEL2ND LEVEL3RD LEVELOVERALL BUILDING HEIGHT36'-3 1/4"ADHERED MASONRY, TYP.1X4 STUCCO TRIM -TRIM 01, TYP.METAL RAILING -TRIM 01, TYP.VINYL WINDOW, TYP.ADHERED MASONRY, TYP. STUCCO -BODY 02LAP SIDING -BODY 01METAL PARAPET CAP -TRIM 01, TYP.2X10 FASCIA BOARD AND GUTTER -TRIM 01, TYP.VERTICAL SIDING -BODY 035/4 HARDBOARD TRIM -TRIM 01, TYP.PAINTED STEEL AWNING -TRIM 012X4 STUCCO TRIM -TRIM 01METAL PANEL -ACCENT 0135(/,0,1$5<127)25%,'',1*127)25&216758&7,21GallowayUS.com5265 Ronald Reagan Blvd., Suite 210Johnstown, CO 80534970.800.3300'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ ,QLW,VVXH'HVFULSWLRQ'DWH*1.STAMP7+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+7F:\Acad-cga\Goodwin Knight\0974 - SKYWAY\CONSULTANTS\CIVIL\PDP\x-GNK08_TBLK 24x36.dwg - Dana Ashoori - 11/27/20180$56/$1',1* 352-(&7'(9(/230(173/$1)257&2//,16&2%8,/',1*$(/(9$7,216$06.09.2021CWDA1/8" = 1'-0"1SOUTH ELEVATION2SOUTH - WEST - BUILDING PERSPECTIVE1/8" = 1'-0"3WEST ELEVATIONITEM 3, ATTACHMENT 3Packet pg. 98
1ST LEVEL100'-0"T.O. CURB100'-6"LAP SIDING -BODY 02ADHERED MASONRY -STONE, TYP.FASCIA BOARD -TRIM 01OVERALL BUILDING HEIGHT15'-2 1/2"COMPOSITION ROOF SHINGLES2:128'-0" OVERHEAD DOOR -TRIM 01PAINTED WOOD CORBELS -TRIM 01, TYP.1ST LEVEL100'-0"T.O. CURB100'-6"COMPOSITION ROOF SHINGLESLAP SIDING -BODY 03ADHERED MASONRY -STONE, TYP.FASCIA BOARD -TRIM 012:12PAINTED WOOD CORBELS -TRIM 01, TYP.COMPOSITE WOOD SIDING , TYP.15'-2 1/2"1ST LEVEL100'-0"T.O. CURB100'-6"LAP SIDING -BODY 02ADHERED MASONRY -STONE, TYP.FASCIA BOARD -TRIM 0121221215'-2 1/2"1ST LEVEL100'-0"T.O. CURB100'-6"LAP SIDING -BODY 02ADHERED MASONRY -STONE, TYP.FASCIA BOARD -TRIM 0121221215'-2 1/2"BODY 01BODY 02BODY 03ACCENT 01ACCENT 02TRIM 01COLOR (MANUF.)COMMENTSSTONE(;7(5,25),1,6+0$7(5,$/6&+('8/(COMPOSITE WOODVERSATILE GRAY (SW 6072)FOLKSTONE (SW 6005)LET IT RAIN (SW 9152)ROYAL BLUE (CMG METALS)ICICLE (SW 6238)CORONADO PROLEDGE -OAKBROOKTREX -COASTAL BLUFF* ALL MATERIALS AND COLORS SHOWN ARE PROPOSED BASIS OF DESIGN, OR EQUIVALENT, SUBJECT TO CITY APPROVAL.URBANE BRONZE (SW 7048)METAL WALL PANELLAP SIDINGLAP SIDINGVERTICAL SIDINGSTUCCO35(/,0,1$5<127)25%,'',1*127)25&216758&7,21GallowayUS.com5265 Ronald Reagan Blvd., Suite 210Johnstown, CO 80534970.800.3300'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ ,QLW,VVXH'HVFULSWLRQ'DWH*1.STAMP7+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+7F:\Acad-cga\Goodwin Knight\0974 - SKYWAY\CONSULTANTS\CIVIL\PDP\x-GNK08_TBLK 24x36.dwg - Dana Ashoori - 11/27/20180$56/$1',1* 352-(&7'(9(/230(173/$1)257&2//,16&2*$5$*($(/(9$7,216$CWDA1/4" = 1'-0"4GARAGE A - FRONT ELEVATION1/4" = 1'-0"1GARAGE A - REAR ELEVATION1/4" = 1'-0"2GARAGE A - LEFT SIDE ELEVATION1/4" = 1'-0"3GARAGE A - RIGHT SIDE ELEVATION06.09.2021ITEM 3, ATTACHMENT 3Packet pg. 99
1ST LEVEL100'-0"T.O. CURB100'-6"LAP SIDING -BODY 02ADHERED MASONRY -STONE, TYP.FASCIA BOARD -TRIM 01COMPOSITION ROOF SHINGLES8'-0" OVERHEAD DOOR -TRIM 01PAINTED WOOD CORBELS -TRIM 01, TYP.2:1215'-1 1/2"1ST LEVEL100'-0"T.O. CURB100'-6"LAP SIDING -BODY 02ADHERED MASONRY -STONE, TYP.FASCIA BOARD -TRIM 0115'-1 1/2"2122121ST LEVEL100'-0"T.O. CURB100'-6"LAP SIDING -BODY 02ADHERED MASONRY -STONE, TYP.FASCIA BOARD -TRIM 0115'-1 1/4"2122121ST LEVEL100'-0"T.O. CURB100'-6"LAP SIDING -BODY 02ADHERED MASONRY -STONE, TYP.FASCIA BOARD -TRIM 01COMPOSITION ROOF SHINGLESPAINTED WOOD CORBELS -TRIM 01, TYP.COMPOSITE WOOD SIDING , TYP.14'-10 1/4"2:12BODY 01BODY 02BODY 03ACCENT 01ACCENT 02TRIM 01COLOR (MANUF.)COMMENTSSTONE(;7(5,25),1,6+0$7(5,$/6&+('8/(COMPOSITE WOODVERSATILE GRAY (SW 6072)FOLKSTONE (SW 6005)LET IT RAIN (SW 9152)ROYAL BLUE (CMG METALS)ICICLE (SW 6238)CORONADO PROLEDGE -OAKBROOKTREX -COASTAL BLUFF* ALL MATERIALS AND COLORS SHOWN ARE PROPOSED BASIS OF DESIGN, OR EQUIVALENT, SUBJECT TO CITY APPROVAL.URBANE BRONZE (SW 7048)METAL WALL PANELLAP SIDINGLAP SIDINGVERTICAL SIDINGSTUCCO35(/,0,1$5<127)25%,'',1*127)25&216758&7,21GallowayUS.com5265 Ronald Reagan Blvd., Suite 210Johnstown, CO 80534970.800.3300'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ ,QLW,VVXH'HVFULSWLRQ'DWH*1.STAMP7+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+7F:\Acad-cga\Goodwin Knight\0974 - SKYWAY\CONSULTANTS\CIVIL\PDP\x-GNK08_TBLK 24x36.dwg - Dana Ashoori - 11/27/20180$56/$1',1* 352-(&7'(9(/230(173/$1)257&2//,16&2*$5$*(%(/(9$7,216$CWDA1/4" = 1'-0"4GARAGE B - FRONT ELEVATION1/4" = 1'-0"3GARAGE B RIGHT SIDE ELEVATION1/4" = 1'-0"2GARAGE B LEFT SIDE ELEVATION1/4" = 1'-0"1GARAGE B REAR ELEVATION06.09.2021ITEM 3, ATTACHMENT 3Packet pg. 100
1ST LEVEL100'-0"T.O. CURB100'-6"LAP SIDING -BODY 02ADHERED MASONRSTONE, TYP.FASCIA BOARD -TRIM 01OVERALL BUILDING HEIGHT15'-1 1/4"2:12PAINTED WOOD CORBELS -TRIM 01, TYP.8'-0" OVERHEAD DOOR -TRIM 011ST LEVEL100'-0"T.O. CURB100'-6"LAP SIDING -BODY 02ADHERED MASONRY -STONE, TYP.FASCIA BOARD -TRIM 0121221215'-1 1/2"1ST LEVEL100'-0"T.O. CURB100'-6"LAP SIDING -BODY 02ADHERED MASONRY -STONE, TYP.FASCIA BOARD -TRIM 0121221215'-1 1/2"1ST LEVEL100'-0"T.O. CURB100'-6"LAP SIDING -BODY 02ADHERED MASONRY -STONE, TYP.FASCIA BOARD -TRIM 012:12COMPOSITION ROOF SHINGLESPAINTED WOOD CORBELS -TRIM 01, TYP.COMPOSITE WOOD SIDING , TYP.15'-1 1/2"BODY 01BODY 02BODY 03ACCENT 01ACCENT 02TRIM 01COLOR (MANUF.)COMMENTSSTONE(;7(5,25),1,6+0$7(5,$/6&+('8/(COMPOSITE WOODVERSATILE GRAY (SW 6072)FOLKSTONE (SW 6005)LET IT RAIN (SW 9152)ROYAL BLUE (CMG METALS)ICICLE (SW 6238)CORONADO PROLEDGE -OAKBROOKTREX -COASTAL BLUFF* ALL MATERIALS AND COLORS SHOWN ARE PROPOSED BASIS OF DESIGN, OR EQUIVALENT, SUBJECT TO CITY APPROVAL.URBANE BRONZE (SW 7048)METAL WALL PANELLAP SIDINGLAP SIDINGVERTICAL SIDINGSTUCCO35(/,0,1$5<127)25%,'',1*127)25&216758&7,21GallowayUS.com5265 Ronald Reagan Blvd., Suite 210Johnstown, CO 80534970.800.3300'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ ,QLW,VVXH'HVFULSWLRQ'DWH*1.STAMP7+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+7F:\Acad-cga\Goodwin Knight\0974 - SKYWAY\CONSULTANTS\CIVIL\PDP\x-GNK08_TBLK 24x36.dwg - Dana Ashoori - 11/27/20180$56/$1',1* 352-(&7'(9(/230(173/$1)257&2//,16&2*$5$*(&(/(9$7,216$CWDA1/4" = 1'-0"4GARAGE C - FRONT ELEVATION1/4" = 1'-0"3GARAGE C - RIGHT SIDE ELEVATION1/4" = 1'-0"2GARAGE C - LEFT SIDE ELEVATION1/4" = 1'-0"1GARAGE C - REAR ELEVATION06.09.2021ITEM 3, ATTACHMENT 3Packet pg. 101
1ST LEVEL100'-0"T.O. CURB100'-6"15'-2 1/2"2:121ST LEVEL100'-0"T.O. CURB100'-6"15'-1 1/4"2122121ST LEVEL100'-0"T.O. CURB100'-6"15'-2 1/2"2:127'-0"5'-8"9'-0 1/2"4'-5 1/2"12'-0"4'-5 1/2"1ST LEVEL100'-0"T.O. CURB100'-6"15'-1 1/4"21221235(/,0,1$5<127)25%,'',1*127)25&216758&7,21GallowayUS.com5265 Ronald Reagan Blvd., Suite 210Johnstown, CO 80534970.800.3300'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ ,QLW,VVXH'HVFULSWLRQ'DWH*1.STAMP7+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+7F:\Acad-cga\Goodwin Knight\0974 - SKYWAY\CONSULTANTS\CIVIL\PDP\x-GNK08_TBLK 24x36.dwg - Dana Ashoori - 11/27/20180$56/$1',1* 352-(&7'(9(/230(173/$1)257&2//,16&2*$5$*('(/(9$7,216$CWDA1/4" = 1'-0"4GARAGE D - FRONT ELEVATION1/4" = 1'-0"2GARAGE D - LEFT SIDE ELEVATION1/4" = 1'-0"1GARAGE D - REAR ELEVATION1/4" = 1'-0"3GARAGE D - RIGHT SIDE ELEVATION06.09.2021ITEM 3, ATTACHMENT 3Packet pg. 102
UTILITY PLANS FOR:*RRGZLQ.QLJKW0DUN-RKQVRQ5/$([SORUHU'U6XLWH&RORUDGR6SULQJV&RORUDGR DEVELOPER / APPLICANTGEOTECHNICAL ENGINEER(DUWK(QJLQHHULQJ&RQVXOWDQWV//& *UHHQILOHG'ULYH:LQGVRU&RORUDGR PROJECT TEAM:7KHVHSODQVKDYHEHHQUHYLHZHGE\WKH&LW\RI)RUW&ROOLQVIRUFRQFHSWRQO\7KHUHYLHZGRHVQRWLPSO\UHVSRQVLELOLW\E\WKHUHYLHZLQJGHSDUWPHQWWKH&LW\RI)RUW&ROOLQV(QJLQHHURUWKH&LW\RI)RUW&ROOLQVIRUDFFXUDF\DQGFRUUHFWQHVVRIWKHFDOFXODWLRQV)XUWKHUPRUHWKHUHYLHZGRHVQRWLPSO\WKDWTXDQWLWLHVRILWHPVRQWKHSODQVDUHWKHILQDOTXDQWLWLHVUHTXLUHG7KHUHYLHZVKDOOQRWEHFRQVWUXHGIRUDQ\UHDVRQDVDFFHSWDQFHRIILQDQFLDOUHVSRQVLELOLW\E\WKH&LW\RI)RUW&ROOLQVIRUDGGLWLRQDOTXDQWLWLHVRILWHPVVKRZQWKDWPD\EHUHTXLUHGGXULQJWKHFRQVWUXFWLRQSKDVHDISCLAIMER STATEMENT:,KHUHE\DIILUPWKDWWKHVHILQDOFRQVWUXFWLRQSODQVZHUHSUHSDUHGXQGHUP\GLUHFWVXSHUYLVLRQLQDFFRUGDQFHZLWKDOODSSOLFDEOH&LW\RI)RUW&ROOLQVDQG6WDWHRI&RORUDGRVWDQGDUGVDQGVWDWXWHVUHVSHFWLYHO\ DQGWKDW,DPIXOO\UHVSRQVLEOHIRUWKHDFFXUDF\RIDOOGHVLJQUHYLVLRQVDQGUHFRUGFRQGLWLRQVWKDW,KDYHQRWHGRQWKHVHSODQVCERTIFICATION STATEMENT:*DOORZD\ &RPSDQ\6DUDK$GDPVRQ5/$6:LOORZ'ULYH6XLWH*UHHQZRRG9LOODJH&RORUDGRLANDSCAPE ARCHITECTUTILITY CONTACT LIST: **DOORZD\ &RPSDQ\-DPHV(3UHORJ5RQDOG5HDJDQ%OYG6XLWH-RKQVWRZQ&RORUDGR SITE ENGINEER / SURVEYORGAS Xcel Energy Stephanie Rich (970) 225-7828ELECTRIC City of Fort Collins Light and Power Luke Unruh (970) 416-2724CABLE Xfinity Don Kapperman (970) 484-7166TELECOM. Centurylink William Johnson (970) 377-6401WATER FCLWD Sam Lowe (970) 226-3104WASTEWATER SFCSD Sam Lowe (970) 226-3104STORMWATER City of Fort Collins Utilities Wes Lamarque (970) 416-2418UTILITY COMPANY CONTACT PHONE NUMBER
$//87,/,7</2&$7,2166+2:1$5(%$6('210$363529,'('%<7+($335235,$7(87,/,7<&203$1<$1'),(/'685)$&((9,'(1&($77+(7,0(2)6859(<$1',672%(&216,'(5('$1$3352;,0$7(/2&$7,2121/<,7,67+(&2175$&725
65(63216,%,/,7<72),(/'9(5,)<7+(/2&$7,212)$//87,/,7,(638%/,&2535,9$7(:+(7+(56+2:1217+(3/$162512735,2572&216758&7,215(3257$1<',6&5(3$1&,(6727+((1*,1(((535,2572&216758&7,21PROJECT BENCHMARKS:BENCHMARKSELEVATIONS ARE BASED ON CITY OF FORT COLLINS VERTICAL CONTROL NETWORKPROJECT DATUM: NAVD88BENCHMARK '2-12' IS LOCATED & DESCRIBED AS FOLLOWS:SOUTHWEST CORNER OF SOUTH COLLEGE AVE. AND SKYWAY DR. ON A CONCRETE TRAFFIC SIGNAL BASE.ELEVATION: 5005.56' (NAVD 88)PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM.SURROUNDING DEVELOPMENTS 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 ANY PURPOSE, THE FOLLOWINGEQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRI25&,7<2))257&2//,16'$780 1$9''$780
BENCHMARK '38-94' IS LOCATED & DESCRIBED AS FOLLOWS:AZIMUTH MARK (3 1/4" ALUMINUM CAP) ON THE NORTH SIDE OF TRILBY RD. 1/2 MILE WEST OF COLLEGE AVE. AT THESOUTHWEST CORNER OF 508 WEST TRILBY RD. (GOOD SAMARITAN RETIREMENT CENTER). ALSO 5.5 FT WEST OF APOWERPOLE AND 24.5 FT SOUTH OF A WOOD FENCE.ELEVATION: 5093.76' (NAVD 88)PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM.SURROUNDING DEVELOPMENTS 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 ANY PURPOSE, THE FOLLOWINGEQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRI25&,7<2))257&2//,16'$780 1$9''$780
6&$/( 176SHEET INDEXMARS LANDINGOUT LOT A, SOUTH COLLEGE STORAGE SUBDIVISIONLOCATED IN THE SOUTHEAST QUARTER OF SECTION 11, T. 6 N., R. 69W. OF THE 6TH P.M.CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADOJULY 2021S. COLLEGE AVEW. TRILBY RDMARS DRVICINITY MAP'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ H:\Goodwin Knight\CO, Fort Collins - GNK000008.10 - Mars Landing ISP\CADD\3 CD\GNK08_C0.0_Cover.dwg - Donald Cecil - 7/27/2021,QLW ,VVXH'HVFULSWLRQ'DWH0$56/$1',1*352-(&7'(9(/230(173/$1)257&2//,16&27+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+735(/,0,1$5<127)25%,'',1*127)25&216758&7,21*1.-(3'%&COVER SHEETC0.0SITESKYWAY DRC0.0 COVER SHEETC0.1 GENERAL NOTESC1.0-C1.1 EXISTING CONDITIONS PLANC2.0-C2.2 GRADING PLANC3.0 UTILITY PLANC3.1-C3.2 WATER DETAILSC4.0 SANITARY SEWER PLANC4.1 SANITARY SEWER DETAILSC5.0 STORM DRAIN PLANC5.1-C5.5 STORM DRAIN DETAILSC6.0 MARS DRIVE PLAN AND PROFILEC6.1 COLLEGE AVENUE SIDEWALK PLANC6.2 SIGNAGE AND STRIPING PLANC7.0-C7.1 EROSION CONTROL PLANC7.2-C7.3 EROSION CONTROL DETAILSC8.0 DRAINAGE PLANCAUTION - NOTICE TO CONTRACTOR $//87,/,7</2&$7,2166+2:1$5(%$6('210$363529,'('%<7+($335235,$7(87,/,7<&203$1<$1'),(/'685)$&((9,'(1&($77+(7,0(2)6859(<$1',672%(&216,'(5('$1$3352;,0$7(/2&$7,2121/<,7,67+(&2175$&725
65(63216,%,/,7<72),(/'9(5,)<7+(),(/'/2&$7,212)$//87,/,7,(638%/,&2535,9$7(:+(7+(56+2:1217+(3/$162512735,2572&216758&7,215(3257$1<',6&5(3$1&,(6727+((1*,1((5('35,2572&216758&7,21 :+(5($352326('87,/,7<&5266(6$1(;,67,1*87,/,7<,7,67+(&2175$&725
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acket pg. 103
A. GENERAL NOTES1. All materials, workmanship, and construction of public improvements shall meet or exceed the standards and specifications set forth in the Larimer County Urban AreaStreet Standards and applicable state and federal regulations. Where there is conflict between these plans and the specifications, or any applicable standards, themost restrictive standard shall apply. All work shall be inspected and approved by the City of Fort Collins.2. All references to any published standards shall refer to the latest revision of said standard, unless specifically stated otherwise.3. These public improvement construction plans shall be valid for a period of three years from the date of approval by the City of Fort Collins Engineer. Use of these plansafter the expiration date will require a new review and approval process by the City of Fort Collins prior to commencement of any work shown in these plans.4. The engineer who has prepared these plans, by execution and/or seal hereof, does hereby affirm responsibility to the City of Fort Collins, as beneficiary of saidengineer's work, for any errors and omissions contained in these plans, and approval of these plans by the City of Fort Collins Engineer shall not relieve the engineerwho has prepared these plans of all such responsibility. Further, to the extent permitted by law, the engineer hereby agrees to hold harmless and indemnify the City ofFort Collins, and its officers and employees, from and against all liabilities, claims, and demands which may arise from any errors and omissions contained in theseplans.5. All storm sewer construction, as well as power and other "dry" utility installations, shall conform to the City of Fort Collins standards and specifications current at thedate of approval of the plans by the City of Fort Collins Engineer.6. The type, size, location and number of all known underground utilities are approximate when shown on the drawings. It shall be the responsibility of the Developer toverify the existence and location of all underground utilities along the route of the work before commencing new construction. The Developer shall be responsible forunknown underground utilities.7. The Developer shall contact the Utility Notification Center of Colorado (UNCC) at 1-800-922-1987, at least 2 working days prior to beginning excavation or grading, tohave all registered utility locations marked. Other unregistered utility entities (i.e. ditch / irrigation company) are to be located by contacting the respectiverepresentative. Utility service laterals are also to be located prior to beginning excavation or grading. It shall be the responsibility of the Developer to relocate allexisting utilities that conflict with the proposed improvements shown on these plans.8. The Developer shall be responsible for protecting all utilities during construction and for coordinating with the appropriate utility company for any utility crossingsrequired.9. If a conflict exists between existing and proposed utilities and/or a design modification is required, the Developer shall coordinate with the engineer to modify thedesign. Design modification(s) must be approved by the City of Fort Collins prior to beginning construction.10. The Developer shall coordinate and cooperate with the City of Fort Collins, and all utility companies involved, to assure that the work is accomplished in a timelyfashion and with a minimum disruption of service. The Developer shall be responsible for contacting, in advance, all parties affected by any disruption of any utilityservice as well as the utility companies.11. No work may commence within any public storm water, sanitary sewer or potable water system until the Developer notifies the utility provider. Notification shall be aminimum of 2 working days prior to commencement of any work. At the discretion of the water utility provider, a pre-construction meeting may be required prior tocommencement of any work.12. The Developer shall sequence installation of utilities in such a manner as to minimize potential utility conflicts. In general, storm sewer and sanitary sewer should beconstructed prior to installation of the water lines and dry utilities.13. The minimum cover over water lines is 5.0 feet and the maximum cover is 6.0 feet unless otherwise noted in the plans and approved by the Water Utility.14. A State Construction Dewatering Wastewater Discharge Permit is required if dewatering is required in order to install utilities or if water is discharged into a stormsewer, channel, irrigation ditch or any waters of the United States.15. The Developer shall comply with all terms and conditions of the Colorado Permit for Storm Water Discharge (Contact Colorado Department of Health, Water QualityControl Division, (303) 692-3590, the Storm Water Management Plan, and the Erosion Control Plan.16. The City of Fort Collins shall not be responsible for the maintenance of storm drainage facilities located on private property. Maintenance of onsite drainage facilitiesshall be the responsibility of the property owner(s).17. Prior to final inspection and acceptance by the City of Fort Collins, certification of the drainage facilities, by a registered engineer, must be submitted to and approvedby the Stormwater Utility Department. Certification shall be submitted to the Stormwater Utility Department at least two weeks prior to the release of a certificate ofoccupancy for single family units. For commercial properties, certification shall be submitted to the Stormwater Utility Department at least two weeks prior to the releaseof any building permits in excess of those allowed prior to certification per the Development Agreement.18.The City of Fort Collins shall not be responsible for any damages or injuries sustained in this Development as a result of groundwater seepage, whether resulting fromgroundwater flooding, structural damage or other damage unless such damage or injuries are sustained as a result of the City of Fort Collins failure to properly maintainits water, wastewater, and/or storm drainage facilities in the development.19. All recommendations of the Final Drainage and Erosion Control Reports for Mars Landing - Utility Plan dated MONTH, DAY 20__ by Galloway and Company, Inc.,shall be followed and implemented.20. Temporary erosion control during construction shall be provided as shown on the Erosion Control Plan. All erosion control measures shall be maintained in good repairby the Developer, until such time as the entire disturbed areas is stabilized with hard surface or landscaping.21. The Developer shall be responsible for insuring that no mud or debris shall be tracked onto the existing public street system. Mud and debris must be removed within24 hours by an appropriate mechanical method (i.e. machine broom sweep, light duty front-end loader, etc.) or as approved by the the City of Fort Collins streetinspector.22. No work may commence within any improved or unimproved public Right-of-Way until a Right-of-Way Permit or Development Construction Permit is obtained, ifapplicable.23. The Developer shall be responsible for obtaining all necessary permits for all applicable agencies prior to commencement of construction. The Developer shall notifythe the City of Fort Collins Inspector (Fort Collins - 221-6605) and the City of Fort Collins Erosion Control Inspector (Fort Collins - 221-6700) at least 2 working daysprior to the start of any earth disturbing activity, or construction on any and all public improvements. If the City of Fort Collins Engineer is not available after propernotice of construction activity has been provided, the Developer may commence work in the Engineer absence. However, the City of Fort Collins reserves the right notto accept the improvement if subsequent testing reveals an improper installation.24. The Developer shall be responsible for obtaining soils tests within the Public Right-of-Way after right of way grading and all utility trench work is complete and prior tothe placement of curb, gutter, sidewalk and pavement. If the final soils/pavement design report does not correspond with the results of the original geotechnical report,the Developer shall be responsible for a re-design of the subject pavement section or, the Developer may use the City of Fort Collins' default pavement thicknesssection(s). Regardless of the option used, all final soils/pavement design reports shall be prepared by a licensed Professional Engineer. The final report shall besubmitted to the Inspector a minimum of 10 working days prior to placement of base and asphalt. Placement of curb, gutter, sidewalk, base and asphalt shall not occuruntil the City of Fort Collins Engineer approves the final report.25. The contractor shall hire a licensed engineer or land surveyor to survey the constructed elevations of the street subgrade and the gutter flowline at all intersections,inlets, and other locations requested by the the City of Fort Collins inspector. The engineer or surveyor must certify in a letter to the City of Fort Collins that theseelevations conform to the approved plans and specifications. Any deviations shall be noted in the letter and then resolved with the City of Fort Collins before installationof base course or asphalt will be allowed on the streets.26. All utility installations within or across the roadbed of new residential roads must be completed prior to the final stages of road construction. For the purposes of thesestandards, any work except c/g above the subgrade is considered final stage work. All service lines must be stubbed to the property lines and marked so as to reducethe excavation necessary for building connections.27. Portions of Larimer County are within overlay districts. The Larimer County Flood Plain Resolution should be referred to for additional criteria for roads within thesedistricts.28. All road construction in areas designated as Wild Fire Hazard Areas shall be done in accordance with the construction criteria as established in the Wild Fire HazardArea Mitigation Regulations in force at the time of final plat approval.29. Prior to the commencement of any construction, the contractor shall contact the City of Fort Collins Forester to schedule a site inspection for any tree removal requiringa permit.30. The Developer shall be responsible for all aspects of safety including, but not limited to, excavation, trenching, shoring, traffic control, and security. Refer to OSHAPublication 2226, Excavating and Trenching.31.The Developer shall submit a Construction Traffic Control Plan, in accordance with MUTCD, to the appropriate Right-of-Way authority. (The the City of Fort Collins,Larimer County, Colorado), for approval, prior to any construction activities within, or affecting, the Right-of-Way. The Developer shall be responsible for providing anyand all traffic control devices as may be required by the construction activities.32. Prior to the commencement of any construction that will affect traffic signs of any type, the contractor shall contact the City of Fort Collins Traffic OperationsDepartment, who will temporarily remove or relocate the sign at no cost to the contractor, however, if the contractor moves the traffic sign then the contractor will becharged for the labor, materials and equipment to reinstall the sign as needed.33. The Developer is responsible for all costs for the initial installation of traffic signing and striping for the Development related to the Development's local streetoperations. In addition, the Developer is responsible for all costs for traffic signing and striping related to directing traffic access to and from the Development.34. There shall be no site construction activities on Saturdays, unless specifically approved by the City of Fort Collins Engineer, and no site construction activities onSundays or holidays, unless there is prior written approval by the City of Fort Collins.35. The Developer is responsible for providing all labor and materials necessary for the completion of the intended improvements, shown on these drawings, or designatedto be provided, installed, or constructed, unless specifically noted otherwise.36. Dimensions for layout and construction are not to be scaled from any drawing. If pertinent dimensions are not shown, contact the Designer for clarification, andannotate the dimension on the as-built record drawings.37. The Developer shall have, onsite at all times, one (1) signed copy of the approved plans, one (1) copy of the appropriate standards and specifications, and a copy ofany permits and extension agreements needed for the job.38. If, during the construction process, conditions are encountered which could indicate a situation that is not identified in the plans or specifications, the Developer shallcontact the Designer and the City of Fort Collins Engineer immediately.39. The Developer shall be responsible for recording as-built information on a set of record drawings kept on the construction site, and available to the City of Fort CollinsCounty's Inspector at all times. Upon completion of the work, the contractor(s) shall submit record drawings to the City of Fort Collins Engineer.40. The Designer shall provide, in this location on the plan, the location and description of the nearest survey benchmarks (2) for the project as well as the basis ofbearings. The information shall be as follows:ELEVATIONS ARE BASED ON CITY OF FORT COLLINS VERTICAL CONTROL NETWORKPROJECT DATUM: NAVD88BENCHMARK '2-12' IS LOCATED & DESCRIBED AS FOLLOWS:SOUTHWEST CORNER OF SOUTH COLLEGE AVE. AND SKYWAY DR. ON A CONCRETE TRAFFIC SIGNAL BASE.ELEVATION: 5005.56' (NAVD 88)PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM.SURROUNDING DEVELOPMENTS 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 ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BEUSED: NGVD29 UNADJUSTED DATUM (PRI25&,7<2))257&2//,16'$780 1$9''$780
BENCHMARK '38-94' IS LOCATED & DESCRIBED AS FOLLOWS:AZIMUTH MARK (3 1/4" ALUMINUM CAP) ON THE NORTH SIDE OF TRILBY RD. 1/2 MILE WEST OF COLLEGE AVE. AT THE SOUTHWEST CORNER OF 508WEST TRILBY RD. (GOOD SAMARITAN RETIREMENT CENTER). ALSO 5.5 FT WEST OF A POWERPOLE AND 24.5 FT SOUTH OF A WOOD FENCE.ELEVATION: 5093.76' (NAVD 88)PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM.SURROUNDING DEVELOPMENTS 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 ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BEUSED: NGVD29 UNADJUSTED DATUM (PRI25&,7<2))257&2//,16'$780 1$9''$780
41. All stationing is based on centerline of roadways unless otherwise noted.42. Damaged curb, gutter and sidewalk existing prior to construction, as well as existing fences, trees, streets, sidewalks, curbs and gutters, landscaping, structures, andimprovements destroyed, damaged or removed due to construction of this project, shall be replaced or restored in like kind at the Developer's expense, unlessotherwise indicated on these plans, prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy.43. When an existing asphalt street must be cut, the street must be restored to a condition equal to or better than its original condition. The existing street condition shall bedocumented by the City of Fort Collins Construction Inspector before any cuts are made. Patching shall be done in accordance with the City of Fort Collins StreetRepair Standards. The finished patch shall blend in smoothly into the existing surface. All large patches shall be paved with an asphalt lay-down machine. In streetswhere more than one cut is made, an overlay of the entire street width, including the patched area, may be required. The determination of need for a complete overlayshall be made by the City of Fort Collins Engineer and/or the City of Fort Collins Inspector at the time the cuts are made.44.Upon completion of construction, the site shall be cleaned and restored to a condition equal to, or better than, that which existed before construction, or to the gradesand condition as required by these plans.45.Standard Handicap ramps are to be constructed at all curb returns and at all "T" intersections.46. After acceptance by the City of Fort Collins, public improvements depicted in these plans shall be guaranteed to be free from material and workmanship defects for aminimum period of two years from the date of acceptance.47. Approved Variances are listed as follows:-LCUASS Chapter 7.4 as it relates to minimum allowable distances between driveways and intersections based on street classification. A variance has been requested, in association with approval of this Utility Plan, to LCUASS Chapter 8.2 as it relates to lane alignment through intersections. Theproposed configuration results in a centerline shift of approximately 7.8', which exceeds the allowable 2' shift.CONSTRUCTION NOTESA. GRADING AND EROSION CONTROL NOTES1. The City Stormwater Department erosion control inspector must be notified at least twenty-four (24) hours prior to any construction on this site.2. There shall be no earth-disturbing activity outside the limits designated on the accepted plans.3. All required BMPs (e.g., perimeter silt and construction fencing) shall be installed SULRU to any land disturbing activity (e.g., stockpiling, stripping, grading, etc). All otherrequired erosion control measures shall be installed at the appropriate time in the construction sequence as indicated in the approved project schedule, constructionplans, and erosion control report.4. At all times during construction, the Developer shall be responsible for preventing and controlling on-site erosion including keeping the property sufficiently watered soas to minimize wind blown sediment. The Developer shall also be responsible for installing and maintaining all erosion control facilities shown herein.5. The property must be actively preventing the emission of fugitive dust at all times during construction and vegetation activities. All land disturbing activities that result infugitive dust shall be in accordance with Municipal Code §12-150 to reduce the impacts to adjacent properties and community health. All required practices shall beimplemented and additional ones shall be followed. These practices include watering the sites and discontinuing construction activities until the wind subsides asdetermined by any City Inspectors.6. Pre-disturbance vegetation shall be protected and retained wherever possible. Removal or disturbance of existing vegetation shall be limited to the area(s) required forimmediate construction operations, and for the shortest practical period of time.7. All soils exposed during land disturbing activity (stripping, grading, utility installations, stockpiling, filling, etc.) shall be kept in a roughened condition by ripping ordisking along land contours until mulch, vegetation, or other permanent erosion control BMPs are installed. No soils in areas outside project street rights-of-way shallremain exposed by land disturbing activity for more than thirty (30) days before required temporary or permanent erosion control (e.g., seed/mulch, landscaping, etc.) isinstalled, unless otherwise approved by the City Stormwater Department.8. In order to minimize erosion potential, all temporary (structural) erosion control measures shall:a. Be inspected at a minimum of once every fourteen (14) days and after each runoff event and repaired or reconstructed as necessary in order to ensure thecontinued performance of their intended function.b. Remain in place until such time as all the surrounding disturbed areas are sufficiently stabilized as determined by the erosion control inspector.c. Be removed after the site has been sufficiently stabilized as determined by the erosion control inspector.8. When temporary erosion control measures are removed, the Developer shall be responsible for the clean up and removal of all sediment and debris from all drainageinfrastructure and other public facilities.9. City Ordinance prohibits the tracking, dropping, or depositing of soils or any other material onto city streets by or from any vehicle. Any inadvertent deposited materialshall be cleaned immediately by the contractor.10. All retained sediments, particularly those on paved roadway surfaces, shall be removed and disposed of in a manner and location so as not to cause their release intoany drainageway.11. No soil stockpile shall exceed ten (10) feet in height. All soil stockpiles shall be protected from sediment transport by surface roughening, watering, and perimeter siltfencing. Any soil stockpile remaining after thirty (30) days shall be seeded and mulched.12. The stormwater volume capacity of detention ponds will be restored and storm sewer lines will be cleaned upon completion of the project and before turning themaintenance over to the City/County or Homeowners Association (HOA).13. City Ordinance and Colorado Discharge Permit System (CDPS) requirements make it unlawful to discharge or allow the discharge of any pollutant or contaminatedwater from construction sites. Pollutants include, but are not limited to discarded building materials, concrete truck washout, chemicals, oil and gas products, litter, andsanitary waste. The developer shall at all times take whatever measures are necessary to assure the proper containment and disposal of pollutants on the site inaccordance with any and all applicable local, state, and federal regulations.14. A designated area shall be provided on site for concrete truck chute washout. The area shall be constructed so as to contain washout material and located at least fifty(50) feet away from any waterway during construction. Upon completion of construction activities the concrete washout material will be removed and properly disposedof prior to the area being restored.15. Conditions in the field may warrant erosion control measures in addition to what is shown on these plans. The Developer shall implement whatever measures aredetermined necessary, as directed by the City.B. STREET IMPROVEMENT NOTES1. All street construction is subject to the General Notes on the cover sheet of these plans as well as the Street Improvements Notes listed here.2. A paving section design, signed and stamped by a Colorado licensed Engineer, must be submitted to the City of Fort Collins Engineer for approval, prior to any streetconstruction activity, (full depth asphalt sections are not permitted at a depth greater than 8 inches of asphalt). The job mix shall be submitted for approval prior toplacement of any asphalt.3.Where proposed paving adjoins existing asphalt, the existing asphalt shall be saw cut, a minimum distance of 12 inches from the existing edge, to create a cleanconstruction joint. The Developer shall be required to remove existing pavement to a distance where a clean construction joint can be made. Wheel cuts shall not beallowed unless approved by the City of Fort Collins Engineer in Fort Collins.4.Street subgrades shall be scarified the top 12 inches and re-compacted prior to subbase installation. No base material shall be laid until the subgrade has beeninspected and approved by the City of Fort Collins Engineer.5. Ft. Collins only. Valve boxes and manholes are to be brought up to grade at the time of pavement placement or overlay. Valve box adjusting rings are not allowed.6. When an existing asphalt street must be cut, the street must be restored to a condition equal to or better than its original condition. The existing street condition shall bedocumented by the Inspector before any cuts are made. Cutting and patching shall be done in conformance with Chapter 25, Reconstruction and Repair. The finishedpatch shall blend smoothly into the existing surface. The determination of need for a complete overlay shall be made by the City of Fort Collins Engineer. All overlaywork shall be coordinated with adjacent landowners such that future projects do not cut the new asphalt overlay work.7. All traffic control devices shall be in conformance with these plans or as otherwise specified in M.U.T.C.D. (including Colorado supplement) and as per theRight-of-Way Work Permit traffic control plan.8. The Developer is required to perform a gutter water flow test in the presence of the City of Fort Collins Inspector and prior to installation of asphalt. Gutters that holdmore than 1/4 inch deep or 5 feet longitudinally, of water, shall be completely removed and reconstructed to drain properly.9. Prior to placement of H.B.P. or concrete within the street and after moisture/density tests have been taken on the subgrade material (when a full depth section isproposed) or on the subgrade and base material (when a composite section is proposed), a mechanical "proof roll" will be required. The entire subgrade and/or basematerial shall be rolled with a heavily loaded vehicle having a total GVW of not less than 50,000 lbs. and a single axle weight of at least 18,000 lbs. with pneumatic tiresinflated to not less that 90 p.s.i.g. "Proof roll" vehicles shall not travel at speeds greater than 3 m.p.h. Any portion of the subgrade or base material which exhibitsexcessive pumping or deformation, as determined by the City of Fort Collins Engineer, shall be reworked, replaced or otherwise modified to form a smooth,non-yielding surface. The City of Fort Collins Engineer shall be notified at least 24 hours prior to the "proof roll." All "proof rolls" shall be preformed in the presence ofan Inspector.C. TRAFFIC SIGNING AND PAVEMENT MARKING CONSTRUCTION NOTES1. All signage and marking is subject to the General Notes on the cover sheet of these plans, as well as the Traffic Signing and Marking Construction Notes listed here.2. All symbols, including arrows, ONLYS, crosswalks, stop bars, etc. shall be pre-formed thermo-plastic.3. All signage shall be per the City of Fort Collins Standards and these plans or as otherwise specified in MUTCD.4. All lane lines for asphalt pavement shall receive two coats of latex paint with glass beads.5. All lane lines for concrete pavement should be epoxy paint.6. Prior to permanent installation of traffic striping and symbols, the Developer shall place temporary tabs or tape depicting alignment and placement of the same. Theirplacement shall be approved by the City of Fort Collins Traffic Engineer prior to permanent installation of striping and symbols.7. Pre-formed thermo-plastic applications shall be as specified in these Plans and/or these Standards.8. Epoxy applications shall be applied as specified in CDOT Standard Specifications for Road and Bridge Construction.9. All surfaces shall be thoroughly cleaned prior to installation of striping or markings.10. All sign posts shall utilize break-away assemblies and fasteners per the Standards.11. A field inspection of location and installation of all signs shall be performed by the City of Fort Collins Traffic Engineer. All discrepancies identified during the fieldinspection must be corrected before the 2-year warranty period will begin.12. The Developer installing signs shall be responsible for locating and protecting all underground utilities.13. Special care shall be taken in sign location to ensure an unobstructed view of each sign.14. Signage and striping has been determined by information available at the time of review. Prior to initiation of the warranty period,the City of Fort Collins Traffic Engineerreserves the right to require additional signage and/or striping if the City of Fort Collins Traffic Engineer determines that an unforeseen condition warrants such signageaccording to the MUTCD or the CDOT M and S Standards. All signage and striping shall fall under the requirements of the 2-year warranty period for new construction(except fair wear on traffic markings).15. Sleeves for sign posts shall be required for use in islands/medians. Refer to Chapter 14, Traffic Control Devices, for additional detail.D. STORM DRAINAGE NOTE1.The City of Fort Collins shall not be responsible for the maintenance of storm drainage facilities located on private property. The Developer shall be responsible formaintenance of all storm drainage facilities that are constructed outside of the public right-of-way that are cited herein: The stormlines as noted on the plan and profilesof this plan set.2. All other storm drainage facilities designed with these utility plans are public and shall be maintained by the City of Fort Collins.3. All recommendations of the Final Drainage and Erosion Control Reports for Mars Landing - Utility Plan dated September 11, 2019 by Galloway and Company, shall befollowed and implemented.4. Prior to final inspection and acceptance by the City of Fort Collins, certification of the drainage facilities, by a registered engineer, must be submitted to and approvedby the Stormwater Utility Department. Certification shall be submitted to the Stormwater Utility Department at least two weeks prior to the release of a certificate ofoccupancy for single family units. For commercial properties, certification shall by submitted to the Stormwater Utility Department at least two weeks prior to the releaseof any building permits in excess of those allowed prior to certification per the Development Agreement.5. 18" minimum vertical separation from other utilities is required including storm pipes and irrigation mains. Less than 18" will require a steel or concrete encasement ofthe lower sewer or water.E. WATER AND SEWER NOTES1. ALL WATER AND SANITARY SEWER CONSTRUCTION SHALL BE PERFORMED ACCORDING TO THE FORT COLLINS-LOVELAND WATER DISTRICT ANDTHE SOUTH FORT COLLINS SANITATION DISTRICT STANDARDS AND SPECIFICATIONS.2. CONSTRUCTION OF WATER AND SEWER FACILITIES REQUIRE A PRECON MEETING WITH DISTRICT OPERATIONS STAFF PRIOR TO CONSTRUCTION.3. CONTRACTOR SHALL NOTIFY DISTRICT INSPECTORS PRIOR TO STARTING WORK.4. CONTRACTOR SHALL CONTACT THE SANITATION DISTRICT FOR SEWER INSPECTION 48 HOURS PRIOR TO CONNECTING TO EXISTING SEWER STUBS.5. IF GROUNDWATER IS ENCOUNTERED WITHIN DEPTH OF SEWER CONSTRUCTION, MANHOLES MUST BE WATER PROOFED.6. CONTRACTOR SHALL CONTACT THE WATER DISTRICT FOR WATER INSPECTION 48 HOURS PRIOR TO CONNECTING TO EXISTING INFRASTRUCTURE.7. ALL COMMERCIAL DOMESTIC SERVICES REQUIRE A REDUCED PRESSURE BACKFLOW PREVENTION DEVICE.8. ALL WATER LINES SHALL BE A MINIMUM OF (5) FIVE FEET AND A MAXIMUM OF (6) SIX FEET BELOW FINAL GRADE.9. ALL DISTRICT VALVES SHALL ONLY BE OPERATED BY DISTRICT OPERATIONS STAFF.10. PIPE PRESSURE AND VACUUM TESTING SHALL BE WITNESSED BY DISTRICT INSPECTORS. WATERLINE BACTERIA TESTS SHALL ALSO BE TAKEN BYDISTRICT INSPECTORS.11. ONCE THE SYSTEM IS OPERATIONAL AND ALL TESTS HAVE PASSED, CONTRACTOR SHALL REQUEST SUBSTANTIAL COMPLETION WITH A LETTER TOTHE DISTRICT.12. AS-BUILTS SHALL BE SUBMITTED IN PDF AND DWG TO THE DISTRICT FOR FINAL APPROVAL.13. ONCE ALL PUNCH LIST ITEMS ARE COMPLETE, EASEMENTS ARE RECORDED, AND AS BUILT FILES ARE APPROVED, THE CONTRACTOR SHALL REQUEST FINALCOMPLETION WITH A LETTER TO THE DISTRICT THAT INCLUDES THE DOLLAR VALUE OF THE WATER AND SEWER IMPROVEMENTS LISTED SEPARATELY.F. GENERAL SITE PLAN NOTES1. Refer to final utility plans for exact locations and construction information for storm drainage structures, utility mains and services, proposed topography, streetimprovements.2. Refer to the subdivision plat and utility plans for exact locations, areas and dimensions of all easements, lots, tracts, streets, walks and other survey information.3. The project shall be constructed in accordance with the final plans. Amendments to the plans must be reviewed and approved by the City prior to the implementation ofany changes to the plans.4. All rooftop and ground mounted mechanical equipment must be screened from view from adjacent property and public streets. In cases where building parapets donot accomplish sufficient screening, then free-standing screen walls matching the predominant color of the building shall be constructed. Other minor equipment suchas conduit, meters and plumbing vents shall be screened or painted to match surrounding building surfaces.5. All construction with this development plan must be completed in one phase unless a phasing plan is shown with these plans.6. All exterior lighting provided shall comply with the foot-candle requirements in section 3.2.4 of the land use code and shall use a concealed, fully shielded light sourcewith sharp cut-off capability so as to minimize up-light, spill light, glare and unnecessary diffusion.7. Signage and addressing are not permitted with this planning document and must be approved by separate City permit prior to construction. Signs must comply withCity sign code unless a specific variance is granted by the City.8. Fire hydrants must meet or exceed Poudre Fire Authority standards. All buildings must provide an approved fire extinguishing system.9. All bike racks provided must be permanently anchored.10. All sidewalks and ramps must conform to City standards. Accessable ramps must be provided at all street and drive intersections and at all designated accessableparking spaces. Accessible parking spaces must slope no more than 1:48 in any direction. All accessible routes must slope no more than 1:20 in direction of traveland with no more than 1:48 cross slope.11. Common open space areas and landscaping within right of ways, street medians, and traffic circles adjacent to common open space areas are required to bemaintained by the property owner of the common area. The property owner is responsible for snow removal on all adjacent street sidewalks and sidewalks in commonopen space areas.12. Design and installation of all parkway/tree lawn and median areas in the right-of-way shall be in accordance with City standards. Unless otherwise agreed to by the Citywith the final plans, all ongoing maintenance of such areas is the responsibility of the owner/developer.13. The property owner for each residential lot is responsible for snow removal on all street sidewalks adjacent to each residential lot.14. Private conditions, covenants, and restrictions (cc&r's), or any other private restrictive covenant imposed on landowners within the development, may not be created orenforced having the effect of prohibiting or limiting the installation of xeriscape landscaping, solar/photo-voltaic collectors (if mounted flush upon any established roofline), clothes lines (if located in back yards), odor-controlled compost bins, or which have the effect of requiring that a portion of any individual lot be planted in turfgrass.15. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due toconstruction of this project, shall be replaced or restored to City of Fort Collins standards at the developer's expense prior to the acceptance of completedimprovements and/or prior to the issuance of the first certificate of occupancy.16. FIRE LANE MARKING: a fire lane marking plan must be reviewed and approved by the fire official prior to the issuance of any certificate of occupancy. Where requiredby the fire code official, approved signs or other approved notices that include the words no parking fire lane shall be provided for fire apparatus access roads toidentify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times adbe replaced or repaired when necessary to provide adequate visibility.17. PREMISE IDENTIFICATION: an addressing plan is required to be reviewed and approved by the City and Poudre Fire Authority prior to the issuance of any certificateof occupancy. Unless the private drive is named, monument signage may be required to allow way_finding. All buildings shall have address numbers, building numbersor approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six_inchnumerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or othersign or means shall be used to identify the structure.G. BLACK-TAILED PRAIRIE DOG MITIGATION NOTES1. Black-tailed prairie dogs located within the parcel will be trapped and donated to either a raptor rehabilitation program or a black-footed ferret recovery program. Allcontrol etc. will be done per City of Fort Collins, CPW and Colorado Department of Agriculture requirements. Control will be conducted via the introduction of carbonmonoxide into the burrows. 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65(63216,%,/,7<72),(/'9(5,)<7+(/2&$7,212)$//87,/,7,(638%/,&2535,9$7(:+(7+(56+2:1217+(3/$162512735,2572&216758&7,215(3257$1<',6&5(3$1&,(6727+((1*,1((535,2572&216758&7,217+(&2175$&7256+$//%(5(63216,%/(72&$//$//87,/,7<&203$1,(6 38%/,&$1'35,9$7( 35,2572$1<&216758&7,21729(5,)<(;$&787,/,7</2&$7,21 (/(9$7,2166+2:1+$9(%((1$%%5(9,$7('7+((17,5((/(9$7,21,67+((/(9$7,216+2:13/86)((7 $//&85%632766+2:1$5()/2:/,1((/(9$7,216$//27+(563276$5(/27&251(5629(5/2725),1,6+('*5$'()25/$1'6&$3($5($6 $'$3$5.,1*67$//6+$9($0$;,0806/23(,1$1<',5(&7,21NOTES:+,*+32,17(/(9$7,21/2:32,17(/(9$7,21('*(2)&21&5(7(352326('1$785$/+$%,7$7%8))(5=21( 1+%= 352326(':(7/$1'0,7,*$7,21$5($(;,67,1*($6(0(17/,1((;,67,1*67250,1/(7352326('0$1+2/(&&ITEM 3, ATTACHMENT 4Packet pg. 107
670670670670'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ H:\Goodwin Knight\CO, Fort Collins - GNK000008.10 - Mars Landing ISP\CADD\3 CD\GNK08_C3.1_Detailed Grading Plan.dwg - Donald Cecil - 7/27/2021,QLW ,VVXH'HVFULSWLRQ'DWH0$56/$1',1*352-(&7'(9(/230(173/$1)257&2//,16&27+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+735(/,0,1$5<127)25%,'',1*127)25&216758&7,21*1.-(3'%&CAUTION - NOTICE TO CONTRACTOR $//87,/,7</2&$7,2166+2:1$5(%$6('210$363529,'('%<7+($335235,$7(87,/,7<&203$1<$1'),(/'685)$&((9,'(1&($77+(7,0(2)6859(<$1',672%(&216,'(5('$1$3352;,0$7(/2&$7,2121/<,7,67+(&2175$&725
65(63216,%,/,7<72),(/'9(5,)<7+(),(/'/2&$7,212)$//87,/,7,(638%/,&2535,9$7(:+(7+(56+2:1217+(3/$162512735,2572&216758&7,215(3257$1<',6&5(3$1&,(6727+((1*,1((5('35,2572&216758&7,21 :+(5($352326('87,/,7<&5266(6$1(;,67,1*87,/,7<,7,67+(&2175$&725
65(63216,%,/,7<72),(/'9(5,)<7+(+25,=217$/$1'9(57,&$//2&$7,212)68&+(;,67,1*87,/,7<(,7+(57+528*+327+2/,1*25$/7(51$7,9(0(7+2'5(3257,1)250$7,21727+((1*,1((535,2572&216758&7,21 &2175$&7255(63216,%/()25$6%8,/7'5$:,1*67(6765(32576$1'25$1<27+(5&(57,),&$7(625,1)250$7,21$65(48,5(')25$&&(37$1&(2):25.)520&,7<87,/,7<',675,&7625$1<27+(5*29(51,1*$*(1&< &2175$&7256+$//3527(&7$//(;,67,1*6859(<02180(17$7,21&2175$&7256+$//+$9(/,&(16('6859(<255(3/$&($1<'$0$*('25',6785%('02180(17$7,21$77+(,5&267DETAILED GRADING PLANC2.16&$/(
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65(63216,%,/,7<72),(/'9(5,)<7+(/2&$7,212)$//87,/,7,(638%/,&2535,9$7(:+(7+(56+2:1217+(3/$162512735,2572&216758&7,215(3257$1<',6&5(3$1&,(6727+((1*,1((535,2572&216758&7,217+(&2175$&7256+$//%(5(63216,%/(72&$//$//87,/,7<&203$1,(6 38%/,&$1'35,9$7( 35,2572$1<&216758&7,21729(5,)<(;$&787,/,7</2&$7,21 (/(9$7,2166+2:1+$9(%((1$%%5(9,$7('7+((17,5((/(9$7,21,67+((/(9$7,216+2:13/86)((7 $//&85%632766+2:1$5()/2:/,1((/(9$7,216$//27+(563276$5(/27&251(5629(5/2725),1,6+('*5$'()25/$1'6&$3($5($6 $'$3$5.,1*67$//6+$9($0$;,0806/23(,1$1<',5(&7,21NOTES:+,*+32,17(/(9$7,21/2:32,17(/(9$7,21('*(2)&21&5(7(352326('1$785$/+$%,7$7%8))(5=21( 1+%= 352326(':(7/$1'0,7,*$7,21$5($(;,67,1*($6(0(17/,1((;,67,1*67250,1/(7352326('0$1+2/(MATCHLINE-SEE SHEET C2.2KEYMAPMARS DRIVESKYWAY DRIVEC2.1C2.2ITEM 3, ATTACHMENT 4Packet pg. 108
670'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ H:\Goodwin Knight\CO, Fort Collins - GNK000008.10 - Mars Landing ISP\CADD\3 CD\GNK08_C3.1_Detailed Grading Plan.dwg - Donald Cecil - 7/27/2021,QLW ,VVXH'HVFULSWLRQ'DWH0$56/$1',1*352-(&7'(9(/230(173/$1)257&2//,16&27+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+735(/,0,1$5<127)25%,'',1*127)25&216758&7,21*1.-(3'%&CAUTION - NOTICE TO CONTRACTOR $//87,/,7</2&$7,2166+2:1$5(%$6('210$363529,'('%<7+($335235,$7(87,/,7<&203$1<$1'),(/'685)$&((9,'(1&($77+(7,0(2)6859(<$1',672%(&216,'(5('$1$3352;,0$7(/2&$7,2121/<,7,67+(&2175$&725
65(63216,%,/,7<72),(/'9(5,)<7+(),(/'/2&$7,212)$//87,/,7,(638%/,&2535,9$7(:+(7+(56+2:1217+(3/$162512735,2572&216758&7,215(3257$1<',6&5(3$1&,(6727+((1*,1((5('35,2572&216758&7,21 :+(5($352326('87,/,7<&5266(6$1(;,67,1*87,/,7<,7,67+(&2175$&725
65(63216,%,/,7<72),(/'9(5,)<7+(+25,=217$/$1'9(57,&$//2&$7,212)68&+(;,67,1*87,/,7<(,7+(57+528*+327+2/,1*25$/7(51$7,9(0(7+2'5(3257,1)250$7,21727+((1*,1((535,2572&216758&7,21 &2175$&7255(63216,%/()25$6%8,/7'5$:,1*67(6765(32576$1'25$1<27+(5&(57,),&$7(625,1)250$7,21$65(48,5(')25$&&(37$1&(2):25.)520&,7<87,/,7<',675,&7625$1<27+(5*29(51,1*$*(1&< &2175$&7256+$//3527(&7$//(;,67,1*6859(<02180(17$7,21&2175$&7256+$//+$9(/,&(16('6859(<255(3/$&($1<'$0$*('25',6785%('02180(17$7,21$77+(,5&267DETAILED GRADING PLANC2.26&$/(
(;,67,1*672506(:(5(;,67,1*5,*+72):$<(;,67,1*/27/,1(352326('($6(0(17/,1((;,67,1*0$1+2/(352326('&85%$1'*877(5(;,67,1*&85%$1'*877(5352326('&85%$1'*877(5287)$//(;,67,1*0,125&217285(;,67,1*0$-25&217285352326('0,125&217285352326('0$-25&217285352326('6327(/(9$7,21(;,67,1*6327(/(9$7,21352326('6/23(6352326('672506(:(575$16,7,21352326('67250,1/(7LEGEND:),1,6+('*5$'($77232):$//),1,6+('*5$'($7%277202):$//7232)*5$7((/(9$7,21)/2:/,1((/(9$7,21 $//87,/,7</2&$7,2166+2:1$5(%$6('210$363529,'('%<7+($335235,$7(87,/,7<&203$1<$1'),(/'685)$&((9,'(1&($77+(7,0(2)6859(<$1',672%(&216,'(5('$1$3352;,0$7(/2&$7,2121/<,7,67+(&2175$&725
65(63216,%,/,7<72),(/'9(5,)<7+(/2&$7,212)$//87,/,7,(638%/,&2535,9$7(:+(7+(56+2:1217+(3/$162512735,2572&216758&7,215(3257$1<',6&5(3$1&,(6727+((1*,1((535,2572&216758&7,217+(&2175$&7256+$//%(5(63216,%/(72&$//$//87,/,7<&203$1,(6 38%/,&$1'35,9$7( 35,2572$1<&216758&7,21729(5,)<(;$&787,/,7</2&$7,21 (/(9$7,2166+2:1+$9(%((1$%%5(9,$7('7+((17,5((/(9$7,21,67+((/(9$7,216+2:13/86)((7 $//&85%632766+2:1$5()/2:/,1((/(9$7,216$//27+(563276$5(/27&251(5629(5/2725),1,6+('*5$'()25/$1'6&$3($5($6 $'$3$5.,1*67$//6+$9($0$;,0806/23(,1$1<',5(&7,21NOTES:+,*+32,17(/(9$7,21/2:32,17(/(9$7,21('*(2)&21&5(7(352326('1$785$/+$%,7$7%8))(5=21( 1+%= 352326(':(7/$1'0,7,*$7,21$5($(;,67,1*($6(0(17/,1((;,67,1*67250,1/(7352326('0$1+2/(MATCHLINE-SEE SHEET C2.1KEYMAPMARS DRIVESKYWAY DRIVEC2.1C2.2ITEM 3, ATTACHMENT 4Packet pg. 109
8(8(8(8(8(****878787878787:670670670670670670::::::::::::
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65(63216,%,/,7<72),(/'9(5,)<7+(),(/'/2&$7,212)$//87,/,7,(638%/,&2535,9$7(:+(7+(56+2:1217+(3/$162512735,2572&216758&7,215(3257$1<',6&5(3$1&,(6727+((1*,1((5('35,2572&216758&7,21 :+(5($352326('87,/,7<&5266(6$1(;,67,1*87,/,7<,7,67+(&2175$&725
65(63216,%,/,7<72),(/'9(5,)<7+(+25,=217$/$1'9(57,&$//2&$7,212)68&+(;,67,1*87,/,7<(,7+(57+528*+327+2/,1*25$/7(51$7,9(0(7+2'5(3257,1)250$7,21727+((1*,1((535,2572&216758&7,21 &2175$&7255(63216,%/()25$6%8,/7'5$:,1*67(6765(32576$1'25$1<27+(5&(57,),&$7(625,1)250$7,21$65(48,5(')25$&&(37$1&(2):25.)520&,7<87,/,7<',675,&7625$1<27+(5*29(51,1*$*(1&< &2175$&7256+$//3527(&7$//(;,67,1*6859(<02180(17$7,21&2175$&7256+$//+$9(/,&(16('6859(<255(3/$&($1<'$0$*('25',6785%('02180(17$7,21$77+(,5&267UTILITY PLANC3.0WSSWSSS6&$/(
ITEM 3, ATTACHMENT 4Packet pg. 110
'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ H:\Goodwin Knight\CO, Fort Collins - GNK000008.10 - Mars Landing ISP\CADD\3 CD\GNK08_CD4.1_Utility Details.dwg - Donald Cecil - 7/27/2021,QLW ,VVXH'HVFULSWLRQ'DWH0$56/$1',1*352-(&7'(9(/230(173/$1)257&2//,16&27+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+735(/,0,1$5<127)25%,'',1*127)25&216758&7,21*1.-(3'%&UTILITY DETAILSC3.1ITEM 3, ATTACHMENT 4Packet pg. 111
'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ H:\Goodwin Knight\CO, Fort Collins - GNK000008.10 - Mars Landing ISP\CADD\3 CD\GNK08_CD4.1_Utility Details.dwg - Donald Cecil - 7/27/2021,QLW ,VVXH'HVFULSWLRQ'DWH0$56/$1',1*352-(&7'(9(/230(173/$1)257&2//,16&27+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+735(/,0,1$5<127)25%,'',1*127)25&216758&7,21*1.-(3'%&UTILITY DETAILSC3.2ITEM 3, ATTACHMENT 4Packet pg. 112
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SANITARY 1
KEYMAPUS HWY 287MARS DRIVESKYWAY DRIVEITEM 3, ATTACHMENT 4Packet pg. 113
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'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ H:\Goodwin Knight\CO, Fort Collins - GNK000008.10 - Mars Landing ISP\CADD\3 CD\GNK08_CD6.1_Storm Details.dwg - Donald Cecil - 7/27/2021,QLW ,VVXH'HVFULSWLRQ'DWH0$56/$1',1*352-(&7'(9(/230(173/$1)257&2//,16&27+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+735(/,0,1$5<127)25%,'',1*127)25&216758&7,21*1.-(3'%&RIRRAP INSTALLATION AT FES4ROUND AREA INLET W/ STANDARD GRATE3STORM DETAILSC5.2ITEM 3, ATTACHMENT 4Packet pg. 117
'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ H:\Goodwin Knight\CO, Fort Collins - GNK000008.10 - Mars Landing ISP\CADD\3 CD\GNK08_CD6.1_Storm Details.dwg - Donald Cecil - 7/27/2021,QLW ,VVXH'HVFULSWLRQ'DWH0$56/$1',1*352-(&7'(9(/230(173/$1)257&2//,16&27+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+735(/,0,1$5<127)25%,'',1*127)25&216758&7,21*1.-(3'%&ADS STORMTECH DETAILSC5.3ITEM 3, ATTACHMENT 4Packet pg. 118
'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ H:\Goodwin Knight\CO, Fort Collins - GNK000008.10 - Mars Landing ISP\CADD\3 CD\GNK08_CD6.1_Storm Details.dwg - Donald Cecil - 7/27/2021,QLW ,VVXH'HVFULSWLRQ'DWH0$56/$1',1*352-(&7'(9(/230(173/$1)257&2//,16&27+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+735(/,0,1$5<127)25%,'',1*127)25&216758&7,21*1.-(3'%&ADS STORMTECH DETAILSC5.4ITEM 3, ATTACHMENT 4Packet pg. 119
'DWH 'UDZQ%\ 3URMHFW1R &KHFNHG%\ H:\Goodwin Knight\CO, Fort Collins - GNK000008.10 - Mars Landing ISP\CADD\3 CD\GNK08_CD6.1_Storm Details.dwg - Donald Cecil - 7/27/2021,QLW ,VVXH'HVFULSWLRQ'DWH0$56/$1',1*352-(&7'(9(/230(173/$1)257&2//,16&27+(6(3/$16$5($1,167580(172)6(59,&($1'$5(7+(3523(57<2)*$//2:$<$1'0$<127%('83/,&$7('',6&/26('255(352'8&(':,7+2877+(:5,77(1&216(172)*$//2:$<&23<5,*+76$1',1)5,1*(0(176:,//%((1)25&('$1'3526(&87('&23<5,*+735(/,0,1$5<127)25%,'',1*127)25&216758&7,21*1.-(3'%&ADS STORMTECH DETAILSC5.5ITEM 3, ATTACHMENT 4Packet pg. 120
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MARS DRIVE PLAN ANDPROFILEC6.0LEGEND:(;,67,1*5,*+72):$<(;,67,1*/27/,1((;,67,1*($6(0(17/,1(352326('&85%$1'*877(5(;,67,1*&85%$1'*877(5NOTES: 7+(6,=(7<3($1'/2&$7,212)$//.12:181'(5*5281'87,/,7,(6$5($3352;,0$7(:+(16+2:1217+(6('5$:,1*6,76+$//%(7+(5(63216,%,/,7<2)7+(&2175$&725729(5,)<7+((;,67(1&(2)$//81'(5*5281'87,/,7,(6,17+($5($2)7+(:25.%()25(&200(1&,1*1(:&216758&7,217+(&2175$&7256+$//%(5(63216,%/()25/2&$7,1*$//81'(5*5281'87,/,7,(6$1'6+$//%(5(63216,%/()25$//81.12:181'(5*5281'87,/,7,(6 5()(572/$1'6&$3(3/$16)25675((775((,1)250$7,21$1'6859(<'2&80(176)25$'',7,21$/5,*+72):$<($6(0(17$1'52$':$<&(17(5/,1(,1)250$7,21 %8,/',1*32,176$5($7&251(562)120,1$/%8,/',1*)22735,176&2175$&7256+$//&21),50$//%8,/',1*&251(56$1'',0(16,216:,7+$5&+,7(&735,2572&$//,1*)2567$.(6 $//',0(16,2165()(5(1&()/2:/,1(%8,/',1*253523(57</,1(81/(6663(&,),('27+(5:,6( &2175$&72572&225',1$7(:,7+&,9,/(1*,1((5$1'$5&+,7(&735,257267$.,1*%8,/',1*&225',1$7(6 )25$//&$7&+$1'63,//&85%,1)250$7,21$1'75$16,7,2166((*5$',1*3/$16&& $//675,3,1*$1'3$9(0(170$5.,1*66+$//&203/<:,7+7+(087&'$1'6(&7,212)7+(&'2763(&,),&$7,216)256.<:$<'5,9($1'6287+&2//(*($9(18(,17(56(&7,21,03529(0(176 $//675,3,1*$1'3$9(0(170$5.,1*)256.<:$<'5,9($1'0$56'5,9(6+$//&203/<:,7+7+(&,7<2))257&2//,16675((7'(6,*1$1'&216758&7,2167$1'$5'6 $//75$)),&&21752/6,*166+$//&21)250727+(5(48,5(0(1762)7+(087&':,7+5(*$5'726,*17<3(6,=(/2&$7,21$1'02817,1*63(&,),&$7,216 $//216,7(&85%$1'*877(56+$//%(&$7&+2563,//&85%$1'*877(581/(66127(' $//+&5$0366+$//+$9(7581&$7(''20(63(56,7(3/$1'(7$,/66+((7 5()(572'(7$,/6+((7)25+&3$5.,1*67$//'(7$,/6$1'6,*15(48,5(0(176$//63$&(6$5(9$1$&&(66,%/($1'6+28/'%(3267('$668&+3529,'(
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COLLEGE AVENUESIDEWALK PLANC6.1LEGEND:(;,67,1*5,*+72):$<(;,67,1*/27/,1((;,67,1*($6(0(17/,1(352326('&85%$1'*877(5(;,67,1*&85%$1'*877(5NOTES: 7+(6,=(7<3($1'/2&$7,212)$//.12:181'(5*5281'87,/,7,(6$5($3352;,0$7(:+(16+2:1217+(6('5$:,1*6,76+$//%(7+(5(63216,%,/,7<2)7+(&2175$&725729(5,)<7+((;,67(1&(2)$//81'(5*5281'87,/,7,(6,17+($5($2)7+(:25.%()25(&200(1&,1*1(:&216758&7,217+(&2175$&7256+$//%(5(63216,%/()25/2&$7,1*$//81'(5*5281'87,/,7,(6$1'6+$//%(5(63216,%/()25$//81.12:181'(5*5281'87,/,7,(6 5()(572/$1'6&$3(3/$16)25675((775((,1)250$7,21$1'6859(<'2&80(176)25$'',7,21$/5,*+72):$<($6(0(17$1'52$':$<&(17(5/,1(,1)250$7,21 %8,/',1*32,176$5($7&251(562)120,1$/%8,/',1*)22735,176&2175$&7256+$//&21),50$//%8,/',1*&251(56$1'',0(16,216:,7+$5&+,7(&735,2572&$//,1*)2567$.(6 $//',0(16,2165()(5(1&()/2:/,1(%8,/',1*253523(57</,1(81/(6663(&,),('27+(5:,6( &2175$&72572&225',1$7(:,7+&,9,/(1*,1((5$1'$5&+,7(&735,257267$.,1*%8,/',1*&225',1$7(6 )25$//&$7&+$1'63,//&85%,1)250$7,21$1'75$16,7,2166((*5$',1*3/$16&& $//675,3,1*$1'3$9(0(170$5.,1*66+$//&203/<:,7+7+(087&'$1'6(&7,212)7+(&'2763(&,),&$7,216)256.<:$<'5,9($1'6287+&2//(*($9(18(,17(56(&7,21,03529(0(176 $//675,3,1*$1'3$9(0(170$5.,1*)256.<:$<'5,9($1'0$56'5,9(6+$//&203/<:,7+7+(&,7<2))257&2//,16675((7'(6,*1$1'&216758&7,2167$1'$5'6 $//75$)),&&21752/6,*166+$//&21)250727+(5(48,5(0(1762)7+(087&':,7+5(*$5'726,*17<3(6,=(/2&$7,21$1'02817,1*63(&,),&$7,216 $//216,7(&85%$1'*877(56+$//%(&$7&+2563,//&85%$1'*877(581/(66127(' $//+&5$0366+$//+$9(7581&$7(''20(63(56,7(3/$1'(7$,/66+((7 5()(572'(7$,/6+((7)25+&3$5.,1*67$//'(7$,/6$1'6,*15(48,5(0(176$//63$&(6$5(9$1$&&(66,%/($1'6+28/'%(3267('$668&+3529,'(
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SIGNAGE AND STRIPINGPLANC6.2LEGEND:352326('&85%$1'*877(5(;,67,1*&85%$1'*877(5NOTES: 7+(6,=(7<3($1'/2&$7,212)$//.12:181'(5*5281'87,/,7,(6$5($3352;,0$7(:+(16+2:1217+(6('5$:,1*6,76+$//%(7+(5(63216,%,/,7<2)7+(&2175$&725729(5,)<7+((;,67(1&(2)$//81'(5*5281'87,/,7,(6,17+($5($2)7+(:25.%()25(&200(1&,1*1(:&216758&7,217+(&2175$&7256+$//%(5(63216,%/()25/2&$7,1*$//81'(5*5281'87,/,7,(6$1'6+$//%(5(63216,%/()25$//81.12:181'(5*5281'87,/,7,(6 5()(572/$1'6&$3(3/$16)25675((775((,1)250$7,21$1'6859(<'2&80(176)25$'',7,21$/5,*+72):$<($6(0(17$1'52$':$<&(17(5/,1(,1)250$7,21 %8,/',1*32,176$5($7&251(562)120,1$/%8,/',1*)22735,176&2175$&7256+$// &21),50$//%8,/',1*&251(56$1'',0(16,216:,7+$5&+,7(&735,2572&$//,1*)2567$.(6 $//',0(16,2165()(5(1&()/2:/,1(%8,/',1*253523(57</,1(81/(6663(&,),('27+(5:,6( &2175$&72572&225',1$7(:,7+&,9,/(1*,1((5$1'$5&+,7(&735,257267$.,1*%8,/',1*&225',1$7(6 )25$//&$7&+$1'63,//&85%,1)250$7,21$1'75$16,7,2166((*5$',1*3/$16&& $//675,3,1*$1'3$9(0(170$5.,1*66+$//&203/<:,7+7+(087&'$1'6(&7,212)7+(&'2763(&,),&$7,216)256.<:$<'5,9($1'6287+&2//(*($9(18(,17(56(&7,21,03529(0(176 $//675,3,1*$1'3$9(0(170$5.,1*)256.<:$<'5,9($1'0$56'5,9(6+$//&203/<:,7+7+(&,7<2))257&2//,16675((7'(6,*1$1'&216758&7,2167$1'$5'6 $//75$)),&&21752/6,*166+$//&21)250727+(5(48,5(0(1762)7+(087&':,7+5(*$5'726,*17<3(6,=(/2&$7,21$1'02817,1*63(&,),&$7,216 $//216,7(&85%$1'*877(56+$//%(&$7&+2563,//&85%$1'*877(581/(66127(' $//+&5$0366+$//+$9(7581&$7(''20(63(56,7(3/$1'(7$,/66+((7 5()(572'(7$,/6+((7)25+&3$5.,1*67$//'(7$,/6$1'6,*15(48,5(0(176$//63$&(6$5(9$1$&&(66,%/($1'6+28/'%(3267('$668&+3529,'(
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SKYWAY DRIVE AT S COLLEGE AVENUESIGNAGE AND STRIPINGBABITEM 3, ATTACHMENT 4Packet pg. 123
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This unofficial copy was downloaded on Jun-26-2019 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.comFor additional information or an official copy, please contact Engineering Office 281 North College Fort Collins, CO 80521 USA ITEM 3, ATTACHMENT 5Packet pg. 129
This unofficial copy was downloaded on Jun-26-2019 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.comFor additional information or an official copy, please contact Engineering Office 281 North College Fort Collins, CO 80521 USA ITEM 3, ATTACHMENT 5Packet pg. 130
Mars Landing
Neighborhood Meeting Summary (8-27-19)
Overview
City Staff:
Pete Wray, Senior City Planner and Project Planner
Sylvia Tatman-Burruss, Development Review Liaison
Shawna Van Zee, City Planning Specialist
Dave Betley, Civil Engineering Manager
Joe Olson, City Traffic Engineer
Steve Gilchrist, Traffic Engineering Sr. Technician
Martina Wilkinson, Assistant City Traffic Engineer (not at mtg. but provided written responses)
Stephanie Blochowiak, Environmental Planner (not at mtg. but provided written responses)
Applicant:
Mark Johnson, Goodwin Knight LLC
James Prelog, Galloway and Company
Neighborhood Meeting Date: Monday August 26, 2019
Proposed Project Review Process
Purpose of meeting is to share conceptual plans at an early stage in process and gather
feedback from neighbors for inclusion in record.
A formal application of the project has not been submitted to the City
A project development plan submittal will start a formal review by staff, with each round of
review comprising three weeks
Staff will determine when the project is ready for hearing
Type 2 review and hearing, with the Planning and Zoning Board with Project Development Plan
with Board acting decision maker.
Residents who receive this meeting notice will also receive a letter for the Planning and Zoning
Board Hearing
Applicant Presentation
The project has completed the conceptual review stage and a PDP application has not
been submitted to the city.
The project includes a request to build two, three story multi-family buildings with 90 total
dwelling units and clubhouse.
188 parking spaces will be provided on site for both the residential uses and pool/clubhouse.
Site provides a landscape buffer to the existing ditch corridor west of project and full site
landscape design
Primary access to the site is from Mars Drive via Skyway Drive
The property is in the General Commercial (C-G) Zone District.
Community Development and
Neighborhood Services
Planning Services
281 North College Ave.
P.O. Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
ITEM 3, ATTACHMENT 6
Packet pg. 131
Neighborhood Meeting Notes – Mars Landing Page 2
Questions/Comments and Answers
Transportation Comments:
Question: Is there evidence of the traffic study that we can see?
Applicant: The traffic study will be submitted with the formal application and will be public
record, so it will be available upon request. Information from the traffic study will determine
level of service requirements and extent of public street improvements, based on project traffic
impacts.
Question: Who owns the frontage road?
Applicant: CDOT, the state department of transportation, owns S. College Ave. and the
Frontage Rd. is in the right-of-way. CDOT is responsible for maintenance of both roadways.
Question: Who completed the traffic study? Is this done by the applicant’s team?
Applicant: Delich Associates, an independent contractor, is conducting the traffic study.
Question: Will there be visitor parking spots? It does not look like you have many extra visitor
parking spots beyond what the residents will need.
Applicant: There is parking for visitors in addition to resident parking.
Question: When the problem with the traffic starts, who do we contact?
City Staff: You can contact Joe Olson with the City’s Traffic Engineering at jolson@fcgov.com.
Question: All of the traffic from this development will be come off of Skyway Dr. Is that correct?
Applicant: Yes, until Mars Drive connects through future developments to Trilby Road, the
traffic will all connect to Skyway Dr.
Question: Safety is our concern and even though the traffic study may show you do not need
to make improvements, there are issues in this area that need to be addressed. Will there be a
traffic light at Constellation? Who do we complain to about the Frontage Road?
Joe Olson: Developers can’t be required to fix things that are already not working. We look at
things that they are impacting directly. The Frontage Road that close to College Ave is a
difficult design, which is why we don’t design roadways like this anymore. For existing
deficiencies, please direct your concerns to traffic operations with the city. Joe Olson is the
point of contact if you want to have conversations about traffic issues in your neighborhood.
His number is 970-224-6062.
ITEM 3, ATTACHMENT 6
Packet pg. 132
Neighborhood Meeting Notes – Mars Landing Page 3
Sylvia Tatman-Burruss: The City would be happy to set up a meeting with your HOA about
existing conditions and what improvements need to be addressed.
Comment: Skyway Drive is dangerous in the winter. There is lots of ice and it is downhill to the
light at College Avenue, so it is very easy to slide into the intersection.
Joe Olson: It would be best to notify traffic operations of that specific issue to ensure the road
is properly maintained in the winter.
Comment: If we want to address the traffic, we need to take it to City Council to get change.
Question: Who is responsible to finish Mars Drive to Trilby?
Applicant: That will not be part of this development. We will extend Mars drive an additional
200 feet. The ultimate plan of the street network is for Mars Drive to extend to Trilby in the
future. The remaining portions would be built by future development on the parcels to the south
that connect to Trilby.
Pete: If and when the middle properties come forward for development, they will be
responsible for building the remainder of Mars Drive. Each project builds their section of the
road to the city standards.
Question: Is the traffic study already complete? Who sets the primary assumptions?
Applicant: A traffic study has been done, but it has not been submitted or reviewed by the city,
so it is not complete.
Joe Olson: A traffic study includes a scoping meeting with the city and the group conducting
the study to look at big picture to determine those assumptions.
Comment: Trilby is already an issue and will get worse if this connection is eventually made.
Pete Wray: This project is responsible for mitigating the traffic impacts from this development
to determine local street frontage improvements and contributing to street oversizing based on
those impacts. The future connection of Mars Drive between Skyway and Trilby will provide
more street connectivity choices for accessing College. This project as stated will extend Mars
Drive to south boundary of site. We do not know timing for when Mars Drive will be completed
to Trilby, contingent on future development coming forward.
Question: This conversation has all been “If this, then that”. Why isn’t there a plan that states
what will happen and what the quality of life will be like as a result? I’m concerned with the
quality of life for the people who will be living here.
Pete Wray: As each development comes forward, we as City staff have to respond to that
development and what can change as a result. Streets are built two ways, either by
development or by a capital project that the city initiates. As stated previously, improvements
ITEM 3, ATTACHMENT 6
Packet pg. 133
Neighborhood Meeting Notes – Mars Landing Page 4
of existing deficiencies of streets, sidewalks and drainage in area are not part of this
development but will be addressed over time as the city has available funding.
Comment: We have had multiple meetings in this area over the past several years and we
always talk about traffic, and nothing ever gets better. Please recognize that there are people
who have been here a long time and are very invested and we have already given a lot and we
can’t have development on the backs of those who have been here. We need to have our
voices considered in this process.
Sylvia: Your comments are being captured and will be part of the record.
Environmental Comments:
Question: What about the prairie dogs? Will you kill them?
Applicant: The city has a mitigation process for prairie dogs.
Stephanie Blochowiak (written City Staff Response): An Ecological Characterization Study
(ECS) is required to inventory all onsite natural habitats and features and those within 500-ft of
project site per LUC 3.4.1. The ECS informs design of a “natural habitat buffer zone” or NHBZ.
The ditch is proposed to be piped and City staff must mitigate for lost habitat value within the
NHBZ design.
Question: The prairie dogs got pushed out of the self-storage development area. That plan
was not adequate, and those dogs have moved to this site and to the right-of-way. This has
been dangerous for the prairie dogs, and we have lost many of them.
Applicant: We will do our best to mitigate those effects and work with the city to handle the
prairie dogs.
Stephanie Blochowiak (written City Staff Response): Land Use Code Section 3.4.1 now
specifies that prairie dog colonies equal to or greater than one acre in size warrant protection
or mitigation as part of the development review process. The following approaches may be
acceptable forms of mitigation depending on specific circumstances:
• On-site habitat enhancements
• Off-site habitat enhancements
• Payment-in-lieu mitigation
• Trap and donate
• Passive relocation
• Active relocation
Any questions related to prairie dog mitigation can be directed to Stephanie Blochowiak,
Environmental Planner with the City, at sblochowiak@fcgov.com.
Other Comments:
Question: Will the water on site be routed through the ditch on the north?
ITEM 3, ATTACHMENT 6
Packet pg. 134
Neighborhood Meeting Notes – Mars Landing Page 5
Applicant: No, the flows on this development will be connected to an underground storm
system.
Question: What is the lighting plan for the parking lot? How will you do it safely and dimly?
Applicant: This is zoned commercial, so the light pollution of a residential development is likely
less than you would see with a more commercial development. We work with lower mounted
lights, and the city has strict standards in regard to lighting that we will adhere to. It won’t be as
dark as it is now, but the light should not be extending beyond our property.
Pete: They will submit a lighting plan that includes building lights, streets lights, and sidewalk
lights. They will all be down directional and low light levels. The lighting can’t extend beyond
the site boundary.
Question: How is it safe in the case of a fire or emergency if there is only one exit?
Applicant: The fire department will review this project and they have high standards for safety.
They deal with these situations a lot and will be thinking through these types of situations in
their review of the plan. The PFA will have emergency access to the residential buildings and
clubhouse on site. You will be able to see their comments throughout the process as well.
Question: You have a clubhouse – will that be able to be rented out?
Applicant: It would be available to the residence for use. The clubhouse will include an office,
meeting room, and exercise room. It won’t be a big building so it would not accommodate large
groups or parties.
Question: How many units and bedrooms will be part of this development?
Applicant: 90 units and 128 bedrooms. These are market rate, and we do market rates to
determine pricing but likely $1,000-$1,800.
Question: Who will manage the apartment complex?
Applicant: It will be managed by management company, and they will be onsite.
Question: What is the green area on the site plan?
Applicant: It is the detention pond. This area is part of the storm water drainage plan for the
project.
Comment: People are going to have dogs and there is no place for pets. In Colorado many
people have dogs. We are concerned their dogs will poop on our lawns. Please consider
adding an area for dogs.
ITEM 3, ATTACHMENT 6
Packet pg. 135
Neighborhood Meeting Notes – Mars Landing Page 6
Applicant: That is something to consider. Without a formal dog park on site, residents have the
option to walk their pets along the street sidewalks, open space on site, and eventually to the
trail that will extend along to the west of this property.
Question: How are you going to keep the neighborhood kids off the playground?
Applicant: We will not be regulating children to stay out of the playground.
Comment: I have two primary concerns. First, when storm water drainage was addressed at
the site with the storage, they took away the graded areas that had previously leveled off, it is
a fast ride down in a wheelchair and could be a safety concern. Second, the drainage in this
area has some major issues. The water backs up and there is a lake at the intersection of S.
College Avenue when we get rain.
Pete: This project will provide streetscape improvements along frontage of Skyway Drive and
Mars Drive, with new sidewalks in compliance with ADA standards. The project will also
provide storm water improvements on site and connections to off-site drainage systems that
meet City stormwater criteria requirements.
Sylvia: Thanks for attending tonight. The conversation will be summarized and available as
public record. Residents that received notice of this meeting will also be notified of hearing.
The next step in the development review process is for the applicant to consider refinements to
the project design in preparation of a formal project submittal and review by City staff.
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Ecological Characterization Study
SE Corner of Skyway Drive and Gateway Center Drive
In Support of Article 3 General Development Standards,
Division 3.4 Environmental, Natural Area, Recreational and
Cultural Resource Protection Standards
City of Fort Collins, Colorado
prepared for:
Mark Johnson, RLA
8605 Explorer Dr. Suite 250
Colorado Springs, CO 8092
prepared by:
Wildlife Specialties LLC
PO Box 1231,
Lyons, CO 80540 October 23, 2020
ITEM 3, ATTACHMENT 8
Packet pg. 151
1
Table of Contents
Section / Title Page
1.0 Introduction .................................................................................................................................................................2
2.0 Environmental Setting ...............................................................................................................................................3
3.0 Proposed Development .............................................................................................................................................3
4.0 Survey Methods ..........................................................................................................................................................3
5.0 Ecological Characterization Report .......................................................................................................................4
5.1 Wildlife Use of the Area ......................................................................................................................................4
5.2 Wetlands ..................................................................................................................................................................5
5.3 Prominent Views ...................................................................................................................................................5
5.4 Native Vegetation ..................................................................................................................................................5
5.5 Significant Non-Native Tree Species................................................................................................................5
5.6 Bank, Shoreline or High-Water Mark ..............................................................................................................5
5.7 Sensitive or Specially Valued Species ..............................................................................................................5
5.8 Special Habitat Features ......................................................................................................................................6
5.9 Wildlife Movement Corridor ..............................................................................................................................6
5.10 General Ecological Function ............................................................................................................................6
5.11 Issues with Timing of Development Activities ............................................................................................6
5.12 Natural Habitat or Feature Requiring Mitigation ........................................................................................7
6.0 Conclusions & Recommendations ........................................................................................................................7
7.0 References...................................................................................................................................................................7
Appendix A ..................................................................................................................................................................... 27
List of Figures/Photos
Number / Title Page
Figure 1. Parcel Location. ..............................................................................................................................................8
Figure 2. Natural Habitats and Features. ....................................................................................................................9
Photos................................................................................................................................................................................ 10
List of Tables
Number / Title Page
Table 1. Federal Threatened, Endangered and Candidate Plant and Wildlife Species Potentially
Occurring near Skyway Drive and Mars Drive, Fort Collins, CO ............................................................ 14
Table 2. Migratory Birds of Conservation Concern............................................................................................... 16
Table 3. Colorado Parks and Wildlife Endangered, Threatened, and Species of Special Concern ............ 17
Table 4. City of Fort Collins List of Sensitive Wildlife Species ......................................................................... 21
ITEM 3, ATTACHMENT 8
Packet pg. 152
2
1.0 Introduction
This Ecological Characterization Study (ECS) was prepared to identify important City of Fort Collins
Natural Habitats and Features at the SE corner of Skyway Drive and Gateway Center Drive in Fort
Collins, Colorado (Figure 1). Specifically, this parcel is located in the NE ¼ of the SE ¼, Section 11
of Township 6 North Range 69 West of the sixth prime meridian.
Article 3 of the City of Fort Collins (City) General Development Standards section 3.4.1 Natural
Habitats and Features states that if development is proposed within five hundred (500) feet of an area or
feature identified as a natural habitat or feature on the city’s Natural Habitats and Features Inventory
Map (completed in 1999), or if any portion of the development site possesses characteristics (including,
without limitation, wetlands, riparian areas or foothills forest) which would have supported their
inclusion on the Natural Habitats and Features Inventory Map, and such areas are discovered during
site evaluation and/or reconnaissance associated with the development review process then a
comprehensive ecological characterization study of the entire property must be prepared by a qualified
consultant and submitted to the City for review.
Article 3 of the City of Fort Collins (City) General Development Standards section 3.4.1 Natural
Habitats and Features identifies the following Natural Communities or Habitats:
a) Aquatic (e.g., rivers, streams, lakes, ponds);
b) Wetland and wet meadow;
c) Native grassland;
d) Riparian forest;
e) Urban plains forest;
f) Riparian shrubland;
g) Foothills shrubland; and
h) Foothills forest.
Article 3 of the General Development Standards section 3.4.1 Natural Habitats and Features identifies
the following Special Features:
a) Significant remnants of native plant communities;
b) Potential habitats and known locations of rare, threatened or endangered species of plants;
c) Potential habitats and known locations of rare, threatened or endangered species of wildlife;
d) Raptor habitat features, including nest sites, communal roost sites and key concentration areas;
e) Concentration areas for nesting and migratory shorebirds and waterfowl;
f) Migratory songbird concentration areas;
g) Key nesting areas for grassland birds;
h) Fox and coyote dens;
i) Mule deer winter concentration areas;
j) Prairie dog colonies one (1) acre or greater in size;
k) Concentration areas for rare, migrant or resident butterflies;
l) Areas of high terrestrial or aquatic insect diversity;
m) Areas of significant geological or paleontological interest; and
n) Irrigation ditches that serve as wildlife corridors.
The parcel includes a portion of the North Louden Ditch (a wildlife movement corridor previously
identified by the City), a Black-tailed Prairie Dog (prairie dogs - Cynomys ludovicianus) colony greater
than one (1) acre in size (Figure 2). Additionally, there is a Red-tailed Hawk (Buteo jamaicensis) nest
approximately 450 feet east of the east side of the parcel (Figure 3). This ECS is in response to the
presence of the prairie dogs, Red-tailed Hawk nest, and the North Louden Ditch.
ITEM 3, ATTACHMENT 8
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3
2.0 Environmental Setting
The parcel is located in south Fort Collins within a strip of land between South College Avenue and
Gateway Center Drive (east and west respectively), and Skyway Drive and West Trilby Road (north
and south respectively). The property has historically been used for livestock grazing (primarily cattle
and horses). A large self-storage facility is located east of the parcel and residential development is to
the north and west with open lands located to the south. Specifically, Skyway Drive defines the
northern boundary, Mars Drive to the east, non-native disturbed uplands to the south and Gateway
Center Drive to the west. The parcel was converted from native shortgrass prairie into pasture. The
parcel is fallow land that is currently not grazed by livestock with no native plant communities present
though there are remnant individual native plant species present. Vegetation within the parcel is
dominated by invasive non-native plant species including crested wheat grass (Agropyron cristatum),
smooth brome (Bromus inermis), field bindweed (Convolvulus arvensis), leafy spurge (Euphorbia
esula), and cheatgrass (downy brome – Bromus tectorum). Leafy spurge is designated as a “List B”
species on the Colorado Noxious Weed Act. It is required to be eradicated, contained, or suppressed
depending on the local infestations.
No jurisdictional wetlands, wetland plants, or habitats associated with wetlands per the U.S. Army
Corps of Engineers (Corps) are found within the parcel. At the time of the survey there was no flowing
or standing water in the North Louden Ditch.
3.0 Proposed Development
Development of the parcel is planned; details of the development were not available at the time this
ECS was prepared.
4.0 Survey Methods
The parcel was visited the afternoon of October 14, 2020 by Jerry Powell, Certified Ecologist, to
document wildlife use and habitat, the current plant community, and identification of Natural Habitats or
Features. A pedestrian survey via north-south running transects was completed to as closely as possible
document any sensitive features or habitats and to count prairie dog burrows/holes. Digital photos of the
parcel were taken for inclusion in this ECS. The boundaries of the active Black-tailed Prairie Dog
colonies (north and south of the North Louden Ditch) were marked by walking the edge of the active
colony (determined by the presence of burrows and areas where the vegetation was cropped short) and
using a Global Positioning System (GPS) to record the boundaries. The resulting information was used
in ArcGIS to map the location of the prairie dogs in the fall of 2020 to show the current location and size
of the colony.
Sources of information on the habitat requirements for wildlife species presented in the above lists come
from the 2nd Colorado Breeding Bird Atlas (Colorado Bird Atlas Partnership 2016), Mammals of
Colorado 2nd Edition (Armstrong et al. 2011), Amphibians and Reptiles in Colorado (Hammerson,
1999), and Colorado’s Little Fish (Woodling, 1985). Online resources consisted of the Colorado Parks
and Wildlife website, NatureServe (2019), USDA Forest Service species technical assessments, and
U.S. Fish and Wildlife Service listing documents. Likelihood of presence or absence was based on each
species-specific habitat requirements and habitat types found within the parcel as well as proximity to
human activity.
Wildlife species designated as federally listed threatened, endangered and candidate species (as well as
Designated Critical Habitats) with potential habitat near the parcel was determined via the U.S. Fish and
Wildlife Service’s Information, Planning and Conservation (IPaC) website (USFWS 2020 – accessed
ITEM 3, ATTACHMENT 8
Packet pg. 154
4
October 23, 2020, Appendix A) The IPaC tool also identified migratory birds of conservation concern
potentially present within the parcel; and the Colorado Parks and Wildlife’s (CPW 2020) list of state
threatened, endangered, and species of special concern.
5.0 Ecological Characterization Report
The following subsections are presented in the order identified by the City in Article 3 of the City of
Fort Collins General Development Standards section 3.4.1(D) (a-l).
5.1 Wildlife Use of the Area
Wildlife use of the area is limited because of the location of the parcel, surrounding land uses, and non-
native low diversity plant community. Wildlife species capable of existing within or using the parcel are
limited to those species that are either habitat generalists capable of existing in modified urban
environments (e.g. prairie dogs), or species which use a wide variety of habitats for foraging over a large
area (e.g. Red-tailed Hawk).
The dominant mammalian wildlife species within the parcel is the Black-tailed Prairie Dog. Numerous
burrows are located within the parcel. In addition to the prairie dogs on site, prairie dogs are present
south and east of the parcel. The Eastern Cottontail Rabbit (Sylvilagus floridanus) was observed on the
parcel as well. These prairie dogs and rabbits support predators (e.g. hawks) and species that are
dependent on prairie dogs (e.g. Burrowing Owls) for burrows. Red Foxes (Vulpes vulpes) were observed
(via tracks) using piping associated with the storm water detention pond located on the west side of the
parcel.
No other mammals or their sign (scat, tracks, etc.) was observed. It is probable however that several
small mammalian carnivores/scavengers including Coyotes (Canis latrans), Raccoons (Procyon lotor),
and Striped Skunks (Mephitis mephitis) use the parcel as part of their home ranges.
Non-native trees are scattered along the western border of the parcel are well established and dominant
by the parcel. Species observed within this area include Russian Olive (Elaeagnus ngustifolia) and
Chinese Elm (Ulmus parvifolia), both of which are invasive species. Staghorn Sumac (Rhus typhina),
non-native to Colorado and invasive, also was noted as present. These non-native trees likely provide
suitable avian nesting and foraging habitat. It is likely that the American Robin (Turdus migratorius),
Eurasian Collared Dove (Streptopelia decaocto – a non-native invasive species), Lesser Goldfinch
(Spinus psaltria), and Western Kingbird (Tyrannus verticalis) nest in these trees (please note that no
nests were observed during the site visit). Though they have not been observed, it is possible that both
Vesper Sparrows (Pooecetes gramineus) and Western Meadowlarks (Sturnella neglecta) could nest
within the parcel.
No other evidence of wildlife use of the parcel was noted and no additional wildlife species were
observed within the parcel.
Aside from the Natural Habitats and Special Features described herein, the parcel does not contain any
unique (e.g. fens) or critical (e.g. mule deer winter range) wildlife habitat. There are no bodies of water
for use as waterfowl concentration areas.
ITEM 3, ATTACHMENT 8
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5.2 Wetlands
Potential wetlands may occur within the detention pond west of the parcel, though no water was present
and no wetlands associated plant species were observed.
5.3 Prominent Views
Development of the parcel would occur per City of Fort Collins standards which would work to ensure
that there are no impacts to any prominent views from other nearby properties.
5.4 Native Vegetation
No intact native vegetation communities are present within the parcel. Remnant native species are
present, but the parcel is dominated by non-native upland species.
5.5 Significant Non-Native Tree Species
The City defines significant trees in the Land Use Code as trees with a diameter at breast height (DBH)
of six inches and greater. No non-native trees of this size were observed on the parcel during the survey.
5.6 Bank, Shoreline or High-Water Mark
No perennial streams, bodies of water, or wetlands are present within the parcel. Therefore, there is not
bank, shoreline, or high-water marks within the parcel.
5.7 Sensitive or Specially Valued Species
The U.S. Fish & Wildlife Information for Planning & Conservation (IPaC) website identified nine
vertebrate species that have historically or presently have the potential to occur within or near the parcel.
Table 1 lists these species and indicates their potential to occur within the parcel; the parcel does not
provide habitat for any of these species. Water depletions (aside from historically allocated) are not
proposed that would impact any of the Laramie River/Platte River system listed fish species.
Additionally, there is no federally Designated Critical Habitat within or near the parcel.
The IPAC list of Trust Resources identified 11 Migratory Birds of Conservation Concern that could
potentially breed within the parcel (Table 2). Based on available habitat types, only the Western
Burrowing Owl (Athene cunicularia) could potentially be present.
Species identified by the CPW (CPW 2020) as state sensitive, their habitat requirements, and their
potential for occurrence within the parcel is presented in Table 3. The Burrowing Owl has potential
habitat (prairie dog burrows) within the parcel; suitable habitat is not present for any other species
presented in Table 3.
Table 4 provides The City of Fort Collins’ list of wildlife species of concern along with the likelihood of
these species occurring within the parcel. Of these species listed, only the Black-tailed prairie dog
currently is present within the parcel. The one large Plains Cottonwood tree does provide potential
nesting habitat for the Swainson’s Hawk (Buteo swainsoni), though it is unlikely they would nest near
the Red-tailed Hawk nest. No other species or habitat for species listed in Table 4 is found within the
parcel.
ITEM 3, ATTACHMENT 8
Packet pg. 156
6
Red Fox tracks were observed within the storm water detention pond ditches and piping system. . It is
not uncommon for Red Foxes and other small carnivores to use these types of structures. It is likely
that the Red Foxes are using this underground pipe network as a den site. No addition al key wildlife
production areas, wintering areas and migratory feeding areas for waterfowl; key use areas for wading
birds and shorebirds; key use areas for migrant songbirds; key nesting areas for grassland birds; fox and
coyote dens; mule deer winter concentration areas; key areas for rare, migrant or resident butterflies;
areas of high terrestrial or aquatic insect; remnant native prairie habitat; mixed foothill shrubland;
foothill ponderosa pine forest; plains cottonwood riparian woodlands; or other sensitive features are
found within the parcel.
5.8 Special Habitat Features
Special Habitat Features include the prairie dog colony (greater than one [1] acre in size), one mature
Plains Cottonwood tree, and a portion of the North Louden Ditch (a wildlife movement corridor
previously identified by the City). No additional Special Habitat Features are present.
5.9 Wildlife Movement Corridor
Often times irrigation ditches mimic natural drainage features by providing water for the establishment
of riparian habitat. The diversity created by the presence of the water in the plant community is
reflected in the animal community. Wildlife occupy different niches and niche overlap is reduced by
diversity in structure (tall and short plants) and use (day versus night) within the riparian corridors. The
North Louden Ditch within the west parcel has no riparian habitat. It provides extremely limited cover
and forage for wildlife; however, it may act as a movement corridor within the general area. The
parcel, because of its location in the City and the lack of natural movement corridors between areas of
higher quality habitat, does not contain any seasonal (i.e. migration) wildlife movement corridors.
5.10 General Ecological Function
The general ecological function of the parcel is to provide habitat for species capable of existing in a
very modified and urban environment that is void of an intact native plant community. The dominance
of invasive non-native plant species diminishes the general ecological function and value of the
parcelprojec, but it is important to those species currently using the parcel.
5.11 Issues with Timing of Development Activities
No clearing, grubbing, or general earth work should occur without a nest clearance survey if
construction activities occur during the avian nesting season of March 1 through August 31.
The presence of the prairie dogs does create potential nesting habitat for the Western Burrowing Owl.
Federal and state laws prohibit the harming or killing of Burrowing Owls and the destruction of active
nests. Because Burrowing Owls often hide in burrows when alarmed, it is not practical to haze the birds
away from prairie dog towns prior to construction activity. Because Burrowing Owls will retire into
burrows when alarmed, it is possible to inadvertently kill burrowing owls during earth moving for
construction. If earth moving activities or prairie dog management occurs between March 15 and
October 31 a Burrowing Owl survey, per Colorado Parks and Wildlife protocol, is necessary. If earth
moving activities (and if necessary prairie dog control) occur out of the March – November period
surveys are not necessary. If Burrowing Owls are located greater than150 feet from the edge of
disturbance associated with earth moving activities no limitations are placed on what type of and where
work can be completed.
ITEM 3, ATTACHMENT 8
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5.12 Natural Habitat or Feature Requiring Mitigation
Mitigation per City of Fort Collins standards will be necessary for both the North Louden Ditch and the
prairie dogs.
6.0 Conclusions & Recommendations
The parcel contains two special habitats or features as defined by the City Land Use Code. Overall, the
parcel is of low-quality wildlife habitat in an increasingly urban setting surrounded by residential and
commercial development.
If earth disturbing activities or clearing/grubbing of vegetation occurs during the avian nesting season
(March 1 – August 31) surveys for active nests are required. Additionally, if earth moving activities
(requiring prairie dog control) occur between March 15 and October 31 a Burrowing Owl survey is
required.
7.0 References
Armstrong, D.M., Fitzgerald, J.P., and C.A. Meaney. 2011. Mammals of Colorado. 2nd Ed., Denver
Mus. Nat. Hist. and Univ. Press of Colorado. Niwot, CO. 620 pp.
Hammerson, G.A. 1999. Amphibians and reptiles in Colorado. Univ. Press of Colorado and Colo.
Div. Wildl. Niwot, CO. 484 pp.
Colorado Bird Atlas Partnership. 2016. 2nd Colorado Breeding Bird Atlas. Colorado Breeding Bird
Partnership and the Colorado Parks and Wildlife. 727 pp.
Woodling, J. 1985. Colorado's little fish: a guide to the minnows and other lesser known fishes in
the state of Colorado. CDOW Denver, CO. 77 pp.
ITEM 3, ATTACHMENT 8
Packet pg. 158
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS,
USDA, USGS, AeroGRID, IGN, and the GIS User Community
Skyway Drive
¯
Prepared By: Wildlife Specialties LLC
www.wildlifespecialtiesllc.com
Scale: 1:5,000
1 Inch = 416 Feet
October 2020S. College AvenueFigure 1. Project Location
Legend
Project Area
ITEM 3, ATTACHMENT 8
Packet pg. 159
[b
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS,
USDA, USGS, AeroGRID, IGN, and the GIS User Community
Skyway Drive
¯
Prepared By: Wildlife Specialties LLC
www.wildlifespecialtiesllc.comS. College AvenueFigure 2. Natural Habitats & Features
Scale: 1:2,500
1 Inch = 208 Feet
October 2020
Legend
October 2020 BTPD Colony
RTHA 450 Ft. Nest Buffer
[b RTHA Nest
Project Area
ITEM 3, ATTACHMENT 8
Packet pg. 160
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Photos
Photo 1: Looking south southeast from the northwest corner of the parcel.
ITEM 3, ATTACHMENT 8
Packet pg. 161
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Photo 2: Looking south southwest from the northeast corner of the parcel.
ITEM 3, ATTACHMENT 8
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Photo 3: The North Louden Ditch. Note the lack of vegetation within the ditch. The area is
used be homeless people and miscellaneous trash etc. was found throughout the area.
ITEM 3, ATTACHMENT 8
Packet pg. 163
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Photo 4: These tees and the detention pond are located on the northwestern side of the
parcel on private property.
ITEM 3, ATTACHMENT 8
Packet pg. 164
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Table 1. Federal Threatened, Endangered and Candidate Plant and Wildlife Species Potentially
Occurring near Skyway Drive and Mars Drive, Fort Collins, CO
Scientific Name
Common Name
Federal
Status
Habitat
Requirements
Potential for
Occurrence
Flowering Plants
Spiranthes diluvialis Ute ladies'-
tresses Orchid
T Commonly
associated with
alluvial banks,
floodplains, or ox-
bows associated
with perennial
streams
No potential for
occurrence.
Platanthera praeclara Western Prairie
Fringed Orchid
T Water-related
activities/use in the
N. Platte, S. Platte
and Laramie River
Basins may affect
listed species in
Nebraska.
No potential for
occurrence.
Fishes
Oncorhynchus clarki ssp.
stomias
Greenback
Cutthroat Trout
T High altitude cold
streams.
No potential for
occurrence.
Scaphirhynchus albus Pallid Sturgeon E Affected by water
depletions in N. &
S. Platte and
Laramie River
Basins.
No potential for
occurrence.
Birds
Sternula antillarum Least Tern E In Colorado, breeds
along sandy
reservoir shores only
along the Arkansas
River valley.
No potential for
occurrence.
Strix occidentalis lucida Mexican Spotted
Owl
T Rocky canyons with
deciduous trees.
No potential for
occurrence.
Charadrius melodus Piping Plover E In Colorado, breeds
along sandy
reservoir shores only
along the Arkansas
River valley.
No potential for
occurrence.
Grus americana Whooping Crane E Breed in shallow,
grassy wetlands
interspersed with
grasslands or
scattered evergreens,
may use crop fields
No potential for
occurrence.
ITEM 3, ATTACHMENT 8
Packet pg. 165
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Table 1. Federal Threatened, Endangered and Candidate Plant and Wildlife Species Potentially
Occurring near Skyway Drive and Mars Drive, Fort Collins, CO
Scientific Name
Common Name
Federal
Status
Habitat
Requirements
Potential for
Occurrence
for foraging.
Mammals
Zapus hudsonious
preblei
Preble’s Meadow
Jumping Mouse
T Riparian areas with
lush vegetation.
No potential for
occurrence.
Lynx canadensis Canada Lynx T High altitude
spruce-fir forests.
No potential for
occurrence.
Insects
Capnia arapahoe Arapahoe
Snowfly
C Cold, clean, well-
oxygenated streams
and rivers
No potential for
occurrence.
E = Endangered; T = Threatened; C = Candidate for Federal listing.
ITEM 3, ATTACHMENT 8
Packet pg. 166
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Table 2. Migratory Birds of Conservation Concern
Skyway Drive and Mars Drive, Fort Collins, CO
Species
Habitat Requirements Potential for Occurrence
Bald Eagle
Haliaeetus leucocephalus
Areas along rivers or lakes with large
trees for nesting and roosting.
None
Burrowing Owl
Athene cunicularia
Open areas with suitable small mammal
burrows.
Suitable habitat present.
Cassin’s Sparrow
Aimophila cassinii
Heavily grazed grasslands of eastern
Colorado where cholla cactus, yucca,
rabbitbrush, or sand sage provides
shrubby overstory (Wickersham 2016).
None
Golden Eagle
Aquila chrysaetos
Open and semi-open country featuring
native vegetation. Avoid developed
areas and uninterrupted stretches of
forest. Found primarily in mountains up
to 12,000 feet, canyonlands, rimrock
terrain, and riverside cliffs and bluffs.
Nest on cliffs and steep escarpments in
grassland, chapparal, shrubland, forest,
and other vegetated areas.
None
Lark Bunting
Calamospiza melanocorys
Heavily grazed grasslands of eastern
Colorado where cholla cactus, yucca,
rabbitbrush, or sand sage provides
shrubby overstory (Wickersham 2016).
None
Lesser Yellowlegs
Tringa flavipes
Breeds only in Alaska through Quebec. None
Long-billed Curlew
Numenius americanus
Expansive blocks of native shortgrass
prairie.
None
Semipalmated Sandpiper
Calidris pusilla
Breeds in sub-arctic tundra and
overwinters along the coasts of South
America. Migrates east of parcel.
None
Whimbrel
Numenius phaeopus
Holarctic breeding distribution; winters
along Pacific Ocean into South America
None
Willet
Tringa semipalmata
In Colorado breeding is restricted to
Jackson County and the San Luis
Valley.
None
Willow Flycatcher
Empidonax trailii
Riparian thickets in the foothills and
montane zones and willow-dominated
open valleys and mountain parks –
usually distant from trees.
None
ITEM 3, ATTACHMENT 8
Packet pg. 167
17
Table 3. Colorado Parks and Wildlife Endangered, Threatened, and Species of S pecial Concern
Skyway Drive and College Avenue, Fort Collins, CO
Species Status* Habitat Requirements
Potential for
Occurrence
Fish
Arkansas Darter
Etheostoma cragini ST Found only in tributaries of the
Arkansas River.
None
Brassy Minnow
Hybognathus hankinsoni ST Found in S. Platte and
Republican Rivers.
None
Colorado River Cutthroat Trout
Oncorhynchus clarki pleuriticus SC Found in the Colorado River
Basin.
None
Colorado Roundtail Chub
Gila robusta SC A large river fish found in
western Colorado.
None
Common Shiner
Luxilus cornutus ST Found in tributary streams of the
S. Platte River.
None
Flathead Chub
Platygobio gracilus SC Found in mainstems of turbid
streams and rivers.
None
Iowa Darter
Etheostoma exile SC Found in some plains streams in
northeastern Colorado.
None
Lake Chub
Couesius plumbeus SE Extirpated in Colorado
(Woodling 1985).
None
Mountain Sucker
Catostomus playtrhynchus SC
Found in smaller rivers and
streams in northwestern
Colorado.
None
Northern Redbelly Dace
Phoxinus eos SE Upper reach tributaries of the S.
Platte and Platte River.
None
Plains Minnow
Hybognathus placitus SE
Prefer main channel areas with
some current and sandy bottoms.
Found in eastern Colorado.
None
Plains Orangethroat Darter
Etheostoma spectabile SC Found in small streams of the
Republican Basin.
None
Rio Grande Chub
Gila pandora SC Restricted to the Rio Grande
Basin in Colorado.
None
Rio Grande Cutthroat Trout
Oncorhynchus clarki virginalis SC Restricted to the Rio Grande
Basin in Colorado.
None
Rio Grande Sucker
Catostomus plebeius SE Restricted to the Rio Grande
Basin in southern Colorado.
None
Southern Redbelly Dace
Phoxinus erythrogaster SE One population known in
Arkansas River tributary.
None
Stonecat
Noturus flavus SC Found in fast water riffles and
runs of streams.
None
Suckermouth Minnow
Phenacobius mirabilis SE Found in riffle areas of warm
prairie streams of all sizes.
None
Birds
American Peregrine Falcon
Falco peregrinus anatum
SC Nests on ledges of high cliffs. None
ITEM 3, ATTACHMENT 8
Packet pg. 168
18
Table 3. Colorado Parks and Wildlife Endangered, Threatened, and Species of S pecial Concern
Skyway Drive and College Avenue, Fort Collins, CO
Species Status* Habitat Requirements
Potential for
Occurrence
Bald Eagle
Haliaeetus leucocephalus
SC Large, mature cottonwoods or
pines near large water bodies.
None
Burrowing Owl
Athene cunicularia
ST Nest in rodent burrows in
grasslands, shrublands, deserts,
and grassy urban areas (golf
courses).
Suitable habitat
present.
Columbian Sharp-Tailed Grouse
Tympanuchus phasianellus
columbianus
SC Sagebrush shrublands. None
Ferruginous Hawk
Buteo regalis
SC Vast expanses of ungrazed or
lightly grazed grassland and
shrubland and shortgrass prairie.
None
Greater Sage-Grouse
Centrocercus urophasianus
SC Sagebrush shrublands in
northwestern Colorado.
None
Greater Sandhill Crane
Grus canadensis tabida
SC Breed in wetland habitats,
particularly flooded fields and
beaver ponds.
None
Gunnison Sage-Grouse
Centrocercus minimus
SC Sage communities in the
Gunnison Basin.
None
Lesser Prairie-Chicken
Tympanuchus pallidicinctus
ST Optimal habitat is midgrass to
tallgrass prairie for nests and
winter cover.
None
Long-Billed Curlew
Numenius americanus
SC Shortgrass prairie. None
Mountain Plover
Charadrius montanus
SC Grazed shortgrass prairie and
fallow fields.
None
Plains Sharp-Tailed Grouse
Tympanuchus phasianellus
jamesii
SE Rolling hills with scrub oak
thickets and grassy glades.
None
Western Snowy Plover
Charadrius alexandrinus
SC Sandy open beaches, dry salt
flats, dredge spoils, and river
bars.
None
Western Yellow-billed Cuckoo
Coccyzus americanus
SC Found along major river
drainages.
None
Mammals
Black-tailed Prairie Dog
Cynomys ludovicianus
SC Open prairie grasslands,
disturbed areas, fallow and
mowed agriculture fields.
Present
Botta’s Pocket Gopher
Thomomy bottae rubidus
SC Occur in southern Colorado. None
Kit Fox
Vulpes macrotis
SE Deserts of the Southwest. None
Northern Pocket Gopher
Thomomys talpoides macrotis
SC Many habitat types including
agricultural lands, pasture lands,
None
ITEM 3, ATTACHMENT 8
Packet pg. 169
19
Table 3. Colorado Parks and Wildlife Endangered, Threatened, and Species of S pecial Concern
Skyway Drive and College Avenue, Fort Collins, CO
Species Status* Habitat Requirements
Potential for
Occurrence
semidesert shrublands, and
grasslands.
River Otter
Lontra canadensis
ST Large waterways throughout
Colorado.
None
Swift Fox
Vulpes velox
SC Short and mid-grass prairies of
the Great Plains.
None
Townsend’s Big-eared Bat
Corynorhinus townsendii
SC Occupies semidesert shrublands,
pinon-juniper woodlands, and
open montane forests.
None
Amphibians/Reptiles
Boreal Toad
Bufo boreas boreas
SE High altitude wetlands, ponds,
etc.
None
Couch's Spadefoot
Scaphiopus couchii
SC Eastern Colorado plains. None
Great Plains Narrowmouth Toad
Gastrophryne olivacea
SC Extreme southeastern Colorado. None
Northern Cricket Frog
Acris crepitans
SC Found in Yuma, Weld and
Morgan Counties at elevations
between 3,500–3,600 feet.
None
Northern Leopard Frog
Rana pipiens
SC Wet meadows and the banks of
and shallows of marshes, ponds,
lakes, streams, irrigation ditches.
None
Plains Leopard Frog
Rana blairi
SC Eastern Colorado and
southeastern Colorado.
None
Triploid Checkered Whiptail
Cnemidophorus neotesselatus
SC Foothills of the Rocky
Mountains in Fremont County
eastward to Pueblo and Stone
City in Pueblo County.
None
Midget Faded Rattlesnake
Crotalus viridis concolor
SC Desert lands in northwestern
Colorado.
None
Longnose Leopard Lizard
Gambelia wislizenii
SC Occurs in west-central Colorado
and extreme southwestern
Colorado.
None
Yellow Mud Turtle
Kinosternon flavescens
SC Occurs in eastern Colorado. None
Common King Snake
Lampropeltis getula
SC Occurs in southwestern and
southeastern Colorado.
None
Texas Blind Snake
Leptotyphlops dulcis
SC Occurs in extreme southeastern
Colorado.
None
Texas Horned Lizard
Phrynosoma cornutum
SC Occurs in southeastern Colorado. None
Roundtail Horned Lizard
Phrynosoma modestum
SC Occurs in extreme northwestern
Otero County.
None
Massasauga SC Occurs in shortgrass prairie None
ITEM 3, ATTACHMENT 8
Packet pg. 170
20
Table 3. Colorado Parks and Wildlife Endangered, Threatened, and Species of S pecial Concern
Skyway Drive and College Avenue, Fort Collins, CO
Species Status* Habitat Requirements
Potential for
Occurrence
Sistrurus catenatus habitats in southeastern
Colorado.
Common Garter Snake
Thamnophis sirtalis
SC Restricted to aquatic, wetland
and riparian habitats at
elevations below 6,000 feet:
seldom found at isolated ponds.
None
*SE = State Endangered. ST = State Threatened. SC = State Special Concern (not a statutory
category)
ITEM 3, ATTACHMENT 8
Packet pg. 171
21
Table 4. City of Fort Collins List of Sensitive Wildlife Species
Skyway Drive and Mars Drive, Fort Collins, CO
Species Habitat Requirements Potential for Occurrence
Fish
There is no aquatic habitat within the parcel, thus there are no fish present.
Birds
American Bittern
Botaurus lentiginosus Ponds, lake, etc. with tall
emergent vegetation in
which to nest.
None
American Peregrine Falcon
Falco peregrinus anatum
Nests on ledges of high
cliffs. None
American White Pelican
Pelecanus erythrorhynchos
Nest on islands. None
Bald Eagle
Haliaeetus leucocephalus
Large, mature cottonwoods
or pines near large water
bodies.
None
Barrow’s Goldeneye
Bucephala islandica
Nests in a suitable nest
cavity near water. None
Black Tern
Chlidonias niger Prefer marsh complexes of
at least 50 acres with open
water and fields for feeding.
None
Black-necked Stilt
Himantopus mexicanus
Black-necked stilts are
wetland obligates. None
Bobolink
Dolichonyx oryzivorus
Grassland obligates
associated with native
mixed-grass and tallgrass
prairie.
None
Brewer’s Sparrow
Spizella breweri Sagebrush shrublands. None
Burrowing Owl
Athene cunicularia
Nest in rodent burrows in
grasslands, shrublands,
deserts, and grassy urban
areas (golf courses).
None
Cassin’s Finch
Carpodacus cassinii
Breeds in Colorado in high
country areas but also in
Pinyon Juniper woodlands.
None
Cassin’s Sparrow
Aimophila cassinii
Heavily grazed grasslands of
eastern Colorado where
cholla cactus, yucca,
rabbitbrush, or sand sage
provides shrubby overstory
(Wickersham 2016).
None
Chestnut-collared Longspur
Calcarius ornatus
Tallgrass prairies of the
Great Plains; found only in
northern Colorado.
None
ITEM 3, ATTACHMENT 8
Packet pg. 172
22
Table 4. City of Fort Collins List of Sensitive Wildlife Species
Skyway Drive and Mars Drive, Fort Collins, CO
Species Habitat Requirements Potential for Occurrence
Ferruginous Hawk
Buteo regalis
Vast expanses of ungrazed
or lightly grazed grassland
and shrubland and shortgrass
prairie.
None
Flammulated Owl
Otus flammeolus Depend on cavities for
nesting, open forests for
catching insects, and brush
or dense foliage for roosting
at altitudes between 6,000 –
10,000 ft.
None
Forster’s Tern
Sterna forsteri
Most often associated with
emergent marsh habitat. None
Golden Eagle
Aquila chrysaetos
Golden Eagles live in open
and semi-open country
featuring native vegetation
across most of the Northern
Hemisphere. They avoid
developed areas and
uninterrupted stretches of
forest. They are found
primarily in mountains up to
12,000 feet, canyonlands,
rimrock terrain, and
riverside cliffs and bluffs.
Golden Eagles nest on cliffs
and steep escarpments in
grassland, chapparal,
shrubland, forest, and other
vegetated areas.
None
Grasshopper Sparrow
Ammodramus savannarum
Open grasslands and prairies
with patchy bare ground. None
Greater Sandhill Crane
Grus canadensis tabida
Breed in wetland habitats,
particularly flooded fields
and beaver ponds.
None
Lark Bunting
Calamospiza melanocorys
Grasslands and agricultural
areas, mostly associated with
the eastern plains.
None
Lazuli Bunting
Passerina amoena
Nest in shrubby habitats
including hillsides, riparian
areas, woodlands and
forests.
None
Least Tern
(interior population)
Rivers with broad exposed
sand bars. None
ITEM 3, ATTACHMENT 8
Packet pg. 173
23
Table 4. City of Fort Collins List of Sensitive Wildlife Species
Skyway Drive and Mars Drive, Fort Collins, CO
Species Habitat Requirements Potential for Occurrence
Sterna antillarum
Lewis’s Woodpecker
Melanerpes lewis
Open pine forests, burnt over
area that provide snags and
stumps, riparian areas and
pinyon/juniper woodlands.
None
Loggerhead Shrike
Lanius ludovicianus Shortgrass prairie. None
Long-Billed Curlew
Numenius americanus
Shortgrass prairie. None
Mccown’s Longspur
Calcarius mccownii
Endemic to the shortgrass
prairie ecosystem; need
heavily grazed cattle
pastures with low density
vegetation (Wickersham
2016).
None
Mountain Plover
Charadrius montanus
Breeds on open plains at
moderate elevations. Winters
in short-grass plains and
fields, plowed fields, and
sandy deserts.
None
Northern Bobwhite
Colinus virginianus
Often found in riparian
habitats. None
Northern Goshawk
Accipiter gentilis Predominantly uses
ponderosa pine, but will also
use Douglas fir, various
pines and aspens.
None
Northern Harrier
Circus cyaneus Spring & fall migrant in
western valleys mountain
parks, and eastern plains in
CO inhabiting grasslands,
agricultural areas, marshes
& tundra in fall; 3,500-
13,000 ft.
None
Northern Pygmy Owl
Glaucidium gnoma
Inhabit conifer forests and
deciduous woodlands in
mountain regions.
None
Olive-sided Flycatcher
Contopus cooperi Boreal forests between 7,000
– 11,000 ft. None
Ovenbird
Seiurus aurocapilla
In Colorado are found in
foothills ponderosa pine
communities.
None
Pinyon Jay Pinyon woodlands. None
ITEM 3, ATTACHMENT 8
Packet pg. 174
24
Table 4. City of Fort Collins List of Sensitive Wildlife Species
Skyway Drive and Mars Drive, Fort Collins, CO
Species Habitat Requirements Potential for Occurrence
Gymnorhinus cyanocephalus
Piping Plover
Charadrius melodus
Only breeds in southeastern
Colorado at large reservoirs. None
Plains Sharp-Tailed Grouse
Tympanuchus phasianellus
jamesii
Rolling hills with scrub oak
thickets and grassy glades. None
Prairie Falcon
Falco mexicanus
Grasslands, shrub-steppe,
deserts, and other open areas
of the West up to about
10,000 feet elevation.
None
Rufous Hummingbird
Selasphorus rufus
Migrates south down the
Rocky Mountains in late
summer and early fall after
leaving northern breeding
grounds.
None
Short-eared Owl
Asio flammeus Open habitats including
grasslands, marsh edges,
shrub-steppes, and
agricultural lands.
None
Snowy Egret
Egretta thula
Nest in colonies in trees and
shrubs, forage in aquatic
habitats.
None
Swainson’s Hawk
Buteo swainsoni
Associated with croplands,
shelterbelts, and other
agricultural lands.
Potential nesting habitat present.
Upland Sandpiper
Bartramia longicauda
Breed on native prairie,
mountain meadows, and
blueberry barrens.
None
Veery
Catharus fuscescens
Moist deciduous forests with
dense shrubby vegetation. None
Virginia’s Warbler
Vermivora virginiae
Oak forests, pinyon juniper
woodlands, and the brushy
cover of foothills and
montane streamsides.
None
Western Snowy Plover
Charadrius alexandrinus
Sandy open beaches, dry salt
flats, dredge spoils, and river
bars.
None
White-faced Ibis
Plegadis chihi
Wetlands. None
Willet
Tringa semipalmata
In Colorado breeding is
restricted to Jackson County
and the San Luis Valley.
None
ITEM 3, ATTACHMENT 8
Packet pg. 175
25
Table 4. City of Fort Collins List of Sensitive Wildlife Species
Skyway Drive and Mars Drive, Fort Collins, CO
Species Habitat Requirements Potential for Occurrence
Willow Flycatcher
Empidonax trailii
Riparian thickets in the
foothills and montane zones
and willow-dominated open
valleys and mountain parks
– usually distant from trees.
None
Wilson’s Phalarope
Phalaropus tricolor
Emergent Wetlands. None
Mammals
Abert’s Squirrel
Sciurus aberti Ponderosa pine forests. None
Bighorn Sheep
Ovis canadensis canadensis
Rocky areas with cliffs. None
Bison
Bison bison
Vast expanses of unbroken
prairie. None
Black-footed Ferret
Mustela nigripes
Prairie dog colonies at least
50 acres in size. None
Black-tailed Prairie Dog
Cynomys ludovicianus
Open prairie grasslands,
disturbed areas, fallow and
mowed agriculture fields.
Present.
Dwarf Shrew
Sorex nanus
In Colorado found in the
Southern Rocky Mountains
at elevations above 5,500 ft.
None
Fringed Myotis
Myotis thysanodes Coniferous woodlands and
shrublands below 7,500 ft.
rocky outcroppings in mid-
elevation ponderosa pine,
pinyon/juniper, oak, &
mixed conifer woodlands,
grasslands, deserts, &
shrublands.
None
Hoary Bat
Lasiurus cinereus Generally a solitary species.
In Colorado, the species is
frequently detected in
ponderosa pine forests where
large deciduous trees are
lacking. Can occur in any
appropriate treed habitat.
None
Northern Pocket Gopher
Thomomys talpoides macrotis
Many habitat types including
agricultural lands, pasture
lands, semidesert
shrublands, and grasslands.
None. No mounds seen within
parcel.
Olive-backed Pocket Mouse
Perognathus fasciatus
In Colorado restricted to
grasslands along the western None
ITEM 3, ATTACHMENT 8
Packet pg. 176
26
Table 4. City of Fort Collins List of Sensitive Wildlife Species
Skyway Drive and Mars Drive, Fort Collins, CO
Species Habitat Requirements Potential for Occurrence
margin of the plains and to
shrub-grasslands of the
northwestern part of the
state.
Preble’s Meadow Jumping
Mouse
Zapus hudsonius prebleii
Riparian habitats with
appropriate shrub
component and available
uplands for foraging.
None
River Otter
Lontra canadensis
Large waterways throughout
Colorado. None
Sagebrush Vole
Lemmiscus curtatus
Found in northwestern
Colorado in sagebrush
dominated habitats.
None
Swift Fox
Vulpes velox
Short and mid-grass prairies
of the Great Plains. None
Townsend’s Big-eared Bat
Corynorhinus townsendii
Occupies semidesert
shrublands, pinon-juniper
woodlands, and open
montane forests.
None
Amphibians/Reptiles
Northern Leopard Frog
Rana pipiens
Wet meadows and the banks
of and shallows of marshes,
ponds, lakes, streams,
irrigation ditches.
None
Common Garter Snake
Thamnophis sirtalis
Restricted to aquatic,
wetland and riparian habitats
at elevations below 6,000
feet: seldom found at
isolated ponds.
None
Lined Snake
Tropicdoclonion lineatum
Most abundant in
southeastern Colorado in
damp sites in flat plains
grasslands, canyon bottom
grasslands, riparian areas,
and grassy vacant lots and
gullies in cities.
None
Milksnake
Lampropeltis triangulum
Found in a wide variety of
habitats including shortgrass
prairie, sandhills, shrubby
hillsides, canyons and arid
river valleys.
None
Ornate box turtle
Terrapene ornata
Sandhills and shortgrass
prairie in eastern Colorado. None
ITEM 3, ATTACHMENT 8
Packet pg. 177
27
Appendix A
USFWS IPaC Report for the SW Corner of Skyway Drive and Mars Drive, Fort
Collins CO
ITEM 3, ATTACHMENT 8
Packet pg. 178
October 23, 2020
United States Department of the Interior
FISH AND WILDLIFE SERVICE
Colorado Ecological Services Field Office
Denver Federal Center
P.O. Box 25486
Denver, CO 80225-0486
Phone: (303) 236-4773 Fax: (303) 236-4005
http://www.fws.gov/coloradoES
http://www.fws.gov/platteriver
In Reply Refer To:
Consultation Code: 06E24000-2018-SLI-1320
Event Code: 06E24000-2021-E-00186
Project Name: Skyway Townhomes
Subject:Updated list of threatened and endangered species that may occur in your proposed
project location, and/or may be affected by your proposed project
To Whom It May Concern:
The enclosed species list identifies threatened, endangered, proposed and candidate species, as
well as proposed and final designated critical habitat, that may occur within the boundary of your
proposed project and/or may be affected by your proposed project. The species list fulfills the
requirements of the U.S. Fish and Wildlife Service (Service) under section 7(c) of the
Endangered Species Act (Act) of 1973, as amended (16 U.S.C. 1531 et seq.).
New information based on updated surveys, changes in the abundance and distribution of
species, changed habitat conditions, or other factors could change this list. Please feel free to
contact us if you need more current information or assistance regarding the potential impacts to
federally proposed, listed, and candidate species and federally designated and proposed critical
habitat. Please note that under 50 CFR 402.12(e) of the regulations implementing section 7 of the
Act, the accuracy of this species list should be verified after 90 days. This verification can be
completed formally or informally as desired. The Service recommends that verification be
completed by visiting the ECOS-IPaC website at regular intervals during project planning and
implementation for updates to species lists and information. An updated list may be requested
through the ECOS-IPaC system by completing the same process used to receive the enclosed list.
The purpose of the Act is to provide a means whereby threatened and endangered species and the
ecosystems upon which they depend may be conserved. Under sections 7(a)(1) and 7(a)(2) of the
Act and its implementing regulations (50 CFR 402 et seq.), Federal agencies are required to
utilize their authorities to carry out programs for the conservation of threatened and endangered
ITEM 3, ATTACHMENT 8
Packet pg. 179
10/23/2020 Event Code: 06E24000-2021-E-00186 2
▪
▪
▪
▪
species and to determine whether projects may affect threatened and endangered species and/or
designated critical habitat.
A Biological Assessment is required for construction projects (or other undertakings having
similar physical impacts) that are major Federal actions significantly affecting the quality of the
human environment as defined in the National Environmental Policy Act (42 U.S.C. 4332(2)
(c)). For projects other than major construction activities, the Service suggests that a biological
evaluation similar to a Biological Assessment be prepared to determine whether the project may
affect listed or proposed species and/or designated or proposed critical habitat. Recommended
contents of a Biological Assessment are described at 50 CFR 402.12.
If a Federal agency determines, based on the Biological Assessment or biological evaluation, that
listed species and/or designated critical habitat may be affected by the proposed project, the
agency is required to consult with the Service pursuant to 50 CFR 402. In addition, the Service
recommends that candidate species, proposed species and proposed critical habitat be addressed
within the consultation. More information on the regulations and procedures for section 7
consultation, including the role of permit or license applicants, can be found in the "Endangered
Species Consultation Handbook" at:
http://www.fws.gov/endangered/esa-library/pdf/TOC-GLOS.PDF
Please be aware that bald and golden eagles are protected under the Bald and Golden Eagle
Protection Act (16 U.S.C. 668 et seq.), and projects affecting these species may require
development of an eagle conservation plan (http://www.fws.gov/windenergy/
eagle_guidance.html). Additionally, wind energy projects should follow the wind energy
guidelines (http://www.fws.gov/windenergy/) for minimizing impacts to migratory birds and
bats.
Guidance for minimizing impacts to migratory birds for projects including communications
towers (e.g., cellular, digital television, radio, and emergency broadcast) can be found at: http://
www.fws.gov/migratorybirds/CurrentBirdIssues/Hazards/towers/towers.htm; http://
www.towerkill.com; and http://www.fws.gov/migratorybirds/CurrentBirdIssues/Hazards/towers/
comtow.html.
We appreciate your concern for threatened and endangered species. The Service encourages
Federal agencies to include conservation of threatened and endangered species into their project
planning to further the purposes of the Act. Please include the Consultation Tracking Number in
the header of this letter with any request for consultation or correspondence about your project
that you submit to our office.
Attachment(s):
Official Species List
USFWS National Wildlife Refuges and Fish Hatcheries
Migratory Birds
Wetlands
ITEM 3, ATTACHMENT 8
Packet pg. 180
10/23/2020 Event Code: 06E24000-2021-E-00186 3
ITEM 3, ATTACHMENT 8
Packet pg. 181
10/23/2020 Event Code: 06E24000-2021-E-00186 1
Official Species List
This list is provided pursuant to Section 7 of the Endangered Species Act, and fulfills the
requirement for Federal agencies to "request of the Secretary of the Interior information whether
any species which is listed or proposed to be listed may be present in the area of a proposed
action".
This species list is provided by:
Colorado Ecological Services Field Office
Denver Federal Center
P.O. Box 25486
Denver, CO 80225-0486
(303) 236-4773
ITEM 3, ATTACHMENT 8
Packet pg. 182
10/23/2020 Event Code: 06E24000-2021-E-00186 2
Project Summary
Consultation Code:06E24000-2018-SLI-1320
Event Code:06E24000-2021-E-00186
Project Name:Skyway Townhomes
Project Type:DEVELOPMENT
Project Description:residential development
Project Location:
Approximate location of the project can be viewed in Google Maps: https://
www.google.com/maps/place/40.50115032914786N105.0804557109165W
Counties:Larimer, CO
ITEM 3, ATTACHMENT 8
Packet pg. 183
10/23/2020 Event Code: 06E24000-2021-E-00186 3
1.
Endangered Species Act Species
There is a total of 10 threatened, endangered, or candidate species on this species list.
Species on this list should be considered in an effects analysis for your project and could include
species that exist in another geographic area. For example, certain fish may appear on the species
list because a project could affect downstream species. Note that 5 of these species should be
considered only under certain conditions.
IPaC does not display listed species or critical habitats under the sole jurisdiction of NOAA
Fisheries , as USFWS does not have the authority to speak on behalf of NOAA and the
Department of Commerce.
See the "Critical habitats" section below for those critical habitats that lie wholly or partially
within your project area under this office's jurisdiction. Please contact the designated FWS office
if you have questions.
NOAA Fisheries, also known as the National Marine Fisheries Service (NMFS), is an
office of the National Oceanic and Atmospheric Administration within the Department of
Commerce.
Mammals
NAME STATUS
Canada Lynx Lynx canadensis
Population: Wherever Found in Contiguous U.S.
There is final critical habitat for this species. Your location is outside the critical habitat.
Species profile: https://ecos.fws.gov/ecp/species/3652
Threatened
Preble's Meadow Jumping Mouse Zapus hudsonius preblei
There is final critical habitat for this species. Your location is outside the critical habitat.
Species profile: https://ecos.fws.gov/ecp/species/4090
Threatened
1
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Birds
NAME STATUS
Least Tern Sterna antillarum
Population: interior pop.
No critical habitat has been designated for this species.
This species only needs to be considered under the following conditions:
Water-related activities/use in the N. Platte, S. Platte and Laramie River Basins may affect
listed species in Nebraska.
Species profile: https://ecos.fws.gov/ecp/species/8505
Endangered
Mexican Spotted Owl Strix occidentalis lucida
There is final critical habitat for this species. Your location is outside the critical habitat.
Species profile: https://ecos.fws.gov/ecp/species/8196
Threatened
Piping Plover Charadrius melodus
Population: [Atlantic Coast and Northern Great Plains populations] - Wherever found, except
those areas where listed as endangered.
There is final critical habitat for this species. Your location is outside the critical habitat.
This species only needs to be considered under the following conditions:
Water-related activities/use in the N. Platte, S. Platte and Laramie River Basins may affect
listed species in Nebraska.
Species profile: https://ecos.fws.gov/ecp/species/6039
Threatened
Whooping Crane Grus americana
Population: Wherever found, except where listed as an experimental population
There is final critical habitat for this species. Your location is outside the critical habitat.
This species only needs to be considered under the following conditions:
Water-related activities/use in the N. Platte, S. Platte and Laramie River Basins may affect
listed species in Nebraska.
Species profile: https://ecos.fws.gov/ecp/species/758
Endangered
Fishes
NAME STATUS
Greenback Cutthroat Trout Oncorhynchus clarkii stomias
No critical habitat has been designated for this species.
Species profile: https://ecos.fws.gov/ecp/species/2775
Threatened
Pallid Sturgeon Scaphirhynchus albus
No critical habitat has been designated for this species.
This species only needs to be considered under the following conditions:
Water-related activities/use in the N. Platte, S. Platte and Laramie River Basins may affect
listed species in Nebraska.
Species profile: https://ecos.fws.gov/ecp/species/7162
Endangered
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Flowering Plants
NAME STATUS
Ute Ladies'-tresses Spiranthes diluvialis
No critical habitat has been designated for this species.
Species profile: https://ecos.fws.gov/ecp/species/2159
Threatened
Western Prairie Fringed Orchid Platanthera praeclara
No critical habitat has been designated for this species.
This species only needs to be considered under the following conditions:
Water-related activities/use in the N. Platte, S. Platte and Laramie River Basins may affect
listed species in Nebraska.
Species profile: https://ecos.fws.gov/ecp/species/1669
Threatened
Critical habitats
THERE ARE NO CRITICAL HABITATS WITHIN YOUR PROJECT AREA UNDER THIS OFFICE'S
JURISDICTION.
ITEM 3, ATTACHMENT 8
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USFWS National Wildlife Refuge Lands And Fish
Hatcheries
Any activity proposed on lands managed by the National Wildlife Refuge system must undergo a
'Compatibility Determination' conducted by the Refuge. Please contact the individual Refuges to
discuss any questions or concerns.
THERE ARE NO REFUGE LANDS OR FISH HATCHERIES WITHIN YOUR PROJECT AREA.
ITEM 3, ATTACHMENT 8
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1.
2.
3.
Migratory Birds
Certain birds are protected under the Migratory Bird Treaty Act and the Bald and Golden Eagle
Protection Act .
Any person or organization who plans or conducts activities that may result in impacts to
migratory birds, eagles, and their habitats should follow appropriate regulations and consider
implementing appropriate conservation measures, as described below.
The Migratory Birds Treaty Act of 1918.
The Bald and Golden Eagle Protection Act of 1940.
50 C.F.R. Sec. 10.12 and 16 U.S.C. Sec. 668(a)
The birds listed below are birds of particular concern either because they occur on the USFWS
Birds of Conservation Concern (BCC) list or warrant special attention in your project location.
To learn more about the levels of concern for birds on your list and how this list is generated, see
the FAQ below. This is not a list of every bird you may find in this location, nor a guarantee that
every bird on this list will be found in your project area. To see exact locations of where birders
and the general public have sighted birds in and around your project area, visit the E-bird data
mapping tool (Tip: enter your location, desired date range and a species on your list). For
projects that occur off the Atlantic Coast, additional maps and models detailing the relative
occurrence and abundance of bird species on your list are available. Links to additional
information about Atlantic Coast birds, and other important information about your migratory
bird list, including how to properly interpret and use your migratory bird report, can be found
below.
For guidance on when to schedule activities or implement avoidance and minimization measures
to reduce impacts to migratory birds on your list, click on the PROBABILITY OF PRESENCE
SUMMARY at the top of your list to see when these birds are most likely to be present and
breeding in your project area.
NAME
BREEDING
SEASON
Bald Eagle Haliaeetus leucocephalus
This is not a Bird of Conservation Concern (BCC) in this area, but warrants attention
because of the Eagle Act or for potential susceptibilities in offshore areas from certain types
of development or activities.
https://ecos.fws.gov/ecp/species/1626
Breeds Oct 15
to Jul 31
Burrowing Owl Athene cunicularia
This is a Bird of Conservation Concern (BCC) only in particular Bird Conservation Regions
(BCRs) in the continental USA
https://ecos.fws.gov/ecp/species/9737
Breeds Mar 15
to Aug 31
1
2
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NAME
BREEDING
SEASON
Cassin's Sparrow Aimophila cassinii
This is a Bird of Conservation Concern (BCC) only in particular Bird Conservation Regions
(BCRs) in the continental USA
https://ecos.fws.gov/ecp/species/9512
Breeds Aug 1 to
Oct 10
Golden Eagle Aquila chrysaetos
This is a Bird of Conservation Concern (BCC) only in particular Bird Conservation Regions
(BCRs) in the continental USA
https://ecos.fws.gov/ecp/species/1680
Breeds Jan 1 to
Aug 31
Lark Bunting Calamospiza melanocorys
This is a Bird of Conservation Concern (BCC) only in particular Bird Conservation Regions
(BCRs) in the continental USA
Breeds May 10
to Aug 15
Lesser Yellowlegs Tringa flavipes
This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA
and Alaska.
https://ecos.fws.gov/ecp/species/9679
Breeds
elsewhere
Long-billed Curlew Numenius americanus
This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA
and Alaska.
https://ecos.fws.gov/ecp/species/5511
Breeds Apr 1 to
Jul 31
Semipalmated Sandpiper Calidris pusilla
This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA
and Alaska.
Breeds
elsewhere
Whimbrel Numenius phaeopus
This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA
and Alaska.
https://ecos.fws.gov/ecp/species/9483
Breeds
elsewhere
Willet Tringa semipalmata
This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA
and Alaska.
Breeds Apr 20
to Aug 5
Willow Flycatcher Empidonax traillii
This is a Bird of Conservation Concern (BCC) only in particular Bird Conservation Regions
(BCRs) in the continental USA
https://ecos.fws.gov/ecp/species/3482
Breeds May 20
to Aug 31
Probability Of Presence Summary
The graphs below provide our best understanding of when birds of concern are most likely to be
present in your project area. This information can be used to tailor and schedule your project
activities to avoid or minimize impacts to birds. Please make sure you read and understand the
ITEM 3, ATTACHMENT 8
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2.
3.
FAQ “Proper Interpretation and Use of Your Migratory Bird Report” before using or attempting
to interpret this report.
Probability of Presence ()
Each green bar represents the bird's relative probability of presence in the 10km grid cell(s) your
project overlaps during a particular week of the year. (A year is represented as 12 4-week
months.) A taller bar indicates a higher probability of species presence. The survey effort (see
below) can be used to establish a level of confidence in the presence score. One can have higher
confidence in the presence score if the corresponding survey effort is also high.
How is the probability of presence score calculated? The calculation is done in three steps:
The probability of presence for each week is calculated as the number of survey events in
the week where the species was detected divided by the total number of survey events for
that week. For example, if in week 12 there were 20 survey events and the Spotted Towhee
was found in 5 of them, the probability of presence of the Spotted Towhee in week 12 is
0.25.
To properly present the pattern of presence across the year, the relative probability of
presence is calculated. This is the probability of presence divided by the maximum
probability of presence across all weeks. For example, imagine the probability of presence
in week 20 for the Spotted Towhee is 0.05, and that the probability of presence at week 12
(0.25) is the maximum of any week of the year. The relative probability of presence on
week 12 is 0.25/0.25 = 1; at week 20 it is 0.05/0.25 = 0.2.
The relative probability of presence calculated in the previous step undergoes a statistical
conversion so that all possible values fall between 0 and 10, inclusive. This is the
probability of presence score.
Breeding Season ()
Yellow bars denote a very liberal estimate of the time-frame inside which the bird breeds across
its entire range. If there are no yellow bars shown for a bird, it does not breed in your project
area.
Survey Effort ()
Vertical black lines superimposed on probability of presence bars indicate the number of surveys
performed for that species in the 10km grid cell(s) your project area overlaps. The number of
surveys is expressed as a range, for example, 33 to 64 surveys.
No Data ()
A week is marked as having no data if there were no survey events for that week.
Survey Timeframe
Surveys from only the last 10 years are used in order to ensure delivery of currently relevant
information. The exception to this is areas off the Atlantic coast, where bird returns are based on
all years of available data, since data in these areas is currently much more sparse.
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no data survey effort breeding season probability of presence
SPECIES JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC
Bald Eagle
Non-BCC Vulnerable
Burrowing Owl
BCC - BCR
Cassin's Sparrow
BCC - BCR
Golden Eagle
BCC - BCR
Lark Bunting
BCC - BCR
Lesser Yellowlegs
BCC Rangewide (CON)
Long-billed Curlew
BCC Rangewide (CON)
Semipalmated
Sandpiper
BCC Rangewide (CON)
Whimbrel
BCC Rangewide (CON)
Willet
BCC Rangewide (CON)
Willow Flycatcher
BCC - BCR
Additional information can be found using the following links:
Birds of Conservation Concern http://www.fws.gov/birds/management/managed-species/
birds-of-conservation-concern.php
Measures for avoiding and minimizing impacts to birds http://www.fws.gov/birds/
management/project-assessment-tools-and-guidance/
conservation-measures.php
Nationwide conservation measures for birds http://www.fws.gov/migratorybirds/pdf/
management/nationwidestandardconservationmeasures.pdf
Migratory Birds FAQ
Tell me more about conservation measures I can implement to avoid or minimize impacts
to migratory birds.
ITEM 3, ATTACHMENT 8
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Nationwide Conservation Measures describes measures that can help avoid and minimize
impacts to all birds at any location year round. Implementation of these measures is particularly
important when birds are most likely to occur in the project area. When birds may be breeding in
the area, identifying the locations of any active nests and avoiding their destruction is a very
helpful impact minimization measure. To see when birds are most likely to occur and be breeding
in your project area, view the Probability of Presence Summary. Additional measures and/or
permits may be advisable depending on the type of activity you are conducting and the type of
infrastructure or bird species present on your project site.
What does IPaC use to generate the migratory birds potentially occurring in my specified
location?
The Migratory Bird Resource List is comprised of USFWS Birds of Conservation Concern
(BCC) and other species that may warrant special attention in your project location.
The migratory bird list generated for your project is derived from data provided by the Avian
Knowledge Network (AKN). The AKN data is based on a growing collection of survey, banding,
and citizen science datasets and is queried and filtered to return a list of those birds reported as
occurring in the 10km grid cell(s) which your project intersects, and that have been identified as
warranting special attention because they are a BCC species in that area, an eagle (Eagle Act
requirements may apply), or a species that has a particular vulnerability to offshore activities or
development.
Again, the Migratory Bird Resource list includes only a subset of birds that may occur in your
project area. It is not representative of all birds that may occur in your project area. To get a list
of all birds potentially present in your project area, please visit the AKN Phenology Tool.
What does IPaC use to generate the probability of presence graphs for the migratory birds
potentially occurring in my specified location?
The probability of presence graphs associated with your migratory bird list are based on data
provided by the Avian Knowledge Network (AKN). This data is derived from a growing
collection of survey, banding, and citizen science datasets .
Probability of presence data is continuously being updated as new and better information
becomes available. To learn more about how the probability of presence graphs are produced and
how to interpret them, go the Probability of Presence Summary and then click on the "Tell me
about these graphs" link.
How do I know if a bird is breeding, wintering, migrating or present year-round in my
project area?
To see what part of a particular bird's range your project area falls within (i.e. breeding,
wintering, migrating or year-round), you may refer to the following resources: The Cornell Lab
of Ornithology All About Birds Bird Guide, or (if you are unsuccessful in locating the bird of
interest there), the Cornell Lab of Ornithology Neotropical Birds guide. If a bird on your
migratory bird species list has a breeding season associated with it, if that bird does occur in your
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2.
3.
project area, there may be nests present at some point within the timeframe specified. If "Breeds
elsewhere" is indicated, then the bird likely does not breed in your project area.
What are the levels of concern for migratory birds?
Migratory birds delivered through IPaC fall into the following distinct categories of concern:
"BCC Rangewide" birds are Birds of Conservation Concern (BCC) that are of concern
throughout their range anywhere within the USA (including Hawaii, the Pacific Islands,
Puerto Rico, and the Virgin Islands);
"BCC - BCR" birds are BCCs that are of concern only in particular Bird Conservation
Regions (BCRs) in the continental USA; and
"Non-BCC - Vulnerable" birds are not BCC species in your project area, but appear on
your list either because of the Eagle Act requirements (for eagles) or (for non-eagles)
potential susceptibilities in offshore areas from certain types of development or activities
(e.g. offshore energy development or longline fishing).
Although it is important to try to avoid and minimize impacts to all birds, efforts should be made,
in particular, to avoid and minimize impacts to the birds on this list, especially eagles and BCC
species of rangewide concern. For more information on conservation measures you can
implement to help avoid and minimize migratory bird impacts and requirements for eagles,
please see the FAQs for these topics.
Details about birds that are potentially affected by offshore projects
For additional details about the relative occurrence and abundance of both individual bird species
and groups of bird species within your project area off the Atlantic Coast, please visit the
Northeast Ocean Data Portal. The Portal also offers data and information about other taxa besides
birds that may be helpful to you in your project review. Alternately, you may download the bird
model results files underlying the portal maps through the NOAA NCCOS Integrative Statistical
Modeling and Predictive Mapping of Marine Bird Distributions and Abundance on the Atlantic
Outer Continental Shelf project webpage.
Bird tracking data can also provide additional details about occurrence and habitat use
throughout the year, including migration. Models relying on survey data may not include this
information. For additional information on marine bird tracking data, see the Diving Bird Study
and the nanotag studies or contact Caleb Spiegel or Pam Loring.
What if I have eagles on my list?
If your project has the potential to disturb or kill eagles, you may need to obtain a permit to avoid
violating the Eagle Act should such impacts occur.
Proper Interpretation and Use of Your Migratory Bird Report
The migratory bird list generated is not a list of all birds in your project area, only a subset of
birds of priority concern. To learn more about how your list is generated, and see options for
identifying what other birds may be in your project area, please see the FAQ “What does IPaC
use to generate the migratory birds potentially occurring in my specified location”. Please be
aware this report provides the “probability of presence” of birds within the 10 km grid cell(s) that
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overlap your project; not your exact project footprint. On the graphs provided, please also look
carefully at the survey effort (indicated by the black vertical bar) and for the existence of the “no
data” indicator (a red horizontal bar). A high survey effort is the key component. If the survey
effort is high, then the probability of presence score can be viewed as more dependable. In
contrast, a low survey effort bar or no data bar means a lack of data and, therefore, a lack of
certainty about presence of the species. This list is not perfect; it is simply a starting point for
identifying what birds of concern have the potential to be in your project area, when they might
be there, and if they might be breeding (which means nests might be present). The list helps you
know what to look for to confirm presence, and helps guide you in knowing when to implement
conservation measures to avoid or minimize potential impacts from your project activities,
should presence be confirmed. To learn more about conservation measures, visit the FAQ “Tell
me about conservation measures I can implement to avoid or minimize impacts to migratory
birds” at the bottom of your migratory bird trust resources page.
ITEM 3, ATTACHMENT 8
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Wetlands
Impacts to NWI wetlands and other aquatic habitats may be subject to regulation under Section
404 of the Clean Water Act, or other State/Federal statutes.
For more information please contact the Regulatory Program of the local U.S. Army Corps of
Engineers District.
Please note that the NWI data being shown may be out of date. We are currently working to
update our NWI data set. We recommend you verify these results with a site visit to determine
the actual extent of wetlands on site.
RIVERINE
R5UBFx
ITEM 3, ATTACHMENT 8
Packet pg. 195
September 16, 2021Pete Wray, AICPSenior City PlannerPlanning and Zoning CommissionMars Landing#PDP190013ITEM 3, ATTACHMENT 9Packet pg. 196
2SITESiteITEM 3, ATTACHMENT 9Packet pg. 197
Looking South3ITEM 3, ATTACHMENT 9Packet pg. 198
Project OverviewSouth College Corridor Plan• CommercialZoning• General CommercialProposal• 2 3-story Multi-family buildings• 90 units/128 bedroomsParking• 151 vehicle parking spaces• 128 bike parking spacesLot•3.79-acres4ITEM 3, ATTACHMENT 9Packet pg. 199
5ITEM 3, ATTACHMENT 9Packet pg. 200
6Main Project Considerations:Natural Habitat Buffer and Stormwater requirementsParking/Pedestrian circulationOutdoor gathering space amenitiesOff-site streetscape improvementsBuilding and project compatibilityITEM 3, ATTACHMENT 9Packet pg. 201
7NHBZ AreaOnsite mitigation results in the creation of .85 ac uplands and .043 ac of wetlands.Onsite mitigation will not amount to a 1:1 mitigation value, providing payment to City for one acre of uplands restoration.Applicant is trapping and donating existing prairie dogs on site.Native seed mix, weed mitigation, and additional native plantings throughout other areas of the site will further enhance the ecological character and habitat value of the site.Natural Habitat Buffer AreaITEM 3, ATTACHMENT 9Packet pg. 202
8ParkingNumber of Bedrooms/Dwelling UnitParking Spaces Per Dwelling Unit*One or less1.5Two1.75Three2.0Project is required to provide 145 parking spaces.Plan provides a total of 151 spaces exceeding compliance with the standards of this Section:- 130 standard surface parking spaces- 8 accessible spaces- 13 garage spacesVehicular Parking:Bicycle Parking:Bicycle parking requirements for multifamily residential use are 1 space per bedroom. Plan includes 90 DU/128 Bedrooms = 128 spaces requiredPlan provides 128 spaces (32 enclosed/96 fixed racks)Staff recommends a Condition of Approval (1) regarding compliance with 3.2.2 (C) (4) – Bicycle Facilities, to provide 60% covered bicycle spaces (77 spaces), and 40% fixed rack spaces (51 spaces).ITEM 3, ATTACHMENT 9Packet pg. 203
9Central feature and gathering spacesPedestrian SpineITEM 3, ATTACHMENT 9Packet pg. 204
10PlatSiteSkyway DriveS College AveMars Drive5-Star StorageITEM 3, ATTACHMENT 9Packet pg. 205
11LandscapingCollege/Skyway FrontageITEM 3, ATTACHMENT 9Packet pg. 206
12LandscapingScreen Fence on WallITEM 3, ATTACHMENT 9Packet pg. 207
13Project CompatibilityBuilding Stepdown-North ElevationLandscape Buffer and TransitionSkyway DriveITEM 3, ATTACHMENT 9Packet pg. 208
14Building – 42 UnitITEM 3, ATTACHMENT 9Packet pg. 209
15Building – 42 UnitITEM 3, ATTACHMENT 9Packet pg. 210
16Building – 42 UnitITEM 3, ATTACHMENT 9Packet pg. 211
17Building – 48 UnitITEM 3, ATTACHMENT 9Packet pg. 212
18Building – 48 UnitITEM 3, ATTACHMENT 9Packet pg. 213
19Building – 48 UnitITEM 3, ATTACHMENT 9Packet pg. 214
20Garage AITEM 3, ATTACHMENT 9Packet pg. 215
21Garage BITEM 3, ATTACHMENT 9Packet pg. 216
22Garage CITEM 3, ATTACHMENT 9Packet pg. 217
23Staff recommends a Condition of Approval (2) regarding compliance with 3.2.5 – Trash and Recycling Enclosure Wall Materials, addressed at FDP,to ensure the enclosures are screened with a more durable material in place of cedar fencing such as textured concrete block, CMU blocks, or all metal fencing. This will include interior curbing or metal strips to buffer dumpster bins from hitting walls. ITEM 3, ATTACHMENT 9Packet pg. 218
Recommendation24Staff recommends approval of the Mars Landing project, PDP190013with two conditions of approval.ITEM 3, ATTACHMENT 9Packet pg. 219
Planning & Zoning Board Hearing
September 16, 2021
Mars Landing
Goodwin Knight
Fort Collins, CO
ITEM 3, ATTACHMENT 10
Packet pg. 220
2
Project Team
MARS LANDING – FORT COLLINS, CO
Goodwin Knight
–Nicole Renner – Director of Architecture and Community Development
Galloway & Company, Inc. (Landscape Architecture & Engineering)
–Donald Cecil, PE - Senior Civil Project Engineer
–Kara Scheetz, RLA –Landscape Architect
Godden | Sudik (Architecture)
–Chris Walla, NCARB, LEED-AP – Senior Project Architect
ITEM 3, ATTACHMENT 10
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3
Project Location
MARS LANDING – FORT COLLINS, CO
•SWC of Skyway Drive
and Mars Drive
•Part of the South College
Corridor Plan
ITEM 3, ATTACHMENT 10
Packet pg. 222
4
South College Storage Subdivision
MARS LANDING – FORT COLLINS, CO
ITEM 3, ATTACHMENT 10
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5
Context Overview
MARS LANDING – FORT COLLINS, CO
•Construction of two buildings with 90 total multi-family residential units
•151 On-Site Parking Spaces with Three Garage Buildings
•128 On-Site Bicycle Parking Spaces
•Extension of Mars Drive to south property line for future Trilby connection (by others)
•Part of South College Storage Subdivision (Oct. 2017) – Requirements of further
development of Subdivision after South College Storage Units
–Wetland and Natural Habitat Buffer Zone Mitigation Required
–South College Avenue Improvements
•Part of South College Corridor Plan – Requirements for trail connection through site
•Neighborhood Meeting held Aug. 2019 – Initiated further traffic study and right-turn lane at
eastbound Skyway Drive at College Avenue
•On-Site Drainage Control and Water Quality Facilities
ITEM 3, ATTACHMENT 10
Packet pg. 224
6
Site Plan – September 2019
MARS LANDING – FORT COLLINS, CO
•Clubhouse and Large
Amenity
•5 Garage Buildings
•Total Parking: 168 sp
ITEM 3, ATTACHMENT 10
Packet pg. 225
7
Site Plan – September 2021
MARS LANDING – FORT COLLINS, CO
•Removed
Clubhouse
•Dispersed
Amenities
•Additional Multi-
Family Building
Entrances
•Habitat Mitigation
and Wildlife
Movement Corridor
•Total Parking:
151 sp
ITEM 3, ATTACHMENT 10
Packet pg. 226
8
College Avenue Improvements
MARS LANDING – FORT COLLINS, CO
ITEM 3, ATTACHMENT 10
Packet pg. 227
9
Site Design
MARS LANDING – FORT COLLINS, CO
ITEM 3, ATTACHMENT 10
Packet pg. 228
10
MARS LANDING – FORT COLLINS, CO
ITEM 3, ATTACHMENT 10
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11
Conditions of Approval
MARS LANDING – FORT COLLINS, CO
•Trash Enclosure Architecture and Materials
•Sheltered Bicycle Parking – Required 60% of
Spaces
ITEM 3, ATTACHMENT 10
Packet pg. 230
12
Architectural Design
MARS LANDING – FORT COLLINS, CO
•Building Differentiation
•Compatibility with
Neighborhood to North
ITEM 3, ATTACHMENT 10
Packet pg. 231
13
North Building – East Perspective
MARS LANDING – FORT COLLINS, CO
ITEM 3, ATTACHMENT 10
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14
North Building – West Perspective
MARS LANDING – FORT COLLINS, CO
ITEM 3, ATTACHMENT 10
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15
South Building – East Perspective
MARS LANDING – FORT COLLINS, CO
ITEM 3, ATTACHMENT 10
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16
South Building – West Perspective
MARS LANDING – FORT COLLINS, CO
ITEM 3, ATTACHMENT 10
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17
North Building
MARS LANDING – FORT COLLINS, CO
ITEM 3, ATTACHMENT 10
Packet pg. 236
18
South Building
MARS LANDING – FORT COLLINS, CO
ITEM 3, ATTACHMENT 10
Packet pg. 237
19
Questions?
MARS LANDING – FORT COLLINS, CO
Goodwin Knight
–Nicole Renner – Director of Architecture and Community Development
Galloway & Company, Inc. (Landscape Architecture & Engineering)
–Donald Cecil, PE - Senior Civil Project Engineer
–Kara Scheetz, RLA –Landscape Architect
Godden | Sudik (Architecture)
–Chris Walla, NCARB, LEED-AP – Senior Project Architect
ITEM 3, ATTACHMENT 10
Packet pg. 238
MARS LANDING – FORT COLLINS, CO
Supplemental
Information
ITEM 3, ATTACHMENT 10
Packet pg. 239
21
Garage Elevations
MARS LANDING – FORT COLLINS, CO
ITEM 3, ATTACHMENT 10
Packet pg. 240
22
Garage Elevations
MARS LANDING – FORT COLLINS, CO
ITEM 3, ATTACHMENT 10
Packet pg. 241
23
Garage Elevations
MARS LANDING – FORT COLLINS, CO
ITEM 3, ATTACHMENT 10
Packet pg. 242