HomeMy WebLinkAbout01/18/2024 - Planning and Zoning Commission - AGENDA - Regular MeetingPlanning and Zoning Commission Page 1 January 18, 2024
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Regular Hearing
January 18, 2024
6:00 PM
David Katz, Chair City Council Chambers - City Hall West
Julie Stackhouse, Vice Chair 300 Laporte Avenue
Michelle Haefele Fort Collins, Colorado
Adam Sass
Ted Shepard Virtual (Zoom or Telephone)
Samantha Stegner Cablecast on FCTV Channel 14 on Connexion &
York Channels 14 & 881 on Comcast
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/95197754536. 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 January 18, 2024. 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.
(Continued on next page)
Packet pg. 1
Planning and Zoning Commission Page 2 January 18, 2024
• 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
• 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.
• 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.
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: 951 9775 4536.
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 adopted by City Council Ordinance 143, 2022, 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.
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Planning and Zoning Commission Page 3 January 18, 2024
1. Draft Minutes for the P&Z November Regular Hearing
The purpose of this item is to approve the draft minutes of the November 16, 2023, Planning and Zoning
Commission hearing.
• DISCUSSION AGENDA
2. Hub on Campus Vested Rights Extension Request
PROJECT
DESCRIPTION:
This is a request for an extension of vested rights for the Hub on Campus,
FDP180011 (parcel #9715444001). This is an approved project for 143 units of
multi-family housing and 7,931 square feet of commercial space that was under
construction and construction has stopped. Staff has previously approved two
extensions for their vested rights period and the applicant now must seek
additional extensions from the Planning & Zoning Commission. The site is within
the Community Commercial (CC) and Medium-Density Mixed-Use
Neighborhood (MMN) zone districts. The vested rights extension request is
subject to Planning & Zoning Commission (Type 2) Review.
APPLICANT: Sam Coutts
Ripley Design
419 Canyon Ave, #200
Fort Collins, CO 80521
STAFF ASSIGNED: Clay Frickey, Planning Manager
3. Brick Stone Apartments Vested Rights Extension Request
PROJECT
DESCRIPTION:
This is a request for an extension of vested rights for Brick Stone Apartments on
Harmony, FDP170006 (parcel #9601200004). The project is approved to
develop a vacant property into a 3 story,116-unit multi-family apartment building
with ground level parking. Staff has previously approved two extensions for their
vested rights period and the applicant now must seek additional extensions from
the Planning & Zoning Commission. The Planning & Zoning Commission
approved a one-year extension for the vested rights for Brick Stone on
September 15, 2022. The site is within the Harmony Corridor (HC) zone district.
The vested rights extension request is subject to Planning & Zoning Commission
(Type 2) Review.
APPLICANT: Ben Massimino
Brick Stone Apartments on Harmony, LLC
1200 Pearl Street, Suite 314
Boulder, CO 80302
STAFF ASSIGNED: Clay Frickey, Planning Manager
• OTHER BUSINESS
• ADJOURNMENT
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Agenda Item 1
Item 1, Page 1
AGENDA ITEM SUMMARY January 18, 2024
Planning and Zoning Commission
STAFF
Shar Manno, Customer and Administrative Manager
SUBJECT
MINUTES OF THE NOVEMBER 16, 2023 P&Z HEARING
EXECUTIVE SUMMARY
The purpose of this item is the consideration and approval of the draft minutes of the November 16, 2023
Planning & Zoning Commission hearing.
ATTACHMENTS
1. Draft November 16, 2023 P&Z Minutes
Packet pg. 4
David Katz, Chair Virtual Hearing
Julie Stackhouse, Vice Chair City Council Chambers
Michelle Haefele 300 Laporte Avenue
Adam Sass Fort Collins, Colorado
Ted Shepard
Samantha Stegner Cablecast on FCTV, Channel 14 on Connexion &
York 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
November 16, 2023
Chair Katz called the meeting to order at 6:00 p.m.
Roll Call: Haefele, Katz, Sass, Shepard, York
Absent: Stackhouse, Stegner
Staff Present: Frickey, Sizemore, Claypool, Guin, Myler, Keith, Mounce, Mapes, Dinger and Manno
Chair Katz provided background on the Commission’s role and what the audience could expect as to the order of
business. He noted that members are volunteers appointed by the 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. He noted that this is a legal hearing and that he will moderate
for civility and fairness.
Agenda Review
CDNS Director Sizemore reviewed the items on the Consent and Discussion agendas, stating that all items will be
heard as originally advertised.
Public Input on Items Not on the Hearing Agenda:
None noted.
Consent Agenda:
1.Draft Minutes from September 21, 2023, P&Z Hearing
2.Draft Minutes from the September 27, 2023, P&Z Extra Hearing
3.CSU Phemister Trail – Site Plan Advisory Review (SPAR)
Planning and Zoning
Commission Minutes
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Packet pg. 5
Planning & Zoning Commission
November 16, 2023
Page 2 of 12
4. 2023 Three-Mile Plan Update
5. Traffic Operations Xeriscape
6. Planning & Zoning Work Plan
Public Input on Consent Agenda:
None noted.
Chair Katz did a final review of the items that are on consent and reiterated that those items will not have a
separate presentation unless pulled from the consent agenda.
Member Shepard made a motion that the Planning and Zoning Commission approve the Consent agenda
for the November 16, 2023, Planning and Zoning Commission hearing as originally advertised. Member
Sass seconded the motion. Vote: 5:0.
Discussion Agenda:
7. East Mulberry Plan Recommendation
Project Description: This is a request for the Planning and Zoning Commission to provide a recommendation to
the City Council for the adoption of the East Mulberry Plan.
Recommendation: Approval
Secretary Manno reported that there were no additional public emails or letters received after the agenda packet
had been posted.
Staff Presentations
Planners Keith and Mounce gave a brief verbal/visual overview of this item.
Public Input (3 minutes per person)
Joe Rowan, 621 Gilgalad Way, appreciates the work completed on this plan but had one issue to discuss. The city
tends to adopt plans before we know how we are going to pay for them. He also pointed out that there is some
ambiguity with the Sanctuary on the Green court decision and what the role of subarea and master plans have in
relation to the Land Use Code.
David Eisenbraun, 427 Stout St., is excited to see this in front of the Commission and feels this is a great way to put
future tax dollars and investments toward it. He is in full support.
Staff Response
Member Shepard asked if there is enough emphasis being placed on residential density. Planner Mounce
responded that what staff has noticed is that most of the corridor is already built out or has master plans, such as
Planned Use Developments (PUDs), in place. There is not a lot of new residential planned. There is a lot outside of
the corridor boundary.
Chair Katz asked if there had been conversations amongst staff about what challenges they see regarding
annexation from an infrastructure perspective. Planner Keith responded that much of the infrastructure is deficient.
Under the thresholds approach, when an area has been identified as a potential threshold, this will then trigger an
analysis period in which staff will examine, in-depth, how the area can be served by infrastructure and utilities in the
future. This will include a detailed cost analysis of each of the components. Then a determination will be made if an
annexation is right.
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Packet pg. 6
Planning & Zoning Commission
November 16, 2023
Page 3 of 12
Member Shepard asked if the term authority, in relation to the Boxelder Creek Regional Stormwater Authority, is
listed along with the Special Improvement Districts and General Improvement Districts, and if this authority has any
land area within the plan area. Planner Keith responded that she was not sure of this but could look this up.
Member Shepard commented that this could be another tool and that maybe this could be included.
Commission Questions / Deliberation
Commission clarifying questions:
None noted.
Commission questions:
Member Shepard is interested in the monitoring report and asked if this was a staff exercise or if this is a consultant
task. Planner Mounce responded that staff envisions this to be more of a staff exercise. One of the first tasks is to
set a baseline monitoring report over the next several months. Annexed areas are able to receive funding. Member
Shepard thinks this is a good methodology.
Member Shepard wonders if the plan should emphasize that annexing vacant land does not incur a cost, per se, in
the short term and that it would allow the city to regulate the land development to an urban standard in the city code
rather than through the county referral process. Would adding this as a criterion to the annexation thresholds be
strategic? Planner Keith responded that she feels this could be a good addition and a means to more proactively
look at these areas.
Member Shepard commented on goal 7 and is wondering if staff might go further in the prioritization by adding
Lincoln and excluding some of the side streets. Planner Mounce responded that this could be looked at. Planner
Mounce spoke to the transportation resources needed and this area being an industrial and commercial hub, not
wanting to drive a lot of potential impacts to some of these areas.
Member Shepard thanked the staff for the minor revision to the billboard section. He would perhaps emphasize that
as part of the monitoring project, upon annexation, our policy is the 7-year amortization period. This makes sense
for the on-premises signs. Billboards are typically off-premises, and some are not on legal parcels. He asked if
there was a possibility that these were erected in a non-regulated environment. If so, these might not be legal and
would not be eligible for the 7-year amortization. This should be made clear.
Member Shepard likes the Link Lane main street concept and hopes it can be pursued.
Member Katz echoed Member Shepard’s signs comments and the Link Lane main street concept. He appreciates
staff listening.
Member Shepard mentioned that the 15-minute city section needs a gray call-out box.
Member Sass commented that public outreach was good, and this is really well thought out and thanked staff.
Member York commented that staff did a great job on this item.
Member Shepard made a motion that the Planning and Zoning Commission recommend to City Council
approval of the East Mulberry Plan as presented. Member Sass seconded. Vote: 5:0.
8. Willox Farms
Project Description: This is a Project Development Plan (PDP) for a residential cluster development in the Urban
Estate (UE) zone district. The plan includes two modification requests.
Recommendation: Approval
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Packet pg. 7
Planning & Zoning Commission
November 16, 2023
Page 4 of 12
Secretary Manno reported that one email was received from Jeff Johnson requesting to pool time to discuss the
project with accompanying materials. Materials have been published in the supplemental material packet and
posted to the website.
Staff and Applicant Presentations
Planner Mapes gave a brief verbal/visual overview of this project.
Kristin Turner also provided a brief verbal/visual presentation.
Public Input (3 minutes per person)
Amy Kafka, 719 W. Willox Ln., and Jeff Johnson, 3178 Sage Water Ct., spoke to the farm located on adjacent land
and the difficulties and potential possibilities that may come with the proposed project. Farming may cease. They
spoke to lack of outreach, easements vacation request and that this project is not ready for a hearing. Jeff spoke to
legalities and his client. They would like to come to an agreement but not as the plan stands at this hearing. 15
minutes allotted.
Andrew Norton 327 West St., requests that the Commission and staff work with the developer to complete a plan
that complies with current zoning and is compatible with the surrounding area. He feels the current plan does
neither of these. He does not feel this proposed project follows Code. He also spoke to what it is like living next to a
farm and how this may pose conflicts.
Joe Rowen, 621 Gilgalad Way, feels it may be unreasonable to expect that if you own property in the city, that
farming is not a long-term use and asked why this proposed project is the best use of the property. He suggested
that this type of development is ideal for this corridor. He would like to know what would happen in the future if this
proposed project was not built.
Jim Righeimer, Owner of Willox Farms, 1510 Larimer Ridge, recently bought property. There are issues with this
property and the proposed project will be an improvement. He believes in the good neighbor policy and has made
agreements for improvements.
Staff Response
Planner Mapes responded to public comment. Regarding the large contiguous block idea, some of the open would
be the detention pond on the south of the property. A large block would start here. It is then a question how to
create a larger block. What could have been done would be to extend a large block from the southern part where it
will be necessary up the western edge and cluster the development more on the eastern edge and have fewer
units. As staff evaluated the importance of a large block versus all four sides of the property, staff supported the
alternative to a single large block. Regarding the easement, notes could be put on this or the final plan that it could
be terminated only upon construction of a sewer line, there could also be a note placed that would ensure that the
easement be removed and then this development not happen. There would not be a sewer connection to Garden
Sweet property. There could also be a note placed that states “you are within a distance of an operation that may
generate odors, dust, noise at different times of day”.
Chair Katz asked if it is a requirement for development plans to work out easements before the Final Development
Plan (FDP). Planners Mapes responded yes, it is part of a submittal requirement, a letter of intent. Staff have
received this.
Member York commented on the one route for getting in and out of the development and how this fits in with the
net zero plan and the city’s plan to shift transportation loads from motor vehicles to human powered. The applicant
responded that they are taking the lead from staff. If low lighting along the trail is desired, the applicant is fine doing
so. However, this was not asked for. The connecting trail will take you to downtown. The park is now being watered
with potable water. Negotiations with the city are taking place for an easement on the east side of the property so
that canal water can be used as opposed to potable water.
Member Sass asked what water serves the properties. The applicant responded, city water.
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Packet pg. 8
Planning & Zoning Commission
November 16, 2023
Page 5 of 12
Commission Questions / Deliberation
Commission questions:
Member Sass asked if the Code states how many units per acre that a cluster can be. Planner Mapes responded
that within the cluster itself there can be 5 dwelling units per acre max. The plan proposes 5.2 dwelling units per
acre maximum within the cluster as it has been defined. As defined, there are greenbelts that run through the
cluster, not including the backyard greenbelt areas as part of the 33% open space. Member Sass asked if there a
total size or square footage per lot codified or limit. Mapes responded no, but the zone permits townhomes. At
some point, the cluster could be smaller and tighter, with higher density. Sass, and is there a lot size limit? Mapes,
no.
Member Shepard asked if the 14 lots on the east side of the property will have a uniform and consistent 3-rail open
fence? Mapes responded yes.
Member York asked if there was a reason that the 5-unit density was set. Mapes responded that he did not recall
why staff would have put a maximum density on the cluster itself, there would have been some idea that it is not
urban looking. He does not feel that there is an important purpose in a maximum density unless something could
be set up to keep you from doing row homes.
Member Shepard asked if the 12’ wide concrete path on the east side of the project would be 12’ all of the way
through Soft Gold Park to the parking lot of the park and if so, this would be an excessive width. Mapes responded,
in the park, yes. Where the trail t’s off and runs up the east side of the property, the applicants are planning it to be
12’. Mapes agreed that it could come down to the final plans.
Commission deliberation:
Modification #1- Open space at 33% vs the standard 50%
Member Sass asked how adamant the Commission was about 50%. Chair Katz responded the Commission was
not adamant, but anticipated there to be another modification. This is outside of the purview of that discussion.
Member Sass’s concern is that not seeing the original proposal and stacking of modifications. He does not like this
trend and does not see how this is beneficial to the public. Chair Katz responded that they cannot look back at
previous Commissions, modifications are important to the Land Use Code, and you need to look at benefit to the
public, such as the connection of trails. It falls within the structure plan and is a benefit to the city.
Member Haefele agreed with Member Sass that the diminishment of the open space is substantial, and public
benefit can still happen without giving up so much every time. This does not resemble a cluster development that
she has ever seen. Member York commented that it looks like normal lot sizes and knowing that there is so much
open space around it, which adds to the value of each lot, he feels the lots could be smaller to make a better cluster
and a better buffer along the western edge. Member Haefele feels that greater density within a smaller with great
open space is preferable.
Member Shepard added that from his recollection, this parcel is not a purely envisioned urban estate parcel, nor is
it a purely LMN parcel. It is ½ mile off of College Ave., it is walkable and bikeable to downtown. This gave the
previous Commission confidence in granting the standalone modifications. This has been an issue with the zoning
codes since 1997, there is a gap between urban estate and LMN.
Member Shepard feels that this project still fails to meet a criterion, 3.5.1(h) Land Use transition. One other area
that Member Shepard feels the Commission may not be able to address is the easement. He feels this should have
been resolved by this point and he is uncomfortable being in this position and asked the Commission to consider a
continuance. Chair Katz asked if Member Shepard would be tying the referenced code 3.5.1(h) in with the
modification. Member Shepard responded that he could not support the modification based on noncompliance with
3.5.1(h). He feels there needs to be more transition. In this instance, more buffering and on the west, more than 20
feet.
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Packet pg. 9
Planning & Zoning Commission
November 16, 2023
Page 6 of 12
Chair Katz asked if Member Shepard would support the modification if there is more significant of a buffer on the
west side of the subject parcel. Member Shepard responded yes. Chair Katz does see greater good with this
modification. Member York agrees that there is public benefit but is not feeling that the benefit outweighs the
tradeoff. Member Sass and member Haefele struggle to feel comfortable with this modification. Director Sizemore
commented that it is easiest to finalize easement issues at the final plan stage. He feels that the easement issues
can be resolved at final plan.
Member Shepard made a motion that the Fort Collins Planning and Zoning Commission continue
PDP22008 to the February 15, 2024, hearing. This is based on the commission’s conversation with regard
to buffering, open space land use transition and compatibility issues. Member Haefele seconded. Vote:
5:0.
9. 209 Cherry St Multi-Family Development
Project Description: This Project Development Plan (PDP) proposes to develop a seven-story residential building
with structured parking. The plan includes requests for two modifications of standards. Staff recommends two
conditions of approval.
Recommendation: Approval
Secretary Manno reported that three public comments have been submitted and a packet of photos that Manuel
Martinez will be speaking to during public comment.
Staff and Applicant Presentations
Planner Mapes gave a brief verbal/visual overview of this project.
Mary Taylor, Russel + Mills Studios, and Don Bernholtz, VFLA Architecture, also provided a brief verbal/visual
presentation.
Public Input (3 minutes per person)
Manuel Martinez, 306 and 310 Cherry St., provided a photo package which included pictures of parking and trash
issues. He would like the construction people to manage their staff and park in designated spots and pick up their
trash.
Staff Response
Ashley Stiles, Tribe Development, in relation to Mr. Martinez, she responded that there will be a phone number for
residents to reach out to, and that there is a robust plan in place to manage the task.
Commission Questions / Deliberation
Commission questions:
Member Shepard asked if a secondary blinking pedestrian signal is going to be installed. Steve Gilchrist, Traffic
Engineer responded that a new signal will be installed. This signal will control the west crosswalk.
Chair Katz asked if we were fitting seven stories into the 85” and what the floor to ceiling height will be. Mr.
Bernholtz responded that they anticipate 9’ to 9.5’.
Chari Katz asked if a pool was being contemplated between the wings. Mr. Bernholtz responded that a pool is
definitely the intent.
Member York asked if there is going to be an EV charging station parking or if it is going to be straight parking. Mr.
Bernholtz responded that they are complying with the current version of the building code.
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Packet pg. 10
Planning & Zoning Commission
November 16, 2023
Page 7 of 12
Commission deliberation:
Modification #1 – 7 stories vs 6 stories
Member Sass feels this is straight forward and he has nothing to add.
Member Shepard will be supporting the modification. He is persuaded by the 10’ step back.
Chair Katz supports the modification.
Modification #2
Member Shepard commented that the issue is the inability to plant trees; however, he understands. He favors the
modification.
Member Sass asked if there was a stormwater treatment as part of the development. Mrs. Taylor responded yes;
they are providing a water quality structure on the south side of the building.
Chair Katz and Member York support this modification.
Project Development Plan (PDP)
Member Shepard commented that this plan is in compliance with the Downtown Plan and has come a long way.
Member Haefele suggested that someone from the city reach out to Mr. Martinez about the residential parking
permit program.
Chair Katz likes the design, commenting that it will fit in well. He will be supporting the PDP.
Member Sass asked if the Commission wanted to discuss the proposed conditions. He feels they are straight
forward. No commission members had any issues with them.
Member York made a motion that the Fort Collins Planning and Zoning Commission approve the
modification of standard request #2 4.16(c)(1) regarding building height limits to allow 7-stories, finding
that the modification would not be detrimental to the public good. The plan submitted will promote the
general purpose of the standard for which the modification is requested equally well or better than a plan
which complies with standard section 4.16(c)(1) and the plan that is submitted will not diverge from section
4.16(c)(1) except in a nominal and inconsequential way when considered from the perspective of the entire
development plan will continue to advance the purpose of the land use code as contained in section 1.2.2.
This decision is based upon the agenda materials, the information and materials presented during the work
session and this hearing and the commission discussion of this item. Further this commission hereby
adopts the information, analysis and findings of fact and conclusions granting this modification of
standard contained in the staff report, included in the agenda materials for this hearing. Member Sass
seconded. Vote: 5:0.
Member Sass made a motion that the Fort Collins Planning and Zoning Commission approve the requested
modification of standard to the land use code Section 4.16(b)(1) regarding street frontage types for the
Mason Street frontage and the Cherry Street frontage finding that the modification for both street frontages
would not be detrimental to the public good. The plan that is submitted promotes the general purpose of
this standard for which the modification is requested equally well or better than with a plan that would
comply with Section 4.16(b)(1) and the exceptional physical condition unique to the property exists that
was not caused by the applicant in the strict application of Section 4.16(b)(1) would result in unusual and
exceptional practical difficulties and undo hardships to the applicant. This decision is based upon the
agenda materials, the information and materials presented during the work session, this hearing and
commission discussion on this item. Further, this commission hereby adopts the information, analysis,
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Packet pg. 11
Planning & Zoning Commission
November 16, 2023
Page 8 of 12
finding of facts and conclusions regarding this modification of standard contained in the staff report
included in the agenda materials for this hearing. Member Haefele seconded. Vote: 5:0
Member Sass made a motion that the Fort Collins Planning and Zoning Commission approve the 209
Cherry Street PDP230006 with the following conditions:
- Prior to signing final plans, the applicants must provide sanitary sewer service to the new building 209
N. Cherry in a method that the city water utilities approve. This currently is the implementation of the
combo sanitary sewer service located on the property to the south that was originally approved for the
development for the original Penny flats development agreement. The applicant must work with the
current owners of the combo sewer service and address all of their concerns and design to construct
the service extension to the new building. As such, the applicant also must meet all conditions of the
original Penny flats development agreement and that prior to the construction, the applicant must
obtain encroachment permits for the stairs and walkways located on the Cherry St. right-of-way. The
commission finds that any consideration of conditions of approval imposed, the project development
plan satisfies all applicable land use code requirements. This decision is based upon the agenda
materials, the information and materials presented during the work session, this hearing and
commission discussion on this item. Further, this commission hereby adopts the information,
analysis, finding of facts and conclusions regarding this modification of standard contained in the
staff report included in the agenda materials for this hearing. Member York seconded. Vote: 5:0
10. Polestar Village
Project Description: This is a request for a mixed neighborhood development on a 20-acre infill property. The
plan includes a variety of housing types and a neighborhood center comprising a community building with upstairs
bed and breakfast rooms, a mixed-use building with small commercial spaces, a place of assembly, and an
agriculture support building for community gardens and landscape maintenance. The plan provides stormwater
detention facilities in coordination with a larger regional City system, and a natural area buffer along an irrigation
canal that forms the southwestern portion of the property boundary. The plan includes two modifications of
standards.
Recommendation: Approval
Secretary Manno reported that there have been 24 public comments submitted including a couple of slides for
public consumption.
Staff and Applicant Presentations
Planner Mapes gave a brief verbal/visual overview of this project.
Ken Merritt, JR Planners & Engineers also provided a verbal/visual presentation.
Public Input (3 minutes per person)
Eric, Louise Lane, spoke to his concerns with increased traffic in regard to health and safety issues. He would like
to see a different traffic plan that does not run through the neighborhood.
Susan Bakel Cohn, 850 S. Overland Trail, spoke to her admiration toward the applicants and the farm.
Elicia Ratajczyk, 504 Duke Lane, spoke to the work she has completed with the applicants as a representative of
Colorado State University, Institute for the Built Environment in regard to lifelong homes and the criteria involved,
the purpose, and aging within a community.
Gary Cohn, Kimbell Rd., is opposed to this project due to it not bearing any resemblance and not fitting in at all. He
is concerned with traffic, construction traffic, harm to trees, flooding, and dust. He does not feel this is the definition
of low density.
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Jared Ross, 2830 W. Elizabeth St., feels there will be good things that will be brought to the neighborhood,
including flood mitigation.
Dan Sapienza, 712 Louise Lane, is concerned with the traffic that will be created by this project. He would like the
Commission to deny or continue this item.
Eve Enwright, 721 Louise Lane, will be impacted on three sides of her property. She is concerned with the potential
traffic this project will create.
Andrew Katz, 737 Kimbell Rd., noted that the vision is being ruined by the doubling of traffic and asks for further
review of the traffic plan.
Stac Magee, 917 E. Prospect Rd., has worked with the applicant and feels this will be a great community and
development.
Tamera Schneider, 816 W. Oak St., supports this development.
Coleen Wolf, 2856 Exmore Lane, is in support of this project and cannot wait to build her dream home in this
development.
Diana O’Neil, 408 Strasburg Dr., is in support of this project.
Michael Loyal, 3501 Stover St., is in support of this project. He looks forward to living in the development.
Nicole Barrett, 305 Zepplin Way, is in support of this project.
Dan Gregory, NW Fort Collins, supports this project and hopes to live in this development.
Terry Curran, 913 Kimball Rd., is in support of this project and will be living in this development.
Cassandra Harrington, 2400 W. Prospect, is in support of this project.
Skip Barrett, 305 Zeppelin Way, is in full support of this project.
Jim Crisp, 3565 Windmill Dr., #R2, is in support of this project.
Vina Ketty 513 W. Oak St., is in support of this project.
Charles Thompson, 517 Louise Lane, does not feel this project is a good fit and is concerned with light pollution
and traffic.
Alex Hagman, 540 N. Hollywood, feels this is the path to progress and is in support of this project. He feels there
needs to be better traffic mitigation with this plan.
Joe Cohn, 850 Overland, notes that this project exemplifies what Fort Collins is and he is in support of this project.
Michael Gornik, 850 S. Overland Trail, founder, and directors of Polestar Gardens, when they lost their campus in
Hawaii, they found Fort Collins and believe that this is the place to rebuild. They bought this property because of
the zoning. They are serious about deemphasizing the automobile. He thanked everyone for their time and hope for
support.
Daiva Glazzard, 2924 Radcliff Cir., is here to help facilitate this vision and work with the community.
Online commentors:
David Woodly, 807 Kimbell Road, he is not in direct opposition. They have genuinely listened to concerns and have
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been good stewards. The one issue he has is with potential traffic. He implores the Commission to reexamine the
entrances and exits of where this neighborhood is going to be.
Staff Response
Mr. Merritt responded to public comments regarding traffic. He responded that the development may produce 1,500
trips. He feels this is a low threshold and respects concerns and has and will continue to complete outreach with
neighbors to discuss traffic to ensure the best outcome.
Planner Mapes responded that this site was zoned LMN because there is no other option. In regard to light
pollution, for new developments it is very strict, and it will not look like a little city.
Commission Questions / Deliberation
Commission questions:
Member Shepard asked if there would be a trail that would extend to Overland trail. Planner Mapes responded, no,
although the applicant stated that someday that trail will extend to Overland Trail, it is possible.
Member Shepard asked if the pedestrian trail that is proposed along the Pleasant Valley and Lake Canal be placed
along the East of Happy Heart Homestead? Mr. Merritt responded that this would be complicated due to trees and
structures currently in place.
Member Shepard asked if the legacy cottonwood tree would be able to survive? Mr. Merritt responded that they did
meet with an arborist and that the tree itself is 3-4’ above the roadway and sits partially in the right-of-way. They do
feel that it is viable and worth the effort and will survive.
Member Shepard asked if the Polestar Community has a shuttle van. Mr. Merritt responded no, and this is a good
idea and that there is a possibility.
Member Shepard asked if there are currently 3-story buildings in Gray Rock Commons. The response was no,
there are two-story structures and there is one road out to N. Taft Hill Road.
Commission deliberation:
Chair Katz commented that there is no surprise in regard to traffic concerns, but what did surprise him is the
overwhelming support of this project. What is unique about this development plan is that it is an island and does not
have access to a collector or an arterial. This is his biggest concern. Is there a way to work with the owner of the
parcel that has access to Overland? Member Haefele has the same concern and would like to see a good
connection to an arterial. Member York spoke to access and feels that there are options currently available, and he
feels that this is not as big a concern. Member Shepard feels it is beyond the Commission’s purview to ask for land
to create an access point.
Chair Katz asked Traffic Engineer Gilcrest to speak to access standards. Mr. Gilcrest responded that there is
access to Mulberry and Elizabeth and a proposed access to Overland, but they cannot make this access without
developing it to other properties. Standards are being followed with this development. Thresholds are based on a
24-hour period.
Modification #1 – Number of off-street parking spaces
Member Shepard supports this modification.
Member Haefele supports this modification.
Member Sass supported this modification.
Chair Katz does not have any issues with this modification.
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Modification #2 – 3.5.2(d)(2) Street Facing Facades
Chair Katz would like to add natural screening, plants, shrubs, bushes and asked if this could be done at FDP or if
a condition is needed. Planner Mapes responded, FDP.
Member Shepard supports the modification.
Chair Katz supports the modification.
PDP:
Chair Katz is frustrated at the non-regulated land transfer and cutting this off from Elizabeth. He is frustrated that
when the separation was recorded, that the city did not require an easement or access through. He would like the
applicant to continue to work with the neighborhood on traffic calming measures or the landowner to get access to
Overland. He does not see anything that would warrant a denial of this project; he is just not happy with the access.
Member Shepard asked if there was any data for Orchard and Plum with the average daily traffic. Mr. Gilcrest
responded, no, this was not required.
Member Shepard commented on growing pains and the big picture of different zone districts tying together. He
appreciates the public input. He would like to see some of the amenities open to the larger community.
Member Haefele feels this is much more of a cluster development and the intentions are exactly what Fort Collins
needs. Every neighborhood is an intentional community. She does feel the exclusivity is painful and it prevents
connection, but that it does meet requirements. She hopes that the traffic issues will be looked at proactively.
Member Sass commented that change is hard, and he is bound by the Land Use Code.
Member York commented that you have to have the rooftops before the amenities.
Member Shepard commented that he would like to see communications on construction traffic, hours of operation,
dust control, etc. There will be impacts.
Member York made a motion that the Fort Collins Planning and Zoning Commission approve the requested
modification of standard to Land Use Code Section 3.2.2(k)(2) regarding reduction of the number of off-
street parking spaces by 10 spaces to 28 spaces providing that modifications for both street frontages
would not be detrimental to the public good. The plan as submitted will promote the general purpose of the
standard for which the modification that is requested equally well or better than would a plan which
complies with Section 3.2.2(k)(2) and the plan as submitted will not diverge from the Section 3.2.2(k)(2)
except in a nominal and inconsequential way when considered from the perspective of the entire
development plan and will continue to advance the purpose of the Land Use Code as contained in section
1.22. This decision is based upon the agenda materials, the information and materials presented during the
work session, this hearing, and the commission discussion on this item. Further this commission hereby
adopts the information, analysis, finding of facts and conclusions regarding this modification of standard
contained in the staff report included in the agenda materials for this hearing. Member Haefele seconded.
Vote: 5:0.
Member Shepard made a motion that the Fort Collins Planning and Zoning Commission approve the
requested modification of standard to Land Use Code Section 3.5.2(d)(2) regarding not requiring doorways
on the street facing facades on two buildings finding that the modification would not be detrimental to the
public good and the plan as submitted will not diverge from Section 3.5.2(d)(2) expect in a nominal and in
inconsequential way when considered from the perspective of the entire development plan and will
continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. This decision is
based upon the agenda materials, the information and materials presented during the work session, this
hearing, and the commission discussion on this item. Further this commission hereby adopts the
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information, analysis, finding of facts and conclusions regarding this modification of standard contained in
the staff report included in the agenda materials for this hearing. Member Sass seconded. Vote: 5:0.
Member Sass made a motion that the Fort Collins Planning and Zoning Commission approve the Polestar
Village, PDP20010 with the following condition.
- Prior to signing the final plans, the owners of 2820 W. Elizabeth Street, which abuts the Polestar
Village property to the south, provide an 8’ wide public access easement across the west portion of
2820 W. Elizabeth Street for a future 6’ wide sidewalk walkway that will connect from Polestar Village
property to West Elizabeth Street and provide a temporary construction easement for construction
walkway by the City in conjunction with future construction of a sidewalk on West Elizabeth Street to
which it will connect.
The Commission finds that in consideration of conditions of approval imposed the project development
plan satisfies all applicable Land Use Code requirements. plan and will continue to advance the purposes
of the Land Use Code as contained in Section 1.2.2. This decision is based upon the agenda materials, the
information and materials presented during the work session, this hearing, and the commission discussion
on this item. Further this commission hereby adopts the information, analysis, finding of facts and
conclusions regarding this modification of standard contained in the staff report included in the agenda
materials for this hearing. Member Haefele seconded. Vote: 5:0.
For more complete details on this hearing, please view our video recording located here:
https://www.fcgov.com/fctv/video-archive.php?search=PLANNING%20ZONING
Other Business
Member Shepard feels a conversation needs to be had about street names having a religious connotation and
whether or not this is acceptable for a public street. Attorney Guin responded this does not amount to
establishment of religion and does not violate the anti-establishment clause of the 1st amendment.
Adjournment
Chair Katz moved to adjourn the P&Z Commission hearing. The meeting was adjourned at 12:48 AM, on
November 17, 2023.
Minutes respectfully submitted by Shar Manno.
Minutes approved by a vote of the Commission on: January 18, 2024.
Paul Sizemore, CDNS Director David Katz, Chair
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Development Review Staff Report Agenda Item 2
Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com
Planning & Zoning Commission Hearing – January 18, 2024
Hub on Campus Vested Rights Extension, FDP180011
Summary of Request
This is a request for an extension of vested rights for the Hub on
Campus, FDP180011 (parcel #9715444001). This is an
approved project for 143 units of multi-family housing and 7,931
square feet of commercial space that was under construction
and construction has stopped. Staff has previously approved
two extensions for their vested rights period and the applicant
now must seek additional extensions from the Planning &
Zoning Commission. The site is within the Community
Commercial (CC) and Medium-Density Mixed-Use
Neighborhood (MMN) zone districts. The vested rights extension
request is subject to Planning & Zoning Commission (Type 2)
Review.
Zoning Map
Next Steps
If approved, the applicant will have one additional year of vested
rights.
Site Location
Located just west of the intersection of City
Park Avenue and Elizabeth Street, Parcel #
9715444001.
Zoning
Community Commercial (CC) and Medium
Density Mixed-Use Neighborhood (MMN).
Property Owner
Core Fort Collins 1415 Elizabeth LLC
1643 N Milwaukee Ave., Floor 5
Chicago, IL 60647
Applicant/Representative
Sam Coutts
Ripley Design
419 Canyon Ave., #200
Fort Collins, CO 80521
Staff
Clay Frickey, Planning Manager
Contents
1. Project Introduction 2
2. Article 2 – Applicable Standards 3
3. Compliance with Current Article 3 and
Article 4 Standards 5
4. Findings of Fact/Conclusion 7
5. Recommendation 7
6. Attachments 7
7. Links Error! Bookmark not defined.
Staff Recommendation
Approval of the vested rights extension
request.
Site
Packet pg. 17
Planning & Zoning Commission – Item 2
FDP180011 | Hub on Campus
Thursday, January 18, 2024 | Page 2 of 7
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1. Project Introduction
A. PROJECT DESCRIPTION
• On January 18, 2018 the Planning & Zoning Board approved the Hub on Campus, PDP160038 with one
condition.
• The approved project contains a total of 143 units of multi-family housing and 7,931 square feet of
commercial space on the ground floor facing Elizabeth.
• The project would provide 337 off-street parking spaces within a parking structure integrated within the main
building.
• The applicant applied for a building permit on August 14, 2018.
• On September 6, 2018 the City recorded the Core Fort Collins Final Development Plan and created a vested
right for the Hub on Campus project.
• On November 20, 2018 the City approved a demolition permit for the accessory buildings located at 1427 W
Elizabeth St.
• On January 2, 2019 the City approved a demolition permit for the former CB & Potts building located at 1421
W Elizabeth St.
• Due to a lack of activity, the building permits for the project expired with the public infrastructure required to
support the project incomplete.
• Staff approved a one-year extension to the project’s vested rights period on June 30, 2021. This extended the
project’s vested rights period to September 6, 2022.
• Staff approved a subsequent one-year extension to the project’s vested rights period on September 2, 2022.
This extended the project’s vested rights period to September 6, 2023.
• The applicant submitted a vested rights extension for the Planning & Zoning Commission’s consideration on
September 5, 2023.
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B. SITE CHARACTERISTICS
1. Development Status/Background
The subject property is approximately 1.93 acres in size and currently sits vacant. The property annexed into
the City as part of the Fairview Sixth Annexation on February 11, 1965. The property was initially developed as
part of the Fairview Shopping Center in 1978 and included the initial site and landscape plan approval for the
CB & Potts site as well as a commercial building to the east (now Fairview Apartments) and the Wendy’s
parcel to the east. The applicant razed the former CB & Potts to prepare the site for development. Construction
on the site has since stalled.
2. Surrounding Zoning and Land Use
North South East West
Zoning Medium Density
Mixed-Use
Neighborhood
(MMN)
Colorado State
University
Medium Density
Mixed-Use
Neighborhood
(MMN)
Community
Commercial (CC)
Medium Density
Mixed-Use
Neighborhood
(MMN)
Land
Use
Multi-family, CSU
International House
Multi-family Multi-family,
restaurants,
convenience store,
liquor store
Restaurant,
commercial, fast
food restaurant with
drive-thru, single-
family detached,
two-family
Aerial view looking north:
2. Article 2 – Applicable Standards
Elizabeth St.
Site
CSU International
House
Ci
t
y
P
a
r
k
A
v
e
.
Packet pg. 19
Planning & Zoning Commission – Item 2
FDP180011 | Hub on Campus
Thursday, January 18, 2024 | Page 4 of 7
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A. VESTED RIGHTS EXTENSION PROCEDURAL OVERVIEW
1. Final Plan Approval – FDP180011
Staff recorded the Final Development Plan on September 6, 2018.
2. Publication of Vested Rights Determination
Staff published a notice of vested rights in the Coloradoan on January 30, 2019.
3. Extensions
The applicant submitted an extension request with staff on September 5, 2023 in accordance with Section
2.2.11(E)(4). The applicant justified their extension request by stating:
• The project has been unable to move forward due to a confluence of circumstances including
COVID-19, escalating construction costs, and an uncertain interest rate environment
• The applicant has completed a portion of the improvements required to vest their project,
including:
o Demolition of existing facilities
o Abatement
o Partial installation of sanitary system
o Partial installation of sewer system
• Proceeding now while some of the previously noted negative impacts are still present will not
result in a financially viable project
The Commission must find that this extension request is not detrimental to the public good and that the
extension request satisfies one of the following criteria:
a.) The applicant has been diligent in constructing the engineering improvements required pursuant to
2.2.11(E)(3), though such improvements have not been fully constructed, or;
b.) Due to other extraordinary and exceptional situations unique to the property, completing all
engineering improvements would result in unusual and exceptional practical difficulties or undue
hardship upon the applicant.
Staff finds that the extension request is not detrimental to the public good and that the applicant
has diligently pursued construction of the engineering improvements by partially completing those
required improvements.
4. Notice (Posted, Written and Published)
Posted Notice: Not required.
Published Hearing Notice: January 7, 2024.
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3. Compliance with Current Article 3 and Article 4 Standards
Section 2.2.11(E)(4) requires that the approved Final Development Plan comply with all general development standards
contained in Article 3 and all Zone District Standards contained in Article 4 at the time of application for the extension.
This section outlines how the approved Final Development Plan complies with all updates to the Land Use Code adopted
since the creation of the vested right on September 6, 2018.
A. DIVISION 3.2 - SITE PLANNING AND DESIGN STANDARDS
Ordinance
Number
Summary of Ordinance and Analysis Staff
Findings
Ordinance
No. 129, 2018
This Ordinance amended Section 3.2.5 of the Land Use Code pertaining to
trash and recycling enclosures. In summary, this Ordinance amended Section
3.2.5 to require the following:
1. Screening of trash and recycling enclosures
2. Adequate space for vehicular and pedestrian access of the enclosure
3. Durable materials for the enclosure
4. Adequate sizing of trash and recycling receptacles
5. Equitable location of enclosures for residents
6. Chutes for both trash and recycling
7. Constructed on a concrete pad
8. Adequate grading and cross slopes
Sheet 4 (erroneously labeled Sheet 3) of the recorded Final Development
Plan highlights the locations of the trash and recycling enclosures, dimensions
of the enclosures, and plan for servicing the enclosures in accordance with
this Code section.
Complies
Ordinance
No. 141, 2018
Ordinance No. 141, 2018 amended the Sign Code. These Code changes are
not applicable to this project.
N/A
Ordinance
No. 019, 2019
This Ordinance amended several sections of the Land Use Code including
regulations for additions of permitted use, notice for Minor Subdivisions,
occupancy, solar energy systems, limits on Extra Occupancy Rental houses in
the Low Density Mixed-Use Neighborhood (LMN) zone district, and changes
to definitions. None of these amendments apply to this development.
N/A
Ordinance
No. 035, 2019
Ordinance No. 035, 2019 amended the Historic and Cultural Resources
standards in 3.4.7 and associated definitions in Section 5.1.2. These
standards do not apply to this project
N/A
Ordinance
No. 037, 2019
Ordinance No. 037, 2019 amended standards for Planned Unit Developments.
These standards do not apply to this project. N/A
Ordinance
No. 058, 2019
This Ordinance amended the Land Use Code to implement components of the
Downtown and Old Town Neighborhoods Plans. These standards do not
apply to this project.
N/A
Ordinance
No. 077, 2019
Ordinance No. 077, 2019 contained amendments to several sections of the
Land Use Code. The relevant amendments of this Ordinance were the
changes to Section 3.2.1 – Landscape and Tree Protection. Changes to 3.2.1
included:
• Updated purpose statement.
• Provisions for shadow plantings where there are existing ash trees
in the right-of-way.
• Tree planting requirements for canopy shade trees on residential
local streets.
• Requirements for locating mitigation trees.
Complies
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• Changes to caliper size requirements of mitigation trees.
• More specificity for how to protect existing trees during construction.
• Updated list of prohibited species of trees.
Sheets 5-7 of the recorded Final Development Plan demonstrate compliance
with the amended sections of the Land Use Code. All the mitigation trees
meet the caliper size requirements and location requirements of the amended
Code. None of the proposed trees are prohibited species. The amended tree
protection specifications in Section 3.2.1(G) will apply at the time of
construction and the applicant must comply with those standards at the time of
construction.
Ordinance
No. 078, 2019
This Ordinance amended Section 2.10.2 of the Land Use Code pertaining to
variances issued by the Community Development & Neighborhood Services
Director. These amendments do not apply to this project.
N/A
Ordinance
No. 104, 2019
Ordinance No. 104, 2019 amended the Modification of Standards purpose
statement and review procedures in addition to changes to the definition of
development. Neither of these changes apply to this project.
N/A
Ordinance
No. 100, 2020
This Ordinance established the Manufactured Housing Zone District. This
does not apply to this project. N/A
Ordinance
No. 137, 2020
Ordinance No. 137, 2020 amended portions of the Code related to affordable
housing fee waivers. These amendments do not apply to this project. N/A
Ordinance
No. 040, 2021
This Ordinance adopted a new version of Section 3.2.4 related to exterior site
lighting. This Code section states that this Code section only applies to
projects submitted after the effective date of the Ordinance. Since this
Ordinance went into effect after submittal of this Final Plan, this Code section
does not apply.
N/A
Ordinance
No. 048, 2021
Ordinance No. 048, 2021 amended various sections of the Code including:
• Minor Amendments/Change of Use.
• Appeals of administrative decisions to the Zoning Board of Appeals.
• Permitting one additional kitchen inside a dwelling unit without
creating an additional dwelling unit under certain conditions.
None of these amendments apply to this development.
N/A
Ordinance
No. 059, 2021
This Ordinance further modified the previously adopted exterior lighting
standards in Section 3.2.4. Since this Ordinance also went into effect after
submittal of this Final Plan these amendments also do not apply.
N/A
Ordinance
No. 120, 2021
Ordinance No. 120, 2021 amended sections of the Land Use Code pertaining
to water use and irrigation. Relevant amendments to these Code sections
included:
• Updated hydrozone requirements
• Clarifications in Section 3.2.1(J) for irrigation requirements
Sheet 7 of the recorded Final Development Plan shows the hydrozone
calculations for the project. The project complies with these amended
standards. The irrigation plan will be reviewed at the time of Building Permit
and thus does not apply to this extension request.
Complies
Ordinance
No. 018, 2022
This Ordinance removed enclosed mini-storage as an approved use in the
Transit-Oriented Development Overlay Zone. This does not apply to this
project.
N/A
Ordinance
No. 011, 2023
Ordinance No. 011, 2023 amended the Land Use Code to adopt standards for
Wireless Communications Facilities consistent with the Telecommunications
Master Plan. These standards do not apply to this development.
N/A
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Ordinance
No. 071, 2023
This Ordinance adopted 1041 regulations. These regulations do not apply to
this project. N/A
4. Findings of Fact/Conclusion
In evaluating the request for the Hub on Campus, FDP180011 vested rights extension request, staff makes the
following findings of fact:
1. The vested rights extension request complies with the applicable procedural and administrative requirements
of Article 2 of the Land Use Code.
5. Recommendation
Staff recommends approval of the vested rights extension request for the Hub on Campus, FDP180011.
6. Attachments
1. Vested Rights Extension Request
2. Applicant’s Analysis of Project’s Compliance with Article 3 and Article 4
3. Recorded Final Development Plan for Hub on Campus
4. Approved 2021 Vested Rights Extension Request
5. Approved 2022 Vested Rights Extension Request
6. Staff Presentation
Packet pg. 23
City of Fort Collins – Development Review
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
RE: Request of Extension of Vested Rights for 1415 Elizabeth
City of Fort Collins – Development Review,
I would like to formally request an extension to our vested rights for 1415 Elizabeth. The project team
has completed the a3ached analysis and the project s4ll meets the general development standards
found in Ar4cle 3 and Zone District Standards found in Ar4cle 4 of the Land Use Code. The expira4on
date of the current extension is 9/6/2023.
Unfortunately, the project has not been able to move forward due to economic difficul4es caused by
COVID, escala4ng construc4on and material costs, and most recently, high interest rates.
A por4on of the engineering improvements have been completed on site and those improvements
include;
·Demoli4on of exis4ng facili4es
·Abatement
·Par4al installa4on of sanitary system
·Par4al installa4on of sewer system
It would be an undue hardship to complete the outstanding engineering improvements now without
moving the en4re project forward at once. The costs associated with comple4ng the work are incredibly
high and comple4ng the remaining public improvements does not provide any increased opportunity to
recoup the cost through project revenue. Therefore, the project must be complete all at once. The
project team is hopeful that the nega4ve impacts previously noted will subside in 2024 and the project
will be able to resume.
The requested extension would not be detrimental to the public good as all of the exis4ng facili4es have
been removed and the property is regularly maintained. There has been no record of unsafe condi4ons
or police ac4vity at 1415 Elizabeth.
I greatly appreciate your considera4on.
Regards,
ITEM 2, ATTACHMENT 1
Packet pg. 24
Jonathan Kubow
Managing Director of Development
Core Spaces
ITEM 2, ATTACHMENT 1
Packet pg. 25
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
Hub on Campus – Final Development Plan Extension Request
Land Use Code Analysis
09/05/2023
Background
Pursuant to Section 2.2.11(E)(4) of the City of Fort Collins Land Use Code, the Hub on
Campus- Final Development Plan is requesting an additional one (1) year extension from
the Planning and Zoning Board. Ripley Design has reviewed the general development
standards as contained in Article 3 and Zone District Standards as contained in Article 4 of
the City of Fort Collins Land Use Code for compliance with current and adopted code.
Ripley Design has reviewed each Ordinance passed to amend the Land Use Code since FDP
approval in 2018 and has compiled the summary below for Staff’s review (see Exhibit A for
a list of all Ordinances and standards studied). The tables below contain the applicable
standards that have been amended, both previous language and current language, as well
as our determination of compliance for each standard.
Ordinance NO. 63, 2018
Section 3.2.1- Landscaping and Tree Protection
·(E)(3) – Water Conservation
Previous Code Current Code
Water Conserva on. To the extent
reasonably feasible, all landscape plans
shall be designed to incorporate water
conserva on materials and techniques in
order to comply with each of the
Xeriscape landscaping principles listed
below. Xeriscape landscaping principles
do not include or allow ar ficial turf or
plants, mulched (including gravel) beds or
areas without landscape plant material,
paving of areas not required for walkways,
plazas or parking lots, bare ground, weed
covered or infested surfaces or any
Water Conserva on. Landscape plans
shall be designed to incorporate water-
efficient techniques.
(a)Landscape designs shall be designed
according to the xeriscape landscaping
principles described as follows:
1.Plan and design. Plan for how people
will use and interact with the landscape.
Group landscape materials accordingly
based upon hydrozone.
2.Landscape arrangement. Provide a
cohesive arrangement of turf, plants,
mulch, boulders and other landscape
ITEM 2, ATTACHMENT 2
Packet pg. 26
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
landscaping that does not comply with
the standards of this sec on.
(a)Xeriscape landscaping principles are as
follows:
1.Design. Iden fy zones of different water
requirements and group plants together
that have similar water needs;
2.Appropriate Use of Turf. Limit high-
irriga on turf and plan ngs to appropriate
high-use areas with high visibility and
func onal needs;
3.Low-Water-Using Plants. Choose low-
water-demanding plants and turf where
prac cable;
4.Irriga on. Design, operate and maintain
an efficient irriga on system;
5.Soil Prepara on. Incorporate soil
amendments before plan ng;
6.Mulch. Add mulch to plan ng beds to a
minimum depth of three (3) inches;
7.Maintenance. Provide regular and
a:en ve maintenance.
(b)Landscape plans submi:ed shall
include:
1.Accurate and clear iden fica on of all
applicable hydrozones using the following
categories:
High Hydrozone =18 Gallons/Square
feet/season
Moderate Hydrozone = 10 Gallons/Square
feet/season
Low Hydrozone= 3 Gallons/Square
feet/season
elements that support the criteria in
Sec on 3.2.1(H). Landscape elements
shall be arranged to provide appropriate
plant spacing and grouping and to avoid a
dispropor onate and excessive use of
mulch areas.
3.Appropriate use of turf. Limit high
water-use turf to high-traffic areas where
turf is func onal and u lized.
4.Appropriate plant selec on. Selected
plants shall be well-adapted to the Fort
Collins climate and site condi ons. Plants
shall be grouped according to water and
light requirements.
5.Efficient irriga on. Design, operate and
maintain an efficient irriga on system.
Select equipment appropriate to the
hydrozone. Water deeply and
infrequently to develop greater drought
tolerance.
6.Soil prepara on. Incorporate soil
amendments appropriate to the soil and
the plant material. Soil prepara on must
be in accordance with City of Fort Collins
Municipal Code 3.8.21.
7.Mulch. Maintain a minimum depth of
three inches of mulch in plan ng beds to
conserve soil moisture and control
weeds, with careful placement and
adjustment of depth near plant stems as
needed to allow unimpeded plant
establishment and vigorous growth.
8.Maintenance. Provide regular
maintenance including but not limited to
weeding, pruning, mowing to an
appropriate height, deadheading,
ITEM 2, ATTACHMENT 2
Packet pg. 27
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
Very Low Hydrozone= 0 Gallons/Square
feet/season
replacement of dead plant material, and
replenishment of mulch surfaces.
9.Xeriscape principles do not include or
allow ar ficial turf or plants; paving of
areas not used for walkways, pa os or
parking; excessive bare ground or mulch;
weed infesta ons; or any landscaping
that does not comply with the standards
of this sec on.
(b)Landscape plans shall include:
1.A water budget chart that shows the
total annual water use, which shall not
exceed an average of fiEeen (15)
gallons/square foot/year for each water
tap.
a. Accurate and clear
iden fica on of all applicable hydrozones
using the following categories:
High Hydrozone =18 Gallons/Square
feet/season
Moderate Hydrozone = 14
Gallons/Square feet/season
Low Hydrozone= 8 Gallons/Square
feet/season
Very Low Hydrozone= 3 Gallons/Square
feet/season
Compliance – Water table values must be updated, however the updated
calcula ons equal 14.19 gal/sf/season, under the allowed maximum.
· (I)(2) – Landscape Materials, Maintenance and Replacement
Previous Code Current Code
Plant Materials . Plant materials shall be
selected from a list of na ve plants and
other plants determined to be
appropriate for and well adapted to local
Plant Materials. Plant material shall be
selected from the City of Fort Collins
Plant List created by Fort Collins U li es
Customer Connec ons Department and
ITEM 2, ATTACHMENT 2
Packet pg. 28
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
environmental condi ons, as such list is
established and updated from me to
me by the Director and en tled the City
of Fort Collins Plant List. Addi onal plants
may be added to the Plant List upon a
determina on by the Director that such
plants are appropriate for inclusion
consistent with the above standard.
adopted by the Director. The Plant List
contains plants determined by local
resources to be appropriate for local
condi ons. The Director may approve
plants not included on the list upon a
determina on that such plants are well
suited for the local climate.
Condi onal Compliance – The plant list was previously approved by the Forestry and
Environmental Planning Departments. The Director will need to approve any
devia ons from the adopted Plant List. Updated plant selec on will not significantly
impact the approved FDP.
· (J)(2) - Irrigation
Previous Code Current Code
For any development provided water by
the City, an irriga on plan shall be
submi:ed to and approved by the U li es
Execu ve Director prior to the issuance of
the building permit, or if no building
permit is required, then prior to
commencement of construc on. As
determined by the Director, minor
redevelopment or change of use projects
may not be required to submit an
irriga on plan; in such cases, a wri:en
statement shall be submi:ed describing
the type of irriga on system proposed.
The irriga on plan shall incorporate the
City of Fort Collins Irriga on System
Standards for Water Conserva on set
forth below. In addi on, the irriga on
system must be inspected for compliance
with the approved irriga on plan before
the issuance of a Cer ficate of Occupancy.
For any development provided water
within the City, a final irriga on plan shall
be submi:ed to and approved by the
Director prior to the issuance of the
building permit, or if no building permit is
required, then prior to commencement
of construc on. As determined by the
Director, minor redevelopment or change
of use projects may not be required to
submit an irriga on plan; in such cases, a
wri:en statement shall be submi:ed
describing the type of irriga on system
proposed. The irriga on plan shall
incorporate the City of Fort Collins
Irriga on System Standards for Water
Conserva on set forth below. In addi on,
the irriga on system must be inspected
for compliance with the approved
irriga on plan before the issuance of a
Cer ficate of Occupancy.
Condi onal Compliance – Irriga on plan must be submi,ed prior to building permit
ITEM 2, ATTACHMENT 2
Packet pg. 29
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
· (J)(3)(b)3 – Equipment Selection
Previous Code Current Code
Irriga on controllers shall be "smart"
controllers, using climate-based or soil
moisture-based technology, selected from
the Irriga on Associa on's current Smart
Water Applica on Technologies (SWAT)
tested products list or other similarly
tested product list. Controllers shall be
installed and programmed according to
manufacturer's specifica ons.
a.A data input chart for the Smart
Controller, including the precipita on rate
from the audit, shall be posted at each
irriga on controller.
b.Within six (6) weeks of the installa on of
new landscaping, the irriga on system
Smart Controllers shall be reset to the
normal seasonal watering schedule.
Irriga on controllers shall be "smart"
controllers, using climate-based or soil
moisture-based technology, selected
from the WaterSense labeled irriga on
controllers list issued by the United
States Environmental Protec on Agency
from me-to- me and available at the
City of Fort Collins U li es Water
Conserva on Department. Controllers
shall be installed and programmed
according to manufacturer's
specifica ons.
a. A data input chart for the Smart
Controller, including the precipita on
rate from the audit, shall be posted at
each irriga on controller.
b. Within six (6) weeks of the installa on
of new landscaping, the irriga on system
Smart Controllers shall be reset to the
normal seasonal watering schedule.
Not Yet Applicable – Will be reviewed upon building permit submi,al with Irriga on
Plans
· (J)(3)(b)4 – Equipment Selection
Previous Code Current Code
A rain sensor shall be installed on each
irriga on controller and installed
according to the manufacturer's
specifica ons.
An evapotranspira on (ET) sensor or
weather monitor shall be installed on
each irriga on controller and installed
according to manufacturer's
specifica ons in a loca on to receive
accurate weather condi ons.
Not Yet Applicable – Will be reviewed upon building permit submi,al with Irriga on
Plans
ITEM 2, ATTACHMENT 2
Packet pg. 30
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
· (J)(3)(b)5.f – Equipment Selection
Previous Code Current Code
Sprayheads on a zone shall have matched
precipita on nozzles.
Sprayheads on a zone shall have matched
precipita on nozzles. Variable Arc
Nozzles (VAN) are not acceptable for
ninety (90), one hundred eighty (180)
and three hundred sixty (360) degree
applica ons. High-Efficiency Variable Arc
Nozzles (HE-VAN) are acceptable only in
odd shaped areas where ninety (90), one
hundred eighty (180) and three hundred
sixty (360) are not applicable.
Not Yet Applicable – Will be reviewed upon building permit submi,al with Irriga on
Plans
· (J)(3)(e) – Sprinkler Performance Audit
Previous Code Current Code
3.The audit shall measure the opera ng
pressure for one (1) sprinkler on each
zone to determine whether the zone
meets the above pressure requirements.
4.A copy of the sprinkler performance
audit shall be submi:ed to and approved
by the City before issuance of a cer ficate
of occupancy.
3. Audit results below the minimum
acceptable distribu on uniformity as set
for the subsec on (e)2. above require
adjustments and/or repairs to the
irriga on system. These correc ons will
be noted on the irriga on as-builts and
the test area re-audited un l acceptable
efficiency/results.
4. The audit shall measure the opera ng
pressure for one (1) sprinkler on each
zone to determine whether the zone
meets the above pressure requirements.
5. A copy of the sprinkler performance
audit shall be submi:ed to and approved
by the City before issuance of a
cer ficate of occupancy.
Not Yet Applicable – Will be reviewed upon building permit submi,al with Irriga on
Plans
3.2.2- Access, Circulation and Parking
ITEM 2, ATTACHMENT 2
Packet pg. 31
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
· (C)(4)(b) – Bicycle Facilities
Previous Code Current Code
Bicycle Facili es. Commercial, industrial,
civic, employment and mul -family
residen al uses shall provide bicycle
facili es to meet the following standards.
…
(b)Bicycle Parking Space Requirements.
The minimum bicycle parking
requirements are set forth in the table
below. For uses that are not specifically
listed in the table, the number of bicycle
parking spaces required shall be the
number required for the most similar use
listed.
Bicycle Facili es. Commercial, industrial,
civic, employment and mul -family
residen al uses shall provide bicycle
facili es to meet the following standards.
…
(b)Bicycle Parking Space Requirements.
The minimum bicycle parking
requirements are set forth in the table
below. For uses that are not specifically
listed in the table, the number of bicycle
parking spaces required shall be the
number required for the most similar use
listed. Enclosed bicycle parking spaces
may not be located on balconies.
Compliance – Enclosed bicycle parking spaces have been demonstrated to be
provided without the use of balconies.
· (C)(5)(a) – Walkways
Previous Code Current Code
(a) Directness and Con nuity . Walkways
within the site shall be located and
aligned to directly and con nuously
connect areas or points of pedestrian
origin and des na on, and shall not be
located and aligned solely based on the
outline of a parking lot configura on that
does not provide such direct pedestrian
access. Walkways shall link street
sidewalks with building entries through
parking lots. Such walkways shall be
raised or enhanced with a paved surface
not less than six (6) feet in width. Drive
aisles leading to main entrances shall have
walkways on both sides of the drive aisle.
(a) Directness and Con nuity. Walkways
within the site shall be located and
aligned to directly and con nuously
connect areas or points of pedestrian
origin and des na on, and shall not be
located and aligned solely based on the
outline of a parking lot configura on that
does not provide such direct pedestrian
access. Walkways shall be unobstructed
by ver cal curbs, stairs, raised landscape
islands, u lity appurtenances or other
elements that restrict access and shall
link street sidewalks with building entries
through parking lots. Such walkways shall
be raised or enhanced with a paved
surface not less than six (6) feet in width.
ITEM 2, ATTACHMENT 2
Packet pg. 32
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
Drive aisles leading to main entrances
shall have walkways on both sides of the
drive aisle.
Compliance – Walkways are not obstructed
Ordinance NO. 91, 2018
No Applicable code section changes for this Project
Ordinance NO. 109, 2018
• Section 3.6.4 – Transportation Level of Service Requirements
Previous Code Current Code
(A)Purpose. In order to ensure that the
transporta on needs of a proposed
development can be safely
accommodated by the exis ng
transporta on system, or that appropriate
mi ga on of impacts will be provided by
the development, the project shall
demonstrate that all adopted Level of
Service (LOS) standards will be achieved
for all modes of transporta on.
(B)General Standard. All development
plans shall adequately provide vehicular,
pedestrian and bicycle facili es necessary
to maintain the adopted transporta on
Level of Service standards contained in
Part II of the City of Fort Collins Mul -
modal Transporta on Level of Service
Manual for the following modes of travel:
motor vehicle, bicycle and pedestrian. The
Transit LOS standards contained in Part II
of the Mul -modal Transporta on Manual
will not be applied for the purposes of this
Sec on.
(C)Transporta on Impact Study . In order
to iden fy those facili es that are
necessary in order to comply with these
(A) Purpose. In order to ensure that the
transporta on needs of a proposed
development can be safely
accommodated by the exis ng
transporta on system, or that
appropriate mi ga on of impacts will be
provided by the development, the
project shall demonstrate that all
adopted level of service (LOS) standards
will be achieved for all modes of
transporta on as set forth in this Sec on
3.6.4.
(B)General Standard. All development
plans shall adequately provide vehicular,
pedestrian and bicycle facili es necessary
to maintain the adopted transporta on
level of service standards. The vehicular
level of service standards are those
contained in Table 4-3 of the Larimer
County Urban Area Street Standards
(LCUASS). The bicycle and pedestrian
level of service standards are those
contained in Part II of the City of Fort
Collins Mul -modal Transporta on Level
of Service Manual. Mi ga on measures
for levels of service that do not meet the
ITEM 2, ATTACHMENT 2
Packet pg. 33
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
standards, development plans may be
required to include the submi:al of a
Transporta on Impact Study, to be
approved by the Traffic Engineer,
consistent with the Transporta on Impact
Study guidelines as established in Chapter
4 of the Larimer County Urban Area
Streets Standards.
standards are provided in Sec on 4.6 of
LCUASS. No Transit level of service
standards will be applied for the
purposes of this Sec on.
Notwithstanding the foregoing, adopted
level of service standards need not be
achieved where the necessary
improvements to achieve such standards
are not reasonably related and
propor onal to the impacts of the
development. In such cases, the Director
may require improvements or a por on
thereof that are reasonably related and
propor onal to the impacts of the
development or the requirement may be
varied or waived pursuant to LCUASS
Sec on 4.6.
(C)Transporta on Impact Study, Nominal
Impact. In order to iden fy those
facili es that are necessary in order to
comply with these standards,
development plans may be required to
include the submi:al of a Transporta on
Impact Study, to be approved by the
Traffic Engineer, consistent with the
Transporta on Impact Study guidelines
as established in LCUASS Chapter 4 .
Should a Transporta on Impact Study not
be required pursuant to LCUASSS Chapter
4, a proposed development shall be
deemed to have a nominal impact and
shall not be subject to the transporta on
level of service requirements described in
this Sec on 3.6.4.
ITEM 2, ATTACHMENT 2
Packet pg. 34
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
Compliance – FDP was previously found to comply with all LCUASS level of service
standards with out the need of mi ga on standards
• Section 3.7.3 – Adequate Public Facilities
Previous Code Current Code
(2)General Requirements. The approval of
all development shall be condi oned
upon the provision of adequate public
facili es and services necessary to serve
new development. No Building Permit
shall be issued unless such public facili es
and services are in place or the
commitments described in paragraph (E)
below have been made. Under this APF
management system, the following is
required:
(a)The city shall adopt and maintain level
of service standards for the following
public facili es: transporta on, water,
wastewater, storm drainage, fire and
emergency services, electrical power and
any other public facili es and services
required by the City.
(b)No site specific development plan or
Building Permit shall be approved or
issued in a manner that will result in a
reduc on in the levels of service below
the adopted level of service standards for
the affected facility.
…
(D)(1)(b) All development shall meet or
exceed the transporta on level of services
standards contained in Part II of the City
of Fort Collins Mul -modal Transporta on
Level of Service Manual for the following
modes of travel: motor vehicle, bicycle
(2)General Requirements. The approval
of all development shall be condi oned
upon the provision of adequate public
facili es and services necessary to serve
new development. No Building Permit
shall be issued unless such public
facili es and services are in place, or the
commitments described in subparagraph
(E)(1)(a)(2) below have been made, or
with respect to transporta on facili es, a
variance under LCUASS Sec on 4.6.7 or
an alterna ve mi ga on strategy under
LCUASS Sec on 4.6.8 has been approved.
Under this APF management system, the
following is required:
(a)The City shall adopt and maintain level
of service standards for the following
public facili es: transporta on, water,
wastewater, storm drainage, fire and
emergency services, electrical power and
any other public facili es and services
required by the City.
(b)No site specific development plan or
Building Permit shall be approved or
issued in a manner that will result in a
reduc on in the levels of service below
the adopted level of service standards for
the affected facility, except as expressly
permi:ed under this Sec on 3.7.3 (and
the referenced provisions of LCUASS).
…
ITEM 2, ATTACHMENT 2
Packet pg. 35
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
and pedestrian. The Transit LOS standards
contained in Part II of the Mul -modal
Transporta on Manual will not be applied
for the purposes of this Sec on.
…
(E)(1)(b) - DID NOT PREVIOUSLY EXIST
(D)(1)(b) Except as provided in subsec on
(E)(1) below, all development shall meet
or exceed the following transporta on
level of services standards:1.The
vehicular level of service standards for
overall intersec on level of service
standards contained in Table 4-3 of the
Larimer County Urban Area Street
Standards (LCUASS). Alterna ve
mi ga on strategies are provided in
LCUASS Sec on 4.6.82.The bicycle and
pedestrian level of service standards are
contained in Part II of the City of Fort
Collins Mul -modal Transporta on Level
of Service Manual. Variances for levels of
service that do not meet the standards
are provided in LCUASS Sec on
4.6.7.3.No transit level of service
standards contained in Part II of the
Mul -modal Transporta on Manual will
be applied for the purposes of this
Sec on.
…
(E)(1)(b)Notwithstanding the foregoing,
with respect to improvements required
to maintain the applicable transporta on
facili es' level of service where, as
determined by the Director, such
improvements are not reasonably related
to and propor onal to the impacts of the
development or currently desired by the
City, a Building Permit may be issued
pursuant to a site specific development
plan provided the developer has:
1.Agreed in the development agreement
to install or fund improvements, or a
ITEM 2, ATTACHMENT 2
Packet pg. 36
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
por on thereof, that are reasonably
related and propor onal to the impacts
of the development on the affected
transporta on facility or facili es; or
2.Obtained a variance regarding the
affected transporta on facility or facili es
under LCUASS Sec on 4.6.7; or
3.Agreed in the development agreement
to implement an alterna ve mi ga on
strategy as defined by LCUASS Sec on
4.6.8, or por on thereof, to adequately
mi gate the reasonably related and
propor onal impacts of the development
on the affected transporta on facility or
facili es; or
4.Funding for such improvements has
been appropriated by the City or
provided by the developer in the form of
either cash, nonexpiring le:er of credit,
or escrow in a form acceptable to the
City.
Compliance – FDP was previously found to comply with all LCUASS level of service
standards with out the need of mi ga on standards
Ordinance No. 114, 2018
No Applicable code section changes for this Project
Ordinance No. 129, 2018
• Section 3.2.5 – Trash and Recycling Enclosures
Previous Code Current Code
(C)Regula ons. The following regula ons
shall be applied to the extent reasonably
feasible:
(1)All new commercial or mul -family
structures and all exis ng commercial or
mul -family structures proposed to be
(C)General Standards.
(1)Areas for the collec on and storage of
trash, waste cooking oil, and
compostable, recyclable and other
materials (linen service containers,
returnable crates and pallets, and other
ITEM 2, ATTACHMENT 2
Packet pg. 37
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
enlarged by more than twenty-five (25)
percent, or where a change of use is
proposed, shall provide adequate space
for the collec on and storage of refuse
and recyclable materials.
(2)The amount of space provided for the
collec on and storage of recyclable
materials shall be designed to
accommodate collec on and storage
containers that are appropriate for the
recyclable materials generated. Areas for
storage of trash and recyclable materials
shall be adequate in capacity, number and
distribu on to serve the development
project. [2](3)Recyclable materials storage
areas shall be located abuPng refuse
collec on and storage areas.(4)Each trash
and recycling enclosure shall be designed
to allow walk-in access without having to
open the main enclosure service
gates.(5)Trash and recycling areas must be
enclosed so that they are screened from
public view. The enclosure shall be
constructed of durable materials such as
masonry and shall be compa ble with the
structure to which it is associated. Gates
on the enclosures shall be constructed of
metal or some other comparable durable
material, shall be painted to match the
enclosure and shall be properly
maintained.(6)Enclosure areas shall be
designed to provide adequate, safe and
efficient accessibility for service
vehicles.(7)Enclosure areas shall be
constructed on a cement concrete
pad.(8)The property owner shall supply
and maintain adequate containers for
similar containers) must be enclosed so
that they are screened from public view.
Enclosures must be constructed of
durable materials such as masonry and
shall be compa ble with the structure to
which it is associated.
(2)Areas for the collec on and storage of
trash, waste cooking oil, and
compostable, recyclable and other
materials must be adequate in size,
number and loca on to readily serve the
reasonably an cipated needs of the
development's occupants.
(3)Development plans must include
labeled drawings of all proposed
enclosures, internal trash and recycling
rooms, staging areas and the like and
include all proposed dumpsters,
containers, bins and other receptacles
and label the capacity of each. Proposed
recycling capacity must be at least fiEy
(50) percent of the proposed trash
capacity.
(4)To provide equal access for trash,
compostable and recyclable materials,
space allo:ed for the collec on and
storage of compostable/recyclable
materials must be adequate in size and
provided everywhere space for trash is
provided in a func onal manner.
(5)Areas for the collec on and storage of
trash, waste cooking oil, and
compostable, recyclable and other
materials must be designed to allow
walk-in access for pedestrians separate
from the service opening that is at least
thirty-two (32) inches wide and provides
ITEM 2, ATTACHMENT 2
Packet pg. 38
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
recycling and waste disposal. Containers
must be clearly marked for recycling.
unobstructed and convenient access to
all dumpsters, containers, bins, and other
receptacles. Where possible, pedestrian
entrances are encouraged to provide
door-less entry unless reasonable
circumstances (preven ng illicit
ac vi es/usage, regulated waste
streams, and the like) are demonstrated
that would necessitate doors. If doors are
used, they must provide safe and
efficient access.
(6)Areas for the collec on and storage of
trash, waste cooking oil, and
compostable, recyclable and other
materials must provide a service opening
that is at least ten (10) feet for haulers to
efficiently maneuver dumpsters,
containers, bins and other receptacles
unless an alterna ve and func onal
method is demonstrated on the plan.
Enclosures must provide service gates
unless an alterna ve and func onal
method is demonstrated on the plans
that adequately screen the enclosure
from view. Service gates must be
constructed of metal or other
comparable durable material, and must
be finished to complement the
enclosure. Service gates must be free of
obstruc ons that would prevent them
from opening fully, must have a method
to be secured by hardware in both closed
and fully open posi ons, and must be
properly maintained so they may be
operated easily and smoothly.
(7)Areas for the collec on and storage of
trash, waste cooking oil, and
ITEM 2, ATTACHMENT 2
Packet pg. 39
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
compostable, recyclable and other
materials, must include bollards, angle-
iron, curbing, metal framing or other
effec ve method to protect the interior
walls of the enclosure from being
damaged by dumpsters, containers, bins,
and other receptacles.
(8)Areas for the collec on and storage of
trash, waste cooking oil, and
compostable, recyclable and other
materials must be designed to provide
adequate, safe and efficient accessibility
for haulers and service vehicles, including
but not limited to front-load, rear-load,
side-load, and roll off trucks and trucks
used to pump waste cooking oil.
Development plans must label the route
the hauler will take to service the
development and must comply with
necessary turning radii, width, and height
restric ons for the type of collec on
vehicles that will service the
development.
(9)To ensure wheeled service dumpsters,
containers, bins and other receptacles
can be rolled smoothly and to prevent
damage to the surfaces they will be
wheeled over, enclosures must be
situated on a service pad that extends
beyond the service gates at their fully
open posi on at least the width of the
widest proposed dumpster, container, bin
and other receptacles plus an addi onal
two (2) feet. If the truck access point is
separated from the storage loca on, a
serviceable route that is free of
obstruc ons must be provided and shall
ITEM 2, ATTACHMENT 2
Packet pg. 40
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
not exceed a maximum grade of five (5)
percent in the direc on of travel and two
(2) percent cross slope. Areas for the
collec on and storage of trash, waste
cooking oil, and compostable, recyclable
and other materials, service pads and
serviceable routes must be constructed
of cement concrete. For offsite condi ons
such as exis ng public alleyways, this
standard will only apply to the extent
reasonably feasible.
(10)To provide equal access to trash and
recyclable materials, mul -story buildings
u lizing trash chutes must include a
recycling chute of the same size or larger
than the trash chute. Anywhere a trash
chute is provided a recycling chute must
also be provided adjacent to it. Chutes
must be appropriately labeled "Landfill"
and "Recycle" as appropriate.
(11)Where proposed uses and future
uses that are likely to occupy the
development will generate waste cooking
oil, internal waste cooking oil collec on
systems are encouraged. All areas used to
store waste cooking oil must include
measures to prevent spills and
contamina on of the stormwater system.
Waste cooking oil containers must be
secured in place, enclosed separately, or
separated from other containers with
bollards or another physical barrier. To
prevent rain water from carrying residual
waste cooking oil into the stormwater
system, all areas used to store waste
cooking oil must include a roof unless an
ITEM 2, ATTACHMENT 2
Packet pg. 41
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
alterna ve and func onal method is
demonstrated on the plans.
Compliance – FDP meets all new standards by code prescrip on or through
available alterna ve method demonstra ons. Specifically, trash and recycling
services are:
· Enclosed and screened from public view
· Made of durable materials
· Demonstrated to be adequate in size and quan ty through previous FDP
approval
· Equitably located and split 50/50
· Provide separate walk-in access
· Func onal via alternate methods demonstrated through previous FDP
approval
· Provide concrete service pad
· Provide equal trash and recycling chutes
Ordinance No. 141, 2018
No Applicable code section changes for this Project
Ordinance No. 019, 2019
· Section 3.8.16(E) - Occupancy Limits, Increasing Number of Persons allowed
Previous Code Current Code
With respect to mul ple-family dwellings,
the decision maker (depending on the
type of review, Type 1 or Type 2) may,
upon receipt of a wri:en request from the
applicant and upon a finding that all
applicable criteria of this Code have been
sa sfied, increase the number of
unrelated persons who may reside in
individual dwelling units. The decision
maker shall not increase said number
unless sa sfied that the applicant has
provided sufficient addi onal ameni es,
either public or private, to sustain the
ac vi es associated with mul -family
residen al development, to adequately
With respect to mul ple-family and
single family a:ached dwellings, the
decision maker (depending on the type
of review, Type 1 or Type 2) may, upon
receipt of a wri:en request from the
applicant and upon a finding that all
applicable criteria of this Code have been
sa sfied, increase the number of
unrelated persons who may reside in
individual dwelling units. The decision
maker shall not increase said number
unless sa sfied that the applicant has
provided sufficient ameni es, either
public or private, to sustain the ac vi es
associated with mul -family residen al
ITEM 2, ATTACHMENT 2
Packet pg. 42
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
serve the occupants of the development
and to protect the adjacent
neighborhood. Such ameni es may
include, without limita on, passive open
space, buffer yards, on-site management,
recrea onal areas, plazas, courtyards,
outdoor cafes, limited mixed-use
restaurants, parking areas, sidewalks,
bikeways, bus shelters, shu:le services or
other facili es and services.
development, to adequately serve the
occupants of the development and to
protect the adjacent neighborhood. Such
ameni es may include, without
limita on, passive open space, buffer
yards, on-site management, recrea onal
areas, plazas, courtyards, outdoor cafes,
neighborhood centers, limited mixed-use
restaurants, parking areas, sidewalks,
bikeways, bus shelters, shu:le services or
other facili es and services.
Compliance – Increased occupancy request is not impacted by the addi on of
neighborhood centers as an allowed amenity.
Ordinance No. 035, 2019
No Applicable code section changes for this Project
Ordinance No. 037, 2019
No Applicable code section changes for this Project
Ordinance No. 058, 2019
No Applicable code section changes for this Project
Ordinance No. 077, 2019
Section 3.2.1 - Landscape and Tree Protection
· 3.2.1(B) – Purpose
Previous Code Current Code
(B)Purpose. The intent of this Sec on is to
require prepara on of landscape and tree
protec on plans that ensure significant
canopy shading to reduce glare and heat
build-up, contribute to visual quality and
con nuity within and between
developments, provide screening and
mi ga on of poten al conflicts between
(B)Purpose. The intent of this Sec on is
to require prepara on of landscape and
tree protec on plans that ensure
significant canopy cover is created,
diversified and maintained so that all
associated social and environmental
benefits are maximized to the extent
reasonably feasible. These benefits
ITEM 2, ATTACHMENT 2
Packet pg. 43
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
ac vity areas and site elements, enhance
outdoor spaces, reduce erosion and
stormwater runoff, encourage water
conserva on and mi gate air pollu on.
include reduced erosion and stormwater
runoff, improved water conserva on, air
pollu on mi ga on, reduced glare and
heat build-up, increased aesthe cs, and
improved con nuity within and between
developments. Trees planted in
appropriate spaces also provide
screening and may mi gate poten al
conflicts between ac vity areas and
other site elements while enhancing
outdoor spaces, all of which add to a
more resilient urban forest.
Compliance – While this site is a dense, urban infill site, it provides canopy coverage
where possible through preserving exis ng street trees along Elizabeth Street, as
well as providing ver cal canopies along the sides and rear for screening.
· 3.2.1(D)(2) -Tree Planting Standards
Previous Code Current Code
(D)(2)Street Trees. Plan ng of street trees
shall occur in the adjoining street right-of-
way, except as described in subparagraph
(b) below, in connec on with the
development by one (1) or more of the
methods described in subparagraphs (a)
through (d) below:
(a)Wherever the sidewalk is separated
from the street by a parkway, canopy
shade trees shall be planted at thirty-foot
to forty-foot spacing (averaged along the
en re front and sides of the block face) in
the center of all such parkway areas. If
two (2) or more consecu ve residen al
lots along a street each measure between
forty (40) and sixty (60) feet in street
frontage width, one (1) tree per lot may
(D)(2)Street Trees. Plan ng of street trees
shall occur in the adjoining street right-
of-way, except as described in
subparagraph (b) below, in connec on
with the development by one (1) or more
of the methods described in
subparagraphs (a) through (d) below:
(a)Wherever the sidewalk is separated
from the street by a parkway, canopy
shade trees shall be planted at thirty-foot
to forty-foot spacing (averaged along the
en re front and sides of the block face) in
the center of all such parkway areas. If
two (2) or more consecu ve residen al
lots along a street each measure
between forty (40) and sixty (60) feet in
street frontage width, one (1) tree per lot
ITEM 2, ATTACHMENT 2
Packet pg. 44
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
be subs tuted for the thirty-foot to forty-
foot spacing requirement. Such street
trees shall be placed at least eight (8) feet
away from the edges of driveways and
alleys, and forty (40) feet away from any
streetlight and to the extent reasonably
feasible, be posi oned at evenly spaced
intervals.
(b)Wherever the sidewalk is a:ached to
the street in a manner that fails to comply
with the Larimer County Urban Area
Street Standards, canopy shade trees shall
be established in an area ranging from
three (3) to seven (7) feet behind the
sidewalk at the spacing intervals as
required in subsec on (a) above.
Wherever the sidewalk is a:ached to the
street and is ten (10) feet or more in
width, or extends from the curb to the
property line, canopy shade trees shall be
established in plan ng cutout areas of at
least sixteen (16) square feet at thirty-foot
to forty-foot spacing.
(c)Ornamental trees shall be planted in
subs tu on for the canopy shade trees
required in subsec on (D)(2)(a) and (b)
above where overhead lines and fixtures
prevent normal growth and maturity.
Ornamental trees shall be placed at least
fiEeen (15) feet away from any streetlight.
may be subs tuted for the thirty-foot to
forty-foot spacing requirement. Such
street trees shall be placed at least eight
(8) feet away from the edges of
driveways and alleys, and forty (40) feet
away from any streetlight and to the
extent reasonably feasible, be posi oned
at evenly spaced intervals.
(b)Wherever the sidewalk is a:ached to
the street in a manner that fails to
comply with the Larimer County Urban
Area Street Standards, canopy shade
trees shall be established in an area
ranging from three (3) to seven (7) feet
behind the sidewalk at the spacing
intervals as required in subsec on (a)
above. Wherever the sidewalk is a:ached
to the street and is ten (10) feet or more
in width, or extends from the curb to the
property line, canopy shade trees shall be
established in plan ng cutout areas of at
least sixteen (16) square feet at thirty-
foot to forty-foot spacing.
(c)Ornamental trees shall be planted in
subs tu on for the canopy shade trees
required in subsec on (D)(2)(a) and (b)
above where overhead lines and fixtures
prevent normal growth and maturity.
Ornamental trees shall be placed at least
fiEeen (15) feet away from any
streetlight.
(d)Wherever exis ng ash trees (Fraxinus
species) are in the adjoining street right-
of-way, the applicant shall coordinate and
obtain an onsite analysis with the City
Forester to determine replacement
canopy shade trees either through
ITEM 2, ATTACHMENT 2
Packet pg. 45
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
shadow plan ng or other emerald ash
borer mi ga on methods.
Compliance – Analysis was performed under original FDP approval
· Section 3.2.1(D)(4) – Tree Planting Standards
Previous Code Current Code
Type Minimum Size
Canopy Shade Tree 2.0" caliper balled
and burlapped or
equivalent
Evergreen Tree 6.0' height balled and
burlapped or
equivalent
Ornamental Tree 1.5" caliper balled
and burlapped or
equivalent
Shrubs 5 gallon or adequate
size consistent with
design intent or 1
gallon may be
permi:ed if plan ng
within the Cri cal
Root Zone of exis ng
trees
Canopy Shade Tree as
a street tree on a
Residen al Local
Street Only
1.25" caliper
container or
equivalent
Type Minimum Size
Canopy Shade Tree 2.0" caliper balled
and burlapped or
equivalent
Evergreen Tree 6.0' height balled and
burlapped or
equivalent
Ornamental Tree 1.5" caliper balled
and burlapped or
equivalent
Shrubs 5 gallon or adequate
size consistent with
design intent or 1
gallon may be
permi:ed if plan ng
within the Cri cal
Root Zone of exis ng
trees
Compliance / Not Applicable
· Section 3.2.1(F) –Tree Preservation and Mitigation
Previous Code Current Code
…
Where it is not feasible to protect and
retain significant exis ng tree(s) or to
transplant them to another on-site
loca on, the applicant shall replace such
tree(s) according to the following
schedule and requirements. Replacement
trees shall be used to sa sfy the tree
…
Where it is not feasible to protect and
retain significant exis ng tree(s) or to
transplant them to another on-site
loca on, the applicant shall replace such
tree(s) according to the following
requirements and shall sa sfy the tree
ITEM 2, ATTACHMENT 2
Packet pg. 46
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
plan ng standards of this Sec on.
Replacement trees shall be planted either
on the development site or in the closest
available and suitable plan ng site. The
closest available and suitable plan ng site
shall be selected within one-half (½) mile
(2,640 feet) of the development site,
subject to the following excep ons. If
suitable plan ng sites for all of the
mi ga on trees are not available within
one-half (½) mile (2,640 feet) of the
development, then the plan ng site shall
be selected within one (1) mile (5,280
feet) of the development site. If suitable
plan ng sites are not available for all of
the mi ga on trees within one (1) mile
(5,280 feet) of the development site, then
the City Forester shall determine the most
suitable plan ng loca on within the City's
boundaries as close to the development
site as feasible.
plan ng standards of this Sec on. To the
extent reasonably feasible, replacement
trees shall be planted on the
development site or, if not reasonably
feasible, in the closest available and
suitable plan ng site on public or private
property. The closest available and
suitable plan ng site shall be selected
within one-half (½) mile (2,640 feet) of
the development site, subject to the
following excep ons. If suitable plan ng
sites for all of the replacement trees are
not available within one-half (½) mile
(2,640 feet) of the development, then the
City Forester shall determine the most
suitable plan ng loca on within the
City's boundaries as close to the
development site as feasible. If loca ons
for plan ng replacement trees cannot be
located within one-half (½) mile of the
development site, the applicant may,
instead of plan ng such replacement
trees, submit a payment in lieu to the
City of Fort Collins Forestry Division to be
used to plant replacement trees to plant
replacement trees as close to the
development site as possible. The
payment in lieu mi ga on fee per tree is
determined by the City Forester and may
be adjusted annually based on market
rates. Payment must be submi:ed prior
to the Development Construc on Permit
issuance or other required permits.
Compliance – Replacement trees proposed to be planted on site
ITEM 2, ATTACHMENT 2
Packet pg. 47
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
· Section 3.2.1(F)(1) – Tree Preservation and Mitigation
Previous Code Current Code
(1)A significant tree that is removed shall
be replaced with not less than one (1) or
more than six (6) replacement trees
sufficient to mi gate the loss of value of
the removed significant tree.
Notwithstanding the foregoing, significant
Siberian elm and Russian olive trees
located in a natural habitat buffer found
to contain ecological value, as provided in
paragraph 3.4.1(D)(1) of this Code, shall
be mi gated in accordance with
subparagraph 3.4.1(E)(2)(b) of this Code.
The applicant shall select either the City
Forester or a qualified landscape
appraiser to determine such loss based
upon an appraisal, including, but not
limited to, shade, canopy, aesthe c,
environmental and ecological value of the
tree to be removed and by using the
species and loca on criteria in the most
recent published appraisal guide by the
Council of Tree and Landscape Appraisers.
Replacement trees shall meet the
following minimum size requirements:
(a)Canopy Shade Trees: 3.0" caliper balled
and burlap or equivalent.
(b)Ornamental Trees: 2.5" caliper balled
and burlap or equivalent.
(c)Evergreen Trees: 8' height balled and
burlap or equivalent.
(1)A significant tree that is removed shall
be replaced with not less than one (1) or
more than six (6) replacement trees
sufficient to mi gate the loss of
contribu on and value of the removed
significant tree(s). The applicant shall
coordinate with the City Forester to
determine such loss based upon an
onsite tree assessment , including, but
not limited to, shade, canopy, condi on,
size, aesthe c, environmental and
ecological value of the tree(s) to be
removed . Replacement trees shall meet
the following minimum size requirements
unless otherwise determined by the City
Forester:
(a)Canopy Shade Trees: 2.0" caliper
balled and burlap or equivalent.
(b)Ornamental Trees: 2.0" caliper balled
and burlap or equivalent.
(c)Evergreen Trees: 8' height balled and
burlap or equivalent.
Compliance – Replacement trees specified exceed the new standard caliper size
ITEM 2, ATTACHMENT 2
Packet pg. 48
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
· Section 3.2.1(F)(2)(E) – Landscape and Tree Protection
Previous Code Current Code
(e) Russian olive and Siberian elm
determined by the City Forester to be in
poor condi on.
(e) BLANK
Compliance
· Section 3.2.1(G)(2) – Tree Protection Specifications
Previous Code Current Code
…
(2)All protected exis ng trees shall be
pruned to the City of Fort Collins Forestry
standards.
(3)Prior to and during construc on,
barriers shall be erected around all
protected exis ng trees with such barriers
to be of orange fencing 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 the drip line,
whichever is greater. There shall be no
storage or movement of equipment,
material, debris or fill within the fenced
tree protec on zone.
…
(7 )The installa on of u li es, irriga on
lines or any underground fixture requiring
excava on deeper than six (6) inches shall
be accomplished by boring under the root
system of protected exis ng trees at a
minimum depth of twenty-four (24)
inches. The auger distance is established
from the face of the tree (outer bark) and
is scaled from tree diameter at breast
height as described in the chart below.
…
(2) All protected exis ng trees shall be
pruned to the City of Fort Collins Forestry
Division standards.
(3)Prior to and during construc on,
barriers shall be erected around all
protected exis ng trees with such
barriers to be of orange construc on or
chain link fencing 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 the drip line,
whichever is greater. Concrete blankets,
or equivalent padding material, wrapped
around the tree trunk(s) is recommended
and adequate for added protec on
during construc on. There shall be no
storage or movement of equipment,
material, debris or fill within the fenced
tree protec on zone. A tree protec on
plan must be submi:ed to and approved
by the City Forester prior to any
development occurring on the
development site.
ITEM 2, ATTACHMENT 2
Packet pg. 49
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
…
(7)The installa on of u li es, irriga on
lines or any underground fixture
requiring excava on deeper than six (6)
inches shall be accomplished by boring
under the root system of protected
exis ng trees at a minimum depth of
twenty-four (24) inches. The auger
distance is established from the face of
the tree (outer bark) and is scaled from
tree diameter at breast height as
described in the chart below. Low
pressure hydro excava on, air spading or
hand digging are addi onal
tools/prac ces that will help reduce
impact to the tree(s) root system when
excava ng at depths of twenty-four (24)
inches or less. Refer to the Cri cal Root
Zone (CRZ) diagram, Figure 2, for root
protec on guidelines. The CRZ shall be
incorporated into and shown on
development plans for all exis ng trees
to be preserved.
Condi onal Compliance – Update notes on Landscape Plan and Tree Mi ga on plan
to current requirements regarding construc on methods for exis ng trees. Updated
notes will not significantly impact the approved FDP.
· Section 3.2.1(I) – Landscape Materials, Maintenance and Replacement
Previous Code Current Code
…
NOT IN PREVIOUS CODE
…
(8) Restricted Species. City Forestry
Division shall provide a list of specified
tree species that shall not be planted
within the limits of development and
ITEM 2, ATTACHMENT 2
Packet pg. 50
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
adjoining street right-of-way. For
example, no ash trees (Fraxinus species)
shall be planted due to the an cipated
impacts of the emerald ash borer.
(9)Prohibited species. For prohibited
species reference Chapter 27, Ar cle II,
Division 1, Sec. 27-18 of the Fort Collins
Municipal Code.
Compliance – No ash trees or other prohibited species have been specified
Ordinance No. 078, 2019
No Applicable code section changes for this Project
Ordinance No. 104, 2019
No Applicable code section changes for this Project
Ordinance No. 100, 2020
No Applicable code section changes for this Project
Ordinance No. 137, 2020
No Applicable code section changes for this Project
Ordinance No. 040, 2021
Section 3.2.4 – Exterior Site Lighting
· Section 3.2.4 – In its entirety
Previous Code Current Code
Fully Repealed and Replaced
*Sec on 3.2.4 in its en rety was repealed
and replaced with Ordinance No. 40,
2021.
Approved FDP does not have sufficient informa on to make a determina on of
compliance in regards to the Ligh ng Plan.
Ordinance No. 048, 2021
No Applicable code section changes for this Project
ITEM 2, ATTACHMENT 2
Packet pg. 51
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
Ordinance No. 059, 2021
No Applicable code section changes for this Project
Ordinance No. 120, 2021
Section 3.2.1 Landscaping and Tree Protection
· Section 3.2.1 (E)(3) - Water Conservation
Previous Code Current Code
High Hydrozone =18 Gallons/Square
feet/season
Moderate Hydrozone = 10 Gallons/Square
feet/season
Low Hydrozone= 3 Gallons/Square
feet/season
Very Low Hydrozone= 0 Gallons/Square
feet/season
High Hydrozone =18 Gallons/Square
feet/season
Moderate Hydrozone = 14
Gallons/Square feet/season
Low Hydrozone= 8 Gallons/Square
feet/season
Very Low Hydrozone= 3 Gallons/Square
feet/season
Compliance – Water table values must be updated, however the updated
calcula ons equal 14.19 gal/sf/season, under the allowed maximum.
· Section 3.2.1(J) - Irrigation
Previous Code Current Code
(1)Provision shall be made for permanent,
automa c irriga on of all plant material,
with the following excep ons:
(a)very low-water-use plan ngs that do
not require any supplemental irriga on
beyond establishment.
(b)trees and other plants used to
landscape a residen al local street
parkway abuPng lots for single-family
detached dwellings.
(2)For any development provided water
by the City, an irriga on plan shall be
submi:ed to and approved by the U li es
(1)Provision shall be made for
permanent, automa c irriga on of all
plant material, with the following
excep ons:
(a) plan ngs that do not require any
irriga on beyond establishment.
(b)trees and other plants used to
landscape a residen al local street
parkway abuPng lots for single-family
detached dwellings
(2)For any development provided water
within the City, a final irriga on plan shall
be submi:ed to and approved by the
ITEM 2, ATTACHMENT 2
Packet pg. 52
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
Execu ve Director prior to the issuance of
the building permit, or if no building
permit is required, then prior to
commencement of construc on. As
determined by the Director, minor
redevelopment or change of use projects
may not be required to submit an
irriga on plan; in such cases, a wri:en
statement shall be submi:ed describing
the type of irriga on system proposed.
The irriga on plan shall incorporate the
City of Fort Collins Irriga on System
Standards for Water Conserva on set
forth below. In addi on, the irriga on
system must be inspected for compliance
with the approved irriga on plan before
the issuance of a Cer ficate of Occupancy.
Director prior to the issuance of the
building permit, or if no building permit is
required, then prior to commencement
of construc on. As determined by the
Director, minor redevelopment or change
of use projects may not be required to
submit an irriga on plan; in such cases, a
wri:en statement shall be submi:ed
describing the type of irriga on system
proposed. The irriga on plan shall
incorporate the City of Fort Collins
Irriga on System Standards for Water
Conserva on set forth below. In addi on,
the irriga on system must be inspected
for compliance with the approved
irriga on plan before the issuance of a
Cer ficate of Occupancy.
Not Yet Applicable – Will be reviewed upon building permit submi,al with Irriga on
Plans
Ordinance No. 018, 2022
No Applicable code section changes for this Project
ITEM 2, ATTACHMENT 2
Packet pg. 53
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
Exhibit A
Background
Pursuant to Section 2.2.11(E)(4) of the City of Fort Collins Land Use Code, the Hub on
Campus- Final Development Plan is requesting an additional one (1) year extension from
the Planning and Zoning Board. Ripley Design has reviewed the general development
standards as contained in Article 3 and Zone District Standards as contained in Article 4 of
the City of Fort Collins Land Use Code for compliance with current and adopted code.
Please see below for a comparison of code at time of approval with the current City of Fort
Collins Land Use Code and changes via ordinance. Ripley Design reviewed each Ordinance
passed by the City of Fort Collins and revisited each section update and reviewed this
project to the currently adopted code, please see list below for ordinances and code
sections.
Ordinance No. 63, 2018
· Section 1.4.3(E) – Procedures Official Record
· Section 2.1.1 – Decision Maker
· Section 2.2.1 – Conceptual Design Review
· Section 2.13.3 – Vested Right Application
· Section 3.1.1 – Gen Development Standards Applicability
· Section 3.2.1(E)(3) – Landscaping and Tree Protection – Water Conservation
· Section 3.2.1(I)(2) – Landscaping and Tree Protection – Landscape Materials, Maintenance and
Replacement
· Section 3.2.1(J)(2) – Landscaping and Tree Protection – Irrigation (City water, IRR
Plan must be approved by director.
· Section 3.2.1(J)(3)(b)3 – Landscaping and Tree Protection – Irrigation (Smart
Controllers)
· Section 3.2.1(J)(3)(b)4 - Landscaping and Tree Protection – Irrigation
(evapotranspiration (ET) sensor or weather monitor installed on controller.
· Section 3.2.1(J)(3)(b)5.f - Landscaping and Tree Protection – Irrigation (Spray heads
on a zone shall have matched precipitation nozzles)
· Section 3.2.1(J)(3)(e) - Landscaping and Tree Protection – Irrigation (Sprinkler
Performance Audit)
· Section 3.2.2(C)(4)(b) – Access Circulation and Parking – Bike Parking Space
requirements
· Section 3.2.2(C)(5) - Access Circulation and Parking – Walkways
ITEM 2, ATTACHMENT 2
Packet pg. 54
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
· Section 3.2.4(D)(6) - GONE
· Section 3.3.2(E)(1)(e) – Development Improvements, stormwater must be in
compliance with Stormwater Criteria Manual
· Section 3.5.2(E)(5)- Residential Building Standards (Max size of Detached
Accessory)
· Section 3.8.13(C)(9) – Wireless Telecom (Lighting)
· Section 3.8.17(C) - Building Height ( Exemptions to Building Height – Chimneys
etc.)
· Section 3.8.30(A) – MF Attached Dwelling Development Standards – Applicability
· Section 3.8.30(F)(1) - MF Attached Dwelling Development Standards – side yard
buffer along single/two-family residential development
· Section 4.1(B)(1)(a) – N/A
· Section 4.1(B)(3)(d) – N/A
· Section 4.2(B)(1)(a) – N/A
· Section 4.2(B)(3)(e)(2) – N/A
· Section 4.3(B)(1)(a) – N/A
· Section 4.3(B)(3)(d) – N/A
· Section 4.4(B)(1)(b) – N/A
· Section 4.4(B)(3)(e) – N/A
· Section 4.5(B)(1)(a) – N/A
· Section 4.5(B)(2)(c)3– N/A
· Section 4.5(B)(3)(c)1– N/A
· Section 4.5(B)(3)(f) // (DELETED) – N/A
· Section 4.5(D)(2)(a) – N/A
· Section 4.5(D)(3)(c) – N/A
· Section 4.5(D) – N/A
· Section 4.6(B)(1)(a) – M-M-N permitted uses for Accessory/Misc Uses
· Section 4.6(B)(3)(e) - GONE
· Section 4.7(B)(1)(b) – N/A
· Section 4.7(B)(3)(d) – N/A
· Section 4.7(D)(2)(b) – N/A
· Section 4.8(B)(1)(d) – N/A
· Section 4.8(B)(3)(e) – N/A
· Section 4.8(D)(2)(b) – N/A
ITEM 2, ATTACHMENT 2
Packet pg. 55
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
· Section 4.9(B)(1)(d) – N/A
· Section 4.9(B)(3)(e) – N/A
· Section 4.10(B)(1)(a) – N/A
· Section 4.10(B)(3)(e) – N/A
· Section 4.13(B)(1)(a) – N/A
· Section 4.13(B)(2)(c) – N/A
· Section 4.14(B)(1)(a) – N/A
· Section 4.14(B)(3)(d) – N/A
· Section 4.16(B)(1)(a) – N/A
· Section 4.16(B)(2) – N/A
· Section 4.17(B)(1)(a) – N/A
· Section 4.17(B)(1)(g) – N/A
· Section 4.17(B)(2)(e) – N/A
· Section 4.18(B)(1)(a) – C-C Permitted Uses for accessory/misc uses
· Section 4.18(B)(2)(e) – C-C Permitted Uses subject to admin review(accessory/misc
uses)
· Section 4.19(B)(1)(a) – N/A
· Section 4.19(B)(1)(g) – N/A
· Section 4.19(B)(2)(e) – N/A
· Section 4.20(B)(1)(a) – N/A
· Section 4.20(B)(2)(e) – N/A
· Section 4.21(B)(1)(a) – N/A
· Section 4.21(B)(2) // (TABLE) – N/A
· Section 4.22(B)(1)(a) – N/A
· Section 4.22(B)(1)(g) – N/A
· Section 4.22(B)(2)(e) – N/A
· Section 4.23(B)(1)(a) – N/A
· Section 4.23(B)(2)(e) – N/A
· Section 4.24(B)(1)(a) – N/A
· Section 4.24(B)(2) – N/A
· Section 4.26(B)(1)(a) – N/A
· Section 4.26(B)(2)(e) – N/A
· Section 4.27(B)(1)(a) – N/A
· Section 4.27(B)(2)(e) – N/A
ITEM 2, ATTACHMENT 2
Packet pg. 56
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
· Section 4.28(B)(1)(a) – N/A
· Section 4.28(B)(1)(f) – N/A
· Section 4.28(B)(2)(e) – N/A
· Section 5.1.2
o Definitions
Ordinance No. 91, 2018
· Section 1.4.9(M) // (DELETED) - GONE
· Section 2.1.1 – Decision Maker
· Section 2.1.2 – Development Review Procedures
· Section 2.1.3 – Types of Development Review Applications
· Subsection 2.1.6 // (NEW SUBSECTION ADDED) – Optional Pre-App Review
· Section 2.2.10 – Amendments and Change of Use
· Section 2.2.11 – Lapse -Extensions. Extensions for two (2) successive periods of one
(1) year each may be granted by the Director, upon a finding that the plan complies
with all general development standards as contained in Article 3 and Zone District
Standards as contained in Article 4 at the time of the application for the extension.
Any additional one-year extensions shall be approved, if at all, only by the Planning
and Zoning Board, upon a finding that the plan complies with all applicable general
development standards as contained in Article 3 and Zone District Standards as
contained in Article 4 at the time of the application for the extension, and that (a)
the applicant has been diligent in constructing the engineering improvements
required pursuant to paragraph (3) above, though such improvements have not
been fully constructed, or (b) due to other extraordinary and exceptional situations
unique to the property, completing all engineering improvements would result in
unusual and exceptional practical difficulties or undue hardship upon the applicant,
and granting the extension would not be detrimental to the public good. A request
for an extension of the term of vested right under this Section must be submitted to
the Director in writing at least thirty (30) days prior to the date of expiration. Time
is of the essence. The granting of extensions by the Director under this Section may,
at the discretion of the Director, be referred to the Planning and Zoning Board.
· Section 2.4.2 – N/A
ITEM 2, ATTACHMENT 2
Packet pg. 57
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
· Section 4.29 // (REPEALED & REENACTED) – N/A
· Section 5.1.2
o Definitions
Ordinance No. 109, 2018
· Section 3.6.4 – Transportation Level of Service Requirements
· Section 3.7.3 – Adequate Public Facilities
Ordinance No. 114, 2018
· Section 3.8.26 – Buffering for Residential/High Occupancy Building Units
· Section 5.1.2 – N/A
Ordinance No. 129, 2018
· Section 3.2.5 – Trash and Recycling Enclosures
Ordinance No. 141, 2018
· Section 3.8.7 - Signs
· Section 5.1.2 – N/A
· Section 5.1.2– N/A
o Definitions
Section 2019
Ordinance No. 019, 2019
· Section 1.3.4(C)(3)(b) – N/A
· Section 2.2.3(C)(1) – N/A
ITEM 2, ATTACHMENT 2
Packet pg. 58
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
· Section 2.18.3(F) – N/A
· Section 3.8.16(E) - Occupancy Limits, Increasing Number of Persons allowed
· Section 3.8.28 – Extra Occupancy Rental House Regulations
· Section 3.8.32(D) – Solar Energy Systems
· Section 4.5(D) – N/A
· Section 5.1.2 – N/A
o Definitions
Ordinance No. 035, 2019
· Section 3.4.7 // (REPEALED) – Historic and Cultural Resources
· Section 5.1.2 – N/A
o Definitions
Ordinance No. 037, 2019
· Section 2.2.11 - Step 11 – N/A
· Section 4.29(I) - PUD -N/A
· Section 5.1.2 – N/A
o Definitions
Ordinance No. 058, 2019
· Section 4.9(B)(2)(a) -N/A
· Section 4.9(D) -N/A
· Section 4.9(E) -N/A
· Section 4.16 // (REPEALED & REENACTED) -N/A
Ordinance No. 077, 2019
· Section 2.1.2(C) – N/A
· Section 2.2.12– N/A
· Section 2.18.3(G) – N/A
· Section 3.1.1 – General Provisions- Applicability
· Section 3.2.1(A) through (I) – Landscape and Tree Protection
· Section 3.2.1(K) – Landscape and Tree Protection
· Section 3.2.4(D) – Exterior Site Lighting
· Section 3.3.2(E)(1)(e) – Engineering Standards – Requirements prior to C/O
· Section 3.3.5 – Engineering Design Standards
· Section 3.4.1(D)(1)(e) – Natural Habitats
· Section 3.4.1(E) – Natural Habitats
ITEM 2, ATTACHMENT 2
Packet pg. 59
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
· Section 3.5.2(D) – Residential Building Standards
· Section 3.8.17(A)(2) - GONE
· Section 4.4(B)(3)(e)- N/A
· Section 4.4(D)-N/A
· Section 4.7- N/A
· Section 4.8 – N/A
· Section 4.9 – N/A
· Section 4.22(B)(2)(c)28 – N/A
· Section 5.1.2– N/A
o Definitions
Ordinance No. 078, 2019
· Division 2.10– N/A
Ordinance No. 104, 2019
· Section 2.8 – N/A
· Section 5.1.2 -N/A
o Definitions
Section 2020
Ordinance No. 100, 2020
· Section 1.3.1– N/A
· Section 1.3.4(G) – N/A
· Section 2.3.2(H) – N/A
· Section 3.8.6 – Group Homes/Shelters
· Section 3.8.7.1(M) – Signs
· Section 3.8.17(A)(2)(c) - Building Height - No story of a commercial or industrial
building shall have more than twenty-five (25) feet from average ground level at the
center of all walls to the eave/wall intersection or wall plate height if there is no
eave, or from floor to floor, or from floor to eave/wall intersection or wall plate
height as applicable.
· Section 3.8.23 – Manufactured Housing
· Section 3.8.28 – Extra Occupancy Rental
· Section 3.8.31(C)(3)- Urban Ag – Notice at time of initial application
· Section 4.5(B)(3)(a) – N/A
· Section 4.27(B)(3)(a) – N/A
ITEM 2, ATTACHMENT 2
Packet pg. 60
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
· Section 5.1.2– N/A
o Definitions
Ordinance No. 137, 2020
· Section 7.5-19(b) // (REPEALED) – N/A
· Section 7.5-48(e) // (REPEALED) – N/A
· Section 7.5-71(c) // (REPEALED) – N/A
· ((Chapter 7.5)) – N/A
· Section 10-28(h) // (REPEALED) – N/A
· Section 2.2.3(D)(3) // (REPEALED) – N/A
· Section 2.13.3(E) // (REPEALED) – N/A
Section 2021
Ordinance No. 040, 2021
· Section 3.2.4 // (REPEALED & REPLACED)
· Section 5.1.2 – N/A
o Definitions
· Section 5.1.2 – N/A
o Definition Deletion
Ordinance No. 048, 2021
· Section 2.2.10(A)(5) – N/A
· Section 2.2.12– N/A
· Section 2.11.1(A) – N/A
· Section 2.18.3(L) – N/A
· Section 3.5.2 – Residential Building Standards
· Section 5.1.2 – N/A
o Definitions
Ordinance No. 059, 2021
· Section 3.2.4(B) and (D) – Exterior Site Lighting
Ordinance No. 120, 2021
· Section 3.2.1(E)(3) – Landscaping and Tree Protection ( Water Conservation)
· Section 3.2.1(J) - Landscaping and Tree Protection (Irrigation)
ITEM 2, ATTACHMENT 2
Packet pg. 61
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
Section 2022
Ordinance No. 018, 2022
· Section 3.10.2 // (REPEALED) - Gone
· Section 4.21 (2)(C) – N/A
ITEM 2, ATTACHMENT 2
Packet pg. 62
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DRAWING NUMBER:
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
■land planning ■ landscape architecture ■
■ urban design ■ entitlement ■
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RIPLEY DESIGN INC.
Sam Coutts
419 Canyon Ave., Suite 200
Fort Collins, CO 80521
p. 970.224.5828
f. 970.225.6657
CORE CAMPUS INVESTMENTS PARTNERS LLC.
Chad Matesi / Mark Goehausen
2234 W. North Avenue
Chicago, IL 60647
p. 773.969.5741
ENGINEER
ARCHITECT
APPLICANT / LAND PLANNER
KIMLEY-HORN
Lesley Netzer
1001 Warrenville Road, Suite 350
Lisle, IL 60532
p. 630-487-5555
WARE MALCOMB
Grant Brandenburg
1900 Spring Road, Suite 210
Oak Brook, IL 60523
p. 630-570-6765
DEVELOPER
COVER
FINAL DEVELOPMENT
PLAN
HUB ON CAMPUS FORT
COLLINS
06/20/18
05/23/18
01/03/18
11/08/17
05/31/17
PDF SUBMITTAL
FDP 2
HEARING MATERIALS
PDP 4
PDP 3
06
05
04
03
02
02/22/17PDP 201
07/18/18MYLARS03
03/28/18FDP02
11/30/16PDP01
FORT COLLINS, CO
SC
KT
R16-046
1 OF 20
NORTH
DWELLING UNIT BREAKDOWN
DWELLING UNITS TOTAL BEDS
% (DU)REQ'D PARKING
BUILDING A 92 201 64 167.25
STUDIO BEDROOM 22 22 15 33.00
ONE BEDROOM 0 0 0 0.00
TWO BEDROOM 39 78 27 68.25
THREE BEDROOM 27 81 19 54.00
FOUR BEDROOM 0 0 0 0.00
FIVE BEDROOM 4 20 3 12.00
BUILDING B 51 163 36 117.50
STUDIO BEDROOM 0 0 0 0.00
ONE BEDROOM 0 0 0 0.00
TWO BEDROOM 10 20 7 17.50
THREE BEDROOM 23 69 16 46.00
FOUR BEDROOM 16 64 11 48.00
FIVE BEDROOM 2 10 1 6.00
TOTAL 143 364 136 284.75
PROJECT PARKING
PROVIDED REQUIRED
RESIDENTIAL PARKING 285 285
STANDARD STALLS 4
LONG-TERM STALLS 162
COMPACT STALLS 113
HANDICAP STALLS 6
COMMERCIAL PARKING*34 34
STANDARD STALLS 32
COMPACT STALLS 0
LONG-TERM STALLS 0
HANDICAP STALLS 2
FLEX PARKING 16 0
COMPACT STALLS 16
727$/ð 335 319
BICYCLE PARKING
PROVIDED REQUIRED
RESIDENTIAL 380 381
FIXED - STANDARD 8
FIXED - BIKE SHARE PROGRAM 9
ENCLOSED - IN PARKING STRUCTURE*201
ENCLOSED - IN UNIT 162
RETAIL 14 4
FIXED 10
ENCLOSED - IN PARKING STRUCTURE*4
TOTAL 394 385
FLOOR AREA RATIO
LOT 1
BUILDING AREA (SF)*49,532
LOT AREA (SF)84,123
FLOOR AREA RATIO 0.59
GROSS
GROSS AREA 84,123 SF (1.93 AC)
TOTAL DWELLING UNITS 143
GROSS DENSITY 74.09 DU/AC
EXISTING ZONING
COMMUNITY COMMERCIAL DISTRICT (C-C)
MEDIUM DENSITY MIXED-USE NEIGHBORHOOD DISTRICT (M-M-N)
GROSS
AREA (SF)%
BUILDING COVERAGE*49,532 58.88
DRIVES AND PARKING 14370 17.08
OPEN SPACE AND LANDSCAPE (EXCLUDES PUBLIC ROW)13140 15.62
HARDSCAPE (EXCLUDES PUBLIC ROW)7081 8.42
TOTAL GROSS COVERAGE 84,123 SF (1.93 AC)100.00
DENSITY (GROSS & NET ARE EQUAL)
AREA COVERAGE (GROSS & NET ARE EQUAL)
BUILDING HEIGHT
MAXIMUM HEIGHT STORIES
BUILDING A 75'-0"5
BUILDING B 39'-0"3
LAND USE CHART
* SEE SHEET 4 - PARKING PLAN FOR BIKE SPACES WITHIN PARKING STRUCTURE
HUB ON CAMPUS FORT COLLINS
FINAL DEVELOPMENT PLAN
SITE PLAN NOTES
1. THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL PLANS. AMENDMENTS TO THE PLANS MUST
BE REVIEWED AND APPROVED BY THE CITY PRIOR TO THE IMPLEMENTATION OF ANY CHANGES TO THE PLANS.
2. REFER TO FINAL UTILITY PLANS FOR EXACT LOCATIONS AND CONSTRUCTION INFORMATION FOR STORM DRAINAGE
STRUCTURES, UTILITY MAINS AND SERVICES, PROPOSED TOPOGRAPHY, STREET IMPROVEMENTS.
3. REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOR EXACT LOCATIONS, AREAS AND DIMENSIONS OF ALL
EASEMENTS, LOTS, TRACTS, STREETS, WALKS AND OTHER SURVEY INFORMATION.
4. ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE SCREENED FROM VIEW FROM ADJACENT
PROPERTY AND PUBLIC STREETS. IN CASES WHERE BUILDING PARAPETS DO NOT ACCOMPLISH SUFFICIENT
SCREENING, THEN FREE-STANDING SCREEN WALLS MATCHING THE PREDOMINANT COLOR OF THE BUILDING SHALL BE
CONSTRUCTED. OTHER MINOR EQUIPMENT SUCH AS CONDUIT, METERS AND PLUMBING VENTS SHALL BE SCREENED
OR PAINTED TO MATCH SURROUNDING BUILDING SURFACES.
5. ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN ONE PHASE UNLESS A PHASING PLAN IS
SHOWN WITH THESE PLANS.
6. ALL EXTERIOR LIGHTING PROVIDED SHALL COMPLY WITH THE FOOT-CANDLE REQUIREMENTS IN SECTION 3.2.4 OF THE
LAND USE CODE AND SHALL USE A CONCEALED, FULLY SHIELDED LIGHT SOURCE WITH SHARP CUT-OFF CAPABILITY SO
AS TO MINIMIZE UP-LIGHT, SPILL LIGHT, GLARE AND UNNECESSARY DIFFUSION.
7. SIGNAGE AND ADDRESSING ARE NOT PERMITTED WITH THIS PLANNING DOCUMENT AND MUST BE APPROVED BY
SEPARATE CITY PERMIT PRIOR TO CONSTRUCTION. SIGNS MUST COMPLY WITH CITY SIGN CODE UNLESS A SPECIFIC
VARIANCE IS GRANTED BY THE CITY.
8. FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL BUILDINGS MUST PROVIDE AN
APPROVED FIRE EXTINGUISHING SYSTEM.
9. ALL BIKE RACKS PROVIDED MUST BE PERMANENTLY ANCHORED.
10. ALL SIDEWALKS AND RAMPS MUST CONFORM TO CITY STANDARDS. ACCESSIBLE RAMPS MUST BE PROVIDED AT ALL
STREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSIBLE PARKING SPACES. ACCESSIBLE PARKING
SPACES MUST SLOPE NO MORE THAN 1:48 IN ANY DIRECTION. ALL ACCESSIBLE ROUTES MUST SLOPE NO MORE THAN
1:20 IN DIRECTION OF TRAVEL AND WITH NO MORE THAN 1:48 CROSS SLOPE.
11. COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS, AND TRAFFIC CIRCLES
ADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BY A PROPERTY
OWNERS’ ASSOCIATION. THE PROPERTY OWNERS’ ASSOCIATION IS RESPONSIBLE FOR SNOW REMOVAL ON ALL
ADJACENT STREET SIDEWALKS AND SIDEWALKS IN COMMON OPEN SPACE AREAS.
12. PRIVATE CONDITIONS, COVENANTS, AND RESTRICTIONS (CC&R'S), OR ANY OTHER PRIVATE RESTRICTIVE COVENANT
IMPOSED ON LANDOWNERS WITHIN THE DEVELOPMENT, MAY NOT BE CREATED OR ENFORCED HAVING THE EFFECT OF
PROHIBITING OR LIMITING THE INSTALLATION OF XERISCAPE LANDSCAPING, SOLAR/PHOTO-VOLTAIC COLLECTORS (IF
MOUNTED FLUSH UPON ANY ESTABLISHED ROOF LINE), CLOTHES LINES (IF LOCATED IN BACK YARDS), ODOR
CONTROLLED COMPOST BINS, OR WHICH HAVE THE EFFECT OF REQUIRING THAT A PORTION OF ANY INDIVIDUAL LOT
BE PLANTED IN TURF GRASS.
13. ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION, AS WELL AS STREETS, SIDEWALKS,
CURBS AND GUTTERS, DESTROYED, DAMAGED OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE
REPLACED OR RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE PRIOR TO THE
ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THE FIRST CERTIFICATE OF
OCCUPANCY.
14. FIRE LANE MARKING: A FIRE LANE MARKING PLAN MUST BE REVIEWED AND APPROVED BY THE FIRE OFFICIAL PRIOR TO
THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. WHERE REQUIRED BY THE FIRE CODE OFFICIAL, APPROVED
SIGNS OR OTHER APPROVED NOTICES THAT INCLUDE THE WORDS NO PARKING FIRE LANE SHALL BE PROVIDED FOR
FIRE APPARATUS ACCESS ROADS TO IDENTIFY SUCH ROADS OR PROHIBIT THE OBSTRUCTION THEREOF. THE MEANS
BY WHICH FIRE LANES ARE DESIGNATED SHALL BE MAINTAINED IN A CLEAN AND Revised November 12, 2015 3 LEGIBLE
CONDITION AT ALL TIMES AD BE REPLACED OR REPAIRED WHEN NECESSARY TO PROVIDE ADEQUATE VISIBILITY.
15. PREMISE IDENTIFICATION: AN ADDRESSING PLAN IS REQUIRED TO BE REVIEWED AND APPROVED BY THE CITY AND
POUDRE FIRE AUTHORITY PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. UNLESS THE PRIVATE DRIVE
IS NAMED, MONUMENT SIGNAGE MAY BE REQUIRED TO ALLOW WAY-FINDING. ALL BUILDINGS SHALL HAVE ADDRESS
NUMBERS, BUILDING NUMBERS OR APPROVED BUILDING IDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY
LEGIBLE, VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY, AND POSTED WITH A MINIMUM OF SIX-INCH
NUMERALS ON A CONTRASTING BACKGROUND. WHERE ACCESS IS BY MEANS OF A PRIVATE ROAD AND THE BUILDING
CANNOT BE VIEWED FROM THE PUBLIC WAY, A MONUMENT, POLE OR OTHER SIGN OR MEANS SHALL BE USED TO
IDENTIFY THE STRUCTURE.
15.1. BUILDING A: W ELIZABETH ST ADDRESS (1415) & BLDG. DESIGNATOR (A) SHALL BE POSTED IN A PROMINENT
LOCATION ON THE NORTH SIDE OF BUILDING SO AS TO BE READILY VISIBLE FROM EITHER DIRECTION OF
APPROACH. IF ONE POSTING LOCATION ISN'T ABLE TO PROVIDE ADEQUATE VISIBILITY FROM BOTH DIRECTIONS OF
TRAVEL, THEN MORE THAN ONE POSTED LOCATION SHALL BE REQUIRED. LOCATION(S) TO BE APPROVED DURING
CONSTRUCTION PERMITTING AND/OR IN THE FIELD PRIOR TO FINAL BUILDING INSPECTION. MINIMUM OF 10"
HEIGHT NUMBERS/LETTERS.
15.2. BUILDING B (NORTH SIDE): W ELIZABETH STREET ADDRESS (1415) & BLDG. DESIGNATOR (B) SHALL BE POSTED IN A
PROMINENT LOCATION ON THE EAST END OF THE NORTH SIDE, SO AS TO BE VISIBLE FROM W ELIZABETH ST.
LOCATION TO BE APPROVED DURING CONSTRUCTION PERMITTING AND/OR IN THE FIELD PRIOR TO FINAL
BUILDING INSPECTION. MINIMUM OF 16" HEIGHT LETTERS/NUMBERS.
15.3. BUILDING B (WEST SIDE): W ELIZABETH STREET ADDRESS AND FULL STREET NAME (1415 W ELIZABETH ST), &
BLDG. DESIGNATOR (B) SHALL BE POSTED IN A PROMINENT LOCATION ON THE WEST END OF THE BUILDING, SO AS
TO BE VISIBLE FROM THE ADJOINING PRIVATE DRIVE. LOCATION TO BE APPROVED DURING CONSTRUCTION
PERMITTING AND/OR IN THE FIELD PRIOR TO FINAL BUILDING INSPECTION. MINIMUM OF 8" HEIGHT
LETTERS/NUMBERS. THIS INFORMATION MAY BE REQUIRED ON THE WEST END OF THE NORTH SIDE OF BUILDING B
(TBD IN FIELD PRIOR TO FINAL INSPECTION).
15.4. BLDG. B SIGNAGE REQUIRED AT ENTRANCE INTO COMPLEX AT W ELIZABETH ST, WITH INDICATING ARROW.
LOCATION AND DESIGN OF WAYFINDING SIGNAGE TO BE APPROVED DURING CONSTRUCTION PERMITTING AND/OR
IN THE FIELD PRIOR TO FINAL BUILDING INSPECTION. MINIMUM OF 8" HEIGHT LETTERS/NUMBERS.
OWNER (SIGNED)Date
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME
WITNESS MY HAND AND OFFICIAL SEAL.
NOTARY PUBLIC ADDRESS
THIS DAY OF
MY COMMISSION EXPIRES:
AS .
(PRINT NAME)
20 .A.D., BY
THE UNDERSIGNED DOES/DO HEREBY CERTIFY THAT I/WE ARE THE LAWFUL OWNERS OF THE REAL
PROPERTY DESCRIBED ON THIS SITE PLAN AND DO HEREBY CERTIFY THAT I/WE ACCEPT THE
CONDITIONS AND RESTRICTIONS SET FORTH ON SAID SITE PLAN.
OWNER'S CERTIFICATE
Director Signature
PLANNING CERTIFICATE
APPROVED BY THE DIRECTOR OF COMMUNITY DEVELOPMENT AND
NEIGHBORHOOD SERVICES OF THE CITY OF FORT COLLINS, COLORADO ON THIS
________ DAY OF ________, 20__.
SHEET INDEX
LAND USE BREAKDOWN
BUILDING AREA COVERAGE (SF)
BUILDING A
RESIDENTIAL / SALES / LOBBY 5101
COMMERCIAL 7931
ATTACHED PARKING STRUCTURE 21147
BUILDING B
RESIDENTIAL 15353
TOTAL 49,532
* BUILDING COVERAGE INCLUDES BUILDING A AND B GROUND FLOOR FOOTPRINT AND ATTACHED PARKING STRUCTURE
FOOTPRINT. GROUND FLOOR PODIUM PARKING COUNTED TOWARDS "DRIVES AND PARKING"
VICINITY MAP
Sheet Number Sheet Title
1 COVER
2 SITE PLAN
3 TRASH COLLECTION PLAN AND DETAILS
4 PARKING PLAN
5 TREE MITIGATION PLAN
6 LANDSCAPE PLAN
7 LANDSCAPE NOTES AND DETAILS
8 LIGHTING PLAN
9 LIGHTING FIXTURES
10 BUILDING ELEVATIONS
11 BUILDING ELEVATIONS
12 BUILDING PERSPECTIVES
13 MATERIAL BOARD
14 MATERIAL BOARD
15 UNIT PLANS
16 SHADOW ANALYSIS
17 SHADOW ANALYSIS
18 SHADOW ANALYSIS
19 SHADOW ANALYSIS
20 FLOOR RATIO PLAN
SCALE: 1"=1500'
* BUILDING AREA INCLUDES BUILDING A (W/ ATTACHED PARKING STRUCTURE) AND BUILDING B FOOTPRINTS
LEGAL DESCRIPTION
LOT 1, CORE FORT COLLINS SUBDIVISION
* COMMERCIAL REQUIREMENT CALCULATION = 75% SF @ 5 SPACES / 1000 SF RESTAURANT USE REQUIREMENT AND
25% @ 2 SPACES / 1000 SF RETAIL USE REQUIREMENT
ITEM 2, ATTACHMENT 3
PDFNHW SJ. 63
SS
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30'-7"
PROJECT
BOUNDARY
BENCH, TYP.
WALL, TYP.
INTERIOR PARKING GARAGE SEE
SHEET 4 - PARKING PLAN FOR
COUNTS, DIMENSIONS AND
ADDITIONAL FLOORS
18'-6"
EMERGENCY ACCESS,
ACCESS, UTILITY &
DRAINAGE ESMT.
BUILDING OVERHANG, TYP.
14' ABOVE GRADE MIN.
GROUND LEVEL OF
PROPOSED MIX USE BUILDING
RETAIL
±7,900 SF
RESIDENTIAL SALES /
LOBBY / MAIL ROOM
±3,700 SF
RE
S
I
D
E
N
T
I
A
L
PA PA
PA
PA
PA
PA
BIKE SHARE PARKING (9)
STAIRS, TYP.
UPTOWN PLAZA
TRANSFORMER, TYP.
PR
I
V
A
T
E
D
R
I
V
E
PARKING GARAGE ACCESS /
EMERGENCY ACCESS /
LOADING ACCESS
10'-2"
W. ELIZABETH ST.
(80' ROW)
N
0
4
°
3
7
'
2
9
"
W
9
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6
9
'
Δ=
1
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R=
2
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0
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L
=
6
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6
3
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S
0
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1
1
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4
4
"
W
6
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.
4
3
'
S89°22'09"E 356.03'
N0
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2
4
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0
9
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E
2
6
0
.
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S0
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2
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N89°22'09"W 358.07'
S0
0
°
3
7
'
5
1
"
W
7
5
.
0
1
'
4' WIDE PEDESTRIAN
CONNECTION TO EXISTING
MATADOR APARTMENTS WALK
LOADING / TRASH
STAGING AREA
N89°22'09"W 121.81'
BUILDING B
ROLL OVER CURB FOR EMERGENCY
ACCESS RE: CIVIL DWGS
30'-0"
U, D & EAE
15'-0" U & DE
23'-5"
19'-0"
CONTEXTUAL
SETBACK
EXST RETAINING WALL PER
UPTOWN PLAZA PLANS
19'-0"
CONTEXTUAL
SETBACK
10'-0"
EXST. UE
10'-0"
EXST. UE
12'-0"
WALK
PA
PA
BUILDING COLUMNS, TYP.
EXST. TRANSFORMER
TO REMAIN
~LID RAINGARDEN~
~L
I
D
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A
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A
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STAIRS
PA
PR
I
V
A
T
E
D
R
I
V
E
PA
BIKE PARKING (18)
23'-6"15'-0"
65'-6"
15'-3"
PA
10'-0"
U & DE
BUILDING OVERHANG, TYP.
14' ABOVE GRADE MIN.
TREE GRATES, TYP.
30'-0"
U, D & EAE
20'-0"
ACCESS &
EMERGENCY
ACCESS DRIVE
EMERGENCY ACCESS ONLY
GATE W/ OPTICOM SYSTEM
15'-0"
U & DE
20'-0"
EAE
STAIRS
ST
A
I
R
S
TR
A
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)
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2'-0" AE
FAIRVIEW
APARTMENTS
RAMS CROSSING
RAMS CROSSING
RAMS CROSSING
3'-0" BLDG OVERHANG,
13' CLEAR MIN.
EAE
WOOD PRIVACY FENCE
METAL PICKET FENCE
INTERIOR WINDOW
WELLS, TYP.
5'-0"
18'-0"
30'-0"
TRASH AND RECYCLING
ENCLOSURE (SEE SHEET 3)
20'-8"
PA
15'-6"
5'-0" BUILDING
OVERHANG, 13'
CLEAR MIN.
5'-0"
UTILITY ESMT.
18'-0"
U & DE
56'-11"
7'-0"
STOP SIGN
DETENTION ACCESS RE:CIVIL
BUILDING A
5'-0"
WALK
5'-0" WALK
PLANTING POTS, SEE LANDSCAPE
11'-0"
ENTRY
WALK
TR
A
S
H
A
N
D
RE
C
Y
C
L
I
N
G
(S
E
E
S
H
E
E
T
3
)
STAIRS
ELEVATORS
FIRE
RED STRIPING IN EAE TO
INDICATE EMERGENCY
ACCESS AND MANEUVERING
DRAINAGE
ESMT. RE: PLAT
POLE LIGHT
FIRE LANE SIGNAGE
FIRE LANE SIGNAGE
FIRE LANE SIGNAGE
FIRE LANE SIGNAGE
FIRE LANE SIGNAGE
FIRE LANE SIGNAGE
FIRE LANE
SIGNAGE
FIRE LANE SIGNAGE
FIRE LANE SIGNAGE
FIRE LANE SIGNAGE
ADDRESSING AND WAYFINDING SIGNAGE
FIRE LANE SIGNAGE
FIRE LANE SIGNAGE
FIRE LANE SIGNAGE
EXTERIOR WINDOW
WELLS, TYP.
5'-0" U & DE
20'-6"
U & DE
12'-0"
D & UE
5'-0"
5'-0"7'-0"
24'-1"20'-0"
FO FO
G G
SS SS
T T
UE UE
W W
SD SD
EAE = EMERGENCY ACCESS EASEMENT
DE = DRAINAGE EASEMENT
UE = UTILITY EASEMENT
AE = ACCESS EASEMENT
PA = PLANTING AREA
LEGEND
= FIBER OPTIC UTILITY
= GAS UTILITY
= STORM DRAIN UTILITY
= SANITARY SEWER UTILITY
= TELEPHONE UTILITY
= UNDERGROUND ELECTRIC UTILITY
= WATER LINE UTILITY
N25°00'00"W
70.00'
= PROPERTY BOUNDARY
= UNDER DRAIN
= FENCE
INTERIOR
COURTYARD BELOW
PARKING STRUCTURE
BUILDING
FOOTPRINT, TYP.
POOL AND DECK
AREA
ROOFTOP
ACCESS
TOTAL ROOFTOP AMENITY
AREA = 8,245 SF
LOUNGE AREA
ACTIVE RECREATION
AREA
OUTDOOR
KITCHEN AREA
LOUNGE AREA
PLANTER
PLANTER
PLANTER
PLANTER
EMERGENCY
ACCESS
STAIRWELL
UNOCCUPIED ROOFTOP
AREA / MECHANICAL EQUIP.
BUILDING
FOOTPRINT, TYP.
COURTYARD
OUTLINE
PROPOSED AMENITIES
TO INCLUDE:
-PRIVATE BALCONIES
29'-6"
70'-0"
SYMBOL DESCRIPTION
CONCRETE
PERMEABLE PAVER
BENCH
COLORED CONCRETE
DRAWING NUMBER:
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
■ land planning ■ landscape architecture ■
■ urban design ■ entitlement ■
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
Pl
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RIPLEY DESIGN INC.
Sam Coutts
419 Canyon Ave., Suite 200
Fort Collins, CO 80521
p. 970.224.5828
f. 970.225.6657
CORE CAMPUS INVESTMENTS PARTNERS LLC.
Chad Matesi / Mark Goehausen
2234 W. North Avenue
Chicago, IL 60647
p. 773.969.5741
ENGINEER
ARCHITECT
APPLICANT / LAND PLANNER
KIMLEY-HORN
Lesley Netzer
1001 Warrenville Road, Suite 350
Lisle, IL 60532
p. 630-487-5555
WARE MALCOMB
Grant Brandenburg
1900 Spring Road, Suite 210
Oak Brook, IL 60523
p. 630-570-6765
DEVELOPER
SITE PLAN
FINAL DEVELOPMENT
PLAN
HUB ON CAMPUS FORT
COLLINS
06/20/18
05/23/18
01/03/18
11/08/17
05/31/17
PDF SUBMITTAL
FDP 2
HEARING MATERIALS
PDP 4
PDP 3
06
05
04
03
02
02/22/17PDP 201
07/18/18MYLARS03
03/28/18FDP02
11/30/16PDP01
FORT COLLINS, CO
RL
SC
R16-046
2 OF 20
NORTH
0 10 20 40
SCALE: 1"=20'-0"
ROOFTOP PLAN
2ND STORY COURTYARD PLAN
SCALE = 1" = 50'-0"
SCALE = 1" = 50'-0"
ITEM 2, ATTACHMENT 3
PDFNHW SJ. 64
RE
S
I
D
E
N
T
I
A
L
RETAIL
LOBBY
VAN ACCESSIBLE
SPACE
ACCESSIBLE
SIGNAGE, TYP.
STAIRWELL, TYP.
LOADING
ZONE
TWO-WAY RAMP UP/DOWN
8'-6"
TYP.
16'-0"
24'-0"
8'-6"
TYP.
8'-0"
18'-0"
LT
C
LT LT LT LT LT LT LT LTLTLTLTLT
C
C
LT LT LT LT LT LT LT LT LT
8'-0"
19'-0"
8'-0"
23'-0"
8'-0"
TWO-WAY RAMP UP/DOWN
RAMP
24'-0"
18'-0"
23'-0"
18'-0"
BICYCLE
PARKING (30)
HEAD IN PODIUM PARKING
HC
HC
HC
HC
HC
HC
C C C C C C C C C C
ELEVATORS
S S S S S S
9'-0"
19'-0"
24'-0"TRASH
BICYCLE
PARKING (18)
S
S
LT LT LT LT LT LT LT LT LT LT LT LT LT
RESIDENTIAL
RESIDENTIAL
RAMP UP
/ DOWN
8'-6"
18'-0"
LT
8'-0"
16'-0"
8'-6"
LT
LT
LT
LT
LT
LT
LT 8'-0"
C C C C C C C C C C C C C C C C C
8'-6"
18'-0"
LT
LT
LT
LT
LT
LT
LT
COURTYARD
BIKES (18)
BIKES (27)
LT
18'-0"
24'-0"
24'-0"
16'-0"
C C C C C C C C C C
ELEVATORS
ENTRANCE
VESTIBULE
LT LT LT
MIXED USE BUILDING
FOOTPRINT, TYP.
ON
E
-
W
A
Y
19'-0"20'-0"
9'-0"
20'-0"
ON
E
-
W
A
Y
ONE-WAY
9'-0"
18'-0"
24'-0"18'-0"
8'-6"
LT LT LT LT
8'-6"
LT LT LT
LT LT LTLTLTLTLT LT LT LTLT
LT
LT
LT
MECHANICAL
TWO-WAY RAMP
TO GROUND LEVEL
S
S
S
S
9'-0"
C
ELEVATORS
ONE-WAY
21'-4"
19'-0"
19'-0"
S
S
S
S
S S S S S S S S S HC HC
8'-0"
5'-0"
8'-0"
7'-0"
LT
LT
LT
LT
LT
LT
LT
LT
LT
20'-0"
8'-6"
24'-0"
STAIRS
S S S S S S S S S S
SLTLT
8'-6"
8'-6"
LTLT
DETENTION
ACCESS, RE: CIVIL
SYMBOL DESCRIPTION QTY
LONG TERM PARKING (8`-6" X 18`-0") 162
COMPACT PARKING (8`-0" X 15`-0") 129
STANDARD PARKING (9`-0" X 19`-0") 36
HANDICAP ACCESSIBLE PARKING 8
LT
C
S
HC
TOTAL PARKING SCHEDULE
BICYCLE PARKING 201
SYMBOL DESCRIPTION QTY
LONG TERM PARKING (8`-6" X 18`-0") 37
COMPACT PARKING (8`-0" X 15`-0") 1
STANDARD PARKING (9`-0" X 19`-0") 28
HANDICAP ACCESSIBLE PARKING 2
LT
C
S
HC
BASEMENT PARKING SCHEDULE
SYMBOL DESCRIPTION QTY
LONG TERM PARKING (8`-6" X 18`-0") 22
COMPACT PARKING (8`-0" X 15`-0") 13
STANDARD PARKING (9`-0" X 19`-0") 8
HANDICAP ACCESSIBLE PARKING 6
LT
C
S
HC
GROUND LEVEL PARKING SCHEDULE
BICYCLE PARKING 48
SYMBOL DESCRIPTION QTY
LONG TERM PARKING (8`-6" X 18`-0") 29
COMPACT PARKING (8`-0" X 15`-0") 27
LT
C
2ND LEVEL PARKING SCHEDULE
BICYCLE PARKING 45
SYMBOL DESCRIPTION QTY
LONG TERM PARKING (8`-6" X 18`-0") 58
COMPACT PARKING (8`-0" X 15`-0") 54
LT
C
3RD AND 4TH LEVEL PARKING SCHEDULE
BICYCLE PARKING 90
SYMBOL DESCRIPTION QTY
LONG TERM PARKING (8`-6" X 18`-0") 16
COMPACT PARKING (8`-0" X 15`-0") 17
LT
C
5TH LEVEL PARKING SCHEDULE
BICYCLE PARKING 18
RESIDENTIAL
RESIDENTIAL
LT LT LT LT LT LT LT LT LT LT LT LT LT LT
RAMP UP
/ DOWN
8'-6"
8'-0"
8'-6"
18'-0"
LT
LT
LT
LT
LT
LT
LT
C C C C C C C C C C C C C C C C C
8'-6"
18'-0"
LT
LT
LT
LT
LT
LT
LT
COURTYARD
BIKE PARKING
(18 SPACES)LT
C C C C C C C C C C
24'-0"
18'-0"
16'-0"
24'-0"
8'-0"
16'-0"
BIKE PARKING
(27 SPACES)
ELEVATORS
ENTRANCE
VESTIBULE
RAMP UP
/ DOWN
9'-0"
22'-0"
24'-0"
24'-0"
8'-6"
18'-0"
LT
LT
LT
LT
LT 8'-0"
16'-0"
C C C C C C C C C C C C C C C C C
8'-6"18'-0"
LT
LT
LT
LT
LT
BIKE PARKING
(18 SPACES)
COURTYARD
RESIDENTIAL
LTLTLTLTLTLT
ELEVATORS
RAMP UP
/ DOWN24'-0"
8'-0"
16'-0"
C C C C C C C C C C C C C C C C C
COURTYARD
BELOW
AMENITY
AREA ELEVATORS
PENTHOUSE
SYMBOL DESCRIPTION QTY DETAIL
COMPACT PARKING (8`-0" X 15`-0") 17C
ROOF LEVEL PARKING SCHEDULE
DRAWING NUMBER:
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
■ land planning ■ landscape architecture ■
■ urban design ■ entitlement ■
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
Pl
o
t
t
e
d
B
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:
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RIPLEY DESIGN INC.
Sam Coutts
419 Canyon Ave., Suite 200
Fort Collins, CO 80521
p. 970.224.5828
f. 970.225.6657
CORE CAMPUS INVESTMENTS PARTNERS LLC.
Chad Matesi / Mark Goehausen
2234 W. North Avenue
Chicago, IL 60647
p. 773.969.5741
ENGINEER
ARCHITECT
APPLICANT / LAND PLANNER
KIMLEY-HORN
Lesley Netzer
1001 Warrenville Road, Suite 350
Lisle, IL 60532
p. 630-487-5555
WARE MALCOMB
Grant Brandenburg
1900 Spring Road, Suite 210
Oak Brook, IL 60523
p. 630-570-6765
DEVELOPER
PARKING PLAN
FINAL DEVELOPMENT
PLAN
HUB ON CAMPUS FORT
COLLINS
06/20/18
05/23/18
01/03/18
11/08/17
05/31/17
PDF SUBMITTAL
FDP 2
HEARING MATERIALS
PDP 4
PDP 3
06
05
04
03
02
02/22/17PDP 201
07/18/18MYLARS03
03/28/18FDP02
11/30/16PDP01
FORT COLLINS, CO
RL
SC
R16-046
4 OF 20
NORTH
0 15 30 60
SCALE: 1"=30'-0"
ITEM 2, ATTACHMENT 3
PDFNHW SJ. 65
NTS
NTS
NTSNTS
NTS
*NOTE: PROVIDE SIGNAGE IN ALL
TRASH ROOMS FOR BOTH TRASH
AND RECYCLING CHUTES
*NOTE: PROVIDE SIGNAGE IN ALL
TRASH ROOMS FOR BOTH TRASH
AND RECYCLING CHUTES *NOTE: PROVIDE SIGNAGE IN ALL
TRASH ROOMS FOR BOTH TRASH
AND RECYCLING CHUTES
*NOTE: PROVIDE SIGNAGE IN ALL
TRASH ROOMS FOR BOTH TRASH
AND RECYCLING CHUTES
*NOTE: PROVIDE SIGNAGE IN ALL
TRASH ROOMS FOR BOTH TRASH
AND RECYCLING CHUTES
*NOTE: PROVIDE SIGNAGE IN ALL
TRASH ROOMS FOR BOTH TRASH
AND RECYCLING CHUTES
TRASH AND RECYCLING NOTES
1. DIRECTIONAL AND CROSS SLOPES ALONG BIN TRANSFER AND STAGING
ROUTES SHALL NOT HINDER THE MOVEMENT OF FULL BINS. IF STEEP
SLOPES OCCUR TO THE EXTENT THAT TRANSFERING BINS BECOMES
UNMANAGABLE, THE OWNER SHALL PROVIDE ADDITIONAL MEANS AND
METHODS OF MOVING BINS.
2. LARGE ITEMS DISPOSED IN BUILDING B SHALL BE BROUGHT BY BUILDING
STAFF TO TRASH AND RECYCLING ROOM IN BUILDING A
ON AN AS NEEDED
ITEM 2, ATTACHMENT 3
Packet pg. 66
1
2
3
4 5
6
7
8 9
1011
14
15
16
171819202122
23
24252627
31
13
12
30 29
28
32
33 34
35 36
37
MONUMENT
SIGN
OFF-SITE TREE TO REMAIN, IF DRY UTILITY
WORK REQUIRES REMOVAL OF TREE, TREE
SHALL BE INVENTORIED BY CITY FORESTRY
DEPT. AND REQUIRED MITIGATION SHALL BE
PROVIDED BY THE DEVELOPER
OFF-SITE TREE TO REMAIN
NUMBERED TREES W/O SYMBOL WERE
OBSERVED ONSITE AND INVENTORIED
WITH CITY FORESTRY DEPARTMENT,
EXACT LOCATION NOT SURVEYED
OFF-SITE TREE TO REMAIN
NUMBERED TREES W/O SYMBOL WERE
OBSERVED ONSITE AND INVENTORIED
WITH CITY FORESTRY DEPARTMENT,
EXACT LOCATION NOT SURVEYED
NUMBERED TREES W/O SYMBOL WERE
OBSERVED ONSITE AND INVENTORIED
WITH CITY FORESTRY DEPARTMENT,
EXACT LOCATION NOT SURVEYED
ALL LANDSCAPE DAMAGED OFF-SITE
DURING CONSTRUCTION SHALL BE
REPLACED WITH LIKE KIND
38
#TYPE DBH CONDITION MITIGATION NOTES REMOVE REASON FOR REMOVAL
1 LITTLE LEAF LINDEN 21.5"GOOD 3 SAVE IF POSSIBLE
2 HONEY LOCUST 17" GOOD 2.5 X BUILDING FOOTPRINT
3 LITTLE LEAF LINDEN 21"-28"FAIR 2 SAVE IF POSSIBLE
BUILDING CANOPY AND
WALLS
4 AMERICAN LINDEN 10"FAIR +1 X BUILDING FOOTPRINT
5 SIBERIAN ELM 11"-21.5"FAIR -0 WILD ORIGIN X CONCRETE WALK
6 GREEN ASH 19"FAIR +2 X BUILDING FOOTPRINT
7 AMERICAN LINDEN 10"FAIR 1 X BUILDING FOOTPRINT
8 AMERICAN LINDEN 12.5"FAIR +1 X BUILDING FOOTPRINT
9 AMERICAN LINDEN 7" POOR 1 X BUILDING FOOTPRINT
10 HACKBERRY 7" GOOD 1 X PARKING STRUCTURE
11 GREEN ASH 11"FAIR +2 X PARKING STRUCTURE
12 ROCKY MNT. JUNIPER 6" FAIR 1 X PARKING STRUCTURE
13 ROCKY MNT. JUNIPER 6" FAIR +1 X PARKING STRUCTURE
14 ROCKY MNT. JUNIPER 6" FAIR +1 X PARKING STRUCTURE
15 CRABAPPLE 8" FAIR 1 X PARKING STRUCTURE
16 COTTONWOOD 38" GOOD 4 X PARKING STRUCTURE
17 ROCKY MNT. JUNIPER 5"FAIR 0 NO MIT. UNDER 6" X PARKING STRUCTURE
18 ROCKY MNT. JUNIPER 5"FAIR 0 NO MIT. UNDER 6" X PARKING STRUCTURE
19 ROCKY MNT. JUNIPER 5"FAIR 0 NO MIT. UNDER 6"X PARKING STRUCTURE
20 CRABAPPLE 16"GOOD 2 X PARKING STRUCTURE
21 ROCKY MNT. JUNIPER 5"FAIR 0 NO MIT. UNDER 6" X PARKING STRUCTURE
22 ROCKY MNT. JUNIPER 6"FAIR 1 X PARKING STRUCTURE
23 GREEN ASH 11" FAIR 1.5 X PARKING STRUCTURE
24 ROCKY MNT. JUNIPER 5"FAIR 0 X PARKING STRUCTURE
25 ROCKY MNT. JUNIPER 5"FAIR 0 X PARKING STRUCTURE
26 SIBERIAN ELM 9"FAIR -0 WILD ORIGIN X PARKING STRUCTURE
27 CRABAPPLE 9.5"FAIR 1 X PARKING STRUCTURE
28 ROCKY MNT. JUNIPER 5"FAIR 0 NO MIT. UNDER 6" X PARKING STRUCTURE
29 ROCKY MNT. JUNIPER 5"FAIR 0 NO MIT. UNDER 6" X PARKING STRUCTURE
30 ROCKY MNT. JUNIPER 5"FAIR 0 NO MIT. UNDER 6" X PARKING STRUCTURE
31 GREEN ASH 15"FAIR 2 X PARKING STRUCTURE
32 GREEN ASH 13"FAIR -1.5 X PARKING STRUCTURE
33 AUSTRIAN PINE 15.5"GOOD 2 OFF PROPERTY X PARKING STRUCTURE
34 AUSTRIAN PINE 14" GOOD 1.5 OFF PROPERTY X
35 AUSTRIAN PINE 16"GOOD 2 OFF PROPERTY X REMOVED BY UPTOWN
PLAZA PLANS
36 AUSTRIAN PINE 18"FAIR 2 OFF PROPERTY X REMOVED BY UPTOWN
PLAZA PLANS
37 CRABAPPLE 19"FAIR +2 X PARKING STRUCTURE
38 AUSTRIAN PINE 14" FAIR 1.5 OFF PROPERTY
TREE MITIGATION LEGEND
TYPE COUNT REQUIRED MITIGATION TREES
TREES PRESERVED 2
TREES TO BE REMOVED 35 38
TOTAL 37 38
LOCATION COUNT
MITIGATION TREES PROPOSED TO BE PLANTED ON-SITE 38
MITIGATION TREES PROPOSED TO BE PLANTED OFF-SITE 0
PAYMENT IN LIEU (ASSUMES $450 PER TREE)0
TOTAL 38
SEE LANDSCAPE PLAN FOR UPSIZED TREES
TREE MITIGATION SUMMARY
PROVIDED TREE MITIGATION
DRAWING NUMBER:
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
■ land planning ■ landscape architecture ■
■ urban design ■ entitlement ■
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
Pl
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RIPLEY DESIGN INC.
Sam Coutts
419 Canyon Ave., Suite 200
Fort Collins, CO 80521
p. 970.224.5828
f. 970.225.6657
CORE CAMPUS INVESTMENTS PARTNERS LLC.
Chad Matesi / Mark Goehausen
2234 W. North Avenue
Chicago, IL 60647
p. 773.969.5741
ENGINEER
ARCHITECT
APPLICANT / LAND PLANNER
KIMLEY-HORN
Lesley Netzer
1001 Warrenville Road, Suite 350
Lisle, IL 60532
p. 630-487-5555
WARE MALCOMB
Grant Brandenburg
1900 Spring Road, Suite 210
Oak Brook, IL 60523
p. 630-570-6765
DEVELOPER
TREE MITIGATION
PLAN
FINAL DEVELOPMENT
PLAN
HUB ON CAMPUS FORT
COLLINS
06/20/18
05/23/18
01/03/18
11/08/17
05/31/17
PDF SUBMITTAL
FDP 2
HEARING MATERIALS
PDP 4
PDP 3
06
05
04
03
02
02/22/17PDP 201
07/18/18MYLARS03
03/28/18FDP02
11/30/16PDP01
FORT COLLINS, CO
RL
SC
R16-046
5 OF 20
NORTH
0 10 20 40
SCALE: 1"= 20'-0"
TREE PROTECTION NOTES
TREE DIAMETER AT BREAST HEIGHT
(INCHES)
AUGER DISTANCE FROM FACE OF
TREE (FEET)
0-2 1
3-4 2
5-9 5
10-14 10
15-19 12
OVER 19 15
1. ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL
AREA BUFFER ZONES SHALL REMAIN AND BE PROTECTED UNLESS NOTED ON THESE PLANS
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 OR FORESTER HAS EVALUATED
AND APPROVED THE DISTURBANCE.
3. ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINS
FORESTRY STANDARDS. TREE PRUNING AND REMOVAL SHALL BE PERFORMED 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 ORANGE FENCING 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 THE DRIP LINE, WHICHEVER IS GREATER. THERE
SHALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN
THE FENCED TREE PROTECTION ZONE.
5. DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT
THE CLEANING OF EQUIPMENT OR MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE
MATERIAL SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY
OTHER MATERIAL HARMFUL TO THE LIFE OF A TREE WITHIN THE DRIP LINE OF ANY
PROTECTED TREE OR GROUP OF TREES.
6. NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE FASTENED TO ANY
PROTECTED TREE.
7. LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM
CONSTRUCTION OR LAND CLEARING AREAS, ROAD RIGHTS-OF-WAY AND UTILITY EASEMENTS
MAY BE "RIBBONED OFF," RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH
TREE AS REQUIRED IN SUBSECTION (G)(3) ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING
METAL T-POST STAKES A MAXIMUM OF FIFTY (50) FEET APART AND TYING RIBBON OR ROPE
FROM STAKE-TO-STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED.
8. THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTURE
REQUIRING EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BE ACCOMPLISHED BY BORING
UNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OF
TWENTY-FOUR (24) INCHES. THE AUGER DISTANCE IS ESTABLISHED FROM THE FACE OF THE
TREE (OUTER BARK) AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS
DESCRIBED IN THE CHART BELOW:
9. NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEB 1 - JULY 31)
WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A
NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. IF
ACTIVE NESTS ARE FOUND, THE CITY ENVIRONMENTAL PLANNER WILL DETERMINE WHETHER
ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY
ITEM 2, ATTACHMENT 3
PDFNHW SJ. 67
SS
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FO
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QRC - 1 1 - QRC
MSG - 6
SMK - 6
MSG - 6
PVS - 17
PAL - 18
5 - MSG
7 - PVS
SJF - 4
CAK - 4
CAK - 15
SJF - 21
RFG - 13
CAK - 9
SJF - 13
SJF - 3
PVS - 7
CSA - 8
CSA - 5
CSA - 3
CBF - 1
CSA - 5
5 - JVT
5 - CSA
SJF - 16
CAK - 8
SJF - 2
CAK - 3
QRC - 1
QRC - 1
QRC - 1
3 - AGA
2 - PAS
5 - PFY 2 - SMK
7 - PAS
PFY - 2
PAS - 2
JGG - 1
PAS - 2
PFY - 1
JSM - 1
PAS - 2
JGG - 1
SMP - 1
PFY - 1
JSM - 1
PAS - 2
SMP - 2
PFY - 2
SMK - 3
PAS - 3
EFE - 5
JSM - 3
SMK - 3
BGR - 23
SMK - 3
EFE - 3
PAS - 1
BGR - 13
19 - EFE
10 - SMP 6 - EFE
2 - COP
8 - CSA
16 - CSA
3 - COP
4 - CSA
2 - CSA
22 - CSA
SMK - 5
QRC - 1
6 - CSA
4 - CSA
4 - JVT
1 - CBF
1 - CBF
32 - CAK
5 - AGA
3 - SMK
24 - BGR
24 - BGR
2 - PAS
SALES/LOBBY/
MAIL ROOM
RETAIL
RE
S
I
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E
N
T
I
A
L
W ELIZABETH ST
FAIRVIEW APARTMENTS
UPTOWN PLAZA
EXISTING TREE TO REMAIN
EXST. TRANSFORMER TO REMAIN
5' TREE GRATES, TYP.
WALL,
TYP.
OFF-SITE RETAINING WALL
PER UPTOWN PLAZA PLANS
LID RAIN GARDEN
TRANSFORMER, TYP.
ANY GROUND DISTURBED BY
UTILITY WORK SHALL BE
SODDED W/ IRRIGATED TURF
EXISTING FENCE
TO REMAIN
LID RAIN GARDEN
LID RAIN GARDEN
RAMS CROSSING, LLC RAMS CROSSING, LLC
RAMS CROSSING, LLC
EMERGENCY ACCESS GATE
FENCE, TYP.
10'-0"
EXST UTIL ESMT.
ABOVE GRADE PLANTER, TYP.
ABOVE GRADE
PLANTER, TYP.
BUILDING B
BUILDING A
OFF-SITE TREE TO REMAIN, IF DRY UTILITY
WORK REQUIRES REMOVAL OF TREE, TREE
SHALL BE INVENTORIED BY CITY FORESTRY
DEPT. AND REQUIRED MITIGATION SHALL BE
PROVIDED BY THE DEVELOPER
DECIDUOUS TREES COMMON NAME
CBF PYRAMIDAL EUROPEAN HORNBEAN
COP PRAIRIE SENTINEL HACKBERRY
QRC CRIMSON SPIRE OAK
EVERGREEN TREES COMMON NAME
JGG GRAY GLEAM JUNIPER
JSM MEDORA JUNIPER
JVT TAYLOR EASTERN REDCEDAR
ORNAMENTAL TREE COMMON NAME
AGA 'AUTUMN BRILLIANCE' SERVICEBERRY
SHRUBS COMMON NAME
CSA ARTIC FIRE DOGWOOD
EFE WINTERCREEPER
PFY YELLOW GEM POTENTILLA
SJF FLAMING MOUND SPIREA
SMP DWARF KOREAN LILAC
SMK MISS KIM LILAC
ANNUALS/PERENNIALS COMMON NAME
RFG BLACK-EYED SUSAN
ORNAMENTAL GRASSES COMMON NAME
BGR BLUE GRAMA
CAK FEATHER REED GRASS
MSG MAIDEN GRASS
PVS BURGUNDY SWITCH GRASS
PAL LITTLE BUNNY FOUNTAIN GRASS
PAS GREEN-STRIPED BAMBOO
PLANT KEY
* ALL TREES SHALL BE UPSIZED PER MITIGATION
REQUIREMENTS, SEE SHEET 7 - LANDSCAPE NOTES
AND DETAILS FOR FULL PLANT SCHEDULE
SYMBOL DESCRIPTION
WOOD MULCH PLANTING AREA (MODERATE HYDROZONE)
IRRIGATED TURF (HIGH HYDROZONE)
3/4" - 1 1/2" ROCK MULCH (MODERATE HYDROZONE)
4"-6" ROCK COBBLE (VERY LOW HYDROZONE)
LEGEND
FO FO
G G
SS SS
T T
UE UE
W W
= FIBER OPTIC UTILITY
= GAS UTILITY
= STORM DRAIN UTILITY
= SANITARY SEWER UTILITY
= TELEPHONE UTILITY
= UNDERGROUND ELECTRIC UTILITY
= WATER LINE UTILITY
= PROPERTY BOUNDARY
DRAWING NUMBER:
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
■ land planning ■ landscape architecture ■
■ urban design ■ entitlement ■
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
Pl
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t
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d
B
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:
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RIPLEY DESIGN INC.
Sam Coutts
419 Canyon Ave., Suite 200
Fort Collins, CO 80521
p. 970.224.5828
f. 970.225.6657
CORE CAMPUS INVESTMENTS PARTNERS LLC.
Chad Matesi / Mark Goehausen
2234 W. North Avenue
Chicago, IL 60647
p. 773.969.5741
ENGINEER
ARCHITECT
APPLICANT / LAND PLANNER
KIMLEY-HORN
Lesley Netzer
1001 Warrenville Road, Suite 350
Lisle, IL 60532
p. 630-487-5555
WARE MALCOMB
Grant Brandenburg
1900 Spring Road, Suite 210
Oak Brook, IL 60523
p. 630-570-6765
DEVELOPER
LANDSCAPE PLAN
FINAL DEVELOPMENT
PLAN
HUB ON CAMPUS FORT
COLLINS
06/20/18
05/23/18
01/03/18
11/08/17
05/31/17
PDF SUBMITTAL
FDP 2
HEARING MATERIALS
PDP 4
PDP 3
06
05
04
03
02
02/22/17PDP 201
07/18/18MYLARS03
03/28/18FDP02
11/30/16PDP01
FORT COLLINS, CO
RL
SC
R16-046
6 OF 20
NORTH
0 10 20 40
SCALE: 1"=20'-0"
A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS
NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS
INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY.
THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN
THIS PERMIT IS 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.
ITEM 2, ATTACHMENT 3
PDFNHW SJ. 68
DECIDUOUS TREES QTY BOTANICAL NAME / COMMON NAME CONT CAL SIZE
CBF 3 CARPINUS BETULUS `FASTIGIATA` / PYRAMIDAL EUROPEAN HORNBEAN B & B 3"CAL
*UPSIZED FOR MITIGATION
COP 5 CELTIS OCCIDENTALIS `PRAIRIE SENTINEL` / PRAIRIE SENTINEL HACKBERRY B & B 3"CAL
*UPSIZED FOR MITIGATION
QRC 6 QUERCUS ROBUR `CRIMSCHMIDT` TM / CRIMSON SPIRE OAK B & B 3"CAL
*UPSIZED FOR MITIGATION
EVERGREEN TREES QTY BOTANICAL NAME / COMMON NAME CONT CAL SIZE
JGG 2 JUNIPERUS SCOPULORUM `GRAY GLEAM` / GRAY GLEAM JUNIPER B & B 8`HT
*UPSIZED FOR MITIGATION
JSM 5 JUNIPERUS SCOPULORUM `MEDORA` / MEDORA JUNIPER B & B 8`HT
*UPSIZED FOR MITIGATION
JVT 9 JUNIPERUS VIRGINIANA `TAYLOR` / TAYLOR EASTERN REDCEDAR B & B 8`HT
*UPSIZED FOR MITIGATION
ORNAMENTAL TREE QTY BOTANICAL NAME / COMMON NAME CONT CAL SIZE
AGA 8 AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE' / 'AUTUMN BRILLIANCE' SERVICEBERRY B & B 2.5"CAL
*UPSIZED FOR MITIGATION
MULTISTEM
SHRUBS QTY BOTANICAL NAME / COMMON NAME SIZE
CSA 88 CORNUS SERICEA `ARTIC FIRE` / ARTIC FIRE DOGWOOD 5 GAL
EFE 33 EUONYMUS FORTUNEI `EMERALD `N` GOLD` TM / WINTERCREEPER 5 GAL
PFY 11 POTENTILLA FRUTICOSA `YELLOW GEM` / YELLOW GEM POTENTILLA 5 GAL
SJF 59 SPIRAEA JAPONICA `FLAMING MOUND` / FLAMING MOUND SPIREA 5 GAL
SMP 13 SYRINGA MEYERI `PALIBIN` / DWARF KOREAN LILAC 5 GAL
SMK 25 SYRINGA PATULA `MISS KIM` / MISS KIM LILAC 5 GAL
ANNUALS/PERENNIALS QTY BOTANICAL NAME / COMMON NAME SIZE
RFG 13 RUDBECKIA FULGIDA SULLIVANTII `GOLDSTURM` / BLACK-EYED SUSAN 1 GAL
ORNAMENTAL GRASSES QTY BOTANICAL NAME / COMMON NAME SIZE
BGR 84 BOUTELOUA GRACILIS / BLUE GRAMA 1 GAL
CAK 71 CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` / FEATHER REED GRASS 1 GAL
MSG 17 MISCANTHUS SINENSIS `GRACILLIMUS` / MAIDEN GRASS 1 GAL
PVS 31 PANICUM VIRGATUM `SHENENDOAH` / BURGUNDY SWITCH GRASS 1 GAL
PAL 18 PENNISETUM ALOPECUROIDES `LITTLE BUNNY` / LITTLE BUNNY FOUNTAIN GRASS 1 GAL
PAS 23 PHYLLOSTACHYS AUREOSULCATA `SPECTABILIS` / GREEN-STRIPED BAMBOO 5 GAL
*ALL TREES TO BE UPSIZED PER MITIGATION REQUIREMENTS
TREE SPECIES DIVERSITY
DECIDUOUS
TREES
QTY BOTANICAL NAME / COMMON NAME SPECIES
DIVERSITY (%)
CBF 3 CARPINUS BETULUS `FASTIGIATA` / PYRAMIDAL EUROPEAN
HORNBEAN
7.89
COP 5 CELTIS OCCIDENTALIS `PRAIRIE SENTINEL` / PRAIRIE SENTINEL
HACKBERRY
13.16
QRC 6 QUERCUS ROBUR `CRIMSCHMIDT` TM / CRIMSON SPIRE OAK 15.79
EVERGREEN
TREES
QTY BOTANICAL NAME / COMMON NAME
JGG 2 JUNIPERUS SCOPULORUM `GRAY GLEAM` / GRAY GLEAM JUNIPER 5.26
JSM 5 JUNIPERUS SCOPULORUM `MEDORA` / MEDORA JUNIPER 13.16
JVT 9 JUNIPERUS VIRGINIANA `TAYLOR` / TAYLOR EASTERN REDCEDAR 23.68
ORNAMENTAL
TREE
QTY BOTANICAL NAME / COMMON NAME
AGA 8 AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE' / 'AUTUMN
BRILLIANCE' SERVICEBERRY
21.05
TOTAL 38
PER CITY OF FORT COLLINS 3.2.1(D)3 PROPOSED PLAN MUST HAVE A SPECIES DIVERSITY OF (10-19 TREES > 50%, 20-39 TREES >
33%, 40-59 TREES > 25%, 60+ TREES > 15%). OF THE 51 TOTAL TREES PROPOSED ON SITE, NO SPECIES MAY HAVE MORE THAN 13
QUANTITY.
HYDROZONE AREA
(SF)
WATER
NEEDED
(GALLONS/SF)
ANNUAL
WATER USE
(GALLONS)
HIGH 516 18 9,288
MODERATE 10043 10 100,430
LOW 0 3 0.00
VERY LOW 1902 0 0.00
TOTAL 10,559 10.3909 109,718
ANNUAL WATER USE NOT TO EXCEED 15 GAL./SF.
AVERAGE OVER THE SITE
WATER USE TABLE
DRAWING NUMBER:
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
■ land planning ■ landscape architecture ■
■ urban design ■ entitlement ■
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
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RIPLEY DESIGN INC.
Sam Coutts
419 Canyon Ave., Suite 200
Fort Collins, CO 80521
p. 970.224.5828
f. 970.225.6657
CORE CAMPUS INVESTMENTS PARTNERS LLC.
Chad Matesi / Mark Goehausen
2234 W. North Avenue
Chicago, IL 60647
p. 773.969.5741
ENGINEER
ARCHITECT
APPLICANT / LAND PLANNER
KIMLEY-HORN
Lesley Netzer
1001 Warrenville Road, Suite 350
Lisle, IL 60532
p. 630-487-5555
WARE MALCOMB
Grant Brandenburg
1900 Spring Road, Suite 210
Oak Brook, IL 60523
p. 630-570-6765
DEVELOPER
LANDSCAPE NOTES
AND DETAILS
FINAL DEVELOPMENT
PLAN
HUB ON CAMPUS FORT
COLLINS
06/20/18
05/23/18
01/03/18
11/08/17
05/31/17
PDF SUBMITTAL
FDP 2
HEARING MATERIALS
PDP 4
PDP 3
06
05
04
03
02
02/22/17PDP 201
07/18/18MYLARS03
03/28/18FDP02
11/30/16PDP01
FORT COLLINS, CO
RL
SC
R16-046
7 OF 20
STREET TREE NOTES
1. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR
SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC
RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS
AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND
SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS 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 BE INSTALLED 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 AND REMOVAL
WORKS SHALL BE PERFORMED BY A CITY OF FORT COLLINS LICENSED ARBORS
WHERE REQUIRED BY CODE.STREET TREES SHALL BE SUPPLIED AND PLANTED 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 OF FORT
COLLINS FORESTRY DIVISION. ALL STREET TREES IN THE PROJECT MUST BE
ESTABLISHED, WITH AN APPROVED SPECIES AND OF ACCEPTABLE CONDITION PRIOR
TO ACCEPTANCE.
5. SUBJECT TO APPROVAL BY THE CITY FORESTER -- STREET TREE LOCATIONS MAY BE
ADJUSTED TO ACCOMMODATE DRIVEWAY LOCATIONS, UTILITY SEPARATIONS
BETWEEN TREES, 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.
1.PLANT QUALITY: ALL PLANT MATERIAL SHALL BE A-GRADE OR NO. 1
GRADE - FREE OF ANY DEFECTS, OF NORMAL HEALTH, HEIGHT, LEAF
DENSITY AND SPREAD APPROPRIATE TO THE SPECIES AS DEFINED BY
THE AMERICAN ASSOCIATION OF NURSERYMEN (AAN) STANDARDS. ALL
TREES SHALL BE BALL AND BURLAP OR EQUIVALENT.
2.IRRIGATION: ALL LANDSCAPE AREAS WITHIN THE SITE INCLUDING TURF,
SHRUB BEDS AND TREE AREAS SHALL BE IRRIGATED WITH AN
AUTOMATIC IRRIGATION SYSTEM. THE IRRIGATION PLAN MUST BE
REVIEWED AND APPROVED BY THE CITY OF FORT COLLINS WATER
UTILITIES DEPARTMENT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT.
ALL TURF AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC POP-UP
IRRIGATION SYSTEM. ALL SHRUB BEDS AND TREES, INCLUDING IN
NATIVE SEED AREAS, SHALL BE IRRIGATED WITH AN AUTOMATIC DRIP
(TRICKLE) IRRIGATION SYSTEM, OR WITH AN ACCEPTABLE ALTERNATIVE
APPROVED BY THE CITY WITH THE IRRIGATION PLANS. THE IRRIGATION
SYSTEM SHALL BE ADJUSTED TO MEET THE WATER REQUIREMENTS OF
THE INDIVIDUAL PLANT MATERIAL.
3.TOPSOIL: TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS
REMOVED DURING CONSTRUCTION ACTIVITY SHALL BE CONSERVED FOR
LATER USE ON AREAS REQUIRING REVEGETATION AND LANDSCAPING.
IMPORT TOPSOIL AS NECESSARY TO PROVIDE EIGHT (8) INCHES OF
TOPSOIL IN ALL PLANTING AREAS.
4.SOIL AMENDMENTS: THE SOIL IN ALL LANDSCAPE AREAS, INCLUDING
PARKWAYS AND MEDIANS, SHALL BE THOUGHLY LOOSENED TO A DEPTH
OF NOT LESS THAN EIGHT(8) INCHES AND SOIL AMENDMENT SHALL BE
THOROUGHLY INCORPORATED INTO THE SOIL OF ALL LANDSCAPE AREAS
TO A DEPTH OF AT LEAST SIX(6) INCHES BY TILLING, DISCING OR OTHER
SUITABLE METHOD, AT A RATE OF AT LEAST THREE (3) CUBIC YARDS OF
SOIL AMENDMENT PER ONE THOUSAND (1,000) SQUARE FEET OF
LANDSCAPE AREA. SOIL AMENDMENT SHALL BE CLASS II ORGANIC
AMENDMENT OR APPROVED EQUAL.
5.INSTALLATION AND GUARANTEE: ALL LANDSCAPING SHALL BE
INSTALLED ACCORDING TO SOUND HORTICULTURAL PRACTICES IN A
MANNER DESIGNED TO ENCOURAGE QUICK ESTABLISHMENT AND
HEALTHY GROWTH. ALL LANDSCAPING FOR EACH PHASE MUST BE
EITHER INSTALLED OR THE INSTALLATION MUST BE SECURED WITH AN
IRREVOCABLE LETTER OF CREDIT, PERFORMANCE BOND, OR ESCROW
ACCOUNT FOR 125% OF THE VALUATION OF THE MATERIALS AND LABOR
PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR ANY
BUILDING IN SUCH PHASE.
6.MAINTENANCE: TREES AND VEGETATION, IRRIGATION SYSTEMS, FENCES,
WALLS AND OTHER LANDSCAPE ELEMENTS WITH THESE FINAL PLANS
SHALL BE CONSIDERED AS ELEMENTS OF 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 LANDSCAPING ELEMENTS IN GOOD CONDITION.
ALL LANDSCAPING SHALL BE MAINTAINED FREE FROM DISEASE, PESTS,
WEEDS AND LITTER, AND ALL LANDSCAPE STRUCTURES SUCH AS
FENCES AND WALLS SHALL BE REPAIRED AND REPLACED PERIODICALLY
TO MAINTAIN A STRUCTURALLY SOUND CONDITION.
7.REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS
OTHERWISE REMOVED, SHALL BE PROMPTLY REPLACED IN
ACCORDANCE WITH THE REQUIREMENTS OF THESE PLANS.
8. THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN
TREES/SHRUBS AND UTILITIES:
40 FEET BETWEEN CANOPY TREES AND STREET LIGHTS
15 FEET BETWEEN ORNAMENTAL TREES AND STREETLIGHTS
10 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM
SEWER MAIN LINES
6 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM
SEWER SERVICE LINES.
4 FEET BETWEEN SHRUBS AND PUBLIC WATER AND SANITARY AND
STORM SEWER LINES
4 FEET BETWEEN TREES AND GAS LINES
9. ALL STREET TREES SHALL BE PLACED A MINIMUM EIGHT (8) FEET AWAY
FROM THE EDGES OF DRIVEWAYS AND ALLEYS PER LUC 3.2.1(D)(2)(a).
10. PLACEMENT OF ALL LANDSCAPING SHALL BE IN ACCORDANCE WITH THE
SIGHT DISTANCE CRITERIA AS SPECIFIED BY THE CITY OF FORT COLLINS.
NO STRUCTURES OR LANDSCAPE ELEMENTS GREATER THAN 24" SHALL
BE ALLOWED WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENTS
WITH THE EXCEPTION OF DECIDUOUS TREES PROVIDED THAT THE
LOWEST BRANCH IS AT LEAST 6' FROM GRADE. ANY FENCES WITHIN THE
SIGHT DISTANCE TRIANGLE OR EASEMENT MUST BE NOT MORE THAN 42"
IN HEIGHT AND OF AN OPEN DESIGN.
11. COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF
WAYS, STREET MEDIANS, AND TRAFFIC CIRCLES ADJACENT TO COMMON
OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BY A PROPERTY
OWNERS ASSOCIATION. THE PROPERTY OWNERS ASSOCIATION IS
RESPONSIBLE FOR SNOW REMOVAL ON ALL ADJACENT STREET
SIDEWALKS AND SIDEWALKS IN COMMON OPEN SPACE AREAS.
12. LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS AND TRAFFIC
CIRCLES ADJACENT TO RESIDENTIAL LOTS ARE REQUIRED TO BE
MAINTAINED BY THE PROPERTY OWNER OF THE RESIDENTIAL LOT, AND
THE PROPERTY OWNER IS RESPONSIBLE FOR SNOW REMOVAL ON ALL
ADJACENT STREET SIDEWALKS.
13. THE DEVELOPER SHALL ENSURE THAT THE FINAL LANDSCAPE PLAN IS
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 THIS PLAN.
14. 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 QUANTITIES INCLUDED IN THE PLANT LIST, SPECIES
AND QUANTITIES ILLUSTRATED SHALL BE PROVIDED. ALL CHANGES OF
PLANT SPECIES AND LOCATION MUST HAVE WRITTEN APPROVAL BY THE
CITY PRIOR TO INSTALLATION.
15. ALL PLANTING AND MULCH BEDS SHALL BE MULCHED TO A MINIMUM
DEPTH OF FOUR INCHES WITH GEOTEXTILE WEED BARRIER BELOW. SEE
PLAN FOR MULCH TYPE AND LOCATION.
16. IRRIGATED TURF SHALL BE TEXAS BLUEGRASS/KENTUCKY BLUEGRASS
HYBRID VORTEX OR APPROVED EQUAL.
17. EDGING BETWEEN GRASS AND SHRUB BEDS SHALL BE 18" X 4" ROLLED
TOP STEEL SET LEVEL WITH TOP OF SOD OR APPROVED EQUAL.
GENERAL LANDSCAPE NOTES PLANT SCHEDULE
A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS
NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS
INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY.
THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN
THIS PERMIT IS 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.
TREE SPECIES DIVERSITY
TREE PROTECTION NOTES
TREE DIAMETER AT BREAST HEIGHT
(INCHES)
AUGER DISTANCE FROM FACE OF
TREE (FEET)
0-2 1
3-4 2
5-9 5
10-14 10
15-19 12
OVER 19 15
1. ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL
AREA BUFFER ZONES SHALL REMAIN AND BE PROTECTED UNLESS NOTED ON THESE PLANS
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 OR FORESTER HAS EVALUATED
AND APPROVED THE DISTURBANCE.
3. ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINS
FORESTRY STANDARDS. TREE PRUNING AND REMOVAL SHALL BE PERFORMED 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 ORANGE FENCING 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 THE DRIP LINE, WHICHEVER IS GREATER. THERE
SHALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN
THE FENCED TREE PROTECTION ZONE.
5. DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT
THE CLEANING OF EQUIPMENT OR MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE
MATERIAL SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY
OTHER MATERIAL HARMFUL TO THE LIFE OF A TREE WITHIN THE DRIP LINE OF ANY
PROTECTED TREE OR GROUP OF TREES.
6. NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE FASTENED TO ANY
PROTECTED TREE.
7. LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM
CONSTRUCTION OR LAND CLEARING AREAS, ROAD RIGHTS-OF-WAY AND UTILITY EASEMENTS
MAY BE "RIBBONED OFF," RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH
TREE AS REQUIRED IN SUBSECTION (G)(3) ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING
METAL T-POST STAKES A MAXIMUM OF FIFTY (50) FEET APART AND TYING RIBBON OR ROPE
FROM STAKE-TO-STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED.
8. THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTURE
REQUIRING EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BE ACCOMPLISHED BY BORING
UNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OF
TWENTY-FOUR (24) INCHES. THE AUGER DISTANCE IS ESTABLISHED FROM THE FACE OF THE
TREE (OUTER BARK) AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS
DESCRIBED IN THE CHART BELOW:
9. ALL TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF THE SONGBIRD NESTING
SEASON (FEB 1 - JULY 31) OR A SURVEY WILL BE CONDUCTED OF THE TREES TO BE REMOVED
TO ENSURE THAT NO ACTIVE NESTS ARE PRESENT.
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NOTES:
SET S0 THAT TOP OF ROOT 1-2"
HIGHER THAN FINISHED GRADE
MARK NORTH SIDE OF TREE IN
NURSERY AND ROTATE TREE TO
FACE NORTH AT THE SITE
WHENEVER POSSIBLE
2 STRAND 12 GAUGE GAL. WIRE
(TWIST TO TIGHTEN) &
GROMMETED NYLON STRAPS
THREE (3) TWO INCH LODGE POLE STAKES
DRIVEN (MIN. 24") FIRMLY INTO UNDISTURBED
SOIL OUTSIDE OF PLANTING HOLE BEFORE
BACKFILLING STAKE ABOVE FIRST BRANCHES
OR AS NECESSARY FOR FIRM SUPPORT
REMOVE ALL WIRE, TWINE BURLAP, MESH
AND CONTAINERS FROM ENTIRE ROOT
BALL AND TRUNK
PLAN VIEW - THREE STAKES
3 X BALL DIA.
TREE PLANTING DETAIL - WOOD POSTS
SCALE: NTS
SCARIFY SIDES OF HOLE LEAVING
1:1 SLOPE
ROUND TOPPED SOIL BERM 4"
HIGH X 8" WIDE ABOVE ROOT
BALL SURFACE SHALL BE
CONSTRUCTED AROUND THE
ROOT BALL. BERM SHALL BEGIN
AT ROOT BALL PERIPHERY. (OMIT
IN TURF AREAS)
BACKFILL WITH BLEND OF EXISTING SOIL
AND A MAXIMUM 20% (BY VOL.) ORGANIC
MATERIAL PLACE FIRMLY BUT DON'T TAMP
OR COMPACT AROUND ROOT BALL. WATER
WATER THOROUGHLY TO SETTLE AND
REMOVE AIR POCKETS. PRIOR TO
MULCHING, LIGHTLY TAMP SOIL AROUND
THE ROOT BALL IN 6" LIFTS TO BRACE
TREE. DO NOT OVER COMPACT. WHEN THE
PLANTING HOLE HAS BEEN BACKFILLED,
POUR WATER AROUND THE ROOT BALL TO
SETTLE THE SOIL.
4" DEEP MULCH RING PLACED A MINIMUM
OF 6' IN DIAMETER. 1" MULCH OVER ROOT
BALL. DO NOT PLACE MULCH IN CONTACT
WITH TREE TRUNK
BOTTOM OF ROOT BALL RESTS ON
EXISTING OR RECOMPACTED SOIL
L-PL2-PLA-02
1
STAKING NOTES:
STAKE TREES PER FOLLOWING SCHEDULE, THEN REMOVE AT
END OF FIRST GROWING SEASON AS FOLLOWS:
1 1/2" CALIPER SIZE - MIN. 1 STAKE ON SIDE OF PREVAILING
WIND. (GENERALLY N.W. SIDE)
1 1/2" - 3" CALIPER SIZE - MIN. 2 STAKES - ONE ON N.W. SIDE,
ONE ON S.W. SIDE
3" CALIPER SIZE AND LARGER - 3 STAKES PER DIAGRAM
WIRE OR CABLE SHALL BE MIN. 12 GAUGE, TIGHTEN ONLY
ENOUGH TO KEEP FROM SLIPPING. ALLOW FOR SOME TRUNK
MOVEMENT. NYLON STRAPS SHALL BE LONG ENOUGH TO
ACCOMMODATE 1 1/2" OF GROWTH AND BUFFER ALL BRANCHES
FROM WIRE GUYING PLAN
PLANT SO THAT TOP OF ROOT BALL
IS 2" HIGHER THAN FINISHED GRADE
GROMMETED NYLON STRAPS
GALVANIZED WIRE TWIST TO TIGHTEN
THREE (3) TWO INCH LODGE POLE STAKES
DRIVEN (MIN. 24") FIRMLY INTO UNDISTURBED
SOIL OUTSIDE ROOTBALL.
SCARIFY SIDES OF PLANTING HOLE
LEAVING 1:1 SLOPE
PRUNING NOTES:
DO NOT HEAVILY PRUNE THE TREE AT PLANTING. PRUNE
ONLY CROSSOVER LIMBS, CO-DOMINANT LEADERS AND
BROKEN BRANCHES. SOME INTERIOR TWIGS AND
LATERAL BRANCHES MAY BE PRUNED. HOWEVER, DO
NOT REMOVE THE TERMINAL BUDS OF BRANCHES THAT
EXTEND TO THE EDGE OF THE CROWN
3 X BALL DIA.
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4" DEEP MULCH RING PLACED A MINIMUM
OF 6' IN DIAMETER. DO NOT PLACE
MULCH IN CONTACT WITH TREE TRUNK
CONIFER TREE PLANTING DETAIL - WOOD POSTS
SCALE: NTS
BACKFILL WITH BLEND OF
EXISTING SOIL AND A MAXIMUM
20% (BY VOL.) ORGANIC MATERIAL
TAMP SOIL AROUND ROOT BALL
W/ FOOT PRESSURE SO THAT IT
DOESN'T SHIFT. WATER
THOROUGHLY TO SETTLE AND
REMOVE AIR POCKETS. PRIOR TO
MULCHING, LIGHTLY TAMP SOIL
AROUND THE ROOT BALL IN 6"
LIFTS TO BRACE TREE. DO NOT
OVER COMPACT. WHEN THE
PLANTING HOLE HAS BEEN
BACKFILLED, POUR WATER
AROUND THE ROOT BALL TO
SETTLE THE SOIL.
ROUND-TOPPED SOIL BERM 4" HIGH X 8"
WIDE ABOVE ROOT BALL SURFACE
SHALL BE CONSTRUCTED AROUND THE
ROOT BALL. BERM SHALL BEGIN AT
ROOT BALL PERIPHERY. (OMIT IN TURF
AREAS)
REMOVE ALL WIRE, TWINE BURLAP,
MESH AND CONTAINERS FROM
ENTIRE ROOT BALL AND TRUNK
L-PL2-PLA-16
2
PRUNING NOTES:
DO NOT HEAVILY PRUNE SHRUB AT PLANTING.
PRUNE ONLY DEAD OR BROKEN BRANCHES. IF
FORM IS COMPROMISED BY PRUNING,
REPLACE SHRUB
PLACEMENT NOTES:
SET SHRUB PLUMB. SPACE PLANTS, AND
PLACE FOR BEST EFFECT
SET TOP OF ROOTBALL 1-2" HIGHER THAN
ADJACENT GRADE
SCARIFY SIDES AND USE 1:1 SLOPE
3" DEEP MULCH RING 3' IN DIA. PLACE ON
GEOTEXTILE WEED BARRIER. 1" OF MULCH ON
TOP OF ROOT BALL
REMOVE CONTAINER (INCLUDING FIBER
CONTAINERS), BASKETS, WIRE, ETC. FROM THE
ROOT BALL. BREAK UP ENCIRCLING ROOTS
WITH SHARP KNIFE OR SPADE. SPLIT BOTTOM
OF ROOT BALL. PLACE ON UNDISTURBED SOIL
TO PREVENT SETTLEMENT. PRIOR TO
MULCHING, LIGHTLY TAMP SOIL AROUND THE
ROOT BALL IN 6" LIFTS TO BRACE SHRUB. DO
NOT OVER COMPACT. WHEN THE PLANTING
HOLE HAS BEEN BACKFILLED, POUR WATER
AROUND THE ROOT BALL TO SETTLE THE SOIL.
BACKFILL WITH BLEND OF EXISTING SOIL
AND A MAX. 20% (BY VOL.) ORGANIC
MATERIAL. WATER THOROUGHLY TO
SETTLE AND REMOVE AIR POCKETS
2 X BALL DIA.
4" HIGH WATER SAUCER
SHRUB PLANTING DETAIL
SCALE: NTS
3
L-PL2-PLA-14
4"X6" CEDAR
POST
2"X6" CEDAR
PLANK
PLAN
ELEVATION
CEDAR PRIVACY FENCE
NTS
6'-0"
8'-0"
1" GAP,
TYP.
4
L-PL2-FEN-15
11'-6"5'-0"
4'-51
2"
EXISTING LITTLE LEAF
LINDEN (21.5" DBH)
EXISTING 15"
STORM PIPE
EXISTING GRADE
BUILDING FACE
7'-0"
PERMEABLE
PAVER SYSTEM
PERMEABLE SUBBASE
4'-10"
4'-7"
WEST EXISTING TREE SECTION
3/16" = 1'-0"
2"
OF CUT
5
OP-HU1-03
1'-0"
4'-0"
1'-0"
4'-0"3'-0"7'-0"2'-6"
1'-81
2"
EXISTING LITTLE LEAF
LINDEN (21" DBH)
BUILDING FACE
PLANTED AREAEXISTING 15"
STORM PIPE
4'-21
2"5'-41
2"
EXISTING GRADE
2'-91
2"
AREA OF
INFLUENCE LINE
EAST EXISTING TREE SECTION
3/16" = 1'-0"
1
2"
OF CUT
6
OP-HU1-02
FIRE ACCESS GATE
6" = 1'-0"
- OPTICOM TECHNOLOGY SHALL BE INCLUDED WITH GATE INSTALLATION. TO BE
COORDINATED WITH PFA PRIOR.
- OR APPROVED EQUAL - TO BE COORDINATED WITH PFA.
- SENSORS SHALL BE INCORPORATED ON BOTH SIDES OF GATE IN ORDER TO
FUNCTION FROM EITHER DIRECTION.
L-PL2-OFF-FORT-01
7 OPEN PICKET FENCE
3/4" = 1'-0"
6'-0" MAX.
4'-0"
2"
PICKETS,
TYP.
L-PL2-FEN-16
8
ITEM 2, ATTACHMENT 3
PDFNHW SJ. 69
DRAWING NUMBER:
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
■ land planning ■ landscape architecture ■
■ urban design ■ entitlement ■
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
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Project Manager
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
f. 970.225.6657
BUSINESS NAME
Contact Person
1234 Anywhere St.
Fort Collins, CO 80521
p. 012.345.6789
APPLICANT
OWNER
LIGHTING PLAN
FINAL DEVELOPMENT
PLAN
HUB ON CAMPUS FORT
COLLINS
06/20/18PDF SUBMITTAL02
01/03/18HEARING MATERIALS01
06
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FDP 2
FDP
PDP 4
05/23/18
03/28/18
11/08/17
05/31/17PDP 303
02/22/17PDP 202
11/30/16PDP01
FORT COLLINS, CO
SC
R16-046
8 OF 20
NORTH
0 15 30 60
SCALE: 1"=30'-0"
1"=30'-0"
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3DFNHWSJ
DRAWING NUMBER:
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
■ land planning ■ landscape architecture ■
■ urban design ■ entitlement ■
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
Pl
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RIPLEY DESIGN INC.
Project Manager
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
f. 970.225.6657
BUSINESS NAME
Contact Person
1234 Anywhere St.
Fort Collins, CO 80521
p. 012.345.6789
APPLICANT
OWNER
LIGHTING FIXTURES
FINAL DEVELOPMENT
PLAN
HUB ON CAMPUS FORT
COLLINS
06/20/18PDF SUBMITTAL02
01/03/18HEARING MATERIALS01
06
05
04
FDP 2
FDP
PDP 4
05/23/18
03/28/18
11/08/17
05/31/17PDP 303
02/22/17PDP 202
11/30/16PDP01
FORT COLLINS, CO
SC
R16-046
9 OF 20
NORTH
0 05 10 20
SCALE: 1"=10'-0"
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ITEM 2, ATTACHMENT 3
Packet pg. 72
ITEM 2, ATTACHMENT 3
Packet pg. 73
ITEM 2, ATTACHMENT 3
Packet pg. 74
ITEM 2, ATTACHMENT 3
Packet pg. 75
ITEM 2, ATTACHMENT 3
Packet pg. 76
ITEM 2, ATTACHMENT 3
Packet pg. 77
ITEM 2, ATTACHMENT 3
Packet pg. 78
ITEM 2, ATTACHMENT 3
Packet pg. 79
ITEM 2, ATTACHMENT 3
Packet pg. 80
ITEM 2, ATTACHMENT 3
Packet pg. 81
ITEM 2, ATTACHMENT 3
Packet pg. 82
Development Review
281 North College Avenue
PO Box 580
Fort Collins, CO 80522.0580
970.221.6689
drcoord@fcgov.com
Request for Extension of Vested Rights
Extension Policy
Pursuant to Section 2.2.11(E)(3) of the city code, within a maximum of three (3) years following the approval of a final plan or
other site specific development plan, the applicant must undertake, install and complete all engineering improvements
(water, sewer, streets, curb, gutter, street lights, fire hydrants and storm drainage) in accordance with city codes, rules and
regulations. The period of time shall constitute the "term of the vested property right." The foregoing term of the vested
property right shall not exceed three (3) years unless: (a) an extension is granted pursuant to paragraph (4) of this subsection,
or (b) the City and the developer enter into a development agreement which vests the property right for a period exceeding
three (3) years.
Section 2.2.11(E)(4) states extensions for two (2) successive periods of one (1) year each may be granted by the Director,
upon a finding that the plan complies with all general development standards as contained in Article 3 and Zone District
Standards as contained in Article 4 at the time of the application for the extension. Any additional one-year extensions shall
be approved, if at all, only by the Planning and Zoning Board.
Instructions for Using this Form
Please complete this form in its entirety. Submit the form by email, in-person, or mail to the City of Fort Collins at the
following:
Mail:
City of Fort Collins
ATTN: Development Review
PO Box 580
Fort Collins, CO 80522
In Person:
Development Review
281 N College Avenue
Fort Collins, CO 80522
Email:
drcoord@fcgov.com
I request an extension for the following reason(s):
1st One-Year Extension Request 2nd One-Year Extension Request
Today’s Date: _________________________ Printed Name: _______________________________
Signature: __________________________________________ Project # (i.e., BDR1800000) ____________________
Office Use Below This Line
Approved Denied Director’s Signature: ___________________________ Date: _____________
Date of Vested Right: ____________ Current Expiration Date: ____________ New Expiration Date: ______________09/06/2018 09/06/2021 09/06/2022
,7(0 $77$&+0(17
3DFNHW SJ
ĞǀĞůŽƉŵĞŶƚZĞǀŝĞǁ
281 North College Avenue
PO Box 580
Fort Collins, CO 80522.0580
970.2Ϯϭ.ϲϲϴϵ
ĚƌĐŽŽƌĚΛĨĐŐŽǀ͘ĐŽŵ
Request for Extension of sĞƐƚĞĚZŝŐŚƚƐ
Extension Policy
Pursuant to Section 2.2.11( );ϯͿ of the city code, ǁŝƚŚŝŶĂŵĂdžŝŵƵŵŽĨƚŚƌĞĞ;ϯͿLJĞĂƌƐĨŽůůŽǁŝŶŐƚŚĞĂƉƉƌŽǀĂůŽĨĂĨŝŶĂůƉůĂŶŽƌ
ŽƚŚĞƌƐŝƚĞƐƉĞĐŝĨŝĐĚĞǀĞůŽƉŵĞŶƚƉůĂŶ͕ƚŚĞĂƉƉůŝĐĂŶƚŵƵƐƚƵŶĚĞƌƚĂŬĞ͕ŝŶƐƚĂůůĂŶĚĐŽŵƉůĞƚĞĂůůĞŶŐŝŶĞĞƌŝŶŐŝŵƉƌŽǀĞŵĞŶƚƐ
;ǁĂƚĞƌ͕ƐĞǁĞƌ͕ƐƚƌĞĞƚƐ͕ĐƵƌď͕ŐƵƚƚĞƌ͕ƐƚƌĞĞƚůŝŐŚƚƐ͕ĨŝƌĞŚLJĚƌĂŶƚƐĂŶĚƐƚŽƌŵĚƌĂŝŶĂŐĞͿŝŶĂĐĐŽƌĚĂŶĐĞǁŝƚŚĐŝƚLJĐŽĚĞƐ͕ƌƵůĞƐĂŶĚ
ƌĞŐƵůĂƚŝŽŶƐ͘dŚĞƉĞƌŝŽĚŽĨƚŝŵĞƐŚĂůůĐŽŶƐƚŝƚƵƚĞƚŚĞΗƚĞƌŵŽĨƚŚĞǀĞƐƚĞĚƉƌŽƉĞƌƚLJƌŝŐŚƚ͘ΗdŚĞĨŽƌĞŐŽŝŶŐƚĞƌŵŽĨƚŚĞǀĞƐƚĞĚ
ƉƌŽƉĞƌƚLJƌŝŐŚƚƐŚĂůůŶŽƚĞdžĐĞĞĚƚŚƌĞĞ;ϯͿLJĞĂƌƐƵŶůĞƐƐ͗;ĂͿĂŶĞdžƚĞŶƐŝŽŶŝƐŐƌĂŶƚĞĚƉƵƌƐƵĂŶƚƚŽƉĂƌĂŐƌĂƉŚ;ϰͿŽĨƚŚŝƐƐƵďƐĞĐƚŝŽŶ͕
Žƌ;ďͿƚŚĞŝƚLJĂŶĚƚŚĞĚĞǀĞůŽƉĞƌĞŶƚĞƌŝŶƚŽĂĚĞǀĞůŽƉŵĞŶƚĂŐƌĞĞŵĞŶƚǁŚŝĐŚǀĞƐƚƐƚŚĞƉƌŽƉĞƌƚLJƌŝŐŚƚĨŽƌĂƉĞƌŝŽĚĞdžĐĞĞĚŝŶŐ
ƚŚƌĞĞ;ϯͿLJĞĂƌƐ͘
^ĞĐƚŝŽŶϮ͘Ϯ͘ϭϭ; Ϳ;ϰͿƐƚĂƚĞƐĞdžƚĞŶƐŝŽŶƐĨŽƌƚǁŽ;ϮͿƐƵĐĐĞƐƐŝǀĞƉĞƌŝŽĚƐŽĨŽŶĞ;ϭͿLJĞĂƌĞĂĐŚŵĂLJďĞŐƌĂŶƚĞĚďLJƚŚĞŝƌĞĐƚŽƌ͕
ƵƉŽŶĂĨŝŶĚŝŶŐƚŚĂƚƚŚĞƉůĂŶĐŽŵƉůŝĞƐǁŝƚŚĂůůŐĞŶĞƌĂůĚĞǀĞůŽƉŵĞŶƚƐƚĂŶĚĂƌĚƐĂƐĐŽŶƚĂŝŶĞĚŝŶƌƚŝĐůĞϯĂŶĚŽŶĞŝƐƚƌŝĐƚ
^ƚĂŶĚĂƌĚƐĂƐĐŽŶƚĂŝŶĞĚŝŶƌƚŝĐůĞϰĂƚƚŚĞƚŝŵĞŽĨƚŚĞĂƉƉůŝĐĂƚŝŽŶĨŽƌƚŚĞĞdžƚĞŶƐŝŽŶ͘ŶLJĂĚĚŝƚŝŽŶĂůŽŶĞͲLJĞĂƌĞdžƚĞŶƐŝŽŶƐƐŚĂůů
ďĞĂƉƉƌŽǀĞĚ͕ŝĨĂƚĂůů͕ŽŶůLJďLJƚŚĞWůĂŶŶŝŶŐĂŶĚŽŶŝŶŐŽĂƌĚ͘
Instructions for Using this Form
Please complete this form in its entirety. Submit the form by Ğmail, in-person͕ or ŵĂŝůto the City of Fort Collins at the
following:
MMail:
City of Fort Collins
ATTE͗ĞǀĞůŽƉŵĞŶƚZĞǀŝĞǁ
PO Box 580
Fort Collins, CO 80522
In Person:
Development Review
281 N College Avenue
Fort Collins, CO 80522
v WůĂĐĞŝŶƚŚĞďůƵĞĚƌŽƉďŽdžůŽĐĂƚĞĚŽŶ
ƚŚĞǁĞƐƚƐŝĚĞŽĨƚŚĞďƵŝůĚŝŶŐ
Email:
ďďĞƚŚƵƌĞŵŚĂƌƌĂƐΛĨĐŐŽǀ͘ĐŽŵ
ƚďĞĂŶĞΛĨĐŐŽǀ͘ĐŽŵ
ƚƐƵůůŝǀĂŶΛĨĐŐŽǀ͘ĐŽŵ
ZŽŽƌĚΛĨĐŐŽǀ͘ĐŽŵ
I request an extension for the following reason(s):
ϭƐƚKŶĞͲzĞĂƌExtension Request ϮŶĚKŶĞͲzĞĂƌ Extension Request
Today’s Date: _________________________ Printed Name: _______________________________
Signature: __________________________________________ Project # (i.e., BDR1800000)____________________
Office Use Below This Line
Approved Denied Director’s Signature: ___________________________ Date: _____________
Date ŽĨsĞƐƚĞĚZŝŐŚƚ: ____________ Current Expiration Date: ____________ New Expiration Date: ______________
FDP180011
09/06/2018 09/06/2022 09/06/2023
#
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1
Headline Copy Goes Here
Planning Manager
Clay Frickey
Hub on Campus
Vested Rights
Extension Request
1/18/2023
Headline Copy Goes HereProject Overview
2
• Approved multi-family project
• 143 units
• 7,931 sq. ft. commercial space
• 337 off-street parking spaces in
garage
• Received vested right September 6,
2018
• Constructed some public improvements
• Partial sanitary sewer
• Partial storm sewer
• Cleared and abated site
• Construction ceased
• Staff approved two vested rights
extensions in 2021 and 2022
• P&Z decision maker on all future
vested rights extensions
Elizabeth St.
Ci
t
y
P
a
r
k
A
v
e
.
Site
CSU International House
1
2
ITEM 2, ATTACHMENT 6
Packet pg. 85
2
Headline Copy Goes Here
3
Review Criteria
Section 2.2.11(E)(4)
• Must comply with all current, applicable standards in Article 3 and Article 4
• May not be detrimental to the public good
• Meet one of the following criteria:
• Applicant has been diligent in constructing required engineering improvements
• Due to other extraordinary and exceptional situations unique to the property, completing all engineering
improvements would result in unusual and exceptional practical difficulties or undue hardship upon the
applicant
Headline Copy Goes Here
4
Article 3 and Article 4 Compliance
• 18 ordinances amending Land Use Code since creation of vested right
• Only 3 relevant ordinances
Staff FindingsSummaryOrdinance
CompliesUpdates to trash and recycling
enclosure standards
No. 129, 2018
CompliesUpdates to landscape and tree
protection standards
No. 077, 2019
CompliesUpdates to water use and irrigation
standards
No. 120, 2021
3
4
ITEM 2, ATTACHMENT 6
Packet pg. 86
3
Headline Copy Goes Here
5
Findings of Fact
In evaluating the request for the Hub on Campus, FDP180011 vested rights extension request, staff makes the
following findings of fact:
1. The vested rights extension request complies with the applicable procedural and administrative requirements
of Article 2 of the Land Use Code.
Headline Copy Goes Here
6
Recommendation
Staff recommends approval of the vested rights extension request for the Hub on Campus, FDP180011
5
6
ITEM 2, ATTACHMENT 6
Packet pg. 87
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 – January 18, 2024
Brick Stone Apartments on Harmony Vested Rights Extension, FDP170006
Summary of Request
This is a request for an extension of vested rights for Brick Stone
Apartments on Harmony, FDP170006 (parcel #9601200004).
The project is approved to develop a vacant property into a 3
story,116-unit multi-family apartment building with ground level
parking. Staff has previously approved two extensions for their
vested rights period and the applicant now must seek additional
extensions from the Planning & Zoning Commission. The
Planning & Zoning Commission approved a one-year extension
for the vested rights for Brick Stone on September 15, 2022.
The site is within the Harmony Corridor (HC) zone district. The
vested rights extension request is subject to Planning & Zoning
Commission (Type 2) Review.
Zoning Map
Next Steps
If approved, the applicant will have one additional year of vested
rights.
Site Location
Located just east of the intersection of
College Avenue and Harmony Road, Parcel
#9601200004.
Zoning
Harmony Corridor (HC).
Property Owner
Brick Stone Apartments on Harmony LLC
1200 Pearl Street, Suite 314
Boulder, CO 80302
Applicant/Representative
Ben Massimino
Brick Stone Apartments on Harmony, LLC
1200 Pearl Street, Suite 314
Boulder, CO 80302
Staff
Clay Frickey, Planning Manager
Contents
1. Project Introduction 2
2. Article 2 – Applicable Standards 3
3. Compliance with Current Article 3 and
Article 4 Standards 5
4. Findings of Fact/Conclusion 8
5. Recommendation 8
6. Attachments 8
Staff Recommendation
Approval of the vested rights extension
request.
Site
HC
CG
UE
Packet pg. 88
Planning & Zoning Commission – Item 3
FDP170006 | Brick Stone Apartments on Harmony
Thursday, January 18, 2024 | Page 2 of 8
Back to Top
1. Project Introduction
A. PROJECT DESCRIPTION
• On October 16, 2016, the Planning & Zoning Board approved the Brick Stone Apartments on Harmony,
PDP160019.
• The approved project contains a total of 116 units of multi-family housing.
• The project would provide 197 off-street parking spaces within a parking structure integrated within the main
building.
• The applicant applied for a building permit on May 16, 2017.
• On December 14, 2017 the City recorded the Brick Stone Apartments on Harmony, FDP170006 and created
a vested right for the Brick Stone Apartments on Harmony project.
• The City issued a full building permit for the project on December 21, 2017.
• Due to a lack of activity, the building permits for the project expired with the public infrastructure required to
support the project incomplete.
• Staff approved a one-year extension to the project’s vested rights period on May 26, 2020. This extended the
project’s vested rights period to December 14, 2021.
• Staff approved a subsequent one-year extension to the project’s vested rights period on October 14, 2021.
This extended the project’s vested rights period to December 14, 2022.
• The Planning & Zoning Commission approved a one-year extension to the project’s vested rights period on
September 15, 2022. This extended the project’s vested rights period to December 14, 2023.
• The applicant submitted a vested rights extension for the Planning & Zoning Commission’s consideration on
September 25, 2023.
3DFNHWSJ
Planning & Zoning Commission – Item 3
FDP170006 | Brick Stone Apartments on Harmony
Thursday, January 18, 2024 | Page 3 of 8
Back to Top
B. SITE CHARACTERISTICS
1. Development Status/Background
The subject property is approximately 4.4 acres in size and currently sits vacant. The property annexed into
the City as part of the Fairway Estates Business Annex on January 6, 1981.
2. Surrounding Zoning and Land Use
North South West East
Zoning Harmony Corridor
(HC)
Urban Estate (UE) General Commercial
(CG)
Harmony Corridor (HC)
Land Use Shopping Center
(Harmony
Marketplace) Retail
Stores, Sit-down
Restaurants, Grocery
Store, Banks
Existing Single-family
neighborhood
(Fairway Estates)
Shopping Center
(Harmony Center)
Retail, Clinic, Office
Fort Collins Supportive Housing
(Harmony Road Apartments)
Aerial view looking north:
2. Article 2 – Applicable Standards
A. VESTED RIGHTS EXTENSION PROCEDURAL OVERVIEW
1. Final Plan Approval – FDP170006
Staff recorded the Final Development Plan on December 14, 2017.
Harmony Rd.
Col
l
e
g
e
Av
e
.
Site
Packet pg. 90
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2. Publication of Vested Rights Determination
Staff published a notice of vested rights in the Coloradoan on December 28, 2017.
3. Extensions
The applicant submitted an extension request with staff on September 25, 2023 in accordance with
Section 2.2.11(E)(4). The applicant justified their extension request by stating:
• The project has been unable to move forward due to a confluence of circumstances including
COVID-19, escalating construction costs, and an uncertain interest rate environment
• The project must make improvements to Harmony Road while the irrigation ditch running through
the site is not in use. This limits construction activity to October 15-April 1 and is an impediment to
completing this project in a timely fashion.
• Proceeding now while some of the previously noted negative impacts are still present will not
result in a financially viable project
The Commission must find that this extension request is not detrimental to the public good and that the
extension request satisfies one of the following criteria:
a.) The applicant has been diligent in constructing the engineering improvements required pursuant to
2.2.11(E)(3), though such improvements have not been fully constructed, or;
b.) Due to other extraordinary and exceptional situations unique to the property, completing all
engineering improvements would result in unusual and exceptional practical difficulties or undue
hardship upon the applicant.
Staff finds that the extension request is not detrimental to the public good and that the small
window of time to complete improvements to Harmony Road combined with the uncertain
economic environment results in unusual practical difficulties to complete the project.
4. Notice (Posted, Written and Published)
Posted Notice: Not required.
Published Hearing Notice: January 7, 2024.
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3. Compliance with Current Article 3 and Article 4 Standards
Section 2.2.11(E)(4) requires that the approved Final Development Plan comply with all general development standards
contained in Article 3 and all Zone District Standards contained in Article 4 at the time of application for the extension.
This section outlines how the approved Final Development Plan complies with all updates to the Land Use Code adopted
since the creation of the vested right on December 28, 2017.
A. DIVISION 3.2 - SITE PLANNING AND DESIGN STANDARDS
Ordinance
Number
Summary of Ordinance and Analysis Staff
Findings
Ordinance
No. 63, 2018
Ordinance No. 73, 2018 included a wide range of amendments to the Land
Use Code. The relevant amendments as part of this Ordinance were the
amendments to landscaping, irrigation, bicycle parking, walkways, and multi-
family standards.
Landscaping and Irrigation
The amended landscaping standards require developments to select plants
from a pre-approved plant list. These standards also require plans to clearly
identify hydrozones for each landscaped area proposed. The irrigation
standards clarified what kinds of equipment are required for irrigation systems.
The recorded plans comply with the hyrdozone requirements. Sheet LP10
provides a water table that complies with 3.2.1(E)(3).
The recorded plans comply with selecting plants on the Fort Collins Plant List
per 3.2.1(I)(2). The Fort Collins Plan List can be found here:
https://www.fcgov.com/vegetation/. Each plant proposed is either on the Plant
List or is of the same genus as a plant found on the Plant List.
Staff will review the proposed irrigation system at the time of Building Permit
review, so 3.2.1(J) does not apply.
Bicycle Parking
This Ordinance clarified that balconies cannot count towards the required
number of enclosed bicycle parking spaces per Section 3.2.2(C)(4)(b). Sheet
S1 notes the amount of enclosed bicycle parking proposed with a note that
each unit will have an enclosure for bikes in compliance with the revised
standard.
Walkways
Section 3.2.2(C)(5)(a) was revised to require all walkways to be unobstructed
by vertical curbs, raised landscape islands, utility appurtenances, or other
elements that restrict access. All the walkways shown on Sheet S2 comply
with this revised standard.
Multi-family Standards
The revised version of Section 3.8.30 requires multi-family development
between 2 and 5 acres in size to provide sufficient space for outdoor
gathering. This Ordinance also amended 3.8.30 to require a 25-foot buffer
yard between multi-family developments and single-family and two-family
dwellings. Sheet S2 shows two courtyards serving as outdoor gathering
spaces and the Natural Habitat Buffer Zone along the south side of the
property that provides a buffer to adjacent single-family homes in compliance
with 3.8.30.
Complies
Ordinance
No. 91, 2018
This Ordinance created the Planned Unit Development Overlay Zone, which
does not apply to this project.
N/A
Packet pg. 92
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Ordinance
No. 109, 2018
Ordinance No. 109, 2018 amended the Transportation Level of Service
Requirements and Adequate Public Facilities sections of the Code to require
developments comply with level of service standards found in the Larimer
County Urban Area Street Standards (LCUASS). This amendment to the
Code also allowed development to use mitigation measures found in LCUASS
to meet these requirements.
Brick Stone meets the level of service requirements found in LCUASS and did
not require mitigation or alternative compliance in accordance with this revised
standard.
Complies
Ordinance
No. 114, 2018
This Ordinance created buffering standards for development in relation to oil
and gas facilities. This Ordinance does not apply to Brick Stone Apartments.
N/A
Ordinance
No. 129, 2018
This Ordinance amended Section 3.2.5 of the Land Use Code pertaining to
trash and recycling enclosures. In summary, this Ordinance amended Section
3.2.5 to require the following:
1. Screening of trash and recycling enclosures
2. Adequate space for vehicular and pedestrian access of the enclosure
3. Durable materials for the enclosure
4. Adequate sizing of trash and recycling receptacles
5. Equitable location of enclosures for residents
6. Chutes for both trash and recycling
7. Constructed on a concrete pad
8. Adequate grading and cross slopes
Sheet S3 of the recorded Final Development Plan highlights the locations of
the trash and recycling enclosures, dimensions of the enclosures in
accordance with this Code section.
Complies
Ordinance
No. 141, 2018
Ordinance No. 141, 2018 amended the Sign Code. These Code changes are
not applicable to this project.
N/A
Ordinance
No. 019, 2019
This Ordinance amended several sections of the Land Use Code including
regulations for additions of permitted use, notice for Minor Subdivisions,
occupancy, solar energy systems, limits on Extra Occupancy Rental houses in
the Low Density Mixed-Use Neighborhood (LMN) zone district, and changes
to definitions. None of these amendments apply to this development.
N/A
Ordinance
No. 035, 2019
Ordinance No. 035, 2019 amended the Historic and Cultural Resources
standards in 3.4.7 and associated definitions in Section 5.1.2. These
standards do not apply to this project.
N/A
Ordinance
No. 037, 2019
Ordinance No. 037, 2019 amended standards for Planned Unit Developments.
These standards do not apply to this project. N/A
Ordinance
No. 058, 2019
This Ordinance amended the Land Use Code to implement components of the
Downtown and Old Town Neighborhoods Plans. These standards do not
apply to this project.
N/A
Ordinance
No. 077, 2019
Ordinance No. 077, 2019 contained amendments to several sections of the
Land Use Code. The relevant amendments of this Ordinance were the
changes to Section 3.2.1 – Landscape and Tree Protection. Changes to 3.2.1
included:
• Updated purpose statement.
• Provisions for shadow plantings where there are existing ash trees
in the right-of-way.
• Tree planting requirements for canopy shade trees on residential
local streets.
Complies
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• Requirements for locating mitigation trees.
• Changes to caliper size requirements of mitigation trees.
• More specificity for how to protect existing trees during construction.
• Updated list of prohibited species of trees.
Sheets LP4-LP10 of the recorded Final Development Plan demonstrate
compliance with the amended sections of the Land Use Code. All the
mitigation trees meet the caliper size requirements and location requirements
of the amended Code. None of the proposed trees are prohibited species. The
amended tree protection specifications in Section 3.2.1(G) will apply at the
time of construction and the applicant must comply with those standards at the
time of construction.
Ordinance
No. 078, 2019
This Ordinance amended Section 2.10.2 of the Land Use Code pertaining to
variances issued by the Community Development & Neighborhood Services
Director. These amendments do not apply to this project.
N/A
Ordinance
No. 104, 2019
Ordinance No. 104, 2019 amended the Modification of Standards purpose
statement and review procedures in addition to changes to the definition of
development. Neither of these changes apply to this project.
N/A
Ordinance
No. 100, 2020
This Ordinance established the Manufactured Housing Zone District. This
does not apply to this project. N/A
Ordinance
No. 137, 2020
Ordinance No. 137, 2020 amended portions of the Code related to affordable
housing fee waivers. These amendments do not apply to this project. N/A
Ordinance
No. 040, 2021
This Ordinance adopted a new version of Section 3.2.4 related to exterior site
lighting. This Code section states that this Code section only applies to
projects submitted after the effective date of the Ordinance. Since this
Ordinance went into effect after submittal of this Final Plan, this Code section
does not apply.
N/A
Ordinance
No. 048, 2021
Ordinance No. 048, 2021 amended various sections of the Code including:
• Minor Amendments/Change of Use.
• Appeals of administrative decisions to the Zoning Board of Appeals.
• Permitting one additional kitchen inside a dwelling unit without
creating an additional dwelling unit under certain conditions.
None of these amendments apply to this development.
N/A
Ordinance
No. 059, 2021
This Ordinance further modified the previously adopted exterior lighting
standards in Section 3.2.4. Since this Ordinance also went into effect after
submittal of this Final Plan these amendments also do not apply.
N/A
Ordinance
No. 120, 2021
Ordinance No. 120, 2021 amended sections of the Land Use Code pertaining
to water use and irrigation. Relevant amendments to these Code sections
included:
• Updated hydrozone requirements
• Clarifications in Section 3.2.1(J) for irrigation requirements
Sheet LP10 of the recorded Final Development Plan shows the hydrozone
calculations for the project. The project complies with these amended
standards. The irrigation plan will be reviewed at the time of Building Permit
and thus does not apply to this extension request.
Complies
Ordinance
No. 018, 2022
This Ordinance removed enclosed mini-storage as an approved use in the
Transit-Oriented Development Overlay Zone. This does not apply to this
project.
N/A
Ordinance
No. 011, 2023
Ordinance No. 011, 2023 amended the Land Use Code to adopt standards for
Wireless Communications Facilities consistent with the Telecommunications
Master Plan. These standards do not apply to this development.
N/A
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Ordinance
No. 071, 2023
This Ordinance adopted 1041 regulations. These regulations do not apply to
this project. N/A
4. Findings of Fact/Conclusion
In evaluating the request for the Brick Stone Apartments on Harmony, FDP170006 vested rights extension request,
staff makes the following findings of fact:
1. The vested rights extension request complies with the applicable procedural and administrative requirements
of Article 2 of the Land Use Code.
5. Recommendation
Staff recommends approval of the vested rights extension request for Brick Stone Apartments on Harmony,
FDP170006.
6. Attachments
1. Vested Rights Extension Request
2. Applicant’s Analysis of Project’s Compliance with Article 3 and Article 4
3. Recorded Final Development Plan for Brick Stone Apartments
4. Approved 2020 Vested Rights Extension Request
5. Approved 2021 Vested Rights Extension Request
6. Minutes from September 15, 2022 Planning & Zoning Commission Hearing
7. Staff Presentation
Packet pg. 95
September 25, 2023
Clay Frickey and Planning and Zoning
Commission Members
281 North College Avenue
Fort Collins, Colorado 80524
Mr. Frickey and Planning and Zoning Commission Members,
The purpose of this letter is to request a 12-month extension of the Final Development Plan (FDP)
for the Brick Stone Apartments on Harmony project located at 201 East Harmony Road Project
#PDP160019.
The Brick Stone Apartments on Harmony project situated on approximately 4 acres consists of 116
market rate residential units with a mix of 1- and 2-bedroom units and a 56,800 square foot parking
garage. Access to the site is from Harmony Road on a shared entry drive. The site is in the
Harmony Corridor (HC) zone district.
The original FDP was approved in December 14, 2017 and the three-year term of vested rights, and
requirement for completion of all public infrastructure expired on December 14, 2021. A second
12-month extension was approved to December 14, 2022. The P&Z Commission approved a 12-
month extension request last year as well. At this time last year, we were prepared to begin
construction in late 2022 or early 2023, however, market conditions have unfortunately worsened
over the past 12-months with interest due to rising interest rates and inflation of material costs.
Project timing is also another perennial issue causing a delay in the installation of public
infrastructure. There is a large irrigation facility running through the site. The required
improvements to Harmony Road will affect the irrigation ditch. Because of this, work on Harmony
Road can only be performed between October 15th and April 1st which is outside the active
irrigation season. There is not enough time between October 15th and December 14th to have the
Harmony Road improvements completed if the market corrects prior to our December 14th
deadline to extend. We are hopeful that these market conditions are only temporary, and we are
eager to start construction as soon as the financing becomes available. While we wait for markets
to adjust, we would like to request another 12-month extension to the FDP entitlements.
Pursuant to LUC 2.2.11(E)(4) the FDP continues to comply with all applicable general development
standards as contained in Article 3 and Zone District Standards contained in Article 4. In addition, it
would be an undue hardship to complete the outstanding engineering improvements now without
moving the entire project forward at once. The costs associated with completing the work are
incredibly high and completing the remaining public improvements does not provide any increased
opportunity to recoup the cost through project revenue. Therefore, the project must be complete all
at once. The project team is hopeful that the negative impacts previously noted will subside in 2024
and the project will be able to resume.
The requested extension would not be detrimental to the public good as the property is regularly
maintained and there has been no record of unsafe conditions or police activity on site.
The project will provide additional housing and property tax revenues for the city and Larimer
County. Additionally, the project will provide much needed pedestrian connectivity along Harmony
Road
Please review the above information, the attached FDP plan and contact me with any questions or
comments. Thank you for your time on this request, project.
Respectfully,
Ben Massimino
Management Member, Brick Stone Apartments on Harmony, LLC.
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Harmony Multifamily – Final Development Plan Extension Request
Land Use Code Analysis
11/17/2023
Background
Pursuant to LUC 2.2.11(E)(4) the FDP continues to comply with all applicable general
development standards as contained in Article 3 and Zone District Standards contained in
Article 4. In addition, it would be an undue hardship to complete the outstanding
engineering improvements now without moving the entire project forward at once. The
costs associated with completing the work are incredibly high and completing the
remaining public improvements does not provide any increased opportunity to recoup the
cost through project revenue. Therefore, the project must be complete all at once. The
project team is hopeful that the negative impacts previously noted will subside in 2024 and
the project will be able to resume.
Ripley Design has reviewed each Ordinance passed to amend the Land Use Code since FDP
approval in 2017 and has compiled the summary below for Staff’s review (see Exhibit A for
a list of all Ordinances and standards studied). The tables below contain the applicable
standards that have been amended, both previous language and current language, as well
as our determination of compliance for each standard.
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Ordinance NO. 059, 2017
Section 3.2.2 – Access, Circulation and Parking
• (C)(6)(7)
Previous Code Current Code
6. Direct On-Site Access to Pedestrian and
Bicycle Destinations. The on-site
pedestrian and bicycle circulation system
must be designed to provide, or allow
for, direct connections to major
pedestrian and bicycle destinations
including, but not limited to, parks,
schools, Neighborhood Centers,
Neighborhood Commercial Di stricts and
transit stops that are located either
within the development or adjacent to
the development as required, to the
maximum extent feasible. The on -site
pedestrian and bicycle circulation system
must also provide, or allow for, on -site
connections to existing or planned off -
site pedestrian and bicycle facilities at
points necessary to provide direct
pedestrian and bicycle travel from the
development to major pedestrian
destinations located within the
neighborhood. In order to provide direct
pedestrian connections to these
destinations, additional sidewalks or
walkways not associated with a street, or
the extension of a sidewalk from the end
of a cul-de-sac to another street or
walkway, may be required.
6. Direct On-Site Access to Pedestrian and
Bicycle Destinations. The on-site
pedestrian and bicycle circulation system
must be designed to provide, or allow
for, direct connections to major
pedestrian and bicycle destinations
including, but not limited to, trails, parks,
schools, Neighborhood Centers,
Neighborhood Commercial Districts and
transit stops that are located either
within the development or adjacent to
the development as required, to the
maximum extent feasible. The on -site
pedestrian and bicycle circulation system
must also provide, or allow for, on-site
connections to existing or planned off -
site pedestrian and bicycle facilities at
points necessary to provide direct and
convenient pedestrian and bicycle travel
from the development to major
pedestrian destinations located within
the neighborhood. In order to provide
direct pedestrian connections to these
destinations, additional sidewalks or
walkways not associated with a street, or
the extension of street sidewalks, such
as from the end of a cul-de-sac, or other
walkways within the development, to
another street or walkway, may be
required as necessary to provide for
safety, efficiency and convenience for
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7. Off-Site Access to Pedestrian and Bicycle
Destinations. Off-site pedestrian or
bicycle facility improvements may be
required in order to comply with the
requirements of Section 3.2.2(E)(1)
(Parking Lot Layout) and Section
3.6.4 (Transportation Level of Service
Requirements).
bicycles and pedestrians both within the
development and to and from
surrounding areas.
7. Off-Site Access to Pedestrian and Bicycle
Destinations. Off-site pedestrian or
bicycle facility improvements may be
required in order to comply with the
requirements of Section 3.2.2(E)(1)
(Parking
Layout), Section 3.6.4 (Transportation
Level of Service Requirements), or as
necessary to provide for safety,
efficiency and convenience for bicycles
and pedestrians both within the
development and to and from
surrounding areas.
Compliance – Pedestrian and Bicycle Destinations accessible on-site.
Section 3.4.8 – Parks and Trails
• (C)
Previous Code Current Code
C. General Standard . All development
plans shall provide for or accommodate
the parks and trails identified in the
Parks and Recreation Policy Plan Master
Plan that are associated with the
development plan.
C. General Standard. All development
plans shall provide for, accommodate or
otherwise connect to, either on -site or
off-site, the parks and trails identified in
the Parks and Recreation Policy Plan
Master Plan that are associated with the
development plan.
Compliance – No parks or trails as shown on the Parks and Rec Plan are associated
with this development plan.
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Section 3.5.2 – Residential Building Standards
• (G)(1)(a)
Previous Code Current Code
G. Rear Walls of Multi-Family 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, the following standards for
minimum wall articulation shall apply:
1. Perimeter Garages.
a. Length. Any garage located with its
rear wall along the perimeter of a
development and within sixty -five (65)
feet of a public right-of-way or the
property line of the development site
shall not exceed fifty-five (55) feet in
length. A minimum of seven (7) feet of
landscaping must be provided between
any two (2) such perimeter garages.
G. Rear Walls of Multi-Family 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, the following standards for
minimum wall articulation shall apply:
1. Perimeter Garages.
a. Length. Any garage located with its
rear wall along the perimeter of a
development and within sixty-five (65)
feet of a public right-of-way or the
property line of the development site
shall not exceed sixty (60) feet in length.
A minimum of seven (7) feet of
landscaping must be provided between
any two (2) such perimeter garages.
Compliance – There are no garages on site. Site has underground parking.
Section 3.8.30 – Multi-Family Dwelling Development Standards
Previous Code Current Code
A. Purpose/Applicability . The
following standards apply to all multi-
family development projects that
contain at least four (4) dwelling units.
These standards are intended to
promote variety in building form and
product, visual interest, access to
parks, pedestrian-oriented streets
and compatibility with surrounding
A. Purpose/Applicability. The following
standards 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
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neighborhoods. Multi-family
developments in the Transit-Oriented
Development (TOD) Overlay Zone are
exempt from subsections (C) and (E)
of this Section.
C. Access to a Park, Central Feature
or Gathering Place. At least ninety
(90) percent of the dwellings in all
development projects shall be located
within one thousand three hundred
twenty (1,320) feet (one-quarter [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, which
distance shall be measured along
street frontage without crossing an
arterial street. Such parks, central
features or gathering places shall
contain one (1) or more of the
following uses:
1. Public parks, recreation areas or
other open lands.
2. Privately owned parks, meeting the
following criteria:
A. Size. In development projects
greater than two (2) acres in gross
area, such private parks must be a
minimum of ten thousand (10,000)
square feet. In development projects
with a gross area of two (2) acres or
useable outdoor space on an individual per
lot basis.
These standards are intended to promote
variety in building form and product, visual
interest, access to parks, pedestrian-
oriented streets and compatibility with
surrounding neighborhoods.
C. Access to a Park, Central Feature or
Gathering Place. At least ninety (90) percent
of the dwellings in all development projects
containing two (2) or more acres shall be
located within one thousand three hundred
twenty (1,320) feet (one-quarter (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,
which distance shall be measured along
street frontage without crossing an arterial
street. Such parks, central features or
gathering places shall contain one (1) or
more of the following uses:
1. Public parks, recreation areas or other
open lands.
2. Privately owned parks, meeting the
following criteria:
A. For projects between two (2) and five (5)
acres, the development is required to
provide sufficient outdoor gathering areas
or site amenities, either public or private, to
sustain the activities associated with single -
family attached and multi-family residential
development, to adequately serve the
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less, such private parks must be a
minimum of six (6) percent of the
gross site area.
E. Buildings
3. Minimum setback from the right-of-
way along an arterial street shall be
fifteen (15) feet and along a
nonarterial street shall be nine (9)
feet.
a. Exceptions to the setback
standards are permitted if one (1) of
the following is met:
occupants of the development as set forth
below. Such outdoor gathering areas may
include, without limitation, small parks,
playgrounds, pools, sports courts, picnic
facilities, passive open space, recreational
areas, plazas, courtyards, or naturalistic
features.
For projects greater than five (5) acres and
less than ten (10) acres, the private park
must be a minimum of five thousand
(5,000) square feet.
For projects greater than ten (10) acres, the
private park must be a minimum of ten
thousand (10,000) square feet.
E. Building
3. Minimum setback from the right -of-way
along an arterial street shall be fifteen (15)
feet and along a nonarterial street shall be
nine (9) feet.
a. Exceptions to the setback standards are
permitted if one (1) of the following is met:
5. A project is within an area in the
Downtown that is designated in the
Downtown Plan as allowing "main street
storefront" buildings with zero or minimal
setback.
Compliance – Project is 4.4 acres, and first level exterior courtyard amenities is to
include gas BBQ, fire pits, and outdoor dining. Second level luxury courtyard
amenities is to include pool, water feature and lounge area.
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Ordinance NO. 049, 2017
No Applicable code section changes for this Project
Ordinance NO. 088, 2017
No Applicable code section changes for this Project
Ordinance NO. 128, 2017
No Applicable code section changes for this Project
Ordinance NO. 129, 2017
No Applicable code section changes for this Project
Ordinance NO. 146, 2017
No Applicable code section changes for this Project
Ordinance NO. 148, 2017
No Applicable code section changes for this Project
Ordinance NO. 144, 2017
No Applicable code section changes for this Project
Ordinance NO. 63, 2018
Section 3.2.1- Landscaping and Tree Protection
• (E)(3) – Water Conservation
Previous Code Current Code
Water Conservation. To the extent
reasonably feasible, all landscape plans
shall be designed to incorporate water
conservation materials and techniques in
order to comply with each of the
Xeriscape landscaping principles listed
below. Xeriscape landscaping principles
do not include or allow artificial turf or
plants, mulched (including gravel) beds or
areas without landscape plant material,
paving of areas not required for walkways,
Water Conservation. Landscape plans
shall be designed to incorporate water-
efficient techniques.
(a)Landscape designs shall be designed
according to the xeriscape landscaping
principles described as follows:
1.Plan and design. Plan for how people
will use and interact with the landscape.
Group landscape materials accordingly
based upon hydrozone.
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
plazas or parking lots, bare ground, weed
covered or infested surfaces or any
landscaping that does not comply with
the standards of this section.
(a)Xeriscape landscaping principles are as
follows:
1.Design. Identify zones of different water
requirements and group plants together
that have similar water needs;
2.Appropriate Use of Turf. Limit high-
irrigation turf and plantings to appropriate
high-use areas with high visibility and
functional needs;
3.Low-Water-Using Plants. Choose low-
water-demanding plants and turf where
practicable;
4.Irrigation. Design, operate and maintain
an efficient irrigation system;
5.Soil Preparation. Incorporate soil
amendments before planting;
6.Mulch. Add mulch to planting beds to a
minimum depth of three (3) inches;
7.Maintenance. Provide regular and
attentive maintenance.
(b)Landscape plans submitted shall
include:
1.Accurate and clear identification of all
applicable hydrozones using the following
categories:
High Hydrozone =18 Gallons/Square
feet/season
Moderate Hydrozone = 10 Gallons/Square
feet/season
2.Landscape arrangement. Provide a
cohesive arrangement of turf, plants,
mulch, boulders and other landscape
elements that support the criteria in
Section 3.2.1(H). Landscape elements
shall be arranged to provide appropriate
plant spacing and grouping and to avoid a
disproportionate and excessive use of
mulch areas.
3.Appropriate use of turf. Limit high
water-use turf to high-traffic areas where
turf is functional and utilized.
4.Appropriate plant selection. Selected
plants shall be well-adapted to the Fort
Collins climate and site conditions. Plants
shall be grouped according to water and
light requirements.
5.Efficient irrigation. Design, operate and
maintain an efficient irrigation system.
Select equipment appropriate to the
hydrozone. Water deeply and
infrequently to develop greater drought
tolerance.
6.Soil preparation. Incorporate soil
amendments appropriate to the soil and
the plant material. Soil preparation must
be in accordance with City of Fort Collins
Municipal Code 3.8.21.
7.Mulch. Maintain a minimum depth of
three inches of mulch in planting beds to
conserve soil moisture and control
weeds, with careful placement and
adjustment of depth near plant stems as
needed to allow unimpeded plant
establishment and vigorous growth.
8.Maintenance. Provide regular
maintenance including but not limited to
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
Low Hydrozone= 3 Gallons/Square
feet/season
Very Low Hydrozone= 0 Gallons/Square
feet/season
weeding, pruning, mowing to an
appropriate height, deadheading,
replacement of dead plant material, and
replenishment of mulch surfaces.
9.Xeriscape principles do not include or
allow artificial turf or plants; paving of
areas not used for walkways, patios or
parking; excessive bare ground or mulch;
weed infestations; or any landscaping
that does not comply with the standards
of this section.
(b)Landscape plans shall include:
1.A water budget chart that shows the
total annual water use, which shall not
exceed an average of fifteen (15)
gallons/square foot/year for each water
tap.
a. Accurate and clear
identification of all applicable hydrozones
using the following categories:
High Hydrozone =18 Gallons/Square
feet/season
Moderate Hydrozone = 14
Gallons/Square feet/season
Low Hydrozone= 8 Gallons/Square
feet/season
Very Low Hydrozone= 3 Gallons/Square
feet/season
Compliance – The total calculations equal 11 gal/sf/season, under the allowed
maximum. High hydrozone = 18 gal/sf. Moderate hydrozone = 10 gal/sf and Low
Hydrozone = 3 gal/sf.
• (I)(2) – Landscape Materials, Maintenance and Replacement
Previous Code Current Code
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Plant Materials . Plant materials shall be
selected from a list of native plants and
other plants determined to be
appropriate for and well adapted to local
environmental conditions, as such list is
established and updated from time to
time by the Director and entitled the City
of Fort Collins Plant List. Additional plants
may be added to the Plant List upon a
determination by the Director that such
plants are appropriate for inclusion
consistent with the above standard.
Plant Materials. Plant material shall be
selected from the City of Fort Collins
Plant List created by Fort Collins Utilities
Customer Connections Department and
adopted by the Director. The Plant List
contains plants determined by local
resources to be appropriate for local
conditions. The Director may approve
plants not included on the list upon a
determination that such plants are well
suited for the local climate.
Conditional Compliance – The plant list was previously approved by the Forestry and
Environmental Planning Departments. The Director will need to approve any
deviations from the adopted Plant List. Updated plant selection will not significantly
impact the approved FDP.
• (J)(2) - Irrigation
Previous Code Current Code
For any development provided water by
the City, an irrigation plan shall be
submitted to and approved by the Utilities
Executive Director prior to the issuance of
the building permit, or if no building
permit is required, then prior to
commencement of construction. As
determined by the Director, minor
redevelopment or change of use projects
may not be required to submit an
irrigation plan; in such cases, a written
statement shall be submitted describing
the type of irrigation system proposed.
The irrigation plan shall incorporate the
City of Fort Collins Irrigation System
Standards for Water Conservation set
For any development provided water
within the City, a final irrigation plan shall
be submitted to and approved by the
Director prior to the issuance of the
building permit, or if no building permit is
required, then prior to commencement
of construction. As determined by the
Director, minor redevelopment or change
of use projects may not be required to
submit an irrigation plan; in such cases, a
written statement shall be submitted
describing the type of irrigation system
proposed. The irrigation plan shall
incorporate the City of Fort Collins
Irrigation System Standards for Water
Conservation set forth below. In addition,
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forth below. In addition, the irrigation
system must be inspected for compliance
with the approved irrigation plan before
the issuance of a Certificate of Occupancy.
the irrigation system must be inspected
for compliance with the approved
irrigation plan before the issuance of a
Certificate of Occupancy.
Conditional Compliance – Irrigation plan must be submitted prior to building permit
• (J)(3)(b)3 – Equipment Selection
Previous Code Current Code
Irrigation controllers shall be "smart"
controllers, using climate-based or soil
moisture-based technology, selected from
the Irrigation Association's current Smart
Water Application Technologies (SWAT)
tested products list or other similarly
tested product list. Controllers shall be
installed and programmed according to
manufacturer's specifications.
a.A data input chart for the Smart
Controller, including the precipitation rate
from the audit, shall be posted at each
irrigation controller.
b.Within six (6) weeks of the installation of
new landscaping, the irrigation system
Smart Controllers shall be reset to the
normal seasonal watering schedule.
Irrigation controllers shall be "smart"
controllers, using climate-based or soil
moisture-based technology, selected
from the WaterSense labeled irrigation
controllers list issued by the United
States Environmental Protection Agency
from time-to-time and available at the
City of Fort Collins Utilities Water
Conservation Department. Controllers
shall be installed and programmed
according to manufacturer's
specifications.
a. A data input chart for the Smart
Controller, including the precipitation
rate from the audit, shall be posted at
each irrigation controller.
b. Within six (6) weeks of the installation
of new landscaping, the irrigation system
Smart Controllers shall be reset to the
normal seasonal watering schedule.
Not Yet Applicable – Will be reviewed upon building permit submittal with Irrigation
Plans
• (J)(3)(b)4 – Equipment Selection
Previous Code Current Code
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A rain sensor shall be installed on each
irrigation controller and installed
according to the manufacturer's
specifications.
An evapotranspiration (ET) sensor or
weather monitor shall be installed on
each irrigation controller and installed
according to manufacturer's
specifications in a location to receive
accurate weather conditions.
Not Yet Applicable – Will be reviewed upon building permit submittal with Irrigation
Plans
• (J)(3)(b)5.f – Equipment Selection
Previous Code Current Code
Sprayheads on a zone shall have matched
precipitation nozzles.
Sprayheads on a zone shall have matched
precipitation nozzles. Variable Arc
Nozzles (VAN) are not acceptable for
ninety (90), one hundred eighty (180)
and three hundred sixty (360) degree
applications. High-Efficiency Variable Arc
Nozzles (HE-VAN) are acceptable only in
odd shaped areas where ninety (90), one
hundred eighty (180) and three hundred
sixty (360) are not applicable.
Not Yet Applicable – Will be reviewed upon building permit submittal with Irrigation
Plans
• (J)(3)(e) – Sprinkler Performance Audit
Previous Code Current Code
3.The audit shall measure the operating
pressure for one (1) sprinkler on each
zone to determine whether the zone
meets the above pressure requirements.
4.A copy of the sprinkler performance
audit shall be submitted to and approved
by the City before issuance of a certificate
of occupancy.
3. Audit results below the minimum
acceptable distribution uniformity as set
for the subsection (e)2. above require
adjustments and/or repairs to the
irrigation system. These corrections will
be noted on the irrigation as-builts and
the test area re-audited until acceptable
efficiency/results.
4. The audit shall measure the operating
pressure for one (1) sprinkler on each
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zone to determine whether the zone
meets the above pressure requirements.
5. A copy of the sprinkler performance
audit shall be submitted to and approved
by the City before issuance of a
certificate of occupancy.
Not Yet Applicable – Will be reviewed upon building permit submittal with Irrigation
Plans
3.2.2- Access, Circulation and Parking
• (C)(4)(b) – Bicycle Facilities
Previous Code Current Code
Bicycle Facilities. Commercial, industrial,
civic, employment and multi-family
residential uses shall provide bicycle
facilities to meet the following standards.
…
(b)Bicycle Parking Space Requirements.
The minimum bicycle parking
requirements are set forth in the table
below. For uses that are not specifically
listed in the table, the number of bicycle
parking spaces required shall be the
number required for the most similar use
listed.
Bicycle Facilities. Commercial, industrial,
civic, employment and multi-family
residential uses shall provide bicycle
facilities to meet the following standards.
…
(b)Bicycle Parking Space Requirements.
The minimum bicycle parking
requirements are set forth in the table
below. For uses that are not specifically
listed in the table, the number of bicycle
parking spaces required shall be the
number required for the most similar use
listed. Enclosed bicycle parking spaces
may not be located on balconies.
Compliance – Any bike parking provided on site is not enclosed.
Bike storage within units are not located on the balcony.
• (C)(5)(a) – Walkways
Previous Code Current Code
(a) Directness and Continuity . Walkways
within the site shall be located and
aligned to directly and continuously
connect areas or points of pedestrian
origin and destination, and shall not be
located and aligned solely based on the
(a) Directness and Continuity. Walkways
within the site shall be located and
aligned to directly and continuously
connect areas or points of pedestrian
origin and destination, and shall not be
located and aligned solely based on the
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outline of a parking lot configuration that
does not provide such direct pedestrian
access. Walkways shall link street
sidewalks with building entries through
parking lots. Such walkways shall be
raised or enhanced with a paved surface
not less than six (6) feet in width. Drive
aisles leading to main entrances shall have
walkways on both sides of the drive aisle.
outline of a parking lot configuration that
does not provide such direct pedestrian
access. Walkways shall be unobstructed
by vertical curbs, stairs, raised landscape
islands, utility appurtenances or other
elements that restrict access and shall
link street sidewalks with building entries
through parking lots. Such walkways shall
be raised or enhanced with a paved
surface not less than six (6) feet in width.
Drive aisles leading to main entrances
shall have walkways on both sides of the
drive aisle.
Compliance – Walkways are not obstructed
Section 3.8.30
• (A) & (C)
Previous Code Current Code
A. Purpose/Applicability . The
following standards apply to all multi-
family development projects that
contain at least four (4) dwelling units.
These standards are intended to
promote variety in building form and
product, visual interest, access to
parks, pedestrian-oriented streets
and compatibility with surrounding
neighborhoods. Multi-family
developments in the Transit-Oriented
Development (TOD) Overlay Zone are
exempt from subsections (C) and (E)
of this Section.
C. Access to a Park, Central Feature
or Gathering Place. At least ninety
A.Purpose/Applicability. The following
standards apply to al 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.
These standards are intended to promote
variety in building form and product, visual
interest, access to parks, pedestrian-
oriented streets and compatibility with
surrounding neighborhoods.
C. Access to a Park, Central Feature or
Gathering Place. At least ninety (90)
percent of the dwellings in all development
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(90) percent of the dwellings in all
development projects shall be located
within one thousand three hundred
twenty (1,320) feet (one-quarter [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, which
distance shall be measured along
street frontage without crossing an
arterial street. Such parks, central
features or gathering places shall
contain one (1) or more of the
following uses:
(a) Size. In development projects
greater than two (2) acres in gross
area, such private parks must be a
minimum of ten thousand (10,000)
square feet. In development projects
with a gross area of two (2) acres or
less, such private parks must be a
minimum of six (6) percent of the
gross site area.
projects containing two (2) or more acres
shall be located within one thousand three
hundred twenty (1,320) feet (one -quarter
(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,
which distance shall be measured along
street frontage without crossing an arterial
street. Such parks, central features or
gathering places shall contain one (1) or
more of the following uses:
(a) For projects between two (2) and five (5)
acres, the development is required to
provide sufficient outdoor gathering areas
or site amenities, either public or private, to
sustain the activities associated with single -
family attached and multi-family residential
development, to adequately serve the
occupants of the development as set forth
below. Such outdoor gathering areas may
include, without limitation, small parks,
playgrounds, pools, sports courts, picnic
facilities, passive open space, recreational
areas, plazas, courtyards, or naturalistic
features.
Compliance – Project is 4.4 acres, and first level exterior courtyard amenities is to
include gas BBQ, fire pits, and outdoor dining. Second level luxury courtyard
amenities is to include pool, water feature and lounge area.
Section 3.8.30
• (F) (1)
Previous Code Current Code
Orientation and Buffer Yards. Buffer
yards along the property line of
Yards Along Single- and Two-Family Residential
Development. Buffer yards shall be provided
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abutting property containing single-
and two-family dwellings shall be
twenty-five (25) feet. This provision
shall not apply to structures within
the Neighborhood Conservation
Buffer (NCB) district and the
Neighborhood Conservation Medium
Density (NCM) district.
along the property line of abutting existing
single- and two-family dwellings. Minimum
depth shall be twenty-five (25) feet. This
provision shall not apply the Neighborhood
Conservation Buffer (NCB) district and the
Neighborhood Conservation Medium
Density (NCM) district.
Compliance
Ordinance NO. 91, 2018
No Applicable code section changes for this Project
Ordinance NO. 109, 2018
• Section 3.6.4 – Transportation Level of Service Requirements
Previous Code Current Code
(A)Purpose. In order to ensure that the
transportation needs of a proposed
development can be safely
accommodated by the existing
transportation system, or that appropriate
mitigation of impacts will be provided by
the development, the project shall
demonstrate that all adopted Level of
Service (LOS) standards will be achieved
for all modes of transportation.
(B)General Standard. All development
plans shall adequately provide vehicular,
pedestrian and bicycle facilities necessary
to maintain the adopted transportation
Level of Service standards contained in
Part II of the City of Fort Collins Multi-
modal Transportation Level of Service
Manual for the following modes of travel:
motor vehicle, bicycle and pedestrian. The
Transit LOS standards contained in Part II
(A) Purpose. In order to ensure that the
transportation needs of a proposed
development can be safely
accommodated by the existing
transportation system, or that
appropriate mitigation of impacts will be
provided by the development, the
project shall demonstrate that all
adopted level of service (LOS) standards
will be achieved for all modes of
transportation as set forth in this Section
3.6.4.
(B)General Standard. All development
plans shall adequately provide vehicular,
pedestrian and bicycle facilities necessary
to maintain the adopted transportation
level of service standards. The vehicular
level of service standards are those
contained in Table 4-3 of the Larimer
County Urban Area Street Standards
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of the Multi-modal Transportation Manual
will not be applied for the purposes of this
Section.
(C)Transportation Impact Study . In order
to identify those facilities that are
necessary in order to comply with these
standards, development plans may be
required to include the submittal of a
Transportation Impact Study, to be
approved by the Traffic Engineer,
consistent with the Transportation Impact
Study guidelines as established in Chapter
4 of the Larimer County Urban Area
Streets Standards.
(LCUASS). The bicycle and pedestrian
level of service standards are those
contained in Part II of the City of Fort
Collins Multi-modal Transportation Level
of Service Manual. Mitigation measures
for levels of service that do not meet the
standards are provided in Section 4.6 of
LCUASS. No Transit level of service
standards will be applied for the
purposes of this Section.
Notwithstanding the foregoing, adopted
level of service standards need not be
achieved where the necessary
improvements to achieve such standards
are not reasonably related and
proportional to the impacts of the
development. In such cases, the Director
may require improvements or a portion
thereof that are reasonably related and
proportional to the impacts of the
development or the requirement may be
varied or waived pursuant to LCUASS
Section 4.6.
(C)Transportation Impact Study, Nominal
Impact. In order to identify those
facilities that are necessary in order to
comply with these standards,
development plans may be required to
include the submittal of a Transportation
Impact Study, to be approved by the
Traffic Engineer, consistent with the
Transportation Impact Study guidelines
as established in LCUASS Chapter 4 .
Should a Transportation Impact Study not
be required pursuant to LCUASSS Chapter
4, a proposed development shall be
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deemed to have a nominal impact and
shall not be subject to the transportation
level of service requirements described in
this Section 3.6.4.
Compliance – FDP was previously found to comply with all LCUASS level of service
standards with out the need of mitigation standards
• Section 3.7.3 – Adequate Public Facilities
Previous Code Current Code
(2)General Requirements. The approval of
all development shall be conditioned
upon the provision of adequate public
facilities and services necessary to serve
new development. No Building Permit
shall be issued unless such public facilities
and services are in place or the
commitments described in paragraph (E)
below have been made. Under this APF
management system, the following is
required:
(a)The city shall adopt and maintain level
of service standards for the following
public facilities: transportation, water,
wastewater, storm drainage, fire and
emergency services, electrical power and
any other public facilities and services
required by the City.
(b)No site specific development plan or
Building Permit shall be approved or
issued in a manner that will result in a
reduction in the levels of service below
the adopted level of service standards for
the affected facility.
…
(2)General Requirements. The approval
of all development shall be conditioned
upon the provision of adequate public
facilities and services necessary to serve
new development. No Building Permit
shall be issued unless such public
facilities and services are in place, or the
commitments described in subparagraph
(E)(1)(a)(2) below have been made, or
with respect to transportation facilities, a
variance under LCUASS Section 4.6.7 or
an alternative mitigation strategy under
LCUASS Section 4.6.8 has been approved.
Under this APF management system, the
following is required:
(a)The City shall adopt and maintain level
of service standards for the following
public facilities: transportation, water,
wastewater, storm drainage, fire and
emergency services, electrical power and
any other public facilities and services
required by the City.
(b)No site specific development plan or
Building Permit shall be approved or
issued in a manner that will result in a
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(D)(1)(b) All development shall meet or
exceed the transportation level of services
standards contained in Part II of the City
of Fort Collins Multi-modal Transportation
Level of Service Manual for the following
modes of travel: motor vehicle, bicycle
and pedestrian. The Transit LOS standards
contained in Part II of the Multi-modal
Transportation Manual will not be applied
for the purposes of this Section.
…
(E)(1)(b) - DID NOT PREVIOUSLY EXIST
reduction in the levels of service below
the adopted level of service standards for
the affected facility, except as expressly
permitted under this Section 3.7.3 (and
the referenced provisions of LCUASS).
…
(D)(1)(b) Except as provided in subsection
(E)(1) below, all development shall meet
or exceed the following transportation
level of services standards:1.The
vehicular level of service standards for
overall intersection level of service
standards contained in Table 4-3 of the
Larimer County Urban Area Street
Standards (LCUASS). Alternative
mitigation strategies are provided in
LCUASS Section 4.6.82.The bicycle and
pedestrian level of service standards are
contained in Part II of the City of Fort
Collins Multi-modal Transportation Level
of Service Manual. Variances for levels of
service that do not meet the standards
are provided in LCUASS Section
4.6.7.3.No transit level of service
standards contained in Part II of the
Multi-modal Transportation Manual will
be applied for the purposes of this
Section.
…
(E)(1)(b)Notwithstanding the foregoing,
with respect to improvements required
to maintain the applicable transportation
facilities' level of service where, as
determined by the Director, such
improvements are not reasonably related
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to and proportional to the impacts of the
development or currently desired by the
City, a Building Permit may be issued
pursuant to a site specific development
plan provided the developer has:
1.Agreed in the development agreement
to install or fund improvements, or a
portion thereof, that are reasonably
related and proportional to the impacts
of the development on the affected
transportation facility or facilities; or
2.Obtained a variance regarding the
affected transportation facility or facilities
under LCUASS Section 4.6.7; or
3.Agreed in the development agreement
to implement an alternative mitigation
strategy as defined by LCUASS Section
4.6.8, or portion thereof, to adequately
mitigate the reasonably related and
proportional impacts of the development
on the affected transportation facility or
facilities; or
4.Funding for such improvements has
been appropriated by the City or
provided by the developer in the form of
either cash, nonexpiring letter of credit,
or escrow in a form acceptable to the
City.
Compliance – FDP was previously found to comply with all LCUASS level of service
standards with out the need of mitigation standards
Ordinance No. 114, 2018
No Applicable code section changes for this Project
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Ordinance No. 129, 2018
• Section 3.2.5 – Trash and Recycling Enclosures
Previous Code Current Code
(C)Regulations. The following regulations
shall be applied to the extent reasonably
feasible:
(1)All new commercial or multi-family
structures and all existing commercial or
multi-family structures proposed to be
enlarged by more than twenty-five (25)
percent, or where a change of use is
proposed, shall provide adequate space
for the collection and storage of refuse
and recyclable materials.
(2)The amount of space provided for the
collection and storage of recyclable
materials shall be designed to
accommodate collection and storage
containers that are appropriate for the
recyclable materials generated. Areas for
storage of trash and recyclable materials
shall be adequate in capacity, number and
distribution to serve the development
project. [2](3)Recyclable materials storage
areas shall be located abutting refuse
collection and storage areas.(4)Each trash
and recycling enclosure shall be designed
to allow walk-in access without having to
open the main enclosure service
gates.(5)Trash and recycling areas must be
enclosed so that they are screened from
public view. The enclosure shall be
constructed of durable materials such as
masonry and shall be compatible with the
structure to which it is associated. Gates
on the enclosures shall be constructed of
metal or some other comparable durable
(C)General Standards.
(1)Areas for the collection and storage of
trash, waste cooking oil, and
compostable, recyclable and other
materials (linen service containers,
returnable crates and pallets, and other
similar containers) must be enclosed so
that they are screened from public view.
Enclosures must be constructed of
durable materials such as masonry and
shall be compatible with the structure to
which it is associated.
(2)Areas for the collection and storage of
trash, waste cooking oil, and
compostable, recyclable and other
materials must be adequate in size,
number and location to readily serve the
reasonably anticipated needs of the
development's occupants.
(3)Development plans must include
labeled drawings of all proposed
enclosures, internal trash and recycling
rooms, staging areas and the like and
include all proposed dumpsters,
containers, bins and other receptacles
and label the capacity of each. Proposed
recycling capacity must be at least fifty
(50) percent of the proposed trash
capacity.
(4)To provide equal access for trash,
compostable and recyclable materials,
space allotted for the collection and
storage of compostable/recyclable
materials must be adequate in size and
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material, shall be painted to match the
enclosure and shall be properly
maintained.(6)Enclosure areas shall be
designed to provide adequate, safe and
efficient accessibility for service
vehicles.(7)Enclosure areas shall be
constructed on a cement concrete
pad.(8)The property owner shall supply
and maintain adequate containers for
recycling and waste disposal. Containers
must be clearly marked for recycling.
provided everywhere space for trash is
provided in a functional manner.
(5)Areas for the collection and storage of
trash, waste cooking oil, and
compostable, recyclable and other
materials must be designed to allow
walk-in access for pedestrians separate
from the service opening that is at least
thirty-two (32) inches wide and provides
unobstructed and convenient access to
all dumpsters, containers, bins, and other
receptacles. Where possible, pedestrian
entrances are encouraged to provide
door-less entry unless reasonable
circumstances (preventing illicit
activities/usage, regulated waste
streams, and the like) are demonstrated
that would necessitate doors. If doors are
used, they must provide safe and
efficient access.
(6)Areas for the collection and storage of
trash, waste cooking oil, and
compostable, recyclable and other
materials must provide a service opening
that is at least ten (10) feet for haulers to
efficiently maneuver dumpsters,
containers, bins and other receptacles
unless an alternative and functional
method is demonstrated on the plan.
Enclosures must provide service gates
unless an alternative and functional
method is demonstrated on the plans
that adequately screen the enclosure
from view. Service gates must be
constructed of metal or other
comparable durable material, and must
be finished to complement the
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enclosure. Service gates must be free of
obstructions that would prevent them
from opening fully, must have a method
to be secured by hardware in both closed
and fully open positions, and must be
properly maintained so they may be
operated easily and smoothly.
(7)Areas for the collection and storage of
trash, waste cooking oil, and
compostable, recyclable and other
materials, must include bollards, angle-
iron, curbing, metal framing or other
effective method to protect the interior
walls of the enclosure from being
damaged by dumpsters, containers, bins,
and other receptacles.
(8)Areas for the collection and storage of
trash, waste cooking oil, and
compostable, recyclable and other
materials must be designed to provide
adequate, safe and efficient accessibility
for haulers and service vehicles, including
but not limited to front-load, rear-load,
side-load, and roll off trucks and trucks
used to pump waste cooking oil.
Development plans must label the route
the hauler will take to service the
development and must comply with
necessary turning radii, width, and height
restrictions for the type of collection
vehicles that will service the
development.
(9)To ensure wheeled service dumpsters,
containers, bins and other receptacles
can be rolled smoothly and to prevent
damage to the surfaces they will be
wheeled over, enclosures must be
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situated on a service pad that extends
beyond the service gates at their fully
open position at least the width of the
widest proposed dumpster, container, bin
and other receptacles plus an additional
two (2) feet. If the truck access point is
separated from the storage location, a
serviceable route that is free of
obstructions must be provided and shall
not exceed a maximum grade of five (5)
percent in the direction of travel and two
(2) percent cross slope. Areas for the
collection and storage of trash, waste
cooking oil, and compostable, recyclable
and other materials, service pads and
serviceable routes must be constructed
of cement concrete. For offsite conditions
such as existing public alleyways, this
standard will only apply to the extent
reasonably feasible.
(10)To provide equal access to trash and
recyclable materials, multi-story buildings
utilizing trash chutes must include a
recycling chute of the same size or larger
than the trash chute. Anywhere a trash
chute is provided a recycling chute must
also be provided adjacent to it. Chutes
must be appropriately labeled "Landfill"
and "Recycle" as appropriate.
(11)Where proposed uses and future
uses that are likely to occupy the
development will generate waste cooking
oil, internal waste cooking oil collection
systems are encouraged. All areas used to
store waste cooking oil must include
measures to prevent spills and
contamination of the stormwater system.
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Waste cooking oil containers must be
secured in place, enclosed separately, or
separated from other containers with
bollards or another physical barrier. To
prevent rain water from carrying residual
waste cooking oil into the stormwater
system, all areas used to store waste
cooking oil must include a roof unless an
alternative and functional method is
demonstrated on the plans.
Compliance – FDP meets all new standards by code prescription or through available
alternative method demonstrations. Specifically, trash and recycling services are:
• Enclosed and screened from public view
• Protected from rain water – enclosure is underground
• Bollards are included
• Made of durable materials
• Provide separate walk-in access
• Functional via alternate methods demonstrated through previous FDP
approval
• Provide concrete service pad
• Provide equal trash and recycling chutes
Ordinance No. 141, 2018
No Applicable code section changes for this Project
Ordinance No. 019, 2019
• Section 3.8.16(E) - Occupancy Limits, Increasing Number of Persons allowed
Previous Code Current Code
With respect to multiple-family dwellings,
the decision maker (depending on the
type of review, Type 1 or Type 2) may,
upon receipt of a written request from the
applicant and upon a finding that all
applicable criteria of this Code have been
satisfied, increase the number of
unrelated persons who may reside in
With respect to multiple-family and
single family attached dwellings, the
decision maker (depending on the type
of review, Type 1 or Type 2) may, upon
receipt of a written request from the
applicant and upon a finding that all
applicable criteria of this Code have been
satisfied, increase the number of
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individual dwelling units. The decision
maker shall not increase said number
unless satisfied that the applicant has
provided sufficient additional amenities,
either public or private, to sustain the
activities associated with multi-family
residential development, to adequately
serve the occupants of the development
and to protect the adjacent
neighborhood. Such amenities may
include, without limitation, passive open
space, buffer yards, on-site management,
recreational areas, plazas, courtyards,
outdoor cafes, limited mixed-use
restaurants, parking areas, sidewalks,
bikeways, bus shelters, shuttle services or
other facilities and services.
unrelated persons who may reside in
individual dwelling units. The decision
maker shall not increase said number
unless satisfied that the applicant has
provided sufficient amenities, either
public or private, to sustain the activities
associated with multi-family residential
development, to adequately serve the
occupants of the development and to
protect the adjacent neighborhood. Such
amenities may include, without
limitation, passive open space, buffer
yards, on-site management, recreational
areas, plazas, courtyards, outdoor cafes,
neighborhood centers, limited mixed-use
restaurants, parking areas, sidewalks,
bikeways, bus shelters, shuttle services or
other facilities and services.
Compliance – Increased occupancy request is not impacted by the addition of
neighborhood centers as an allowed amenity.
Ordinance No. 035, 2019
No Applicable code section changes for this Project
Ordinance No. 037, 2019
No Applicable code section changes for this Project
Ordinance No. 058, 2019
No Applicable code section changes for this Project
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Ordinance No. 077, 2019
Section 3.2.1 - Landscape and Tree Protection
• 3.2.1(B) – Purpose
Previous Code Current Code
(B)Purpose. The intent of this Section is to
require preparation of landscape and tree
protection plans that ensure significant
canopy shading to reduce glare and heat
build-up, contribute to visual quality and
continuity within and between
developments, provide screening and
mitigation of potential conflicts between
activity areas and site elements, enhance
outdoor spaces, reduce erosion and
stormwater runoff, encourage water
conservation and mitigate air pollution.
(B)Purpose. The intent of this Section is
to require preparation of landscape and
tree protection plans that ensure
significant canopy cover is created,
diversified and maintained so that all
associated social and environmental
benefits are maximized to the extent
reasonably feasible. These benefits
include reduced erosion and stormwater
runoff, improved water conservation, air
pollution mitigation, reduced glare and
heat build-up, increased aesthetics, and
improved continuity within and between
developments. Trees planted in
appropriate spaces also provide
screening and may mitigate potential
conflicts between activity areas and
other site elements while enhancing
outdoor spaces, all of which add to a
more resilient urban forest.
Compliance – The site provides canopy coverage with 33 of the total 112 trees are
canopy trees and 8 different canopy species. Where possible through preserving
existing street trees along Harmony Road. Trees are also places in mindful manner
to enhance outdoor spaces and provide screening.
• 3.2.1(D)(2) -Tree Planting Standards
Previous Code Current Code
(D)(2)Street Trees. Planting of street trees
shall occur in the adjoining street right-of-
way, except as described in subparagraph
(D)(2)Street Trees. Planting of street trees
shall occur in the adjoining street right-
of-way, except as described in
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(b) below, in connection with the
development by one (1) or more of the
methods described in subparagraphs (a)
through (d) below:
(a)Wherever the sidewalk is separated
from the street by a parkway, canopy
shade trees shall be planted at thirty-foot
to forty-foot spacing (averaged along the
entire front and sides of the block face) in
the center of all such parkway areas. If
two (2) or more consecutive residential
lots along a street each measure between
forty (40) and sixty (60) feet in street
frontage width, one (1) tree per lot may
be substituted for the thirty-foot to forty-
foot spacing requirement. Such street
trees shall be placed at least eight (8) feet
away from the edges of driveways and
alleys, and forty (40) feet away from any
streetlight and to the extent reasonably
feasible, be positioned at evenly spaced
intervals.
(b)Wherever the sidewalk is attached to
the street in a manner that fails to comply
with the Larimer County Urban Area
Street Standards, canopy shade trees shall
be established in an area ranging from
three (3) to seven (7) feet behind the
sidewalk at the spacing intervals as
required in subsection (a) above.
Wherever the sidewalk is attached to the
street and is ten (10) feet or more in
width, or extends from the curb to the
property line, canopy shade trees shall be
established in planting cutout areas of at
least sixteen (16) square feet at thirty-foot
to forty-foot spacing.
subparagraph (b) below, in connection
with the development by one (1) or more
of the methods described in
subparagraphs (a) through (d) below:
(a)Wherever the sidewalk is separated
from the street by a parkway, canopy
shade trees shall be planted at thirty-foot
to forty-foot spacing (averaged along the
entire front and sides of the block face) in
the center of all such parkway areas. If
two (2) or more consecutive residential
lots along a street each measure
between forty (40) and sixty (60) feet in
street frontage width, one (1) tree per lot
may be substituted for the thirty-foot to
forty-foot spacing requirement. Such
street trees shall be placed at least eight
(8) feet away from the edges of
driveways and alleys, and forty (40) feet
away from any streetlight and to the
extent reasonably feasible, be positioned
at evenly spaced intervals.
(b)Wherever the sidewalk is attached to
the street in a manner that fails to
comply with the Larimer County Urban
Area Street Standards, canopy shade
trees shall be established in an area
ranging from three (3) to seven (7) feet
behind the sidewalk at the spacing
intervals as required in subsection (a)
above. Wherever the sidewalk is attached
to the street and is ten (10) feet or more
in width, or extends from the curb to the
property line, canopy shade trees shall be
established in planting cutout areas of at
least sixteen (16) square feet at thirty-
foot to forty-foot spacing.
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(c)Ornamental trees shall be planted in
substitution for the canopy shade trees
required in subsection (D)(2)(a) and (b)
above where overhead lines and fixtures
prevent normal growth and maturity.
Ornamental trees shall be placed at least
fifteen (15) feet away from any streetlight.
(c)Ornamental trees shall be planted in
substitution for the canopy shade trees
required in subsection (D)(2)(a) and (b)
above where overhead lines and fixtures
prevent normal growth and maturity.
Ornamental trees shall be placed at least
fifteen (15) feet away from any
streetlight.
(d)Wherever existing ash trees (Fraxinus
species) are in the adjoining street right-
of-way, the applicant shall coordinate and
obtain an onsite analysis with the City
Forester to determine replacement
canopy shade trees either through
shadow planting or other emerald ash
borer mitigation methods.
Compliance – Analysis was performed under original FDP approval
• Section 3.2.1(D)(4) – Tree Planting Standards
Previous Code Current Code
Type Minimum Size
Canopy Shade Tree 2.0" caliper balled
and burlapped or
equivalent
Evergreen Tree 6.0' height balled and
burlapped or
equivalent
Ornamental Tree 1.5" caliper balled
and burlapped or
equivalent
Shrubs 5 gallon or adequate
size consistent with
design intent or 1
gallon may be
permitted if planting
within the Critical
Root Zone of existing
trees
Type Minimum Size
Canopy Shade Tree 2.0" caliper balled
and burlapped or
equivalent
Evergreen Tree 6.0' height balled and
burlapped or
equivalent
Ornamental Tree 1.5" caliper balled
and burlapped or
equivalent
Shrubs 5 gallon or adequate
size consistent with
design intent or 1
gallon may be
permitted if planting
within the Critical
Root Zone of existing
trees
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Canopy Shade Tree as
a street tree on a
Residential Local
Street Only
1.25" caliper
container or
equivalent
Compliance / Not Applicable
• Section 3.2.1(F) –Tree Preservation and Mitigation
Previous Code Current Code
…
Where it is not feasible to protect and
retain significant existing tree(s) or to
transplant them to another on-site
location, the applicant shall replace such
tree(s) according to the following
schedule and requirements. Replacement
trees shall be used to satisfy the tree
planting standards of this Section.
Replacement trees shall be planted either
on the development site or in the closest
available and suitable planting site. The
closest available and suitable planting site
shall be selected within one-half (½) mile
(2,640 feet) of the development site,
subject to the following exceptions. If
suitable planting sites for all of the
mitigation trees are not available within
one-half (½) mile (2,640 feet) of the
development, then the planting site shall
be selected within one (1) mile (5,280
feet) of the development site. If suitable
planting sites are not available for all of
the mitigation trees within one (1) mile
(5,280 feet) of the development site, then
the City Forester shall determine the most
suitable planting location within the City's
boundaries as close to the development
site as feasible.
…
Where it is not feasible to protect and
retain significant existing tree(s) or to
transplant them to another on-site
location, the applicant shall replace such
tree(s) according to the following
requirements and shall satisfy the tree
planting standards of this Section. To the
extent reasonably feasible, replacement
trees shall be planted on the
development site or, if not reasonably
feasible, in the closest available and
suitable planting site on public or private
property. The closest available and
suitable planting site shall be selected
within one-half (½) mile (2,640 feet) of
the development site, subject to the
following exceptions. If suitable planting
sites for all of the replacement trees are
not available within one-half (½) mile
(2,640 feet) of the development, then the
City Forester shall determine the most
suitable planting location within the
City's boundaries as close to the
development site as feasible. If locations
for planting replacement trees cannot be
located within one-half (½) mile of the
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development site, the applicant may,
instead of planting such replacement
trees, submit a payment in lieu to the
City of Fort Collins Forestry Division to be
used to plant replacement trees to plant
replacement trees as close to the
development site as possible. The
payment in lieu mitigation fee per tree is
determined by the City Forester and may
be adjusted annually based on market
rates. Payment must be submitted prior
to the Development Construction Permit
issuance or other required permits.
Compliance – Replacement trees proposed to be planted on site
• Section 3.2.1(F)(1) – Tree Preservation and Mitigation
Previous Code Current Code
(1)A significant tree that is removed shall
be replaced with not less than one (1) or
more than six (6) replacement trees
sufficient to mitigate the loss of value of
the removed significant tree.
Notwithstanding the foregoing, significant
Siberian elm and Russian olive trees
located in a natural habitat buffer found
to contain ecological value, as provided in
paragraph 3.4.1(D)(1) of this Code, shall
be mitigated in accordance with
subparagraph 3.4.1(E)(2)(b) of this Code.
The applicant shall select either the City
Forester or a qualified landscape
appraiser to determine such loss based
upon an appraisal, including, but not
limited to, shade, canopy, aesthetic,
environmental and ecological value of the
(1)A significant tree that is removed shall
be replaced with not less than one (1) or
more than six (6) replacement trees
sufficient to mitigate the loss of
contribution and value of the removed
significant tree(s). The applicant shall
coordinate with the City Forester to
determine such loss based upon an
onsite tree assessment , including, but
not limited to, shade, canopy, condition,
size, aesthetic, environmental and
ecological value of the tree(s) to be
removed . Replacement trees shall meet
the following minimum size requirements
unless otherwise determined by the City
Forester:
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tree to be removed and by using the
species and location criteria in the most
recent published appraisal guide by the
Council of Tree and Landscape Appraisers.
Replacement trees shall meet the
following minimum size requirements:
(a)Canopy Shade Trees: 3.0" caliper balled
and burlap or equivalent.
(b)Ornamental Trees: 2.5" caliper balled
and burlap or equivalent.
(c)Evergreen Trees: 8' height balled and
burlap or equivalent.
(a)Canopy Shade Trees: 2.0" caliper
balled and burlap or equivalent.
(b)Ornamental Trees: 2.0" caliper balled
and burlap or equivalent.
(c)Evergreen Trees: 8' height balled and
burlap or equivalent.
Compliance – Replacement trees specified exceed the new standard caliper size
• Section 3.2.1(F)(2)(E) – Landscape and Tree Protection
Previous Code Current Code
(e) Russian olive and Siberian elm
determined by the City Forester to be in
poor condition.
(e) BLANK
Compliance
• Section 3.2.1(G)(2) – Tree Protection Specifications
Previous Code Current Code
…
(2)All protected existing trees shall be
pruned to the City of Fort Collins Forestry
standards.
(3)Prior to and during construction,
barriers shall be erected around all
protected existing trees with such barriers
to be of orange fencing a minimum of four
(4) feet in height, secured with metal T-
posts, no closer than six (6) feet from the
trunk or one-half (½) of the drip line,
…
(2) All protected existing trees shall be
pruned to the City of Fort Collins Forestry
Division standards.
(3)Prior to and during construction,
barriers shall be erected around all
protected existing trees with such
barriers to be of orange construction or
chain link fencing a minimum of four (4)
feet in height, secured with metal T-
posts, no closer than six (6) feet from the
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whichever is greater. There shall be no
storage or movement of equipment,
material, debris or fill within the fenced
tree protection zone.
…
(7 )The installation of utilities, irrigation
lines or any underground fixture requiring
excavation deeper than six (6) inches shall
be accomplished by boring under the root
system of protected existing trees at a
minimum depth of twenty-four (24)
inches. The auger distance is established
from the face of the tree (outer bark) and
is scaled from tree diameter at breast
height as described in the chart below.
trunk or one-half (½) of the drip line,
whichever is greater. Concrete blankets,
or equivalent padding material, wrapped
around the tree trunk(s) is recommended
and adequate for added protection
during construction. There shall be no
storage or movement of equipment,
material, debris or fill within the fenced
tree protection zone. A tree protection
plan must be submitted to and approved
by the City Forester prior to any
development occurring on the
development site.
…
(7)The installation of utilities, irrigation
lines or any underground fixture
requiring excavation deeper than six (6)
inches shall be accomplished by boring
under the root system of protected
existing trees at a minimum depth of
twenty-four (24) inches. The auger
distance is established from the face of
the tree (outer bark) and is scaled from
tree diameter at breast height as
described in the chart below. Low
pressure hydro excavation, air spading or
hand digging are additional
tools/practices that will help reduce
impact to the tree(s) root system when
excavating at depths of twenty-four (24)
inches or less. Refer to the Critical Root
Zone (CRZ) diagram, Figure 2, for root
protection guidelines. The CRZ shall be
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incorporated into and shown on
development plans for all existing trees
to be preserved.
Conditional Compliance – Update notes on Landscape Plan and Tree Mitigation plan
to current requirements regarding construction methods for existing trees. Updated
notes will not significantly impact the approved FDP.
• Section 3.2.1(I) – Landscape Materials, Maintenance and Replacement
Previous Code Current Code
…
NOT IN PREVIOUS CODE
…
(8) Restricted Species. City Forestry
Division shall provide a list of specified
tree species that shall not be planted
within the limits of development and
adjoining street right-of-way. For
example, no ash trees (Fraxinus species)
shall be planted due to the anticipated
impacts of the emerald ash borer.
(9)Prohibited species. For prohibited
species reference Chapter 27, Article II,
Division 1, Sec. 27-18 of the Fort Collins
Municipal Code.
Compliance – No ash trees or other prohibited species have been specified
Section 3.4.1 – Natural Habitats and Features
(D)(e)
Previous Code Current Code
Ecological Characterization and Natural
Habitat or Feature Boundary Definition .
(e) the pattern, species and location of
any significant non-native trees, including
Siberian elm and Russian olive trees as
described in paragraph 3.2.1(F)(1) of this
D. Ecological Characterization and
Natural Habitat or Feature Boundary
Definition.
(e) the pattern, species and location of
all non-native trees and vegetation that
contribute to the site's ecological,
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Code, and non-native site vegetation that
contribute to the site's ecological, shade,
canopy, aesthetic and cooling value;
shade, canopy, aesthetic and cooling
value;
Compliance
Section 3.4.1 – Natural Habitats and Features
(E)
Previous Code Current Code
E. Establishment of Buffer Zones.
1. Buffer Zone Performance
Standards. The decision maker shall
determine the buffer zones for each
natural habitat or feature contained in
the project site. The buffer zones may be
multiple and noncontiguous. The general
buffer zone distance is established
according to the buffer zone table be low,
but the decision maker shall reduce or
enlarge any portion of the general buffer
zone distance, if necessary in order to
ensure that the performance standards
set forth below are achieved. The buffer
zone performance standards are as
follows:
(c) The project shall be designed to
preserve significant existing trees and
other significant existing vegetation on
the site.
E. Establishment of Buffer Zones.
1. Buffer Zone Performance
Standards. The decision maker shall
determine the buffer zones for each
natural habitat or feature contained in
the project site. The buffer zones may be
multiple and noncontiguous. The general
buffer zone distance is established
according to the buffer zone table be low,
but the decision maker may reduce any
portion of the general buffer zone
distance so long as the reduced buffer
complies with the performance
standards set forth below. To mitigate a
reduced portion of the buffer area, the
decision maker may also enlarge any
portion of the general buffer zone
distance if necessary to ensure that the
buffer complies with the performance
standards set forth below. The buffer
zone performance standards are as
follows:
(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
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
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.
Conditional Compliance
Section 3.5.2 – Relationship of Dwelling to Streets and Parking
(D)(3)
Previous Code Current Code
Didn’t exist
At least one door providing direct access for
emergency responders from the outside
into each individual single family attached
dwelling must be located within one
hundred fifty (150) feet from the closest
emergency access easement or designated
fire lane as measured along paved
walkways. Neither an exterior nor interior
garage door shall satisfy this requirement.
Not Yet Applicable – Will be reviewed
Ordinance No. 078, 2019
No Applicable code section changes for this Project
Ordinance No. 104, 2019
No Applicable code section changes for this Project
Ordinance No. 100, 2020
No Applicable code section changes for this Project
Ordinance No. 137, 2020
No Applicable code section changes for this Project
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
Ordinance No. 161, 2020
Section 3.2.1 – Landscape and Tree Protection
(2)
Previous Code Current Code
Landscape Area Treatment. Landscape
areas shall include all areas on the site
that are not covered by buildings,
structures, paving or impervious surface.
Landscape areas shall consist only of
landscaping. The selection and location
of turf, ground cover (including shrubs,
grasses, perennials, flowerbeds and
slope retention), and pedestrian paving
and other landscaping elements shall be
used to prevent erosion and meet the
functional and visual purposes such as
defining spaces, accommodating and
directing circulation patterns, managing
visibility, attracting attention to building
entrances and other focal points, and
visually integrating buildings with the
landscape area and with each other.
Landscape Area Treatment. Landscape
areas shall include all areas on the site
that are not covered by buildings,
structures, paving or impervious surface,
or other outdoor areas including play
areas, plaza spaces, patios, and the like.
Landscape areas shall consist only of
landscaping. The selection and location
of turf, ground cover (including shrubs,
grasses, perennials, flowerbeds and
slope retention), and pedestrian paving
and other landscaping elements shall be
used to prevent erosion and meet the
functional and visual purposes such as
defining spaces, accommodating and
directing circulation patterns, managing
visibility, attracting attention to building
entrances and other focal points, and
visually integrating buildings with the
landscape area and with each other.
Compliance – Landscape areas attract attention to building entrances. Landscape
areas include all areas on the site not covered by buildings, paving or other outdoor
areas.
(d) Foundation Plantings
Previous Code Current Code
Foundation Plantings. Exposed sections
of building walls that are in high -use or
high-visibility areas of the building
exterior shall have planting beds at least
five (5) feet wide placed directly along at
least fifty (50) percent of such walls.
Foundation Plantings. Exposed sections
of building walls that are in high -use or
high-visibility areas of the building
exterior shall have planting beds at least
five (5) feet wide placed directly along at
least fifty (50) percent of such walls,
except where pedestrian paving abuts a
commercial building with trees and/or
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
other landscaping in cutouts or planting
beds along the outer portion of the
pedestrian space away from the
building.
Compliance – no pedestrian paving abuts a commercial building.
Ordinance No. 040, 2021
Section 3.2.4 – Exterior Site Lighting
• Section 3.2.4 – In its entirety
Previous Code Current Code
Fully Repealed and Replaced
*Section 3.2.4 in its entirety was repealed
and replaced with Ordinance No. 40,
2021.
Adjoining this code analysis we have submitted an updated photometric plan
(attached) in compliance with section 3.2.4 the City of Fort Collins land use code.
The applicant is requesting this updated photometric plan to be used as a condition
of approval at the hearing for the extension request.
Ordinance No. 048, 2021
No Applicable code section changes for this Project
Ordinance No. 059, 2021
No Applicable code section changes for this Project
Ordinance No. 120, 2021
Section 3.2.1 Landscaping and Tree Protection
• Section 3.2.1 (E)(3) - Water Conservation
Previous Code Current Code
High Hydrozone =18 Gallons/Square
feet/season
Moderate Hydrozone = 10 Gallons/Square
feet/season
Low Hydrozone= 3 Gallons/Square
feet/season
High Hydrozone =18 Gallons/Square
feet/season
Moderate Hydrozone = 14
Gallons/Square feet/season
Low Hydrozone= 8 Gallons/Square
feet/season
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
Very Low Hydrozone= 0 Gallons/Square
feet/season
Very Low Hydrozone= 3 Gallons/Square
feet/season
Compliance – Water table calculations equal 11.75 gal/sf/season, under the allowed
maximum.
• Section 3.2.1(J) - Irrigation
Previous Code Current Code
(1)Provision shall be made for permanent,
automatic irrigation of all plant material,
with the following exceptions:
(a)very low-water-use plantings that do
not require any supplemental irrigation
beyond establishment.
(b)trees and other plants used to
landscape a residential local street
parkway abutting lots for single-family
detached dwellings.
(2)For any development provided water
by the City, an irrigation plan shall be
submitted to and approved by the Utilities
Executive Director prior to the issuance of
the building permit, or if no building
permit is required, then prior to
commencement of construction. As
determined by the Director, minor
redevelopment or change of use projects
may not be required to submit an
irrigation plan; in such cases, a written
statement shall be submitted describing
the type of irrigation system proposed.
The irrigation plan shall incorporate the
City of Fort Collins Irrigation System
Standards for Water Conservation set
forth below. In addition, the irrigation
(1)Provision shall be made for
permanent, automatic irrigation of all
plant material, with the following
exceptions:
(a) plantings that do not require any
irrigation beyond establishment.
(b)trees and other plants used to
landscape a residential local street
parkway abutting lots for single-family
detached dwellings
(2)For any development provided water
within the City, a final irrigation plan shall
be submitted to and approved by the
Director prior to the issuance of the
building permit, or if no building permit is
required, then prior to commencement
of construction. As determined by the
Director, minor redevelopment or change
of use projects may not be required to
submit an irrigation plan; in such cases, a
written statement shall be submitted
describing the type of irrigation system
proposed. The irrigation plan shall
incorporate the City of Fort Collins
Irrigation System Standards for Water
Conservation set forth below. In addition,
the irrigation system must be inspected
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
system must be inspected for compliance
with the approved irrigation plan before
the issuance of a Certificate of Occupancy.
for compliance with the approved
irrigation plan before the issuance of a
Certificate of Occupancy.
Not Yet Applicable – Will be reviewed upon building permit submittal with Irrigation
Plan
Ordinance No. 018, 2022
No Applicable code section changes for this Project
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DRAWING NUMBER:
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
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REVISIONS
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RIPLEY DESIGN INC.
Sam Coutts
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
f. 970.225.6657
SEEC ENTERPRISES
Ben Massimino
PO Box 680513
Park City, UT 84068
p. 435.901.0181
ENGINEER
ARCHITECT
APPLICANT
NORTHERN ENGINEERING
Cody Snowdon
301 N. Howes St. #100
Fort Collins, CO 80521
p. 970.221.4158
BLACKBOX DESIGN STUDIOS
Benj Baird
517 South 200 West Suite D
Salt Lake City, UT 84101
p. 801.879.5089
DEVELOPER
COVER
FINAL DEVELOPMENT
PLAN
BRICK STONE
APARTMENTS ON
HARMONY
06
05
04
MYLARS
FDP 2
FDP
08/28/17
03/22/17
02/01/17
09/27/16HEARING SET03
08/24/16PDP 202
06/29/16PDP01
FORT COLLINS, CO
RL
SC
R15-071
S1
OWNER (SIGNED)Date
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME
WITNESS MY HAND AND OFFICIAL SEAL.
NOTARY PUBLIC ADDRESS
THIS DAY OF
MY COMMISSION EXPIRES:
AS .
(PRINT NAME)
20 .A.D., BY
THE UNDERSIGNED DOES/DO HEREBY CERTIFY THAT I/WE ARE THE LAWFUL OWNERS OF THE REAL
PROPERTY DESCRIBED ON THIS SITE PLAN AND DO HEREBY CERTIFY THAT I/WE ACCEPT THE
CONDITIONS AND RESTRICTIONS SET FORTH ON SAID SITE PLAN.
OWNER'S CERTIFICATE
BRICK STONE APARTMENTS ON HARMONY
FINAL DEVELOPMENT PLAN
Director Signature
PLANNING CERTIFICATE
APPROVED BY THE DIRECTOR OF COMMUNITY DEVELOPMENT AND
NEIGHBORHOOD SERVICES OF THE CITY OF FORT COLLINS, COLORADO
ON THIS ________ DAY OF ________, 20__.
VICINITY MAP
SHEET INDEX
LEGAL DESCRIPTION
LOT 1, BRICK STONE APARTMENTS ON HARMONY
SCALE: 1" = 1500'
DWELLING UNIT BREAKDOWN
UNIT TYPE:DWELLING UNITS TOTAL BEDROOMS % (DU)
ONE BEDROOM 56 56 48
TWO BEDROOM 60 120 52
TOTAL 116 176 100.00
PROJECT PARKING
PROVIDED REQUIRED
STANDARD STALLS 191 183
SURFACE 38
UNDERGROUND 153
HANDICAP STALLS 6 6
SURFACE 2
UNDERGROUND 4
TOTAL 197 189
BICYCLE PARKING
PROVIDED REQUIRED
BICYCLE SPACES 176 176
ENCLOSED**116 106
FIXED RACKS*60 70
FLOOR AREA RATIO
BUILDING AREA (SF)55,490
LOT AREA (SF)191,991
FLOOR AREA RATIO (LOT 1, BLOCK 1)0.29
GROSS SF ACRE
GROSS AREA 191,991 4.408
TOTAL DWELLING UNITS 116
GROSS DENSITY (DU/AC)26.32
EXISTING ZONING HC (HARMONY CORRIDOR)
GROSS
AREA (SF)%
BUILDING COVERAGE 46,016 23.97
DRIVES AND PARKING
(EXCLUDES PUBLIC ROW)17,913 9.33
OPEN SPACE AND LANDSCAPE
(EXCLUDES PUBLIC ROW)87,288 45.46
HARDSCAPE
(EXCLUDES PUBLIC ROW)8,302 4.32
ACTIVE RECREATIONAL USE 18,034 9.39
PUBLIC STREET RIGHT-OF-WAY 14,438 7.52
HARDSCAPE 5,040
DRIVES AND PARKING 1,306
LANDSCAPE 8,092
TOTAL GROSS COVERAGE 191,991.00
SF (4.41 AC)100.00
DENSITY
AREA COVERAGE
NET
AREA (SF)%
BUILDING COVERAGE 46,016 25.92
DRIVES AND PARKING 17,913 10.09
OPEN SPACE AND LANDSCAPE 87,288 49.16
HARDSCAPE (WALKS & PLAZAS)8,302 4.68
ACTIVE RECREATIONAL USE 18,034 10.16
TOTAL NET COVERAGE 177,553.00
SF (4.08 AC)100.00
RIGHT-OF-WAY (ROW) TO BE DEDICATED
TYPE AREA (SF)
HARDSCAPE 5,040
DRIVES 1,306
LANDSCAPE 8,092
TOTAL 14,438
BUILDING HEIGHT
MAXIMUM HEIGHT STORIES
CLUBHOUSE / LOBBY 12'-0"1
MAIN BUILDING 45'-2"3
STAIR TOWERS 47'-0"3
LAND USE CHART
* 10 FIXED RACKS SHALL BE SUBSTITUTED TO BE ADDITIONAL ENCLOSED RACKS.
** 1 ENCLOSED RACK SHALL BE LOCATED IN EACH UNIT
SITE PLAN NOTES
1.THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL PLANS. AMENDMENTS TO THE
PLANS MUST BE REVIEWED AND APPROVED BY THE CITY PRIOR TO THE IMPLEMENTATION OF ANY CHANGES
TO THE PLANS.
2.REFER TO FINAL UTILITY PLANS FOR EXACT LOCATIONS AND CONSTRUCTION INFORMATION FOR STORM
DRAINAGE STRUCTURES, UTILITY MAINS AND SERVICES, PROPOSED TOPOGRAPHY, STREET IMPROVEMENTS.
3.REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOR EXACT LOCATIONS, AREAS AND DIMENSIONS OF
ALL EASEMENTS, LOTS, TRACTS, STREETS, WALKS AND OTHER SURVEY INFORMATION.
4.ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE SCREENED FROM VIEW FROM
ADJACENT PROPERTY AND PUBLIC STREETS. IN CASES WHERE BUILDING PARAPETS DO NOT ACCOMPLISH
SUFFICIENT SCREENING, THEN FREE-STANDING SCREEN WALLS MATCHING THE PREDOMINANT COLOR OF THE
BUILDING SHALL BE CONSTRUCTED. OTHER MINOR EQUIPMENT SUCH AS CONDUIT, METERS AND PLUMBING
VENTS SHALL BE SCREENED OR PAINTED TO MATCH SURROUNDING BUILDING SURFACES.
5.ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN ONE PHASE UNLESS A PHASING
PLAN IS SHOWN WITH THESE PLANS.
6.ALL EXTERIOR LIGHTING PROVIDED SHALL COMPLY WITH THE FOOT-CANDLE REQUIREMENTS IN SECTION 3.2.4
OF THE LAND USE CODE AND SHALL USE A CONCEALED, FULLY SHIELDED LIGHT SOURCE WITH SHARP
CUT-OFF CAPABILITY SO AS TO MINIMIZE UP-LIGHT, SPILL LIGHT, GLARE AND UNNECESSARY DIFFUSION.
7.SIGNAGE AND ADDRESSING ARE NOT PERMITTED WITH THIS PLANNING DOCUMENT AND MUST BE APPROVED
BY SEPARATE CITY PERMIT PRIOR TO CONSTRUCTION. SIGNS MUST COMPLY WITH CITY SIGN CODE UNLESS A
SPECIFIC VARIANCE IS GRANTED BY THE CITY.
8.FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL BUILDINGS MUST
PROVIDE AN APPROVED FIRE EXTINGUISHING SYSTEM.
9.ALL BIKE RACKS PROVIDED MUST BE PERMANENTLY ANCHORED.
10.ALL SIDEWALKS AND RAMPS MUST CONFORM TO CITY STANDARDS. ACCESSIBLE RAMPS MUST BE PROVIDED
AT ALL STREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSIBLE PARKING SPACES.
ACCESSIBLE PARKING SPACES MUST SLOPE NO MORE THAN 1:48 IN ANY DIRECTION. ALL ACCESSIBLE ROUTES
MUST SLOPE NO MORE THAN 1:20 IN DIRECTION OF TRAVEL AND WITH NO MORE THAN 1:48 CROSS SLOPE.
11.COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS, AND TRAFFIC
CIRCLES ADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BY A PROPERTY
OWNERS’ ASSOCIATION. THE PROPERTY OWNERS’ ASSOCIATION IS RESPONSIBLE FOR SNOW REMOVAL ON
ALL ADJACENT STREET SIDEWALKS AND SIDEWALKS IN COMMON OPEN SPACE AREAS.
12.ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION, AS WELL AS STREETS,
SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED OR REMOVED DUE TO CONSTRUCTION OF THIS
PROJECT, SHALL BE REPLACED OR RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'S
EXPENSE PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF
THE FIRST CERTIFICATE OF OCCUPANCY.
13.FIRE LANE MARKING: A FIRE LANE MARKING PLAN MUST BE REVIEWED AND APPROVED BY THE FIRE OFFICIAL
PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. WHERE REQUIRED BY THE FIRE CODE
OFFICIAL, APPROVED SIGNS OR OTHER APPROVED NOTICES THAT INCLUDE THE WORDS NO PARKING FIRE
LANE SHALL BE PROVIDED FOR FIRE APPARATUS ACCESS ROADS TO IDENTIFY SUCH ROADS OR PROHIBIT THE
OBSTRUCTION THEREOF. THE MEANS BY WHICH FIRE LANES ARE DESIGNATED SHALL BE MAINTAINED IN A
CLEAN AND LEGIBLE CONDITION AT ALL TIMES AD BE REPLACED OR REPAIRED WHEN NECESSARY TO PROVIDE
ADEQUATE VISIBILITY.
14.PREMISE IDENTIFICATION: AN ADDRESSING PLAN IS REQUIRED TO BE REVIEWED AND APPROVED BY THE CITY
AND POUDRE FIRE AUTHORITY PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. UNLESS THE
PRIVATE DRIVE IS NAMED, MONUMENT SIGNAGE MAY BE REQUIRED TO ALLOW WAY-FINDING. ALL BUILDINGS
SHALL HAVE ADDRESS NUMBERS, BUILDING NUMBERS OR APPROVED BUILDING IDENTIFICATION PLACED IN A
POSITION THAT IS PLAINLY LEGIBLE, VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY, AND
POSTED WITH A MINIMUM OF SIX-INCH NUMERALS ON A CONTRASTING BACKGROUND. WHERE ACCESS IS BY
MEANS OF A PRIVATE ROAD AND THE BUILDING CANNOT BE VIEWED FROM THE PUBLIC WAY, A MONUMENT,
POLE OR OTHER SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE.
15.FIRST LEVEL EXTERIOR COURTYARDS AMENITIES TO INCLUDE GAS BBQ, FIRE PITS, AND OUTDOOR DINING.
16.SECOND LEVEL LUXURY COURTYARD AMENITIES TO INCLUDE POOL, WATER FEATURE AND LOUNGE AREA.
17.PEDESTRIAN BRIDGE SHALL BE DESIGN BUILD. MATERIALS SHALL BE METAL AND WOOD PLANK WITH STYLE
INTENT OF OTHER FORT COLLINS NATURAL AREAS BRIDGES.
18.A TEMPORARY CONSTRUCTION ACCESS TO MINIMIZE IMPACTS ON THE SHARED ACCESS DRIVE SHALL BE
DETERMINED BEFORE ISSUANCE OF DEVELOPMENT CONSTRUCTION PERMIT AND SHALL BE INCLUDED IN THE
DEVELOPMENT AGREEMENT PRIOR TO RECORDING.
19.PARKING SPACES IN GARAGE WILL BE DESIGNATED AS ASSIGNED SPACES.
20. BIKE PARKING IN UNITS SHALL BE A MINIMUM OF 2'-0” W X 3'-6” D X 8'-6” H.
21.INTERIOR TRASH CHUTES SHALL BE SIZED TO ACCOMMODATE RECYCLING. AREA SHALL BE RESERVED FOR
LARGE FORMAT CARDBOARD IN RECYCLING/TRASH COLLECTION ROOM.
FLOODPLAIN / FLOODWAY NOTES
1.PORTIONS OF OUTLOT A ARE LOCATED IN THE FEMA REGULATORY 100-YEAR MAIL CREEK FLOODWAY AND HIGH
RISK FLOOD FRINGE.
2.ALL DEVELOPMENT WITHIN THE FLOODPLAIN MUST COMPLY WITH THE FLOODPLAIN REGULATIONS OF CHAPTER 10
OF CITY OF FORT COLLINS MUNICIPAL CODE.
3.CONSTRUCTION OF RESIDENTIAL STRUCTURES IS NOT ALLOWED IN THE 100 YEAR FLOODWAY.
4.RESIDENTIAL STRUCTURES ARE ALLOWED IN THE 100 YEAR HIGH RISK FLOOD FRINGE PROVIDED THEY MEET ALL
ELEVATION REQUIREMENTS OF CHAPTER 10 OF CITY MUNICIPAL CODE.
5.NON-STRUCTURAL DEVELOPMENT (FENCES, DETENTION PONDS, HARD SURFACE PATHS, FILL, DRIVEWAYS,
PARKING AREAS, VEGETATION, ETC.) IS ALLOWED WITHIN THE 100 YEAR FLOODWAY, PROVIDED THE DEVELOPMENT
WILL NOT CAUSE A RISE IN THE BASE FLOOD ELEVATION OR A CHANGE TO THE FLOODWAY OR FLOOD FRINGE
BOUNDARIES. NON-STRUCTURAL DEVELOPMENT IS NOT RESTRICTED IN THE FLOOD FRINGE.
NATURAL AREA BUFFER NOTES
1.STANDARDS FOR PROTECTION DURING CONSTRUCTION - THE DIRECTOR SHALL ESTABLISH A "LIMITS OF
DEVELOPMENT" ("LOD") LINE(S) TO ESTABLISH THE BOUNDARY OF THE PROJECT OUTSIDE OF WHICH NO LAND
DISTURBANCE ACTIVITIES WILL OCCUR DURING THE CONSTRUCTION OF THE PROJECT.
2.SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN THE BUFFER ZONE.
3.CONSTRUCTION SHALL BE ORGANIZED AND TIMED TO MINIMIZE THE DISTURBANCE OF SENSITIVE SPECIES
OCCUPYING OR USING ON-SITE AND ADJACENT NATURAL HABITATS OR FEATURES.
4.CONSTRUCTION OF BARRIER FENCING SHALL BE PROVIDED AT THE LIMITS OF THE DEVELOPMENT DURING
CONSTRUCTION.
Sheet Number Sheet Title
S1 COVER
S2 SITE PLAN
S3 PARKING
LP4 LANDSCAPE PLAN
LP5 NATURAL AREA BUFFER PLAN
LP6 NATURAL AREA BUFFER LANDSCAPE
LP7 NATURAL AREA BUFFER LANDSCAPE
LP8 HARMONY FRONTAGE LANDSCAPE
LP9 TREE MITIGATION PLAN
LP10 LANDSCAPE NOTES AND DETAILS
LI11 SITE PHOTOMETRIC PLAN
LI12 LIGHT FIXTURE SPECIFICATIONS
AE13 BUILDING ELEVATIONS
AE14 BUILDING PERSPECTIVES
AE15 BUILDING PERSPECTIVES
NET SF ACRE
NET AREA 177,553 4.076
TOTAL DWELLING UNITS 116
NET DENSITY (DU/AC)28.46
A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN
ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK
AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE
PLANTED. FAILURE TO OBTAIN THIS PERMIT IS 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.
APPROVAL OF PEDESTRIAN BRIDGE AT SOUTH CROSSING
OF DITCH, AS AUTHORIZED BY THE DITCH COMPANY WILL
BE FINALIZED PRIOR TO ISSUANCE OF BUILDING PERMIT.
ITEM 3, ATTACHMENT 3
Packet pg. 138
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(M) S89°56'52"E 634.75'
(M
)
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0
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3
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(M)
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'
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)
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.
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)
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(R
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)
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°
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W
FA
I
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ES
T
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E
S
(R) S82°27'47"E
FAIRWAY
ESTATES
LOT 26
FAIRWAY
ESTATES
LOT 26 FAIRWAY
ESTATES 3RD
LOT 25
FAIRWAY
ESTATES
(R)
S
5
5
°
0
6
'
2
5
"
E
(R)
N
3
6
°
0
5
'
2
0
"
E
(R
)
N
0
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'
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"
W
HO
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(R
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'
(R) N89°52' E
(M) S89°56'52"E
(M
)
S
3
6
°
1
6
'
2
8
"
W
9
7
.
4
8
'
UTILITY EASEMENT
REC. NO. 9205926
(R) N89°52' E 635.03'
EROSION BUFFER LIMITS
PER CITY OF FORT COLLINS
CITY FLOOD RISK MAP
EROSION BUFFER LIMITS
PER CITY OF FORT COLLINS
CITY FLOOD RISK MAP
BASIS OF BEARINGS
NORTH LINE OF THE
NW 1/4 S1-T6N-R69W
PORTION OF 20' FORT
COLLINS - LOVELAND
WATER DISTRICT
EASEMENT, BOOK
1481, PAGE 297
BIKE
PARKING
(20)
1ST LEVEL EXTERIOR
COURTYARD (4,737 SF
ACTIVE RECREATIONAL
AREA, SEE SITE PLAN
NOTE #15, SHEET S1)
1ST LEVEL EXTERIOR
COURTYARD (4,737 SF
ACTIVE RECREATIONAL
AREA, SEE SITE PLAN
NOTE #15, SHEET S1)1ST LEVEL
CLUBHOUSE / 2ND
LEVEL EXTERIOR
COURTYARD (SEE
NOTE #16, SHEET
S1)
HARMONY ROAD
BIKE PARKING (10)BIKE PARKING (10)
PA
PAPA
PA
PA
PA
PA
PAPAPAPA
PA
PA
15'-0"
SETBACK
30'-0"
D&EAE
1ST LEVEL MULTIFAMILY
BUILDING FOOTPRINT, TYP.
PATIOS / BALCONIES, TYP.
6' WIDE WALK
T
T
D D DD
30'-0"
EAE
8'-0" WIDE WALK
8'-0" WIDE WALK
EXST. 8" WIDE
CONC. WALL
EDGE OF EXST.
ASPHALT
DECORATIVE 6' TALL METAL PICKET FENCE
MAIL CREEK
FLOODWAY
PEDESTRIAN SIGNS
PER CITY COUNCIL
RESOLUTION, TYP.
(3 TOTAL)
STAIRS, TYP.
15'-0"
UE
RETAINING WALL, TYP.
GAS METERS
ELECTRIC METERS
BIKE PARKING (10)
UNDERGROUND
WATER QUALITY
/ DETENTION
CHAMBERS
GAS
METERS
ELEC. METERS
UNDERGROUND
WATER QUALITY
/ DETENTION
CHAMBERS
23'-0"
DEDICATED
ROW
*SEE SHEET S3 FOR
PARKING DIMENSIONS AND
COUNTS*
D&EAE
CULVERT EXTENSION
8,560 SF ACTIVE
RECREATION
INSIDE FENCE
39'-2"
166'-2"15'-8"
OUTLOT A
O
U
T
L
O
T
A
LOT 1
TRANSFORMER, TYP.
TRANSFORMER,
TYP.
PROPOSED ROW
EXISTING ROW
50'-0"
LARIMER COUNTY
CANAL NO. 2
IRRIGATION
COMPANY
EASEMENT
3' TALL 3-RAIL
FENCE, TYP.
3-RAIL FENCE, TYP.
SOLID PICKET FENCE, TYP.
PAPA PA
4' ENTRY WALKS, TYP.
PEDESTRIAN BRIDGE, APPROVAL OF
PEDESTRIAN BRIDGE AT SOUTH CROSSING OF
DITCH, AS AUTHORIZED BY THE DITCH COMPANY
WILL BE FINALIZED PRIOR TO ISSUANCE OF
BUILDING PERMIT
2-TRACK CONCRETE
W/ GRASS PAVERS
EMERGENCY ACCESS
2-TRACK CONCRETE
W/ GRASS PAVERS
EMERGENCY ACCESS
LIMITS OF
DISTURBANCE, TYP.
EDGE OF FRINGE
WETLANDS, TYP.
TYPE III BUS STOP, 10' X 32' CONC. PAD
BENCHES, TYP.
PA
BIKE PARKING (10)MESH 3-RAIL
FENCE, TYP.
30'-4"
NEW RAISED
CROSSWALK
CONNECTION
PER CITY
COUNCIL
RESOLUTION
NEW PAINTED
CROSSWALK, PER CITY
COUNCIL RESOLUTION
30'-0"
BLDG ROOF OVERHANG, TYP.
15'-0"
UE
6'-6"
6'-0"
5'-0"
6'-0"
6'-6"6'-6"
6'-0"
5'-0"
6'-0"
6'-6"
FLOODWAY
LINE, TYP.
NATURAL
HABITAT
BUFFER
ZONE
NATURAL HABITAT BUFFER ZONE,
SEE SHEET LP5 FOR BUFFER CALCULATIONS
EXISTING ADA
ISLE STRIPING
EXISTING CROSS
WALK STRIPING
EXST.
40'-0"
A&EAE
ACCESS DRIVE TO BE LIT
BY PEDESTRIAN LIGHTING
AND BUILDING MOUNTED
LIGHTING PER CITY
COUNCIL RESOLUTION.
SEE LIGHTING PLAN
SOLID PICKET FENCE, TYP.
FIRE LANE
SIGNAGE,
TYP.
NATURAL HABITAT
BUFFER ZONE
OFF-SITE
IMPROVEMENTS
EXST. LANDSCAPE TO
REMAIN, IF DISTURBED
REPLACE IN LIKE KIND
BRIDGE OVER
IRRIGATION DITCH
ACCESS
ESMT.
(RE:
PLAT)
SYMBOL DESCRIPTION
GRASS PAVER
CONCRETE
NOTE:
THE NATURAL HABITAT BUFFER ZONE IS INTENDED TO BE
MAINTAINED IN A NATIVE LANDSCAPE. PLEASE SEE SECTION
3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN
THE NATURAL HABITAT BUFFER ZONE.
FO FO
G G
SS SS
S S
T T
UE UE
W W
EAE = EMERGENCY ACCESS EASEMENT
D&EAE = DRAINAGE AND EMERGENCY ACCESS EASEMENT
A&EAE = ACCESS AND EMERGENCY ACCESS EASEMENT
DE = DRAINAGE EASEMENT
UE = UTILITY EASEMENT
PA = PLANTING AREA
LEGEND
= FIBER OPTIC UTILITY
= GAS UTILITY
= STORM DRAIN UTILITY
= SANITARY SEWER SERVICE UTILITY
= SANITARY SEWER UTILITY
= TELEPHONE UTILITY
= UNDERGROUND ELECTRIC UTILITY
= WATER LINE UTILITY
N25°00'00"W
70.00'
= PROPERTY BOUNDARY
DRAWING NUMBER:
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
Pl
o
t
t
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d
B
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:
Sa
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:
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2
8
/
2
0
1
7
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ORIGINAL SIZE 24X36
ENT
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RIPLEY DESIGN INC.
Sam Coutts
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
f. 970.225.6657
SEEC ENTERPRISES
Ben Massimino
PO Box 680513
Park City, UT 84068
p. 435.901.0181
ENGINEER
ARCHITECT
APPLICANT
NORTHERN ENGINEERING
Cody Snowdon
301 N. Howes St. #100
Fort Collins, CO 80521
p. 970.221.4158
BLACKBOX DESIGN STUDIOS
Benj Baird
517 South 200 West Suite D
Salt Lake City, UT 84101
p. 801.879.5089
DEVELOPER
SITE PLAN
FINAL DEVELOPMENT
PLAN
BRICK STONE
APARTMENTS ON
HARMONY
06
05
04
MYLARS
FDP 2
FDP
08/28/17
03/22/17
02/01/17
09/27/16HEARING SET03
08/24/16PDP 202
06/29/16PDP01
FORT COLLINS, CO
RL
SC
R15-071
S2
NORTH
0 15 30 60
SCALE: 1"=30'-0"
ITEM 3, ATTACHMENT 3
Packet pg. 139
UP
10
1230
45
3535
122
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HY
D
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WWW
W
WV
WV
H2O
H YD
WV
8 8
9'-0"
9'-0"9'-0"
19'-0"
27'-0"
23'-0"
24'-5"
VAN ACCESSIBLE HANDICAP PARKING
19'-0"
24'-0"
19'-0"
19'-0"
24'-0"
19'-0"
19'-0"
24'-0"
19'-0"
19'-0"
24'-0"
19'-0"
9'-0"
17'-0"
17'-0"
30'-0"
17'-0"
9'-0"
17'-0"
9'-0"
9'-0"9'-0"9'-0"
17'-0"24'-0"17'-0"
9'-0"9'-0"
24'-0"
R25'-0"
R25'-0"R25'-0"
R10'-0"
VAN ACCESSIBLE HANDICAP PARKING
GARAGE LEVEL
BUILDING
FOOTPRINT, TYP.
STAIRS TO
MAIN LEVEL TRASH AND
RECYCLING
ENCLOSURE
STAIRS TO MAIN
LEVEL
DRAWING NUMBER:
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
Pl
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:
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RIPLEY DESIGN INC.
Sam Coutts
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
f. 970.225.6657
SEEC ENTERPRISES
Ben Massimino
PO Box 680513
Park City, UT 84068
p. 435.901.0181
ENGINEER
ARCHITECT
APPLICANT
NORTHERN ENGINEERING
Cody Snowdon
301 N. Howes St. #100
Fort Collins, CO 80521
p. 970.221.4158
BLACKBOX DESIGN STUDIOS
Benj Baird
517 South 200 West Suite D
Salt Lake City, UT 84101
p. 801.879.5089
DEVELOPER
PARKING
FINAL DEVELOPMENT
PLAN
BRICK STONE
APARTMENTS ON
HARMONY
06
05
04
MYLARS
FDP 2
FDP
08/28/17
03/22/17
02/01/17
09/27/16HEARING SET03
08/24/16PDP 202
06/29/16PDP01
FORT COLLINS, CO
RL
SC
R15-071
S3
NORTH
0 15 30 60
SCALE: 1"=30'-0"
ITEM 3, ATTACHMENT 3
Packet pg. 140
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H
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O
D
LOD
L
O
D
L
O
D
L
O
D
L
O
D
L
O
D
LOD LOD LOD
LOD
LOD
LOD LOD
LOD
L
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LOD
LOD
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D
LOD
LOD
LOD
LOD
L
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LO
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D
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LO
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LO
D
PCP - 3
AAA - 1
PVP - 1
AAA - 1
PVP - 1
GTS - 3
ATH - 1
ATH - 1
TCG - 2PPO - 3
10 - PAH
5 - JVT
CAK - 3
JSS - 5
GTI - 1
PPC - 3RAU - 5
PAM - 3
9 - ENS3 - RGL
3 - CMS
YGL - 79 - RTA
JHB - 3
JST - 3
JST - 3
JHB - 3
RTA - 6
13 - PAH
6 - RNWBBA - 11
3 - JMO
13 - PAH
1 - JVT
PCC - 3
3 - PCC
3 - PVP PVP - 2
WATER QUALITY/
DETENTION
EXTERIOR COURTYARD
SEE NOTE 15, SHEET S1 LUXURY
COURTYARD
SEE NOTE 16,
SHEET S1
WATER QUALITY/
DETENTION
EXISTING
SIGN, TYP.
MAIL CREEK FLOODWAY
EXTERIOR COURTYARD
SEE NOTE 15, SHEET S1
EXISTING TREES, TYP.
SEE SHEET LP6
FOR DETAILED
BUFFER
LANDSCAPE
3-RAIL FENCE W/ MESH, TYP.
SEE SHEET LP7
FOR DETAILED
BUFFER
LANDSCAPE
PROJECT BOUNDARY, TYP.
SEE SHEET LP6
FOR DETAILED
BUFFER
LANDSCAPE
SEE SHEET LP8
FOR DETAILED
FRONTAGE
LANDSCAPE
SEE SHEET LP8
FOR DETAILED
FRONTAGE
LANDSCAPE
PROPOSED STREET
LIGHT, TYP.
NATURAL HABITAT
BUFFER ZONE
NATURAL HABITAT BUFFER ZONE
EXST. LANDSCAPE TO
REMAIN, IF DISTURBED
REPLACE IN LIKE KIND
DECIDUOUS TREES QTY BOTANICAL NAME / COMMON NAME CONT CAL SIZE
APC 6 ACER PLATANOIDES `CRIMSON SENTRY` / CRIMSON SENTRY MAPLE B & B 2"
GBP 4 GINKGO BILOBA `PRINCETON SENTRY` / PRINCETON SENTRY GINKGO B & B 2"
GTS 3 GLEDITSIA TRIACANTHOS INERMIS `SHADEMASTER` TM / SHADEMASTER LOCUST B & B 2"
GTI 6 GLEDITSIA TRIACANTHOS `IMPERIAL` / IMPERIAL HONEYLOCUST B & B 2"
GTK 2 GLEDITSIA TRIACANTHOS `SKYLINE` / SKYLINE HONEY LOCUST B & B 2"
PDM 3 POPULUS DELTOIDES MONILIFERA / PLAINS COTTONWOOD B & B 2"
M3" PDM 3 POPULUS DELTOIDES MONILIFERA / PLAINS COTTONWOOD B & B 3"
PAC 4 POPULUS X ACUMINATA / LANCELEAF POPLAR B & B 2"
TCG 2 TILIA CORDATA `GREENSPIRE` / GREENSPIRE LITTLELEAF LINDEN B & B 2"
EVERGREEN TREES QTY BOTANICAL NAME / COMMON NAME CONT CAL SIZE
JSS 12 JUNIPERUS SCOPULORUM `SKYROCKET` / SKYROCKET JUNIPER B & B 6` HT.
JVT 11 JUNIPERUS VIRGINIANA `TAYLOR` / TAYLOR EASTERN REDCEDAR B & B 6` HT.
PPC 3 PICEA PUNGENS / COLORADO SPRUCE B & B 6` HT.
PAR 7 PINUS ARISTATA / BRISTLECONE PINE B & B 6` HT.
PPO 7 PINUS PONDEROSA / PONDEROSA PINE B & B 6` HT.
M8 PPO 5 PINUS PONDEROSA / PONDEROSA PINE B & B 8`HT
ORNAMENTAL TREE QTY BOTANICAL NAME / COMMON NAME CONT CAL SIZE
ATH 4 ACER TATARICUM `HOT WINGS` / HOT WINGS TATARIAN MAPLE B & B 1.5"
AAA 4 AMELANCHIER ARBOREA `AUTUMN BRILLIANCE` / DOWNY SERVICEBERRY B & B 1.5"
CMS 3 CRATAEGUS X MORDENENSIS `SNOWBIRD` / SNOWBIRD HAWTHORN B & B 1.5"
PVP 10 PRUNUS X VIRGINIANA ‘P002S’ / SUCKER PUNCH® CHOKECHERRY B & B 1.5"
PCP 7 PYRUS CALLERYANA `AUTUMN BLAZE` / AUTUMN BLAZE PEAR B & B 1.5"
PCC 6 PYRUS CALLERYANA `CHANTICLEER` / CHANTICLEER PEAR B & B 1.5"
SHRUBS QTY BOTANICAL NAME / COMMON NAME SIZE
AAS 8 AMELANCHIER ALNIFOLIA STOLONIFERA / SASKATOON 5 GAL
CSA 4 CORNUS SERICEA `ARTIC FIRE` / ARTIC FIRE DOGWOOD 5 GAL
CSK 32 CORNUS SERICEA `KELSEYI` / KELSEYI DOGWOOD 5 GAL
ENS 56 ERICAMERIA NAUSEOSA SPECIOSA / DWARF BLUE RABBITBRUSH 5 GAL
EAC 20 EUONYMUS ALATUS `COMPACTUS` / COMPACT BURNING BUSH 5 GAL
EFB 44 EUONYMUS FORTUNEI `BLONDY` TM / BLONDY EUNONYMUS 5 GAL
HAA 23 HYDRANGEA ARBORESCENS `ANNABELLE` / ANNABELLE SMOOTH HYDRANGEA 5 GAL
HME 17 HYDRANGEA MACROPHYLLA `ENDLESS SUMMER` TM / BAILMER HYDRANGEA 5 GAL
PMO 24 PHYSOCARPUS MONOGYNUS / MOUNTAIN NINEBARK 5 GAL
PAM 6 PRUNUS AMERICANA / AMERICAN PLUM 5 GAL
PMV 24 PRUNUS VIRGINIANA MELANOCARPA / WESTERN CHOKEBERRY 5 GAL
RGL 14 RHUS GLABRA / SMOOTH SUMAC 5 GAL
RTA 96 RHUS TRILOBATA `AUTUMN AMBER` / AUTUMN AMBER SUMAC 5 GAL
RAU 36 RIBES AUREUM / GOLDEN CURRANT 5 GAL
RWU 73 ROSA WOODSII ULTRAMONTANA / WOODS` ROSE 5 GAL
RNW 23 ROSA X `NEARLY WILD` / NEARLY WILD ROSE 5 GAL
SEX 18 SALIX EXIGUA / COYOTE WILLOW 5 GAL
SPN 9 SALIX PURPUREA `NANA` / DWARF ARCTIC WILLOW 5 GAL
YGL 61 YUCCA GLAUCA / SOAPWEED 5 GAL
EVERGREEN SHRUBS QTY BOTANICAL NAME / COMMON NAME SIZE
BGM 28 BUXUS X `GREEN MOUND` / GREEN MOUND BOXWOOD 5 GAL
JCA 2 JUNIPERUS CHINENSIS `ARMSTRONGII` / ARMSTRONG JUNIPER 5 GAL
JHB 16 JUNIPERUS HORIZONTALIS `BLUE CHIP` / BLUE CHIP JUNIPER 5 GAL
JST 6 JUNIPERUS SABINA `TAMARISCIFOLIA` / TAMARIX SAVIN JUNIPER 5 GAL
JSC 7 JUNIPERUS SCOPULORUM `COLOGREEN` / COLOGREEN JUNIPER 5 GAL
JSM 17 JUNIPERUS SCOPULORUM `MEDORA` / MEDORA JUNIPER 5 GAL
JMO 3 JUNIPERUS SCOPULORUM `MOONGLOW` / MOONGLOW JUNIPER 5 GAL
PERENNIAL GRASS QTY BOTANICAL NAME / COMMON NAME SIZE
BBA 27 BOUTELOUA GRACILIS `BLONDE AMBITION` / BLUE GRAMA 1 GAL
CAK 144 CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` / FEATHER REED GRASS 1 GAL
PRO 4 PANICUM AMARUM ROTSRAHLBUSCH / RED SWITCH GRASS 1 GAL
PAH 124 PENNISETUM ALOPECUROIDES `HAMELN` / HAMELN DWARF FOUNTAIN GRASS 1 GAL
SITE PLANT SCHEDULE (NO COURTYARDS, POOL DECK, ENTRANCE)
SYMBOL DESCRIPTION
WOOD MULCH
DRYLAND NATIVE SEED
IRRIGATED TURF
ROCK MULCH
CANOPY TREE
ORNAMENTAL TREE
EVERGREEN TREE
LEGEND
FO FO
G G
SS SS
S S
T T
UE UE
W W
LOD
REQUIRED UPSIZED TREE MITIGATION*
= FIBER OPTIC UTILITY
= GAS UTILITY
= STORM DRAIN UTILITY
= SANITARY SEWER SERVICE UTILITY
= SANITARY SEWER UTILITY
= TELEPHONE UTILITY
= UNDERGROUND ELECTRIC UTILITY
= WATER LINE UTILITY
N25°00'00"W 70.00'= PROPERTY BOUNDARY
M3" MITIGATED CANOPY TREE (3" CAL)
M2.5" MITIGATED ORNAMENTAL TREE (2.5" CAL)
M8' MITIGATED EVERGREEN TREE (8' HT)
(*SEE SHEETS LP6 AND LP7 FOR MITIGATED TREE LOCATIONS)
NOTE:
THE NATURAL HABITAT BUFFER ZONE IS INTENDED TO BE
MAINTAINED IN A NATIVE LANDSCAPE. PLEASE SEE SECTION
3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN
THE NATURAL HABITAT BUFFER ZONE.
= LIMITS OF DEVELOPMENT
CONCRETE
GRASS PAVER
DRAWING NUMBER:
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
Pl
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ORIGINAL SIZE 24X36
ENT
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NOT
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CON
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N
RIPLEY DESIGN INC.
Sam Coutts
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
f. 970.225.6657
SEEC ENTERPRISES
Ben Massimino
PO Box 680513
Park City, UT 84068
p. 435.901.0181
ENGINEER
ARCHITECT
APPLICANT
NORTHERN ENGINEERING
Cody Snowdon
301 N. Howes St. #100
Fort Collins, CO 80521
p. 970.221.4158
BLACKBOX DESIGN STUDIOS
Benj Baird
517 South 200 West Suite D
Salt Lake City, UT 84101
p. 801.879.5089
DEVELOPER
LANDSCAPE PLAN
FINAL DEVELOPMENT
PLAN
BRICK STONE
APARTMENTS ON
HARMONY
06
05
04
MYLARS
FDP 2
FDP
08/28/17
03/22/17
02/01/17
09/27/16HEARING SET03
08/24/16PDP 202
06/29/16PDP01
FORT COLLINS, CO
RL
SC
R15-071
LP4
NORTH
0 15 30 60
SCALE: 1"=30'-0"
A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED
ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES
ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT
SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS 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.
ITEM 3, ATTACHMENT 3
Packet pg. 141
VAULT
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50' MAIL CREEK IMPOUNDMENT
NATURAL BUFFER OFFSET AREA FROM
EDGE OF FRINGE WETLANDS
EXTENDED BUFFER LIMITS
REQUIRED AND PROVIDED BUFFER
EDGE OF FRINGE WETLANDS
100-YEAR MAIL CREEK DRAINAGE FLOODPLAIN
REQUIRED AND PROVIDED BUFFER
ENCROACHED BUFFER AREA
ENCROACHED BUFFER AREA
EXTENDED BUFFER
EXTENDED BUFFER
92'-4"
52'-11"
112'-2"
40'-7"
27'-5"
42'-3"45'-0"
63'-6"
73'-8"
68'-8"
195'-1"
51'-4"
49'-11"
58'-7"
52'-9"
EXTENDED BUFFER (PROVIDED)
ENCROACHED BUFFER (NOT PROVIDED)
SYMBOL DESCRIPTION
LEGEND
REQUIRED AND PROVIDED BUFFER
DRAWING NUMBER:
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
Pl
o
t
t
e
d
B
y
:
Sa
m
C
o
u
t
t
s
La
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o
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ORIGINAL SIZE 24X36
ENT
I
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W
I
N
G
S
NOT
F
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R
CON
S
T
R
U
C
T
I
O
N
RIPLEY DESIGN INC.
Sam Coutts
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
f. 970.225.6657
SEEC ENTERPRISES
Ben Massimino
PO Box 680513
Park City, UT 84068
p. 435.901.0181
ENGINEER
ARCHITECT
APPLICANT
NORTHERN ENGINEERING
Cody Snowdon
301 N. Howes St. #100
Fort Collins, CO 80521
p. 970.221.4158
BLACKBOX DESIGN STUDIOS
Benj Baird
517 South 200 West Suite D
Salt Lake City, UT 84101
p. 801.879.5089
DEVELOPER
NATURAL AREA
BUFFER PLAN
FINAL DEVELOPMENT
PLAN
BRICK STONE
APARTMENTS ON
HARMONY
06
05
04
MYLARS
FDP 2
FDP
08/28/17
03/22/17
02/01/17
09/27/16HEARING SET03
08/24/16PDP 202
06/29/16PDP01
FORT COLLINS, CO
RL
SC
R15-071
LP5
NORTH
0 15 30 60
SCALE: 1"=30'-0"
NATURAL AREA BUFFER NOTES
1.STANDARDS FOR PROTECTION DURING CONSTRUCTION - THE DIRECTOR SHALL ESTABLISH A "LIMITS OF
DEVELOPMENT" ("LOD") LINE(S) TO ESTABLISH THE BOUNDARY OF THE PROJECT OUTSIDE OF WHICH NO LAND
DISTURBANCE ACTIVITIES WILL OCCUR DURING THE CONSTRUCTION OF THE PROJECT.
2.SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN THE BUFFER ZONE.
3.CONSTRUCTION SHALL BE ORGANIZED AND TIMED TO MINIMIZE THE DISTURBANCE OF SENSITIVE SPECIES
OCCUPYING OR USING ON-SITE AND ADJACENT NATURAL HABITATS OR FEATURES.
4.CONSTRUCTION OF BARRIER FENCING SHALL BE PROVIDED AT THE LIMITS OF THE DEVELOPMENT DURING
CONSTRUCTION.
5.THE NATURAL HABITAT BUFFER ZONE IS INTENDED TO BE MAINTAINED IN A NATIVE LANDSCAPE. PLEASE SEE
SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN THE NATURAL HABITAT BUFFER ZONE.
REQUIRED ENCROACHED EXTENDED TOTAL BUFFER AREA**
50' MAIL CREEK IMPOUNDMENT NATURAL
BUFFER OFFSET AREA* (SF)54,408 2,287 16,816 68,937
NATURAL BUFFER AREA TABLE
* OFFSET MEASURED FROM EDGE OF FRINGE WETLANDS, SEE PLAN.
** TOTAL BUFFER AREA CALCULATION = REQUIRED BUFFER - ENCROACHED BUFFER + EXTENDED BUFFER
+ AVERAGE WIDTH OF PROVIDED BUFFER FROM EDGE OF FRINGE WETLANDS IS 68.42 FEET.
GENERAL NOTES
1.SEE SITE PLAN FOR PROPOSED DEVELOPMENT LAYOUT.
2.SEE LANDSCAPE PLAN FOR ENVIRONMENTAL PLANNING
APPROVED DETAILED PLANTING IN NATURAL AREA BUFFER.
3.SEE LANDSCAPE PLAN FOR PROPOSED NATURAL AREA
BUFFER FENCING LOCATIONS AND DETAILS.
4.THE NATURAL AREA BUFFER SHALL BE MAINTAINED AS A
NATIVE LANDSCAPE.
5.TO THE EXTENT REASONABLY FEASIBLE, EXISTING RABBIT
BRUSH SHRUBS WITHIN THE LIMITS OF DISTURBANCE SHALL
BE TRANSPLANTED TO THE NATURAL AREA BUFFER PRIOR TO
DISTURBING SURROUNDING GROUND.
ITEM 3, ATTACHMENT 3
Packet pg. 142
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3 - PMV
3 - RGL
3 - PMV
4 - RGL
PAC - 1
PAM - 3
RAU - 8
RTA - 5
ENS - 2
YGL - 11
RWU - 4
SEX - 18
3 - AAS
4 - ENS
2 - YGL 3 - RWU
6 - YGL
5 - RAU
3 - PMV
3 - RWU
7 - ENS
RWU - 4
ENS - 8
RGL - 4
YGL - 5
RAU - 4
RAU - 3
RTA - 3
YGL - 2
RWU - 2
RTA - 3
ENS - 2
RWU - 4
YGL - 3
RTA - 1
ENS - 3YGL - 2
1 - RTA5 - RWU
PAC - 1
3 - RWU
6 - YGL
10 - ENS
RTA - 12
M8 PPO - 5
M3" PDM - 3
2 - AAA
6 - RTA
2 - JCA
7 - CAK
8 - PAH
JSS - 7 CAK - 2
PAH - 3
PRO - 4
6 - SPN
14 - PAH
RNW - 4
JVT - 3
2 - JVT
4 - PAH
3 - PCP
10 - JHB
6 - RAU
PEDESTRIAN BRIDGE
LIMITS OF DISTURBANCE, TYP.
EXTENDED NATURAL HABITAT
BUFFER ZONE
SEE SHEET LP5 FOR BUFFER
CALCULATIONS
EDGE OF FRINGE
WETLANDS, TYP.
(50' NATURAL
AREA BUFFER
DERIVATIVE)
EDGE OF FRINGE WETLANDS, TYP.
(50' MAIL CREEK IMPOUNDMENT
NATURAL BUFFER OFFSET AREA
DERIVATIVE)
50' MAIL CREEK IMPOUNDMENT NATURAL BUFFER OFFSET
AREA (OFFSET FROM EDGE OF FRINGE WETLANDS, SEE
SHEET LP5 FOR NATURAL AREA BUFFER PLAN)
RETAINING WALL
THREE RAIL FENCE
W/ MESH, TYP.
SEE SHEET LP8
MA
T
C
H
L
I
N
E
MA
T
C
H
L
I
N
E
DECIDUOUS TREES QTY BOTANICAL NAME / COMMON NAME CONT CAL SIZE
APC 6 ACER PLATANOIDES `CRIMSON SENTRY` / CRIMSON SENTRY MAPLE B & B 2"
GBP 4 GINKGO BILOBA `PRINCETON SENTRY` / PRINCETON SENTRY GINKGO B & B 2"
GTS 3 GLEDITSIA TRIACANTHOS INERMIS `SHADEMASTER` TM / SHADEMASTER LOCUST B & B 2"
GTI 6 GLEDITSIA TRIACANTHOS `IMPERIAL` / IMPERIAL HONEYLOCUST B & B 2"
GTK 2 GLEDITSIA TRIACANTHOS `SKYLINE` / SKYLINE HONEY LOCUST B & B 2"
PDM 3 POPULUS DELTOIDES MONILIFERA / PLAINS COTTONWOOD B & B 2"
M3" PDM 3 POPULUS DELTOIDES MONILIFERA / PLAINS COTTONWOOD B & B 3"
PAC 4 POPULUS X ACUMINATA / LANCELEAF POPLAR B & B 2"
TCG 2 TILIA CORDATA `GREENSPIRE` / GREENSPIRE LITTLELEAF LINDEN B & B 2"
EVERGREEN TREES QTY BOTANICAL NAME / COMMON NAME CONT CAL SIZE
JSS 12 JUNIPERUS SCOPULORUM `SKYROCKET` / SKYROCKET JUNIPER B & B 6` HT.
JVT 11 JUNIPERUS VIRGINIANA `TAYLOR` / TAYLOR EASTERN REDCEDAR B & B 6` HT.
PPC 3 PICEA PUNGENS / COLORADO SPRUCE B & B 6` HT.
PAR 7 PINUS ARISTATA / BRISTLECONE PINE B & B 6` HT.
PPO 7 PINUS PONDEROSA / PONDEROSA PINE B & B 6` HT.
M8 PPO 5 PINUS PONDEROSA / PONDEROSA PINE B & B 8`HT
ORNAMENTAL TREE QTY BOTANICAL NAME / COMMON NAME CONT CAL SIZE
ATH 4 ACER TATARICUM `HOT WINGS` / HOT WINGS TATARIAN MAPLE B & B 1.5"
AAA 4 AMELANCHIER ARBOREA `AUTUMN BRILLIANCE` / DOWNY SERVICEBERRY B & B 1.5"
CMS 3 CRATAEGUS X MORDENENSIS `SNOWBIRD` / SNOWBIRD HAWTHORN B & B 1.5"
PVP 10 PRUNUS X VIRGINIANA ‘P002S’ / SUCKER PUNCH® CHOKECHERRY B & B 1.5"
PCP 7 PYRUS CALLERYANA `AUTUMN BLAZE` / AUTUMN BLAZE PEAR B & B 1.5"
PCC 6 PYRUS CALLERYANA `CHANTICLEER` / CHANTICLEER PEAR B & B 1.5"
SHRUBS QTY BOTANICAL NAME / COMMON NAME SIZE
AAS 8 AMELANCHIER ALNIFOLIA STOLONIFERA / SASKATOON 5 GAL
CSA 4 CORNUS SERICEA `ARTIC FIRE` / ARTIC FIRE DOGWOOD 5 GAL
CSK 32 CORNUS SERICEA `KELSEYI` / KELSEYI DOGWOOD 5 GAL
ENS 56 ERICAMERIA NAUSEOSA SPECIOSA / DWARF BLUE RABBITBRUSH 5 GAL
EAC 20 EUONYMUS ALATUS `COMPACTUS` / COMPACT BURNING BUSH 5 GAL
EFB 44 EUONYMUS FORTUNEI `BLONDY` TM / BLONDY EUNONYMUS 5 GAL
HAA 23 HYDRANGEA ARBORESCENS `ANNABELLE` / ANNABELLE SMOOTH HYDRANGEA 5 GAL
HME 17 HYDRANGEA MACROPHYLLA `ENDLESS SUMMER` TM / BAILMER HYDRANGEA 5 GAL
PMO 24 PHYSOCARPUS MONOGYNUS / MOUNTAIN NINEBARK 5 GAL
PAM 6 PRUNUS AMERICANA / AMERICAN PLUM 5 GAL
PMV 24 PRUNUS VIRGINIANA MELANOCARPA / WESTERN CHOKEBERRY 5 GAL
RGL 14 RHUS GLABRA / SMOOTH SUMAC 5 GAL
RTA 96 RHUS TRILOBATA `AUTUMN AMBER` / AUTUMN AMBER SUMAC 5 GAL
RAU 36 RIBES AUREUM / GOLDEN CURRANT 5 GAL
RWU 73 ROSA WOODSII ULTRAMONTANA / WOODS` ROSE 5 GAL
RNW 23 ROSA X `NEARLY WILD` / NEARLY WILD ROSE 5 GAL
SEX 18 SALIX EXIGUA / COYOTE WILLOW 5 GAL
SPN 9 SALIX PURPUREA `NANA` / DWARF ARCTIC WILLOW 5 GAL
YGL 61 YUCCA GLAUCA / SOAPWEED 5 GAL
EVERGREEN SHRUBS QTY BOTANICAL NAME / COMMON NAME SIZE
BGM 28 BUXUS X `GREEN MOUND` / GREEN MOUND BOXWOOD 5 GAL
JCA 2 JUNIPERUS CHINENSIS `ARMSTRONGII` / ARMSTRONG JUNIPER 5 GAL
JHB 16 JUNIPERUS HORIZONTALIS `BLUE CHIP` / BLUE CHIP JUNIPER 5 GAL
JST 6 JUNIPERUS SABINA `TAMARISCIFOLIA` / TAMARIX SAVIN JUNIPER 5 GAL
JSC 7 JUNIPERUS SCOPULORUM `COLOGREEN` / COLOGREEN JUNIPER 5 GAL
JSM 17 JUNIPERUS SCOPULORUM `MEDORA` / MEDORA JUNIPER 5 GAL
JMO 3 JUNIPERUS SCOPULORUM `MOONGLOW` / MOONGLOW JUNIPER 5 GAL
PERENNIAL GRASS QTY BOTANICAL NAME / COMMON NAME SIZE
BBA 27 BOUTELOUA GRACILIS `BLONDE AMBITION` / BLUE GRAMA 1 GAL
CAK 144 CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` / FEATHER REED GRASS 1 GAL
PRO 4 PANICUM AMARUM ROTSRAHLBUSCH / RED SWITCH GRASS 1 GAL
PAH 124 PENNISETUM ALOPECUROIDES `HAMELN` / HAMELN DWARF FOUNTAIN GRASS 1 GAL
SITE PLANT SCHEDULE (NO COURTYARDS, POOL DECK, ENTRANCE)
SYMBOL DESCRIPTION
WOOD MULCH
DRYLAND NATIVE SEED
IRRIGATED TURF
ROCK MULCH
CANOPY TREE
ORNAMENTAL TREE
EVERGREEN TREE
LEGEND
FO FO
G G
SS SS
S S
T T
UE UE
W W
LOD
REQUIRED UPSIZED TREE MITIGATION*
= FIBER OPTIC UTILITY
= GAS UTILITY
= STORM DRAIN UTILITY
= SANITARY SEWER SERVICE UTILITY
= SANITARY SEWER UTILITY
= TELEPHONE UTILITY
= UNDERGROUND ELECTRIC UTILITY
= WATER LINE UTILITY
N25°00'00"W 70.00'= PROPERTY BOUNDARY
M3" MITIGATED CANOPY TREE (3" CAL)
M2.5" MITIGATED ORNAMENTAL TREE (2.5" CAL)
M8' MITIGATED EVERGREEN TREE (8' HT)
(*SEE SHEETS LP6 AND LP7 FOR MITIGATED TREE LOCATIONS)
NOTE:
THE NATURAL HABITAT BUFFER ZONE IS INTENDED TO BE
MAINTAINED IN A NATIVE LANDSCAPE. PLEASE SEE SECTION
3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN
THE NATURAL HABITAT BUFFER ZONE.
= LIMITS OF DEVELOPMENT
CONCRETE
GRASS PAVER
DRAWING NUMBER:
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
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RIPLEY DESIGN INC.
Sam Coutts
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
f. 970.225.6657
SEEC ENTERPRISES
Ben Massimino
PO Box 680513
Park City, UT 84068
p. 435.901.0181
ENGINEER
ARCHITECT
APPLICANT
NORTHERN ENGINEERING
Cody Snowdon
301 N. Howes St. #100
Fort Collins, CO 80521
p. 970.221.4158
BLACKBOX DESIGN STUDIOS
Benj Baird
517 South 200 West Suite D
Salt Lake City, UT 84101
p. 801.879.5089
DEVELOPER
NATURAL AREA
BUFFER LANDSCAPE
FINAL DEVELOPMENT
PLAN
BRICK STONE
APARTMENTS ON
HARMONY
06
05
04
MYLARS
FDP 2
FDP
08/28/17
03/22/17
02/01/17
09/27/16HEARING SET03
08/24/16PDP 202
06/29/16PDP01
FORT COLLINS, CO
RL
SC
R15-071
LP6
NORTH
0 05 10 20
SCALE: 1"=10'-0"
A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER
BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN
ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC
RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE
SIDEWALK AND CURB, MEDIANS AND OTHER CITY
PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION
AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS
PERMIT IS 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.
ITEM 3, ATTACHMENT 3
Packet pg. 143
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LOD
LOD
LOD LOD
LOD
L
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LOD
LOD
LOD
LOD
L
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LOD
L
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LOD LOD
L
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LO
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LO
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LO
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D
LOD
LOD
LOD LOD LOD
LOD
LOD
1 - RTA5 - RWU PMO - 6 RWU - 3
3 - RWU
6 - YGL
10 - ENS
2 - RWU
PAC - 2
3 - PVP
RWU - 4
RAU - 5
5 - AAS
5 - RWU
1 - GTI
RWU - 8
JSM - 11
PPO - 3
PMV - 6
PAR - 4
PDM - 3
RTA - 9
GTI - 1
RNW - 7
PAH - 31
10 - PMO
3 - PMV
1 - GTI
7 - RWU
ATH - 2
PMV - 6
PAR - 3
1 - GTI
8 - RTA
JSC - 7
PMO - 4
GTK - 2
RTA - 10
RNW - 6
PAH - 28
PPO - 1
3 - SPN
1 - GTI
9 - YGL
YGL - 8
11 - ENS
RTA - 17
4 - PMO
16 - RWU
6 - JSM
16 - BBA
SOLID PICKET THREE
RAIL FENCE, TYP.
6' TALL METAL
PICKET FENCE, TYP.
RETAINING WALL,
TYP. HEIGHT VARIES,
6' TALL MAX.
LIMITS OF
DISTURBANCE, TYP.
MAIL CREEK
FLOODWAY,
TYP.
EDGE OF FRINGE
WETLANDS, TYP.
(50' NATURAL
AREA BUFFER
DERIVATIVE)
THREE RAIL FENCE W/ MESH, TYP.
SOLID PICKET FENCE, TYP.
EXTENDED NATURAL HABITAT
BUFFER ZONE
SEE SHEET LP5 FOR BUFFER
CALCULATIONS
EXTENDED NATURAL HABITAT
BUFFER ZONE
SEE SHEET LP5 FOR BUFFER
CALCULATIONS
MA
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DECIDUOUS TREES QTY BOTANICAL NAME / COMMON NAME CONT CAL SIZE
APC 6 ACER PLATANOIDES `CRIMSON SENTRY` / CRIMSON SENTRY MAPLE B & B 2"
GBP 4 GINKGO BILOBA `PRINCETON SENTRY` / PRINCETON SENTRY GINKGO B & B 2"
GTS 3 GLEDITSIA TRIACANTHOS INERMIS `SHADEMASTER` TM / SHADEMASTER LOCUST B & B 2"
GTI 6 GLEDITSIA TRIACANTHOS `IMPERIAL` / IMPERIAL HONEYLOCUST B & B 2"
GTK 2 GLEDITSIA TRIACANTHOS `SKYLINE` / SKYLINE HONEY LOCUST B & B 2"
PDM 3 POPULUS DELTOIDES MONILIFERA / PLAINS COTTONWOOD B & B 2"
M3" PDM 3 POPULUS DELTOIDES MONILIFERA / PLAINS COTTONWOOD B & B 3"
PAC 4 POPULUS X ACUMINATA / LANCELEAF POPLAR B & B 2"
TCG 2 TILIA CORDATA `GREENSPIRE` / GREENSPIRE LITTLELEAF LINDEN B & B 2"
EVERGREEN TREES QTY BOTANICAL NAME / COMMON NAME CONT CAL SIZE
JSS 12 JUNIPERUS SCOPULORUM `SKYROCKET` / SKYROCKET JUNIPER B & B 6` HT.
JVT 11 JUNIPERUS VIRGINIANA `TAYLOR` / TAYLOR EASTERN REDCEDAR B & B 6` HT.
PPC 3 PICEA PUNGENS / COLORADO SPRUCE B & B 6` HT.
PAR 7 PINUS ARISTATA / BRISTLECONE PINE B & B 6` HT.
PPO 7 PINUS PONDEROSA / PONDEROSA PINE B & B 6` HT.
M8 PPO 5 PINUS PONDEROSA / PONDEROSA PINE B & B 8`HT
ORNAMENTAL TREE QTY BOTANICAL NAME / COMMON NAME CONT CAL SIZE
ATH 4 ACER TATARICUM `HOT WINGS` / HOT WINGS TATARIAN MAPLE B & B 1.5"
AAA 4 AMELANCHIER ARBOREA `AUTUMN BRILLIANCE` / DOWNY SERVICEBERRY B & B 1.5"
CMS 3 CRATAEGUS X MORDENENSIS `SNOWBIRD` / SNOWBIRD HAWTHORN B & B 1.5"
PVP 10 PRUNUS X VIRGINIANA ‘P002S’ / SUCKER PUNCH® CHOKECHERRY B & B 1.5"
PCP 7 PYRUS CALLERYANA `AUTUMN BLAZE` / AUTUMN BLAZE PEAR B & B 1.5"
PCC 6 PYRUS CALLERYANA `CHANTICLEER` / CHANTICLEER PEAR B & B 1.5"
SHRUBS QTY BOTANICAL NAME / COMMON NAME SIZE
AAS 8 AMELANCHIER ALNIFOLIA STOLONIFERA / SASKATOON 5 GAL
CSA 4 CORNUS SERICEA `ARTIC FIRE` / ARTIC FIRE DOGWOOD 5 GAL
CSK 32 CORNUS SERICEA `KELSEYI` / KELSEYI DOGWOOD 5 GAL
ENS 56 ERICAMERIA NAUSEOSA SPECIOSA / DWARF BLUE RABBITBRUSH 5 GAL
EAC 20 EUONYMUS ALATUS `COMPACTUS` / COMPACT BURNING BUSH 5 GAL
EFB 44 EUONYMUS FORTUNEI `BLONDY` TM / BLONDY EUNONYMUS 5 GAL
HAA 23 HYDRANGEA ARBORESCENS `ANNABELLE` / ANNABELLE SMOOTH HYDRANGEA 5 GAL
HME 17 HYDRANGEA MACROPHYLLA `ENDLESS SUMMER` TM / BAILMER HYDRANGEA 5 GAL
PMO 24 PHYSOCARPUS MONOGYNUS / MOUNTAIN NINEBARK 5 GAL
PAM 6 PRUNUS AMERICANA / AMERICAN PLUM 5 GAL
PMV 24 PRUNUS VIRGINIANA MELANOCARPA / WESTERN CHOKEBERRY 5 GAL
RGL 14 RHUS GLABRA / SMOOTH SUMAC 5 GAL
RTA 96 RHUS TRILOBATA `AUTUMN AMBER` / AUTUMN AMBER SUMAC 5 GAL
RAU 36 RIBES AUREUM / GOLDEN CURRANT 5 GAL
RWU 73 ROSA WOODSII ULTRAMONTANA / WOODS` ROSE 5 GAL
RNW 23 ROSA X `NEARLY WILD` / NEARLY WILD ROSE 5 GAL
SEX 18 SALIX EXIGUA / COYOTE WILLOW 5 GAL
SPN 9 SALIX PURPUREA `NANA` / DWARF ARCTIC WILLOW 5 GAL
YGL 61 YUCCA GLAUCA / SOAPWEED 5 GAL
EVERGREEN SHRUBS QTY BOTANICAL NAME / COMMON NAME SIZE
BGM 28 BUXUS X `GREEN MOUND` / GREEN MOUND BOXWOOD 5 GAL
JCA 2 JUNIPERUS CHINENSIS `ARMSTRONGII` / ARMSTRONG JUNIPER 5 GAL
JHB 16 JUNIPERUS HORIZONTALIS `BLUE CHIP` / BLUE CHIP JUNIPER 5 GAL
JST 6 JUNIPERUS SABINA `TAMARISCIFOLIA` / TAMARIX SAVIN JUNIPER 5 GAL
JSC 7 JUNIPERUS SCOPULORUM `COLOGREEN` / COLOGREEN JUNIPER 5 GAL
JSM 17 JUNIPERUS SCOPULORUM `MEDORA` / MEDORA JUNIPER 5 GAL
JMO 3 JUNIPERUS SCOPULORUM `MOONGLOW` / MOONGLOW JUNIPER 5 GAL
PERENNIAL GRASS QTY BOTANICAL NAME / COMMON NAME SIZE
BBA 27 BOUTELOUA GRACILIS `BLONDE AMBITION` / BLUE GRAMA 1 GAL
CAK 144 CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` / FEATHER REED GRASS 1 GAL
PRO 4 PANICUM AMARUM ROTSRAHLBUSCH / RED SWITCH GRASS 1 GAL
PAH 124 PENNISETUM ALOPECUROIDES `HAMELN` / HAMELN DWARF FOUNTAIN GRASS 1 GAL
SITE PLANT SCHEDULE (NO COURTYARDS, POOL DECK, ENTRANCE)
SYMBOL DESCRIPTION
WOOD MULCH
DRYLAND NATIVE SEED
IRRIGATED TURF
CANOPY TREE
ORNAMENTAL TREE
EVERGREEN TREE
LEGEND
REQUIRED UPSIZED TREE MITIGATION*
N25°00'00"W 70.00'
M3" MITIGATED CANOPY TREE (3" CAL)
M2.5" MITIGATED ORNAMENTAL TREE (2.5" CAL)
M8' MITIGATED EVERGREEN TREE (8' HT)
(*SEE SHEETS LP6 AND LP7 FOR MITIGATED TREE LOCATIONS)
NOTE:
THE NATURAL HABITAT BUFFER ZONE IS INTENDED TO BE
MAINTAINED IN A NATIVE LANDSCAPE. PLEASE SEE SECTION
3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN
THE NATURAL HABITAT BUFFER ZONE.
CONCRETE
GRASS PAVER
FO FO
G G
SS SS
S S
T T
UE UE
W W
= FIBER OPTIC UTILITY
= GAS UTILITY
= STORM DRAIN UTILITY
= SANITARY SEWER SERVICE UTILITY
= SANITARY SEWER UTILITY
= TELEPHONE UTILITY
= UNDERGROUND ELECTRIC UTILITY
= WATER LINE UTILITY
N25°00'00"W 70.00'= PROPERTY BOUNDARY
DRAWING NUMBER:
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
Pl
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t
t
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B
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Sa
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ORIGINAL SIZE 24X36
ENT
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NOT
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RIPLEY DESIGN INC.
Sam Coutts
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
f. 970.225.6657
SEEC ENTERPRISES
Ben Massimino
PO Box 680513
Park City, UT 84068
p. 435.901.0181
ENGINEER
ARCHITECT
APPLICANT
NORTHERN ENGINEERING
Cody Snowdon
301 N. Howes St. #100
Fort Collins, CO 80521
p. 970.221.4158
BLACKBOX DESIGN STUDIOS
Benj Baird
517 South 200 West Suite D
Salt Lake City, UT 84101
p. 801.879.5089
DEVELOPER
NATURAL AREA
BUFFER LANDSCAPE
FINAL DEVELOPMENT
PLAN
BRICK STONE
APARTMENTS ON
HARMONY
06
05
04
MYLARS
FDP 2
FDP
08/28/17
03/22/17
02/01/17
09/27/16HEARING SET03
08/24/16PDP 202
06/29/16PDP01
FORT COLLINS, CO
RL
SC
R15-071
LP7
NORTH
0 05 10 20
SCALE: 1"=10'-0"
A PERMIT MUST BE OBTAINED FROM
THE CITY FORESTER BEFORE ANY
TREES OR SHRUBS AS NOTED ON THIS
PLAN ARE PLANTED, PRUNED OR
REMOVED IN THE PUBLIC
RIGHT-OF-WAY. THIS INCLUDES ZONES
BETWEEN THE SIDEWALK AND CURB,
MEDIANS AND OTHER CITY PROPERTY.
THIS PERMIT SHALL APPROVE THE
LOCATION AND SPECIES TO BE
PLANTED. FAILURE TO OBTAIN THIS
PERMIT IS 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.
ITEM 3, ATTACHMENT 3
Packet pg. 144
W
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4 - CSA6 - RTA
1 - PCP
3 - HAA HAA - 2
APC - 1 EAC - 3
EAC - 2
GBP - 1 HME - 3 HME - 2
APC - 1
HAA - 2
HAA - 4
GBP - 1
EAC - 2
EAC - 3
APC - 1 HME - 2
HME - 1
5 - EFB EFB - 4
CSK - 5
CSK - 3 BGM - 5 BGM - 3
EFB - 4
EFB - 8
CSK - 3
CAK - 14
CSK - 5 CAK - 14
BGM - 3
BGM - 3
CAK - 10
CAK - 14
CAK - 14
EXTENDED NATURAL HABITAT
E
EEV
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E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E
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T T T T T T T T T T T T T T T T T T T T T T T T T T
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T T T T T T T T T T T T T T T T T T T T T T T T T T
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T T T T T T T T T T T T T T T T T T T T T T T T T T
2 - HME
HME - 2
APC - 1
EAC - 3
EAC - 2
GBP - 1
HAA - 4 HAA - 2
APC - 1
HME - 2 HME - 3 GBP - 1
EAC - 2
EAC - 3 APC - 1
HAA - 2
HAA - 4
BGM - 3
CAK - 14
CSK - 5
CSK - 3
CAK - 14
EFB - 8 EFB - 4
CAK - 10
BGM - 3 BGM - 5
CAK - 14
CSK - 3
CSK - 5
CAK - 14
EFB - 4
EFB - 7
3 - BGM
DECIDUOUS TREES QTY BOTANICAL NAME / COMMON NAME CONT CAL SIZE
APC 6 ACER PLATANOIDES `CRIMSON SENTRY` / CRIMSON SENTRY MAPLE B & B 2"
GBP 4 GINKGO BILOBA `PRINCETON SENTRY` / PRINCETON SENTRY GINKGO B & B 2"
GTS 3 GLEDITSIA TRIACANTHOS INERMIS `SHADEMASTER` TM / SHADEMASTER LOCUST B & B 2"
GTI 6 GLEDITSIA TRIACANTHOS `IMPERIAL` / IMPERIAL HONEYLOCUST B & B 2"
GTK 2 GLEDITSIA TRIACANTHOS `SKYLINE` / SKYLINE HONEY LOCUST B & B 2"
PDM 3 POPULUS DELTOIDES MONILIFERA / PLAINS COTTONWOOD B & B 2"
M3" PDM 3 POPULUS DELTOIDES MONILIFERA / PLAINS COTTONWOOD B & B 3"
PAC 4 POPULUS X ACUMINATA / LANCELEAF POPLAR B & B 2"
TCG 2 TILIA CORDATA `GREENSPIRE` / GREENSPIRE LITTLELEAF LINDEN B & B 2"
EVERGREEN TREES QTY BOTANICAL NAME / COMMON NAME CONT CAL SIZE
JSS 12 JUNIPERUS SCOPULORUM `SKYROCKET` / SKYROCKET JUNIPER B & B 6` HT.
JVT 11 JUNIPERUS VIRGINIANA `TAYLOR` / TAYLOR EASTERN REDCEDAR B & B 6` HT.
PPC 3 PICEA PUNGENS / COLORADO SPRUCE B & B 6` HT.
PAR 7 PINUS ARISTATA / BRISTLECONE PINE B & B 6` HT.
PPO 7 PINUS PONDEROSA / PONDEROSA PINE B & B 6` HT.
M8 PPO 5 PINUS PONDEROSA / PONDEROSA PINE B & B 8`HT
ORNAMENTAL TREE QTY BOTANICAL NAME / COMMON NAME CONT CAL SIZE
ATH 4 ACER TATARICUM `HOT WINGS` / HOT WINGS TATARIAN MAPLE B & B 1.5"
AAA 4 AMELANCHIER ARBOREA `AUTUMN BRILLIANCE` / DOWNY SERVICEBERRY B & B 1.5"
CMS 3 CRATAEGUS X MORDENENSIS `SNOWBIRD` / SNOWBIRD HAWTHORN B & B 1.5"
PVP 10 PRUNUS X VIRGINIANA ‘P002S’ / SUCKER PUNCH® CHOKECHERRY B & B 1.5"
PCP 7 PYRUS CALLERYANA `AUTUMN BLAZE` / AUTUMN BLAZE PEAR B & B 1.5"
PCC 6 PYRUS CALLERYANA `CHANTICLEER` / CHANTICLEER PEAR B & B 1.5"
SHRUBS QTY BOTANICAL NAME / COMMON NAME SIZE
AAS 8 AMELANCHIER ALNIFOLIA STOLONIFERA / SASKATOON 5 GAL
CSA 4 CORNUS SERICEA `ARTIC FIRE` / ARTIC FIRE DOGWOOD 5 GAL
CSK 32 CORNUS SERICEA `KELSEYI` / KELSEYI DOGWOOD 5 GAL
ENS 56 ERICAMERIA NAUSEOSA SPECIOSA / DWARF BLUE RABBITBRUSH 5 GAL
EAC 20 EUONYMUS ALATUS `COMPACTUS` / COMPACT BURNING BUSH 5 GAL
EFB 44 EUONYMUS FORTUNEI `BLONDY` TM / BLONDY EUNONYMUS 5 GAL
HAA 23 HYDRANGEA ARBORESCENS `ANNABELLE` / ANNABELLE SMOOTH HYDRANGEA 5 GAL
HME 17 HYDRANGEA MACROPHYLLA `ENDLESS SUMMER` TM / BAILMER HYDRANGEA 5 GAL
PMO 24 PHYSOCARPUS MONOGYNUS / MOUNTAIN NINEBARK 5 GAL
PAM 6 PRUNUS AMERICANA / AMERICAN PLUM 5 GAL
PMV 24 PRUNUS VIRGINIANA MELANOCARPA / WESTERN CHOKEBERRY 5 GAL
RGL 14 RHUS GLABRA / SMOOTH SUMAC 5 GAL
RTA 96 RHUS TRILOBATA `AUTUMN AMBER` / AUTUMN AMBER SUMAC 5 GAL
RAU 36 RIBES AUREUM / GOLDEN CURRANT 5 GAL
RWU 73 ROSA WOODSII ULTRAMONTANA / WOODS` ROSE 5 GAL
RNW 23 ROSA X `NEARLY WILD` / NEARLY WILD ROSE 5 GAL
SEX 18 SALIX EXIGUA / COYOTE WILLOW 5 GAL
SPN 9 SALIX PURPUREA `NANA` / DWARF ARCTIC WILLOW 5 GAL
YGL 61 YUCCA GLAUCA / SOAPWEED 5 GAL
EVERGREEN SHRUBS QTY BOTANICAL NAME / COMMON NAME SIZE
BGM 28 BUXUS X `GREEN MOUND` / GREEN MOUND BOXWOOD 5 GAL
JCA 2 JUNIPERUS CHINENSIS `ARMSTRONGII` / ARMSTRONG JUNIPER 5 GAL
JHB 16 JUNIPERUS HORIZONTALIS `BLUE CHIP` / BLUE CHIP JUNIPER 5 GAL
JST 6 JUNIPERUS SABINA `TAMARISCIFOLIA` / TAMARIX SAVIN JUNIPER 5 GAL
JSC 7 JUNIPERUS SCOPULORUM `COLOGREEN` / COLOGREEN JUNIPER 5 GAL
JSM 17 JUNIPERUS SCOPULORUM `MEDORA` / MEDORA JUNIPER 5 GAL
JMO 3 JUNIPERUS SCOPULORUM `MOONGLOW` / MOONGLOW JUNIPER 5 GAL
PERENNIAL GRASS QTY BOTANICAL NAME / COMMON NAME SIZE
BBA 27 BOUTELOUA GRACILIS `BLONDE AMBITION` / BLUE GRAMA 1 GAL
CAK 144 CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` / FEATHER REED GRASS 1 GAL
PRO 4 PANICUM AMARUM ROTSRAHLBUSCH / RED SWITCH GRASS 1 GAL
PAH 124 PENNISETUM ALOPECUROIDES `HAMELN` / HAMELN DWARF FOUNTAIN GRASS 1 GAL
SITE PLANT SCHEDULE (NO COURTYARDS, POOL DECK, ENTRANCE)
SYMBOL DESCRIPTION
WOOD MULCH
DRYLAND NATIVE SEED
IRRIGATED TURF
ROCK MULCH
CANOPY TREE
ORNAMENTAL TREE
EVERGREEN TREE
LEGEND
FO FO
G G
SS SS
S S
T T
UE UE
W W
LOD
REQUIRED UPSIZED TREE MITIGATION*
= FIBER OPTIC UTILITY
= GAS UTILITY
= STORM DRAIN UTILITY
= SANITARY SEWER SERVICE UTILITY
= SANITARY SEWER UTILITY
= TELEPHONE UTILITY
= UNDERGROUND ELECTRIC UTILITY
= WATER LINE UTILITY
N25°00'00"W 70.00'= PROPERTY BOUNDARY
M3" MITIGATED CANOPY TREE (3" CAL)
M2.5" MITIGATED ORNAMENTAL TREE (2.5" CAL)
M8' MITIGATED EVERGREEN TREE (8' HT)
(*SEE SHEETS LP6 AND LP7 FOR MITIGATED TREE LOCATIONS)
NOTE:
THE NATURAL HABITAT BUFFER ZONE IS INTENDED TO BE
MAINTAINED IN A NATIVE LANDSCAPE. PLEASE SEE SECTION
3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN
THE NATURAL HABITAT BUFFER ZONE.
= LIMITS OF DEVELOPMENT
CONCRETE
GRASS PAVER
DRAWING NUMBER:
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
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RIPLEY DESIGN INC.
Sam Coutts
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
f. 970.225.6657
SEEC ENTERPRISES
Ben Massimino
PO Box 680513
Park City, UT 84068
p. 435.901.0181
ENGINEER
ARCHITECT
APPLICANT
NORTHERN ENGINEERING
Cody Snowdon
301 N. Howes St. #100
Fort Collins, CO 80521
p. 970.221.4158
BLACKBOX DESIGN STUDIOS
Benj Baird
517 South 200 West Suite D
Salt Lake City, UT 84101
p. 801.879.5089
DEVELOPER
HARMONY FRONTAGE
LANDSCAPE
FINAL DEVELOPMENT
PLAN
BRICK STONE
APARTMENTS ON
HARMONY
06
05
04
MYLARS
FDP 2
FDP
08/28/17
03/22/17
02/01/17
09/27/16HEARING SET03
08/24/16PDP 202
06/29/16PDP01
FORT COLLINS, CO
RL
SC
R15-071
LP8
NORTH
0 05 10 20
SCALE: 1"=10'-0"
MA
T
C
H
MA
T
C
H
MA
T
C
H
MA
T
C
H
A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED
ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES
ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT
SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS 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.
ITEM 3, ATTACHMENT 3
Packet pg. 145
S
VAULT
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7.
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12.
11.
1.2.
3.
4.
5.
8.
9.
15.
14.
13.
#TYPE DBH CONDITION
REQUIRED
MITIGATION IF
REMOVED
KEEP (K) OR
REMOVE (R)REASON FOR REMOVAL
1 COTTON WOOD 50"FAIR -3 R TOO CLOSE TO EXCAVATION
2 RUSSIAN OLIVE 28"FAIR 2 R TOO CLOSE TO EXCAVATION
3 ASH 4.5"FAIR 1 R ASH BORER SUSCEPTIBILITY
4 ASH BORER SUSCEPTIBILITY
5
ASH 6"FAIR 1
R ASH BORER SUSCEPTIBILITY
6 R DRIVEWAY ACCESS
7 R ASH BORER SUSCEPTIBILITY
8 ASH 5.5"FAIR 1 R ASH BORER SUSCEPTIBILITY
9 WILLOW 33"FAIR-3 K
10 STUMP SPROUT N/A N/A 0 R NEW SIDEWALK
11
STUMP SPROUTS
AND NON NATIVE
WILLOWS
VARIES N/A N/A N/A N/A
12
COTTONWOOD
SPROUTS AND NON
NATIVE WILLOWS
VARIES N/A N/A N/A N/A
13 HONEY LOCUST 10"DEAD 0 R DEAD
14 HONEY LOCUST 13"DEAD 0 R DEAD
15 HONEY LOCUST 12"DEAD 0 R DEAD
16 HONEY LOCUST 13"DEAD 0 R DEAD
TYPE COUNT REQUIRED MITIGATION
TREES
TREES PRSERVED 3 0
TREES TO BE REMOVED 13 8
TOTAL 16 8
LOCATION COUNT
MITIGATION TREES PROPOSED TO BE PLANTED ON-SITE 8
MITIGATION TREES PROPOSED TO BE PLANTED OFF-SITE 0
TOTAL 8
SEE LANDSCAPE PLAN FOR MITIGATION TREE LOCATIONS
TREE MITIGATION INFORMATION
EXISTING TO
SAVE IN PLACE
XXX XXX EXISTING TO
BE REMOVED SHRUB AND WILLOW GROVE REMOVAL AREA
SHRUB AND WILLOW GROVE REMOVAL AREA
DRAWING NUMBER:
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
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RIPLEY DESIGN INC.
Sam Coutts
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
f. 970.225.6657
SEEC ENTERPRISES
Ben Massimino
PO Box 680513
Park City, UT 84068
p. 435.901.0181
ENGINEER
ARCHITECT
APPLICANT
NORTHERN ENGINEERING
Cody Snowdon
301 N. Howes St. #100
Fort Collins, CO 80521
p. 970.221.4158
BLACKBOX DESIGN STUDIOS
Benj Baird
517 South 200 West Suite D
Salt Lake City, UT 84101
p. 801.879.5089
DEVELOPER
TREE MITIGATION
PLAN
FINAL DEVELOPMENT
PLAN
BRICK STONE
APARTMENTS ON
HARMONY
06
05
04
MYLARS
FDP 2
FDP
08/28/17
03/22/17
02/01/17
09/27/16HEARING SET03
08/24/16PDP 202
06/29/16PDP01
FORT COLLINS, CO
RL
SC
R15-071
LP9
NORTH
0 15 30 60
SCALE: 1"=30'-0"
TREE PROTECTION NOTES
TREE DIAMETER AT BREAST HEIGHT
(INCHES)
AUGER DISTANCE FROM FACE OF
TREE (FEET)
0-2 1
3-4 2
5-9 5
10-14 10
15-19 12
OVER 19 15
1.ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL
AREA BUFFER ZONES SHALL REMAIN AND BE PROTECTED UNLESS NOTED ON THESE PLANS
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 OR FORESTER HAS EVALUATED
AND APPROVED THE DISTURBANCE.
3.ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINS
FORESTRY STANDARDS. TREE PRUNING AND REMOVAL SHALL BE PERFORMED 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 ORANGE FENCING 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 THE DRIP LINE, WHICHEVER IS GREATER. THERE
SHALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN
THE FENCED TREE PROTECTION ZONE.
5.DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT
THE CLEANING OF EQUIPMENT OR MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE
MATERIAL SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY
OTHER MATERIAL HARMFUL TO THE LIFE OF A TREE WITHIN THE DRIP LINE OF ANY
PROTECTED TREE OR GROUP OF TREES.
6.NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE FASTENED TO ANY
PROTECTED TREE.
7.LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM
CONSTRUCTION OR LAND CLEARING AREAS, ROAD RIGHTS-OF-WAY AND UTILITY EASEMENTS
MAY BE "RIBBONED OFF," RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH
TREE AS REQUIRED IN SUBSECTION (G)(3) ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING
METAL T-POST STAKES A MAXIMUM OF FIFTY (50) FEET APART AND TYING RIBBON OR ROPE
FROM STAKE-TO-STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED.
8.THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTURE
REQUIRING EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BE ACCOMPLISHED BY BORING
UNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OF
TWENTY-FOUR (24) INCHES. THE AUGER DISTANCE IS ESTABLISHED FROM THE FACE OF THE
TREE (OUTER BARK) AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS
DESCRIBED IN THE CHART BELOW:
EXISTING AREA (SF)AREA TO BE ALTERED (SF)
#11 57,015 4,120
#12 7,433 2,774
TOTAL 64448 6894
SHRUB AND WILLOW GROVE REMOVAL
* AREA TO BE ALTERED MEASURE FROM EXISTING TREE / SHRUB AREA TO LIMITS OF DISTURBANCE, SEE PLAN.
** SEE SHEETS LP6 AND LP7 FOR AUGMENTED PLANTING ALONG SOUTHERN BOARDER FOR MITIGATION
NOTE: SHRUB AND WILLOW GROVE AREAS ESTIMATED VIA AERIAL IMAGING
BUFFER AREA SHRUB AND TREE MITIGATION
REMOVED PROVIDED DIFFERENCE
SHRUBS 150 396 246
TREES 5 37 32
* SHRUB REMOVAL IS APPROXIMATE BASED ON FIELD LOCATES OF LIMITS OF DISTURBANCE IN AREAS #11 AND #12 ON THIS PLAN
** SEE NATURAL AREA BUFFER LANDSCAPE SHEETS LP6 AND LP7 FOR PROVIDED BUFFER LANDSCAPE
TREE REMOVAL NOTES
1.NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO
JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST
COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT
SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS
ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL
REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL
AND CONSTRUCTION APPLY.
2.PROPOSED MANAGEMENT ACTIVITY TO ENHANCE THE HABITAT IN TREE INVENTORY ZONES 9.
11, AND 12 SHALL BE APPROVED BY THE SENIOR ENVIRONMENTAL PLANNER AND CITY
FORESTER. PROPOSED WORK SHALL BE SUBMITTED IN WRITING WITH A DESCRIPTION OF
THE MANAGEMENT STEPS REQUESTED. THESE COULD INVOLVE PLANTING OR MAINTENANCE
OF TREES, SHRUBS OR OTHER VEGETATION. IT COULD ALSO INVOLVE SELECTIVE REMOVAL
OF INVASIVE OR PROHIBITED SPECIES TO ENHANCE HABITAT.
ITEM 3, ATTACHMENT 3
Packet pg. 146
TREE SPECIES DIVERSITY
MINIMUM 15% SPECIES DIVERSITY REQUIRED FOR 60+ TREES
DECIDUOUS TREES QTY BOTANICAL NAME SPECIES DIVERSITY (%)
APC 6 ACER PLATANOIDES `CRIMSON SENTRY`5.36
GBP 4 GINKGO BILOBA `PRINCETON SENTRY`3.57
GTS 3 GLEDITSIA TRIACANTHOS INERMIS `SHADEMASTER` TM 2.68
GTI 6 GLEDITSIA TRIACANTHOS `IMPERIAL`5.36
GTK 2 GLEDITSIA TRIACANTHOS `SKYLINE`1.79
PDM 6 POPULUS DELTOIDES MONILIFERA 5.36
PAC 4 POPULUS X ACUMINATA 3.57
TCG 2 TILIA CORDATA `GREENSPIRE`1.79
EVERGREEN TREES QTY BOTANICAL NAME
JSS 12 JUNIPERUS SCOPULORUM `SKYROCKET`10.71
JVT 11 JUNIPERUS VIRGINIANA 'TAYLOR'9.82
PPC 3 PICEA PUNGENS 2.68
PAR 7 PINUS ARISTATA 6.25
PPO 12 PINUS PONDEROSA 10.71
ORNAMENTAL TREE QTY BOTANICAL NAME
ATH 4 ACER TATARICUM `HOT WINGS`3.57
AAA 4 AMELANCHIER ARBOREA `AUTUMN BRILLIANCE`3.57
CMS 3 CRATAEGUS X MORDENENSIS `SNOWBIRD`2.68
PPM 10 PRUNUS X VIRGINIANA 'P002S' SUCKER PUNCH 8.93
PCP 7 PYRUS CALLERYANA `AUTUMN BLAZE`6.25
PCC 6 PYRUS CALLERYANA `CHANTICLEER`5.36
TOTAL 112
DECIDUOUS TREES QTY BOTANICAL NAME / COMMON NAME CONT CAL SIZE
APC 6 ACER PLATANOIDES `CRIMSON SENTRY` / CRIMSON SENTRY MAPLE B & B 2"
GBP 4 GINKGO BILOBA `PRINCETON SENTRY` / PRINCETON SENTRY GINKGO B & B 2"
GTS 3 GLEDITSIA TRIACANTHOS INERMIS `SHADEMASTER` TM / SHADEMASTER LOCUST B & B 2"
GTI 6 GLEDITSIA TRIACANTHOS `IMPERIAL` / IMPERIAL HONEYLOCUST B & B 2"
GTK 2 GLEDITSIA TRIACANTHOS `SKYLINE` / SKYLINE HONEY LOCUST B & B 2"
PDM 3 POPULUS DELTOIDES MONILIFERA / PLAINS COTTONWOOD B & B 2"
M3" PDM 3 POPULUS DELTOIDES MONILIFERA / PLAINS COTTONWOOD B & B 3"
PAC 4 POPULUS X ACUMINATA / LANCELEAF POPLAR B & B 2"
TCG 2 TILIA CORDATA `GREENSPIRE` / GREENSPIRE LITTLELEAF LINDEN B & B 2"
EVERGREEN TREES QTY BOTANICAL NAME / COMMON NAME CONT CAL SIZE
JSS 12 JUNIPERUS SCOPULORUM `SKYROCKET` / SKYROCKET JUNIPER B & B 6` HT.
JVT 11 JUNIPERUS VIRGINIANA `TAYLOR` / TAYLOR EASTERN REDCEDAR B & B 6` HT.
PPC 3 PICEA PUNGENS / COLORADO SPRUCE B & B 6` HT.
PAR 7 PINUS ARISTATA / BRISTLECONE PINE B & B 6` HT.
PPO 7 PINUS PONDEROSA / PONDEROSA PINE B & B 6` HT.
M8 PPO 5 PINUS PONDEROSA / PONDEROSA PINE B & B 8`HT
ORNAMENTAL TREE QTY BOTANICAL NAME / COMMON NAME CONT CAL SIZE
ATH 4 ACER TATARICUM `HOT WINGS` / HOT WINGS TATARIAN MAPLE B & B 1.5"
AAA 4 AMELANCHIER ARBOREA `AUTUMN BRILLIANCE` / DOWNY SERVICEBERRY B & B 1.5"
CMS 3 CRATAEGUS X MORDENENSIS `SNOWBIRD` / SNOWBIRD HAWTHORN B & B 1.5"
PVP 10 PRUNUS X VIRGINIANA ‘P002S’ / SUCKER PUNCH® CHOKECHERRY B & B 1.5"
PCP 7 PYRUS CALLERYANA `AUTUMN BLAZE` / AUTUMN BLAZE PEAR B & B 1.5"
PCC 6 PYRUS CALLERYANA `CHANTICLEER` / CHANTICLEER PEAR B & B 1.5"
SHRUBS QTY BOTANICAL NAME / COMMON NAME SIZE
AAS 8 AMELANCHIER ALNIFOLIA STOLONIFERA / SASKATOON 5 GAL
CSA 4 CORNUS SERICEA `ARTIC FIRE` / ARTIC FIRE DOGWOOD 5 GAL
CSK 32 CORNUS SERICEA `KELSEYI` / KELSEYI DOGWOOD 5 GAL
ENS 56 ERICAMERIA NAUSEOSA SPECIOSA / DWARF BLUE RABBITBRUSH 5 GAL
EAC 20 EUONYMUS ALATUS `COMPACTUS` / COMPACT BURNING BUSH 5 GAL
EFB 44 EUONYMUS FORTUNEI `BLONDY` TM / BLONDY EUNONYMUS 5 GAL
HAA 23 HYDRANGEA ARBORESCENS `ANNABELLE` / ANNABELLE SMOOTH HYDRANGEA 5 GAL
HME 17 HYDRANGEA MACROPHYLLA `ENDLESS SUMMER` TM / BAILMER HYDRANGEA 5 GAL
PMO 24 PHYSOCARPUS MONOGYNUS / MOUNTAIN NINEBARK 5 GAL
PAM 6 PRUNUS AMERICANA / AMERICAN PLUM 5 GAL
PMV 24 PRUNUS VIRGINIANA MELANOCARPA / WESTERN CHOKEBERRY 5 GAL
RGL 14 RHUS GLABRA / SMOOTH SUMAC 5 GAL
RTA 96 RHUS TRILOBATA `AUTUMN AMBER` / AUTUMN AMBER SUMAC 5 GAL
RAU 36 RIBES AUREUM / GOLDEN CURRANT 5 GAL
RWU 73 ROSA WOODSII ULTRAMONTANA / WOODS` ROSE 5 GAL
RNW 23 ROSA X `NEARLY WILD` / NEARLY WILD ROSE 5 GAL
SEX 18 SALIX EXIGUA / COYOTE WILLOW 5 GAL
SPN 9 SALIX PURPUREA `NANA` / DWARF ARCTIC WILLOW 5 GAL
YGL 61 YUCCA GLAUCA / SOAPWEED 5 GAL
EVERGREEN SHRUBS QTY BOTANICAL NAME / COMMON NAME SIZE
BGM 28 BUXUS X `GREEN MOUND` / GREEN MOUND BOXWOOD 5 GAL
JCA 2 JUNIPERUS CHINENSIS `ARMSTRONGII` / ARMSTRONG JUNIPER 5 GAL
JHB 16 JUNIPERUS HORIZONTALIS `BLUE CHIP` / BLUE CHIP JUNIPER 5 GAL
JST 6 JUNIPERUS SABINA `TAMARISCIFOLIA` / TAMARIX SAVIN JUNIPER 5 GAL
JSC 7 JUNIPERUS SCOPULORUM `COLOGREEN` / COLOGREEN JUNIPER 5 GAL
JSM 17 JUNIPERUS SCOPULORUM `MEDORA` / MEDORA JUNIPER 5 GAL
JMO 3 JUNIPERUS SCOPULORUM `MOONGLOW` / MOONGLOW JUNIPER 5 GAL
PERENNIAL GRASS QTY BOTANICAL NAME / COMMON NAME SIZE
BBA 27 BOUTELOUA GRACILIS `BLONDE AMBITION` / BLUE GRAMA 1 GAL
CAK 144 CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` / FEATHER REED GRASS 1 GAL
PRO 4 PANICUM AMARUM ROTSRAHLBUSCH / RED SWITCH GRASS 1 GAL
PAH 124 PENNISETUM ALOPECUROIDES `HAMELN` / HAMELN DWARF FOUNTAIN GRASS 1 GAL
SITE PLANT SCHEDULE (NO COURTYARDS, POOL DECK, ENTRANCE)
DRAWING NUMBER:
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
■ land planning ■ landscape architecture ■■ urban design ■ entitlement ■
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
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RIPLEY DESIGN INC.
Sam Coutts
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
f. 970.225.6657
SEEC ENTERPRISES
Ben Massimino
PO Box 680513
Park City, UT 84068
p. 435.901.0181
ENGINEER
ARCHITECT
APPLICANT
NORTHERN ENGINEERING
Cody Snowdon
301 N. Howes St. #100
Fort Collins, CO 80521
p. 970.221.4158
BLACKBOX DESIGN STUDIOS
Benj Baird
517 South 200 West Suite D
Salt Lake City, UT 84101
p. 801.879.5089
DEVELOPER
LANDSCAPE NOTES
AND DETAILS
FINAL DEVELOPMENT
PLAN
BRICK STONE
APARTMENTS ON
HARMONY
06
05
04
MYLARS
FDP 2
FDP
08/28/17
03/22/17
02/01/17
09/27/16HEARING SET03
08/24/16PDP 202
06/29/16PDP01
FORT COLLINS, CO
RL
SC
R15-071
LP10
A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS
NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS
INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY.
THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN
THIS PERMIT IS 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.
1.PLANT QUALITY: ALL PLANT MATERIAL SHALL BE A-GRADE OR NO. 1 GRADE - FREE OF ANY
DEFECTS, OF NORMAL HEALTH, HEIGHT, LEAF DENSITY AND SPREAD APPROPRIATE TO THE
SPECIES AS DEFINED BY THE AMERICAN ASSOCIATION OF NURSERYMEN (AAN) STANDARDS. ALL
TREES SHALL BE BALL AND BURLAP OR EQUIVALENT.
2.IRRIGATION: ALL LANDSCAPE AREAS WITHIN THE SITE INCLUDING TURF, SHRUB BEDS AND TREE
AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC IRRIGATION SYSTEM. THE IRRIGATION PLAN
MUST BE REVIEWED AND APPROVED BY THE CITY OF FORT COLLINS WATER UTILITIES
DEPARTMENT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT. ALL TURF AREAS SHALL BE
IRRIGATED WITH AN AUTOMATIC POP-UP IRRIGATION SYSTEM. ALL SHRUB BEDS AND TREES,
INCLUDING IN NATIVE SEED AREAS, SHALL BE IRRIGATED WITH AN AUTOMATIC DRIP (TRICKLE)
IRRIGATION SYSTEM, OR WITH AN ACCEPTABLE ALTERNATIVE APPROVED BY THE CITY WITH THE
IRRIGATION PLANS. THE IRRIGATION SYSTEM SHALL BE ADJUSTED TO MEET THE WATER
REQUIREMENTS OF THE INDIVIDUAL PLANT MATERIAL.
3.TOPSOIL: TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING
CONSTRUCTION ACTIVITY SHALL BE CONSERVED FOR LATER USE ON AREAS REQUIRING
REVEGETATION AND LANDSCAPING.
4.SOIL AMENDMENTS: THE SOIL IN ALL LANDSCAPE AREAS, INCLUDING PARKWAYS AND MEDIANS,
SHALL BE THOUGHLY LOOSENED TO A DEPTH OF NOT LESS THAN EIGHT(8) INCHES AND SOIL
AMENDMENT SHALL BE THOROUGHLY INCORPORATED INTO THE SOIL OF ALL LANDSCAPE AREAS
TO A DEPTH OF AT LEAST SIX(6) INCHES BY TILLING, DISCING OR OTHER SUITABLE METHOD, AT A
RATE OF AT LEAST THREE (3) CUBIC YARDS OF SOIL AMENDMENT PER ONE THOUSAND (1,000)
SQUARE FEET OF LANDSCAPE AREA.
5.INSTALLATION AND GUARANTEE: ALL LANDSCAPING SHALL BE INSTALLED ACCORDING TO
SOUND HORTICULTURAL PRACTICES IN A MANNER DESIGNED TO ENCOURAGE QUICK
ESTABLISHMENT AND HEALTHY GROWTH. ALL LANDSCAPING FOR EACH PHASE MUST BE EITHER
INSTALLED OR THE INSTALLATION MUST BE SECURED WITH AN IRREVOCABLE LETTER OF
CREDIT, PERFORMANCE BOND, OR ESCROW ACCOUNT FOR 125% OF THE VALUATION OF THE
MATERIALS AND LABOR PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR ANY
BUILDING IN SUCH PHASE.
6.MAINTENANCE: TREES AND VEGETATION, IRRIGATION SYSTEMS, FENCES, WALLS AND OTHER
LANDSCAPE ELEMENTS WITH THESE FINAL PLANS SHALL BE CONSIDERED AS ELEMENTS OF 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 LANDSCAPING ELEMENTS IN GOOD
CONDITION. ALL LANDSCAPING SHALL BE MAINTAINED FREE FROM DISEASE, PESTS, WEEDS AND
LITTER, AND ALL LANDSCAPE STRUCTURES SUCH AS FENCES AND WALLS SHALL BE REPAIRED
AND REPLACED PERIODICALLY TO MAINTAIN A STRUCTURALLY SOUND CONDITION.
7.REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS OTHERWISE REMOVED, SHALL BE
PROMPTLY REPLACED IN ACCORDANCE WITH THE REQUIREMENTS OF THESE PLANS.
8.THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN TREES/SHRUBS AND UTILITIES:
40 FEET BETWEEN CANOPY TREES AND STREET LIGHTS
15 FEET BETWEEN ORNAMENTAL TREES AND STREETLIGHTS
10 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER MAIN LINES
6 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER SERVICE LINES.
4 FEET BETWEEN TREES AND GAS LINES
9.ALL STREET TREES SHALL BE PLACED A MINIMUM EIGHT (8) FEET AWAY FROM THE EDGES OF
DRIVEWAYS AND ALLEYS PER LUC 3.2.1(D)(2)(a).
10.PLACEMENT OF ALL LANDSCAPING SHALL BE IN ACCORDANCE WITH THE SIGHT DISTANCE
CRITERIA AS SPECIFIED BY THE CITY OF FORT COLLINS. NO STRUCTURES OR LANDSCAPE
ELEMENTS GREATER THAN 24" SHALL BE ALLOWED WITHIN THE SIGHT DISTANCE TRIANGLE OR
EASEMENTS WITH THE EXCEPTION OF DECIDUOUS TREES PROVIDED THAT THE LOWEST BRANCH
IS AT LEAST 6' FROM GRADE. ANY FENCES WITHIN THE SIGHT DISTANCE TRIANGLE OR
EASEMENT MUST BE NOT MORE THAN 42" IN HEIGHT AND OF AN OPEN DESIGN.
11.COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS,
AND TRAFFIC CIRCLES ADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE
MAINTAINED BY A PROPERTY OWNERS ASSOCIATION. THE PROPERTY OWNERS ASSOCIATION IS
RESPONSIBLE FOR SNOW REMOVAL ON ALL ADJACENT STREET SIDEWALKS AND SIDEWALKS IN
COMMON OPEN SPACE AREAS.
12.LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS AND TRAFFIC CIRCLES ADJACENT TO
RESIDENTIAL LOTS ARE REQUIRED TO BE MAINTAINED BY THE PROPERTY OWNER OF THE
RESIDENTIAL LOT, AND THE PROPERTY OWNER IS RESPONSIBLE FOR SNOW REMOVAL ON ALL
ADJACENT STREET SIDEWALKS.
13.THE DEVELOPER SHALL ENSURE THAT THE FINAL LANDSCAPE PLAN IS 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 THIS PLAN.
14.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 QUANTITIES INCLUDED IN THE PLANT LIST, SPECIES AND QUANTITIES
ILLUSTRATED SHALL BE PROVIDED. ALL CHANGES OF PLANT SPECIES AND LOCATION MUST
HAVE WRITTEN APPROVAL BY THE CITY PRIOR TO INSTALLATION.
15.ALL PLANTING BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF THREE INCHES.
16.IRRIGATED TURF SHALL BE TEXAS BLUEGRASS/KENTUCKY BLUEGRASS HYBRID VORTEX BY
KORBY SODS OR APPROVED EQUAL.
17.EDGING BETWEEN GRASS AND SHRUB BEDS SHALL BE 18" X 4" ROLLED TOP STEEL SET LEVEL
WITH TOP OF SOD OR APPROVED EQUAL.
18.PROPOSED MANAGEMENT ACTIVITY TO ENHANCE THE HABITAT IN TREE INVENTORY ZONES 9, 11
AND 12 SHALL BE APPROVED BY THE SENIOR ENVIRONMENTAL PLANNER AND CITY FORESTER.
PROPOSED WORK SHALL BE SUBMITTED IN WRITING WITH A DESCRIPTION OF THE MANAGEMENT
STEPS REQUESTED. THESE COULD INVOLVE PLANTING OR MAINTENANCE OF TREES, SHRUBS OR
OTHER VEGETATION. IT COULD ALSO INVOLVE SELECTIVE REMOVAL OF INVASIVE OR
PROHIBITED SPECIES TO ENHANCE HABITAT.
GENERAL LANDSCAPE NOTES
HYDROZONE AREA (SF)WATER NEEDED
(GALLONS/SF)
ANNUAL WATER USE
(GALLONS)
HIGH 14403 18 259,254.00
MODERATE 22042 10 220,420.00
LOW 5839 3 17517.00
TOTAL 42,284 11.7584 497,191
ANNUAL WATER USE NOT TO EXCEED 15 GAL./SF. AVERAGE OVER THE SITE
WATER USE TABLE
STREET TREE NOTES
1.A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE
PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND
CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED.
FAILURE TO OBTAIN THIS PERMIT IS 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 BE INSTALLED 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 AND REMOVAL WORKS SHALL BE PERFORMED BY A CITY OF FORT COLLINS LICENSED
ARBORS WHERE REQUIRED BY CODE.STREET TREES SHALL BE SUPPLIED AND PLANTED 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 OF FORT COLLINS FORESTRY DIVISION. ALL STREET TREES IN THE PROJECT
MUST BE ESTABLISHED, WITH AN APPROVED SPECIES AND OF ACCEPTABLE CONDITION PRIOR TO ACCEPTANCE.
5.SUBJECT TO APPROVAL BY THE CITY FORESTER -- STREET TREE LOCATIONS MAY BE ADJUSTED TO ACCOMMODATE
DRIVEWAY LOCATIONS, UTILITY SEPARATIONS BETWEEN TREES, 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.TREE PROTECTION NOTES
TREE DIAMETER AT BREAST HEIGHT
(INCHES)
AUGER DISTANCE FROM FACE OF
TREE (FEET)
0-2 1
3-4 2
5-9 5
10-14 10
15-19 12
OVER 19 15
1.ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL
AREA BUFFER ZONES SHALL REMAIN AND BE PROTECTED UNLESS NOTED ON THESE PLANS
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 OR FORESTER HAS EVALUATED
AND APPROVED THE DISTURBANCE.
3.ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINS
FORESTRY STANDARDS. TREE PRUNING AND REMOVAL SHALL BE PERFORMED 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 ORANGE FENCING 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 THE DRIP LINE, WHICHEVER IS GREATER. THERE
SHALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN
THE FENCED TREE PROTECTION ZONE.
5.DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT
THE CLEANING OF EQUIPMENT OR MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE
MATERIAL SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY
OTHER MATERIAL HARMFUL TO THE LIFE OF A TREE WITHIN THE DRIP LINE OF ANY
PROTECTED TREE OR GROUP OF TREES.
6.NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE FASTENED TO ANY
PROTECTED TREE.
7.LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM
CONSTRUCTION OR LAND CLEARING AREAS, ROAD RIGHTS-OF-WAY AND UTILITY EASEMENTS
MAY BE "RIBBONED OFF," RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH
TREE AS REQUIRED IN SUBSECTION (G)(3) ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING
METAL T-POST STAKES A MAXIMUM OF FIFTY (50) FEET APART AND TYING RIBBON OR ROPE
FROM STAKE-TO-STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED.
5.NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO
JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST
COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT
SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS
ARE FOUND, THE CITY SHALL COORDINATE WITH RELEVANT STATE AND FEDERAL
REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL
AND CONSTRUCTION APPLY.
6.THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTURE
REQUIRING EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BE ACCOMPLISHED BY BORING
UNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OF
TWENTY-FOUR (24) INCHES. THE AUGER DISTANCE IS ESTABLISHED FROM THE FACE OF THE
TREE (OUTER BARK) AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS
DESCRIBED IN THE CHART BELOW:
P
R
E
V
A
I
L
I
N
G
W
I
N
D
NOTES:
SET S0 THAT TOP OF ROOT 1-2"
HIGHER THAN FINISHED GRADE
MARK NORTH SIDE OF TREE IN
NURSERY AND ROTATE TREE TO
FACE NORTH AT THE SITE
WHENEVER POSSIBLE
2 STRAND 12 GAUGE GAL. WIRE
(TWIST TO TIGHTEN) &
GROMMETED NYLON STRAPS
THREE (3) TWO INCH LODGE POLE STAKES
DRIVEN (MIN. 24") FIRMLY INTO UNDISTURBED
SOIL OUTSIDE OF PLANTING HOLE BEFORE
BACKFILLING STAKE ABOVE FIRST BRANCHES
OR AS NECESSARY FOR FIRM SUPPORT
REMOVE ALL WIRE, TWINE BURLAP, MESH
AND CONTAINERS FROM ENTIRE ROOT
BALL AND TRUNK
PLAN VIEW - THREE STAKES
3 X BALL DIA.
TREE PLANTING DETAIL - WOOD POSTS
SCALE: NTS
SCARIFY SIDES OF HOLE LEAVING
1:1 SLOPE
ROUND TOPPED SOIL BERM 4"
HIGH X 8" WIDE ABOVE ROOT
BALL SURFACE SHALL BE
CONSTRUCTED AROUND THE
ROOT BALL. BERM SHALL BEGIN
AT ROOT BALL PERIPHERY. (OMIT
IN TURF AREAS)
BACKFILL WITH BLEND OF EXISTING SOIL
AND A MAXIMUM 20% (BY VOL.) ORGANIC
MATERIAL PLACE FIRMLY BUT DON'T TAMP
OR COMPACT AROUND ROOT BALL. WATER
WATER THOROUGHLY TO SETTLE AND
REMOVE AIR POCKETS. PRIOR TO
MULCHING, LIGHTLY TAMP SOIL AROUND
THE ROOT BALL IN 6" LIFTS TO BRACE
TREE. DO NOT OVER COMPACT. WHEN THE
PLANTING HOLE HAS BEEN BACKFILLED,
POUR WATER AROUND THE ROOT BALL TO
SETTLE THE SOIL.
4" DEEP MULCH RING PLACED A MINIMUM
OF 6' IN DIAMETER. 1" MULCH OVER ROOT
BALL. DO NOT PLACE MULCH IN CONTACT
WITH TREE TRUNK
BOTTOM OF ROOT BALL RESTS ON
EXISTING OR RECOMPACTED SOIL
L-PL-171
STAKING NOTES:
STAKE TREES PER FOLLOWING SCHEDULE, THEN REMOVE AT
END OF FIRST GROWING SEASON AS FOLLOWS:
1 1/2" CALIPER SIZE - MIN. 1 STAKE ON SIDE OF PREVAILING
WIND. (GENERALLY N.W. SIDE)
1 1/2" - 3" CALIPER SIZE - MIN. 2 STAKES - ONE ON N.W. SIDE,
ONE ON S.W. SIDE
3" CALIPER SIZE AND LARGER - 3 STAKES PER DIAGRAM
WIRE OR CABLE SHALL BE MIN. 12 GAUGE, TIGHTEN ONLY
ENOUGH TO KEEP FROM SLIPPING. ALLOW FOR SOME TRUNK
MOVEMENT. NYLON STRAPS SHALL BE LONG ENOUGH TO
ACCOMMODATE 1 1/2" OF GROWTH AND BUFFER ALL BRANCHES
FROM WIRE GUYING PLAN
PLANT SO THAT TOP OF ROOT BALL
IS 2" HIGHER THAN FINISHED GRADE
GROMMETED NYLON STRAPS
GALVANIZED WIRE TWIST TO TIGHTEN
THREE (3) TWO INCH LODGE POLE STAKES
DRIVEN (MIN. 24") FIRMLY INTO UNDISTURBED
SOIL OUTSIDE ROOTBALL.
SCARIFY SIDES OF PLANTING HOLE
LEAVING 1:1 SLOPE
PRUNING NOTES:
DO NOT HEAVILY PRUNE THE TREE AT PLANTING. PRUNE
ONLY CROSSOVER LIMBS, CO-DOMINANT LEADERS AND
BROKEN BRANCHES. SOME INTERIOR TWIGS AND
LATERAL BRANCHES MAY BE PRUNED. HOWEVER, DO
NOT REMOVE THE TERMINAL BUDS OF BRANCHES THAT
EXTEND TO THE EDGE OF THE CROWN
3 X BALL DIA.
P
R
E
V
A
I
L
I
N
G
W
I
N
D
4" DEEP MULCH RING PLACED A MINIMUM
OF 6' IN DIAMETER. DO NOT PLACE
MULCH IN CONTACT WITH TREE TRUNK
CONIFER TREE PLANTING DETAIL - WOOD POSTS
SCALE: NTS
BACKFILL WITH BLEND OF
EXISTING SOIL AND A MAXIMUM
20% (BY VOL.) ORGANIC MATERIAL
TAMP SOIL AROUND ROOT BALL
W/ FOOT PRESSURE SO THAT IT
DOESN'T SHIFT. WATER
THOROUGHLY TO SETTLE AND
REMOVE AIR POCKETS. PRIOR TO
MULCHING, LIGHTLY TAMP SOIL
AROUND THE ROOT BALL IN 6"
LIFTS TO BRACE TREE. DO NOT
OVER COMPACT. WHEN THE
PLANTING HOLE HAS BEEN
BACKFILLED, POUR WATER
AROUND THE ROOT BALL TO
SETTLE THE SOIL.
ROUND-TOPPED SOIL BERM 4" HIGH X 8"
WIDE ABOVE ROOT BALL SURFACE
SHALL BE CONSTRUCTED AROUND THE
ROOT BALL. BERM SHALL BEGIN AT
ROOT BALL PERIPHERY. (OMIT IN TURF
AREAS)
REMOVE ALL WIRE, TWINE BURLAP,
MESH AND CONTAINERS FROM
ENTIRE ROOT BALL AND TRUNK
L-PL-162
PRUNING NOTES:
DO NOT HEAVILY PRUNE SHRUB AT PLANTING.
PRUNE ONLY DEAD OR BROKEN BRANCHES. IF
FORM IS COMPROMISED BY PRUNING,
REPLACE SHRUB
PLACEMENT NOTES:
SET SHRUB PLUMB. SPACE PLANTS, AND
PLACE FOR BEST EFFECT
SET TOP OF ROOTBALL 1-2" HIGHER THAN
ADJACENT GRADE
SCARIFY SIDES AND USE 1:1 SLOPE
3" DEEP MULCH RING 3' IN DIA. PLACE ON
GEOTEXTILE WEED BARRIER. 1" OF MULCH ON
TOP OF ROOT BALL
REMOVE CONTAINER (INCLUDING FIBER
CONTAINERS), BASKETS, WIRE, ETC. FROM THE
ROOT BALL. BREAK UP ENCIRCLING ROOTS
WITH SHARP KNIFE OR SPADE. SPLIT BOTTOM
OF ROOT BALL. PLACE ON UNDISTURBED SOIL
TO PREVENT SETTLEMENT. PRIOR TO
MULCHING, LIGHTLY TAMP SOIL AROUND THE
ROOT BALL IN 6" LIFTS TO BRACE SHRUB. DO
NOT OVER COMPACT. WHEN THE PLANTING
HOLE HAS BEEN BACKFILLED, POUR WATER
AROUND THE ROOT BALL TO SETTLE THE SOIL.
BACKFILL WITH BLEND OF EXISTING SOIL
AND A MAX. 20% (BY VOL.) ORGANIC
MATERIAL. WATER THOROUGHLY TO
SETTLE AND REMOVE AIR POCKETS
2 X BALL DIA.
4" HIGH WATER SAUCER
SHRUB PLANTING DETAIL
SCALE: NTS3 L-PL-14
NATURAL AREA BUFFER NOTES
1.STANDARDS FOR PROTECTION DURING CONSTRUCTION - THE DIRECTOR SHALL ESTABLISH A "LIMITS OF DEVELOPMENT"
("LOD") LINE(S) TO ESTABLISH THE BOUNDARY OF THE PROJECT OUTSIDE OF WHICH NO LAND DISTURBANCE ACTIVITIES
WILL OCCUR DURING THE CONSTRUCTION OF THE PROJECT.
2.SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN THE BUFFER ZONE.
3.CONSTRUCTION SHALL BE ORGANIZED AND TIMED TO MINIMIZE THE DISTURBANCE OF SENSITIVE SPECIES OCCUPYING OR
USING ON-SITE AND ADJACENT NATURAL HABITATS OR FEATURES.
4.CONSTRUCTION OF BARRIER FENCING SHALL BE PROVIDED AT THE LIMITS OF THE DEVELOPMENT DURING CONSTRUCTION.
UPLAND NATIVE SEED MIX*
COMMON NAME SCIENTIFIC NAME SEEDS/LB PERCENT SUB-PERCENT PLS OF SEEDS
NUMBER / SF
LBS/PLS/
ACRE
(DRILLED)
LBS/PLS/
ACRE
(BROADCAST)
BEEPLANT CLEOME SERRULATA 113,000
40.00%
10.00%3 1.08 2.16
HAIRY GOLDENASTER HETEROTHECA VILLOSA 336,000 10.00%3 0.04 0.07
PURPLE PRAIRIE CLOVER DALEA PURPUREA 300,000 10.00%3 0.41 0.82
WALLFLOWER ERYSIMUM ASPERUM 1,085,504 10.00%3 0.11 0.22
ANNUAL SUNFLOWER HELIANTHUS ANNUUS 59,000 10.00%3 2.07 4.14
DOTTED GAYFEATHER LIASTRIS PUNCTATA 168,000 10.00%3 0.73 1.46
BLUE FLAX LINUM LEWSII 295,000 10.00%3 0.41 0.82
PRAIRIE ASTER MACHAERANTHERA TANACETIFOLIA 496,000 10.00%3 0.25 0.50
MEXICAN HAT RATIBIDA COLUMNIFERA 1,200,000 10.00%3 0.10 0.20
AMERICAN VETCH VICIA AMERICANA 20,000 10.00%3 6.10 12.20
FORB TOTAL**28 11.61 23.22
SIDEOATS GRAMA BOUTELOUA CURTIPENDULA 190,000
60.00%
10.00%4 0.96 1.92
BUFFALOGRASS BOUTELOUA DACTYLOIDES 56,000 10.00%4 3.27 6.54
BLUE GRAMA BOUTELOUA GRACILIS 825,000 10.00%4 0.22 0.44
PRAIRIE SANDREED CALAMOVILFA LONGIFOLIA 273,000 10.00%4 0.67 1.34
NEEDLEANDTHREAD HESPEROTIPA COMATA 115,000 10.00%4 1.59 3.18
PRAIRIE JUNEGRASS KOELERIA MACRANTHA 2,300,000 10.00%4 0.08 0.16
SWITCHGRASS PANICUM VIRGATUM 389,000 10.00%4 0.47 0.94
WESTERN WHEATGRASS PASCOPYRUM SMITHII 110,000 10.00%4 1.66 3.32
SAN DROPSEED SPOROBOLUS CRYPTANDRUS 5,200,000 10.00%4 0.04 0.08
SIX WEEKS FESCUE VULPIA OCTOFLORA 965,000 10.00%4 0.19 0.38
GRASSES TOTAL**42 9.15 18.30
MIX TOTAL 70 20.76 41.52
* THIS MIX IS BASED ON 70 SEEDS/ SQUARE FOOT AND IS ONLY CALCULATED FOR ONE ACRE. THIS MIX IS BASED ON CONTRACTOR USING A DRILL SEED APPLICATION. SEEDS SHOULD BE DRILLED
BETWEEN 14 AND 12 INCH DEEP. MIX SHOULD BE DOUBLED IF HAND BROADCASTED. CONTRACTOR IS RESPONSIBLE FOR CALCULATING THE APPROPRIATE SEED AMOUNTS TO PURCHASE. PLEASE
NOTE THAT THE POUNDS PER ACRE ARE IN PLS (PURE LIVE SEED) AND MUST BE ORDERED THAT WAY. ALL MATERIALS FURNISHED SHALL BE FREE OF COLORADO STATE NOXIOUS WEEDS AS
DEFINED IN ARTICLE III, SECTION 21-40 OF THE CODE OF THE CITY OF FORT COLLINS.
** ACCEPTABLE SUBSTITUTIONS FOR FORBS INCLUDE: GAILLARDIA ARISTATA, 0.92LBS/PLS; ASCLEPIAS SPECIOSA, 2.10 LBS/PLS; ASTRAGALUS DRUMMONDII, 0.555 LBS/PLS; COREOPSIS TINCTORIA,
0.09 LBS,PLS; SPHAERALCEA COCCINEA, 0.30 LBS/PLS; AND/OR PENSTEMON ANGUSTIFOLIUS, 0.39 LBS/PLS. (ALL SUBSTITUTIONS CALCULATED AT 10% SUB-PERCENT).
** ACCEPTABLE SUBSTITUTIONS FOR GRASSES INCLUDE: ELYMUS CANADENSIS, 1.59 LBS/PLS; ACHNATHERUM HYMENOIDES, 1.30 LBS/PLS; AND/OR NASSELLA VIRIDULA, 1.01 LBS/PLS. (ALL
SUBSTITUTIONS CALCULATED AT 10% SUB-PERCENT).
PICKET FENCE
NTS
8'-0"
4X6 CEDAR POST
2X4 CEDAR SLAT
1X6 CEDAR PICKET
NATURAL AREA FENCE
(AROUND PARKING)
4'-4"
6"
1'-7"
OC
2"
1"3'-0"
1'-0"
OP-BR1-015
METAL FENCE
SCALE: NTS
8'-0" TYP.
METAL
PICKETS
7'-0"
6'-6"
4 OP-BR1-02
1.THE GROUND SHALL BE CULTIVATED LIGHTLY THEN SEEDED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER ENTIRE AREA.
2.IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL
PLANNER.
3.PRIOR TO SEEDING SOIL WILL BE AERATED WHERE ACCESSIBLE BY EQUIPMENT AND SOIL AMENDMENTS ADDED AS NECESSARY.
APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED TO ENSURE SEEDING IS NO DEEPER THAN 1/2 INCH IN SOIL.
4.DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE. FOR BROADCAST SEEDING, DOUBLE SPECIFIED
APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES.
5.TREAT NATIVE SEED MIX AREA PRIOR TO INSTALLATION OF SEED PER WEED MANAGEMENT PLAN INCLUDED IN THE DEVELOPMENT
AGREEMENT.
6.AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW OR OTHER APPROPRIATE METHODS AND PROVIDED
TEMPORARY IRRIGATION UNTIL SEED IS ESTABLISHED. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION,
EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER.
7.THE APPROVED SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL-LIKE LANDSCAPE AESTHETIC. IF AND WHEN
MOWING OCCURS IN NATIVE GRASS SEED MIX AREAS DO NOT MOW LOWER THAN 6-8 INCHES IN HEIGHT TO AVOID INHIBITING
NATIVE PLANT GROWTH.
8.NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY-PERCENT TOTAL COVER IS REACHED WITH NO LARGER THAN
ONE FOOT SQUARE BARE SPOTS AND/OR UNTIL DEEMED ESTABLISHED BY CITY PLANNING SERVICES.
NATIVE SEED NOTES
HYDROZONES ARE CALCULATED AS FOLLOWS:
HIGH HYDROZONE: INCLUDES ALL IRRIGATED TURF AREAS.
MEDIUM HYDROZONE: INCLUDES ALL WOOD MULCH, ROCK MULCH AND 1
2 OF NATIVE SEED AREAS.
LOW HYDROZONE: INCLUDES REMAINING 1
2 OF NATIVE SEED AREAS.
ITEM 3, ATTACHMENT 3
Packet pg. 147
3.2
3.4
4.9
5.9
4.1
2.0
1.9
3.7
5.6
4.9
2.4
0.8
0.5
0.7
1.8
4.0
5.7
4.4
2.0
0.8
0.9
2.0
4.4
6.2
4.9
2.9
2.0
1.7
2.0
3.0
3.4
2.6
1.7
1.6
2.5
3.3
2.9
1.7
0.8
0.5
0.6
1.3
2.5
3.3
2.7
1.6
0.9
0.9
1.6
2.9
3.7
3.3
2.2
1.8
1.0
1.2
1.7
1.9
1.5
1.1
1.1
1.5
1.9
1.7
1.0
0.5
0.4
0.5
0.9
1.5
1.9
1.6
0.9
0.6
0.6
1.0
1.8
2.3
2.1
1.7
1.5
0.5
0.6
0.7
0.8
0.8
0.6
0.6
0.7
0.8
0.7
0.6
0.4
0.3
0.3
0.5
0.7
0.8
0.7
0.6
0.5
0.5
0.7
1.0
1.2
1.3
1.3
1.5
0.3
0.3
0.3
0.3
0.3
0.3
0.3
0.3
0.3
0.3
0.3
0.2
0.2
0.2
0.2
0.3
0.4
0.4
0.3
0.3
0.4
0.5
0.6
0.7
0.9
1.1
1.3
0.1
0.1
0.1
0.2
0.2
0.2
0.2
0.2
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.2
0.2
0.2
0.3
0.3
0.4
0.5
0.7
0.9
1.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.3
0.3
0.4
0.6
0.7
0.9
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.3
0.4
0.5
0.6
0.8
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.3
0.4
0.5
0.7
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.3
0.4
0.6
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.2
0.2
0.3
0.4
0.5
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
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1.9
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3.8
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3.5
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4.3
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1.4
1.8
1.6
1.6
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2.4
2.8
2.9
2.8
2.8
2.9
3.4
4.6
6.1
6.4
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0.1
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1.6
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1.7
1.7
1.9
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2.5
2.8
2.9
2.7
2.7
2.9
3.4
4.5
5.6
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0.1
0.1
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1.7
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1.8
1.8
1.9
2.2
2.6
2.9
3.0
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2.7
2.9
3.3
4.3
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0.1
0.1
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0.6
1.7
1.9
1.8
1.9
2.1
2.5
2.8
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3.0
2.9
2.9
3.3
4.2
4.9
4.9
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0.1
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0.2
0.3
0.4
0.7
1.5
1.7
1.8
1.9
2.4
2.8
3.0
3.1
3.1
3.2
3.1
3.0
3.1
4.1
5.1
6.3
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0.1
0.2
0.3
0.4
0.6
1.0
1.6
1.9
1.9
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2.6
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3.2
3.2
3.0
2.9
3.9
4.9
6.4
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0.2
0.2
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0.7
1.4
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2.5
2.3
2.1
2.9
3.1
3.0
2.9
3.0
3.2
3.3
3.1
2.8
3.7
4.3
5.1
0.2
0.2
0.2
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0.5
0.8
1.7
2.3
3.0
2.7
2.2
2.9
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3.0
2.8
2.9
3.2
3.2
3.1
2.7
3.8
3.8
3.6
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0.2
0.2
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0.8
1.4
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2.5
2.3
2.1
2.8
3.0
2.9
2.8
2.8
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3.2
3.0
2.5
3.2
3.2
2.7
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0.2
0.2
0.3
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1.6
1.9
1.9
1.9
2.4
2.8
2.8
2.8
2.8
2.9
2.9
2.7
2.5
3.0
3.4
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0.2
0.3
0.4
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0.8
1.6
1.7
1.8
1.9
2.2
2.5
2.7
2.7
2.8
2.8
2.8
2.7
2.9
3.7
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0.2
0.2
0.2
0.2
0.3
0.3
0.7
1.7
1.9
1.8
1.8
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2.2
2.4
2.6
2.6
2.6
2.5
2.6
3.3
4.6
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0.2
0.7
1.8
2.1
1.8
1.8
1.8
2.0
2.3
2.5
2.5
2.4
2.4
2.6
3.3
4.6
6.4
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0.2
0.2
0.6
1.7
2.1
1.8
1.7
1.8
1.9
2.2
2.4
2.5
2.4
2.3
2.5
3.1
3.8
4.7
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0.2
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0.2
0.5
1.4
1.8
1.7
1.6
1.7
2.0
2.2
2.4
2.5
2.4
2.4
2.5
2.8
3.3
3.4
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0.2
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1.1
1.4
1.5
1.5
1.6
1.9
2.1
2.3
2.4
2.4
2.4
2.5
2.6
3.0
2.9
1.9
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0.1
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0.7
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1.2
1.3
1.5
1.7
2.0
2.1
2.2
2.2
2.2
2.3
2.4
2.8
2.7
1.7
0.1
0.1
0.2
0.2
0.3
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0.5
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1.2
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1.2
0.8
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1.1
1.3
1.5
1.8
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2.1
2.2
2.5
2.6
1.5
0.1
0.2
0.3
0.4
0.7
1.0
1.2
1.5
1.5
1.5
1.4
1.5
1.9
2.3
1.9
1.5
1.4
1.5
1.5
1.5
1.4
1.2
1.0
1.0
1.0
1.2
1.4
1.6
1.8
1.9
1.9
2.0
2.0
2.1
2.2
2.3
1.3
0.2
0.3
0.4
0.6
1.0
1.4
1.8
2.1
2.1
1.9
1.7
1.8
2.4
2.8
2.4
1.8
1.7
2.0
2.2
2.1
1.9
1.5
1.2
1.0
1.0
1.1
1.2
1.4
1.7
1.9
2.1
2.0
2.0
1.9
1.9
2.0
1.2
0.2
0.3
0.5
0.8
1.1
1.5
1.7
1.9
1.9
1.9
1.8
2.0
2.5
3.0
2.4
2.0
1.8
1.9
1.9
1.9
1.8
1.6
1.3
1.1
1.0
1.0
1.1
1.3
1.6
1.9
2.1
2.2
2.0
1.7
1.8
1.7
1.2
0.2
0.3
0.4
0.6
0.9
1.2
1.4
1.6
1.8
1.9
1.9
1.9
2.0
2.1
2.2
2.1
2.0
1.9
1.9
1.9
1.8
1.7
1.5
1.3
1.1
1.0
1.0
1.1
1.3
1.5
1.8
2.2
2.3
2.1
1.8
2.1
1.9
1.5
0.2
0.3
0.5
0.7
1.0
1.3
1.5
1.7
1.8
1.9
2.1
2.4
2.6
2.9
2.9
2.9
2.6
2.3
2.1
1.9
1.8
1.7
1.6
1.4
1.1
1.0
0.9
1.0
1.2
1.4
1.8
2.2
2.5
2.3
2.0
2.8
2.4
2.0
0.2
0.3
0.5
0.7
1.0
1.3
1.6
1.8
1.9
2.1
2.3
2.7
3.0
3.3
3.3
3.2
3.0
2.7
2.3
2.1
1.9
1.8
1.6
1.4
1.1
1.0
0.9
1.0
1.2
1.4
1.7
2.2
2.5
2.2
2.0
2.9
2.5
2.1
0.2
0.4
0.5
0.8
1.0
1.3
1.6
1.8
2.0
2.2
2.6
2.9
3.1
3.2
3.3
3.2
3.1
2.9
2.5
2.2
2.0
1.8
1.6
1.4
1.2
1.0
0.9
1.0
1.2
1.4
1.7
2.1
2.3
2.0
1.8
2.3
2.1
1.8
0.2
0.4
0.5
0.8
1.0
1.3
1.6
1.8
2.0
2.2
2.6
2.9
3.1
3.2
3.2
3.2
3.1
2.9
2.6
2.2
2.0
1.8
1.6
1.4
1.1
1.0
0.9
1.0
1.1
1.4
1.6
1.9
2.0
1.8
1.7
2.1
2.1
1.9
0.2
0.3
0.5
0.7
1.0
1.3
1.6
1.8
1.9
2.1
2.4
2.8
3.1
3.2
3.3
3.2
3.1
2.8
2.4
2.1
1.9
1.8
1.6
1.4
1.1
1.0
0.9
1.0
1.1
1.3
1.5
1.7
1.7
1.7
1.9
2.4
3.0
3.1
0.2
0.3
0.5
0.7
1.0
1.3
1.6
1.7
1.8
1.9
2.2
2.5
2.7
3.1
3.1
3.1
2.7
2.5
2.2
1.9
1.8
1.7
1.6
1.3
1.1
0.9
0.9
0.9
1.0
1.2
1.3
1.3
1.4
1.6
2.0
2.9
4.3
5.0
0.2
0.3
0.4
0.7
0.9
1.2
1.5
1.6
1.8
1.9
2.0
2.1
2.2
2.3
2.4
2.3
2.2
2.1
2.0
1.9
1.8
1.6
1.5
1.3
1.0
0.9
0.8
0.9
1.0
1.1
1.1
1.1
1.2
1.5
2.0
3.2
4.8
6.2
0.1
0.2
0.4
0.6
0.8
1.2
1.5
1.7
1.8
1.8
1.9
1.8
2.0
2.3
2.6
2.3
2.0
1.8
1.9
1.8
1.8
1.7
1.5
1.2
0.9
0.8
0.7
0.8
0.9
1.0
1.0
1.1
1.1
1.4
1.8
2.8
3.9
5.1
0.1
0.2
0.3
0.5
0.7
1.1
1.5
1.9
2.1
2.0
1.9
1.7
1.9
2.6
3.1
2.5
1.9
1.7
1.9
2.1
2.1
1.9
1.5
1.1
0.8
0.7
0.6
0.7
0.8
0.9
0.9
1.0
1.1
1.2
1.6
2.2
2.6
0.1
0.1
0.2
0.3
0.5
0.8
1.1
1.5
1.8
1.9
1.8
1.6
1.6
2.1
2.4
2.0
1.6
1.6
1.8
1.9
1.8
1.5
1.1
0.8
0.6
0.5
0.5
0.6
0.7
0.8
0.8
0.9
0.9
1.1
1.2
1.5
1.6
0.1
0.1
0.1
0.2
0.3
0.4
0.5
0.6
0.7
0.7
0.8
0.8
1.0
1.5
1.8
1.5
1.0
0.8
0.8
0.7
0.7
0.6
0.5
0.5
0.4
0.4
0.4
0.5
0.5
0.6
0.6
0.7
0.7
0.8
0.9
1.0
1.0
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.3
0.4
0.6
0.8
0.9
0.8
0.6
0.4
0.3
0.2
0.2
0.1
0.1
0.2
0.2
0.3
0.3
0.4
0.4
0.5
0.5
0.5
0.6
0.6
0.6
0.6
0.6
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.2
0.3
0.4
0.5
0.5
0.5
0.4
0.3
0.2
0.2
0.1
0.1
0.1
0.1
0.2
0.2
0.2
0.3
0.3
0.3
0.4
0.4
0.4
0.4
0.4
0.3
0.3
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.2
0.2
0.2
0.3
0.3
0.3
0.2
0.2
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.2
0.2
0.2
0.2
0.3
0.3
0.2
0.2
0.2
0.2
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.2
0.2
0.2
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.2
0.2
0.2
0.1
0.1
0.1
0.1
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
1.2
1.7
2.2
3.0
3.9
4.9
5.7
4.9
3.7
2.9
2.2
1.7
1.4
1.0
0.7
0.5
0.3
0.2
0.2
1.4
1.9
2.7
3.7
5.1
6.6
7.2
5.9
4.7
3.7
2.8
2.3
1.7
1.1
0.7
0.5
0.3
0.2
0.2
1.3
1.8
2.7
3.9
5.3
7.1
7.6
6.7
5.4
4.2
3.2
2.4
1.7
1.1
0.7
0.5
0.3
0.2
0.2
1.2
1.6
2.5
3.8
5.4
6.8
7.2
6.8
5.6
4.2
3.0
2.2
1.5
1.0
0.7
0.4
0.3
0.2
0.1
1.4
1.9
2.7
4.0
5.4
7.1
7.7
6.6
5.4
4.2
3.2
2.5
1.8
1.1
0.7
0.5
0.3
0.2
0.2
1.4
2.0
2.7
3.7
5.0
6.5
7.1
5.9
4.6
3.7
2.8
2.3
1.7
1.2
0.8
0.5
0.4
0.3
0.2
1.3
1.7
2.2
3.0
3.8
4.8
5.6
4.8
3.7
2.9
2.2
1.8
1.4
1.1
0.8
0.6
0.4
0.3
0.2
1.1
1.4
1.8
2.3
2.8
3.3
3.8
3.8
3.0
2.5
2.0
1.6
1.5
1.2
0.8
0.6
0.4
0.3
0.2
1.0
1.3
1.5
1.9
2.2
2.5
2.7
2.9
2.7
2.2
1.8
1.6
1.5
1.2
0.9
0.6
0.5
0.3
0.3
1.0
1.1
1.4
1.6
1.8
2.0
2.1
2.2
2.2
1.9
1.7
1.4
1.3
1.1
0.9
0.7
0.5
0.4
0.3
1.0
1.0
1.2
1.4
1.5
1.7
1.7
1.8
1.7
1.6
1.5
1.4
1.2
1.0
0.9
0.7
0.5
0.4
0.3
0.9
0.9
1.1
1.2
1.4
1.5
1.5
1.5
1.4
1.4
1.3
1.3
1.2
1.0
0.8
0.7
0.5
0.4
0.3
0.8
0.8
1.0
1.1
1.3
1.3
1.3
1.3
1.2
1.2
1.2
1.2
1.2
1.0
0.9
0.7
0.5
0.4
0.3
0.6
0.7
0.9
1.0
1.2
1.3
1.2
1.2
1.1
1.1
1.1
1.1
1.1
1.0
0.9
0.7
0.6
0.4
0.3
0.5
0.6
0.8
1.0
1.1
1.2
1.2
1.1
1.0
1.0
1.1
1.1
1.1
1.0
0.9
0.8
0.6
0.4
0.2
0.3
0.5
0.8
1.0
1.1
1.1
1.1
1.0
0.9
0.9
1.0
1.0
1.0
1.0
0.9
0.8
0.6
0.4
0.2
0.3
0.5
0.7
1.0
1.1
1.1
1.1
1.0
0.9
0.9
1.0
1.0
1.0
1.0
0.9
0.8
0.6
0.4
0.2
0.4
0.5
0.8
1.0
1.1
1.2
1.1
1.0
1.0
1.0
1.0
1.0
1.0
1.0
0.9
0.7
0.6
0.4
0.3
0.4
0.6
0.8
1.0
1.1
1.2
1.2
1.1
1.0
1.1
1.1
1.1
1.0
1.0
0.8
0.7
0.5
0.4
0.3
0.5
0.7
0.8
1.0
1.2
1.3
1.3
1.2
1.2
1.2
1.2
1.1
1.1
0.9
0.8
0.7
0.5
0.4
0.3
0.6
0.8
0.9
1.1
1.3
1.4
1.4
1.4
1.3
1.3
1.3
1.2
1.1
0.9
0.8
0.7
0.5
0.4
0.3
0.7
0.9
1.1
1.2
1.4
1.6
1.6
1.6
1.6
1.5
1.4
1.2
1.1
0.9
0.8
0.6
0.5
0.4
0.3
0.8
1.0
1.2
1.4
1.7
1.8
1.9
2.0
1.9
1.7
1.5
1.3
1.2
1.0
0.8
0.6
0.5
0.4
0.3
0.9
1.2
1.5
1.7
2.0
2.2
2.5
2.5
2.3
1.9
1.6
1.4
1.3
1.1
0.8
0.6
0.5
0.3
0.3
1.1
1.4
1.7
2.1
2.5
2.8
3.3
3.2
2.6
2.1
1.7
1.6
1.4
1.1
0.8
0.6
0.4
0.3
0.3
1.2
1.6
2.1
2.7
3.3
4.1
4.7
3.8
3.0
2.4
1.9
1.6
1.3
1.0
0.7
0.6
0.4
0.3
0.2
1.4
1.9
2.6
3.6
4.6
5.9
6.1
4.8
3.8
3.0
2.3
1.9
1.5
1.0
0.7
0.5
0.4
0.3
0.2
1.6
2.2
3.1
4.3
5.8
7.4
7.3
5.8
4.7
3.7
2.9
2.3
1.6
1.0
0.7
0.5
0.4
0.3
0.2
1.5
2.0
3.0
4.4
5.9
7.3
7.4
6.7
5.1
3.9
2.9
2.2
1.5
1.0
0.6
0.4
0.3
0.2
0.2
1.3
1.9
2.9
4.4
5.9
7.2
7.4
6.8
5.3
4.0
2.9
2.2
1.5
1.0
0.7
0.5
0.4
0.3
0.2
1.5
2.0
3.0
4.3
5.8
7.5
7.6
6.2
5.0
3.9
3.0
2.4
1.7
1.1
0.7
0.5
0.4
0.3
0.2
1.5
2.1
2.8
3.8
5.0
6.4
6.7
5.3
4.1
3.2
2.4
1.9
1.5
1.1
0.8
0.6
0.4
0.3
0.2
1.3
1.7
2.2
2.9
3.7
4.5
5.2
4.3
3.3
2.6
2.0
1.6
1.4
1.1
0.8
0.6
0.4
0.3
0.3
1.1
1.4
1.8
2.2
2.7
3.1
3.5
3.5
2.9
2.3
1.9
1.6
1.5
1.2
0.8
0.6
0.5
0.4
0.3
0.9
1.2
1.5
1.8
2.1
2.3
2.6
2.7
2.5
2.1
1.8
1.5
1.4
1.2
0.9
0.7
0.5
0.4
0.3
0.8
1.0
1.2
1.5
1.7
1.9
2.0
2.1
2.1
1.9
1.6
1.4
1.2
1.0
0.9
0.7
0.5
0.4
0.3
0.7
0.9
1.1
1.2
1.4
1.6
1.7
1.7
1.7
1.6
1.4
1.3
1.2
1.0
0.8
0.7
0.6
0.5
0.4
0.6
0.7
0.9
1.1
1.3
1.4
1.5
1.5
1.4
1.4
1.3
1.3
1.2
1.0
0.8
0.7
0.6
0.5
0.4
0.5
0.6
0.8
1.0
1.1
1.3
1.3
1.3
1.2
1.2
1.2
1.2
1.1
1.0
0.9
0.8
0.6
0.5
0.4
0.4
0.6
0.7
0.9
1.1
1.2
1.3
1.2
1.1
1.1
1.1
1.1
1.1
1.0
1.0
0.8
0.6
0.5
0.4
0.4
0.5
0.7
0.9
1.1
1.2
1.2
1.1
1.0
1.0
1.0
1.0
1.0
1.0
1.0
0.9
0.7
0.5
0.4
0.3
0.5
0.7
0.9
1.1
1.2
1.2
1.1
1.0
0.9
1.0
1.0
1.0
1.0
1.0
0.9
0.8
0.5
0.3
0.4
0.5
0.7
0.9
1.1
1.2
1.2
1.1
1.0
1.0
1.0
1.0
1.0
1.0
1.0
0.9
0.8
0.5
0.3
0.4
0.5
0.7
0.9
1.1
1.2
1.3
1.2
1.1
1.0
1.0
1.0
1.1
1.1
1.0
0.9
0.7
0.5
0.4
0.5
0.6
0.8
1.0
1.1
1.3
1.3
1.3
1.2
1.1
1.2
1.1
1.1
1.1
1.0
0.8
0.6
0.5
0.4
0.6
0.7
0.9
1.1
1.2
1.4
1.4
1.4
1.3
1.3
1.3
1.2
1.2
1.1
0.9
0.8
0.6
0.5
0.4
0.7
0.8
1.0
1.2
1.4
1.6
1.6
1.6
1.5
1.5
1.4
1.3
1.2
1.0
0.9
0.7
0.6
0.5
0.4
0.8
1.0
1.2
1.4
1.6
1.8
1.9
2.0
1.9
1.8
1.6
1.4
1.2
1.0
0.9
0.7
0.6
0.4
0.3
0.9
1.1
1.4
1.7
1.9
2.2
2.3
2.5
2.4
2.1
1.7
1.5
1.3
1.1
0.9
0.7
0.5
0.4
0.3
1.0
1.3
1.6
2.1
2.4
2.7
3.0
3.3
2.8
2.3
1.9
1.6
1.5
1.3
0.9
0.7
0.5
0.4
0.3
1.2
1.6
2.0
2.6
3.3
3.9
4.5
4.2
3.2
2.6
2.0
1.6
1.5
1.2
0.9
0.6
0.5
0.4
0.3
1.4
1.9
2.6
3.4
4.5
5.6
6.3
5.2
3.9
3.1
2.3
1.8
1.4
1.1
0.8
0.6
0.4
0.3
0.3
1.5
2.0
2.9
4.1
5.5
7.2
7.5
6.0
4.8
3.7
2.8
2.3
1.7
1.1
0.8
0.5
0.4
0.3
0.2
1.3
1.9
2.8
4.3
5.7
7.2
7.5
6.7
5.3
4.1
3.1
2.4
1.7
1.1
0.7
0.5
0.4
0.3
0.2
1.4
1.9
2.9
4.4
5.8
7.2
7.4
6.7
5.3
4.0
2.8
2.1
1.4
0.9
0.6
0.4
0.3
0.2
0.2
1.5
2.2
3.1
4.3
5.9
7.5
7.5
6.2
5.0
3.9
3.0
2.3
1.5
1.0
0.7
0.4
0.3
0.2
0.2
1.5
2.0
2.7
3.8
4.9
6.4
6.5
5.1
4.1
3.3
2.6
2.1
1.5
1.0
0.7
0.5
0.3
0.3
0.2
1.2
1.6
2.2
2.9
3.7
4.6
5.1
4.1
3.2
2.6
2.0
1.6
1.3
1.0
0.7
0.5
0.4
0.3
0.2
1.1
1.4
1.8
2.2
2.6
3.1
3.7
3.3
2.6
2.2
1.7
1.5
1.3
1.0
0.7
0.5
0.4
0.3
0.2
1.0
1.2
1.5
1.8
2.1
2.3
2.6
2.6
2.3
1.9
1.6
1.4
1.3
1.0
0.7
0.5
0.4
0.3
0.2
0.9
1.0
1.3
1.4
1.7
1.8
2.0
2.1
1.9
1.7
1.5
1.3
1.1
0.9
0.7
0.5
0.4
0.3
0.2
0.7
0.9
1.1
1.2
1.4
1.5
1.6
1.6
1.6
1.5
1.3
1.2
1.0
0.8
0.7
0.5
0.4
0.3
0.2
0.6
0.8
0.9
1.1
1.2
1.3
1.3
1.3
1.3
1.3
1.2
1.1
0.9
0.8
0.7
0.5
0.4
0.3
0.3
0.6
0.7
0.8
1.0
1.1
1.2
1.2
1.2
1.2
1.2
1.1
1.1
1.0
0.8
0.7
0.6
0.5
0.4
0.3
0.5
0.6
0.8
1.0
1.1
1.2
1.2
1.1
1.1
1.1
1.1
1.0
1.0
0.9
0.7
0.6
0.5
0.4
0.3
0.4
0.6
0.8
0.9
1.1
1.2
1.1
1.0
1.0
1.0
1.0
1.0
0.9
0.9
0.8
0.6
0.5
0.4
0.3
0.3
0.5
0.7
0.9
1.0
1.1
1.0
0.9
0.9
0.9
0.9
0.9
0.9
0.9
0.8
0.7
0.5
0.4
0.3
0.3
0.4
0.7
0.8
1.0
1.0
0.9
0.8
0.8
0.8
0.9
0.9
0.9
0.9
0.9
0.7
0.6
0.4
0.3
0.3
0.5
0.7
0.9
1.0
1.0
0.9
0.8
0.8
0.8
0.9
0.9
0.9
0.9
0.9
0.8
0.6
0.4
0.2
0.3
0.5
0.7
0.9
1.1
1.1
1.0
0.9
0.8
0.8
0.9
0.9
1.0
0.9
0.9
0.8
0.6
0.4
0.2
0.4
0.6
0.8
1.0
1.1
1.2
1.1
1.0
0.9
0.9
1.0
1.0
1.0
0.9
0.9
0.7
0.5
0.4
0.2
0.5
0.7
0.8
1.0
1.1
1.2
1.2
1.1
1.0
1.0
1.1
1.0
1.0
1.0
0.8
0.6
0.5
0.3
0.2
0.6
0.7
0.9
1.0
1.2
1.2
1.2
1.2
1.1
1.1
1.1
1.1
1.0
0.9
0.8
0.6
0.5
0.3
0.2
0.7
0.8
1.0
1.1
1.2
1.3
1.3
1.3
1.2
1.2
1.2
1.2
1.1
0.9
0.7
0.6
0.5
0.3
0.2
0.8
1.0
1.1
1.3
1.4
1.5
1.6
1.5
1.5
1.4
1.3
1.2
1.0
0.9
0.7
0.6
0.4
0.3
0.2
0.9
1.1
1.3
1.5
1.7
1.9
1.9
2.0
1.9
1.7
1.5
1.3
1.1
0.9
0.7
0.6
0.4
0.3
0.2
1.0
1.3
1.6
1.9
2.1
2.3
2.6
2.6
2.3
1.9
1.6
1.4
1.3
1.0
0.8
0.5
0.4
0.3
0.2
1.2
1.5
1.9
2.4
2.7
3.1
3.6
3.2
2.6
2.1
1.7
1.5
1.4
1.1
0.7
0.5
0.4
0.3
0.2
1.4
1.8
2.4
3.1
3.9
4.7
5.0
3.9
3.0
2.4
1.8
1.6
1.3
1.0
0.7
0.5
0.4
0.3
0.2
1.6
2.2
3.0
4.1
5.3
6.6
6.3
4.9
3.8
3.0
2.3
1.8
1.4
1.0
0.7
0.5
0.4
0.3
0.2
1.6
2.3
3.4
4.6
6.3
7.7
7.3
5.8
4.7
3.6
2.9
2.2
1.5
1.0
0.7
0.5
0.3
0.3
0.2
1.4
2.1
3.3
4.8
6.3
7.3
7.4
6.4
4.9
3.7
2.8
2.0
1.4
0.9
0.6
0.4
0.3
0.2
0.2
1.6
2.3
3.4
4.9
6.4
7.5
7.3
6.3
4.8
3.7
2.7
2.0
1.4
0.9
0.6
0.4
0.3
0.2
0.2
1.7
2.5
3.4
4.7
6.4
7.7
7.0
5.6
4.5
3.5
2.9
2.2
1.5
1.0
0.7
0.5
0.4
0.3
0.2
1.6
2.2
2.9
4.0
5.0
6.3
5.9
4.6
3.7
2.9
2.2
1.8
1.4
1.0
0.7
0.6
0.4
0.3
0.2
1.4
1.8
2.3
3.0
3.7
4.4
4.6
3.7
3.0
2.4
1.9
1.6
1.3
1.0
0.8
0.6
0.4
0.3
0.2
1.2
1.5
1.9
2.4
2.7
3.1
3.6
3.2
2.6
2.1
1.8
1.6
1.4
1.1
0.8
0.6
0.5
0.3
0.2
1.0
1.3
1.7
2.0
2.3
2.4
2.7
2.6
2.3
1.9
1.7
1.5
1.4
1.1
0.8
0.6
0.5
0.3
0.2
0.9
1.2
1.4
1.7
1.9
2.0
2.1
2.0
1.9
1.7
1.5
1.4
1.2
1.1
0.8
0.6
0.5
0.3
0.2
0.8
1.0
1.2
1.4
1.6
1.7
1.7
1.6
1.6
1.5
1.4
1.3
1.1
1.0
0.8
0.6
0.5
0.3
0.2
0.7
0.9
1.1
1.3
1.4
1.5
1.4
1.3
1.3
1.3
1.3
1.3
1.1
1.0
0.8
0.7
0.5
0.3
0.2
0.7
0.9
1.0
1.2
1.3
1.4
1.3
1.2
1.2
1.3
1.3
1.2
1.1
1.0
0.8
0.6
0.4
0.3
0.2
0.6
0.8
1.0
1.2
1.3
1.3
1.2
1.2
1.2
1.2
1.2
1.2
1.1
1.0
0.8
0.6
0.4
0.3
0.2
0.6
0.8
1.1
1.3
1.3
1.3
1.2
1.2
1.1
1.2
1.2
1.2
1.1
1.0
0.8
0.6
0.4
0.2
0.2
0.6
0.8
1.0
1.2
1.3
1.3
1.2
1.2
1.2
1.2
1.2
1.2
1.1
1.0
0.8
0.6
0.4
0.3
0.2
0.6
0.8
1.0
1.2
1.4
1.4
1.3
1.2
1.2
1.3
1.3
1.2
1.1
1.0
0.8
0.6
0.4
0.3
0.2
0.7
0.9
1.1
1.3
1.4
1.4
1.4
1.3
1.3
1.3
1.3
1.3
1.1
1.0
0.8
0.7
0.5
0.3
0.2
0.8
1.0
1.2
1.4
1.6
1.7
1.6
1.6
1.5
1.5
1.4
1.3
1.1
1.0
0.8
0.6
0.5
0.4
0.2
0.9
1.1
1.4
1.6
1.9
2.0
2.0
2.0
1.9
1.7
1.5
1.4
1.2
1.0
0.8
0.6
0.5
0.4
0.3
1.0
1.3
1.6
1.9
2.2
2.4
2.6
2.5
2.2
1.9
1.7
1.5
1.4
1.1
0.8
0.6
0.5
0.3
0.3
1.1
1.5
1.9
2.3
2.6
3.0
3.4
3.1
2.5
2.1
1.8
1.6
1.4
1.1
0.8
0.6
0.5
0.3
0.2
1.3
1.7
2.2
2.9
3.5
4.2
4.5
3.6
2.9
2.3
1.8
1.6
1.3
1.0
0.8
0.6
0.4
0.3
0.2
1.6
2.1
2.8
3.7
4.8
6.0
5.8
4.5
3.6
2.8
2.2
1.8
1.4
1.0
0.7
0.5
0.4
0.3
0.2
1.9
2.5
3.3
4.5
6.2
7.6
7.0
5.5
4.5
3.5
2.8
2.2
1.5
1.0
0.7
0.5
0.4
0.3
0.2
1.9
2.4
3.4
4.8
6.3
7.6
7.3
6.3
4.9
3.7
2.8
2.0
1.4
0.9
0.6
0.4
0.3
0.2
0.2
1.6
2.1
3.2
4.7
6.2
7.2
7.4
6.4
5.0
3.7
2.8
2.0
1.4
0.9
0.6
0.4
0.3
0.2
0.1
1.7
2.3
3.3
4.5
6.2
7.6
7.4
6.0
4.8
3.7
2.9
2.2
1.5
1.0
0.6
0.4
0.3
0.2
0.2
1.7
2.3
3.0
4.1
5.3
6.7
6.5
5.0
3.9
3.1
2.3
1.8
1.4
1.0
0.7
0.5
0.3
0.2
0.2
1.4
1.8
2.4
3.1
3.9
4.8
5.2
4.1
3.1
2.4
1.8
1.5
1.2
0.9
0.6
0.4
0.3
0.2
0.2
1.2
1.5
1.9
2.3
2.7
3.1
3.6
3.3
2.6
2.1
1.7
1.4
1.3
1.0
0.6
0.4
0.3
0.2
0.2
1.0
1.2
1.5
1.8
2.0
2.2
2.5
2.5
2.3
1.8
1.5
1.3
1.2
0.9
0.6
0.4
0.3
0.2
0.1
0.8
1.0
1.2
1.4
1.6
1.7
1.8
1.9
1.8
1.6
1.4
1.1
0.9
0.8
0.6
0.4
0.3
0.2
0.1
0.7
0.9
1.0
1.1
1.2
1.3
1.4
1.4
1.3
1.3
1.2
1.0
0.9
0.7
0.5
0.4
0.3
0.2
0.1
0.6
0.7
0.8
0.9
1.0
1.1
1.1
1.1
1.0
1.0
1.0
0.9
0.8
0.6
0.5
0.4
0.3
0.2
0.1
0.5
0.6
0.7
0.8
0.8
0.9
0.9
0.9
0.8
0.9
0.9
0.8
0.7
0.6
0.5
0.4
0.3
0.2
0.1
5.0
5.7
3.3
1.9
0.8
0.4
0.3
0.3
0.4
0.6
0.8
1.1
2.7
3.7
2.4
1.5
0.7
0.4
0.3
0.4
0.5
0.6
0.9
1.3
0.9
1.5
1.2
0.8
0.5
0.4
0.3
0.4
0.5
0.7
0.9
1.3
0.2
0.3
0.5
0.5
0.4
0.4
0.3
0.3
0.4
0.5
0.6
0.9
1.1
0.1
0.2
0.3
0.3
0.3
0.3
0.3
0.3
0.3
0.4
0.6
0.8
1.0
0.1
0.2
0.3
0.3
0.3
0.3
0.3
0.3
0.3
0.4
0.6
0.7
0.9
0.2
0.3
0.5
0.4
0.4
0.3
0.3
0.3
0.3
0.3
0.5
0.6
0.8
0.4
0.8
1.3
1.0
0.7
0.4
0.3
0.2
0.2
0.3
0.4
0.6
0.7
2.5
3.3
2.0
1.2
0.6
0.3
0.2
0.2
0.3
0.4
0.5
0.6
5.2
5.1
3.0
1.6
0.7
0.3
0.2
0.2
0.2
0.3
0.4
0.5
P1 @ 20'P1 @ 20'
P1 @ 20'P1 @ 20'
P1 @ 20'
OB @ 8'
OB @ 8'
OB @ 8'OB @ 8'
OB @ 8'OB @ 8'
OB @ 8'
OB @ 8'
OB @ 8'
OB @ 8'
OB @ 8'
OB @ 8'OB @ 8'
OA @ 8'
P2 @ 3.5'P2 @ 3.5'P2 @ 3.5'
P2 @ 3.5'P2 @ 3.5'P2 @ 3.5'P2 @ 3.5'P2 @ 3.5'P2 @ 3.5'
P2 @ 3.5'
P2 @ 3.5'
P2 @ 3.5'
P2 @ 3.5'
P2 @ 3.5'
CITY @ 31.6'CITY @ 31.6'CITY @ 31.6'
CITY @ 31.6'
CITY @ 31.6'
P1 @ 20'
OA @ 8'
OB @ 8'
P2 @ 3.5'
P2 @ 3.5'
P2 @ 3.5'
P2 @ 3.5'
P2 @ 3.5'
LI11
SITE PHOTMETRIC
PLAN
517 S 200 W
Salt Lake City, UT 84111
T 801.879.5089
WWW.BLACKBOXSLC.COM
THE DESIGNS SHOW HEREIN
INCLUDING ALL TECHNICAL DRAWINGS,
GRAPHIC REPRESENTATION & MODELS
THEREOF, ARE PROPRIETARY & CAN
NOT BE COPIED, DUPLICATED, OR
COMMERCIALLY EXPLOITED IN WHOLE
OR IN PART WITHOUT THE SOLE AND
EXPRESS WRITTEN PERMISSION FROM
BLACKBOX, LLC.
THESE DRAWINGS ARE AVAILABLE FOR
LIMITED REVIEW AND EVALUATION BY
CLIENTS, CONSULTANTS,
CONTRACTORS, GOVERNMENT
AGENCIES, VENDORS, AND OFFICE
PERSONNEL ONLY IN ACCORDANCE
WITH THIS NOTICE.
PROJECT NAME
DATE
REVISIONS
PROJECT NO.
DRAWN BY
CHECKED BY
TITLE
SHEET NO.
1 2 3 4 5
A
B
C
D
A
B
C
D
1 2 3 4 5
1617
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BNA
ã 2017 BNACONSULTING
635 South State Street
Salt Lake City, Utah 84111
P:801.532.2196
F:801.532.2305
www.bnaconsulting.comBNA
CONSULTING
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LI12
LIGHT FIXTURE
SPECIFICATIONS
517 S 200 W
Salt Lake City, UT 84111
T 801.879.5089
WWW.BLACKBOXSLC.COM
THE DESIGNS SHOW HEREIN
INCLUDING ALL TECHNICAL DRAWINGS,
GRAPHIC REPRESENTATION & MODELS
THEREOF, ARE PROPRIETARY & CAN
NOT BE COPIED, DUPLICATED, OR
COMMERCIALLY EXPLOITED IN WHOLE
OR IN PART WITHOUT THE SOLE AND
EXPRESS WRITTEN PERMISSION FROM
BLACKBOX, LLC.
THESE DRAWINGS ARE AVAILABLE FOR
LIMITED REVIEW AND EVALUATION BY
CLIENTS, CONSULTANTS,
CONTRACTORS, GOVERNMENT
AGENCIES, VENDORS, AND OFFICE
PERSONNEL ONLY IN ACCORDANCE
WITH THIS NOTICE.
PROJECT NAME
DATE
REVISIONS
PROJECT NO.
DRAWN BY
CHECKED BY
TITLE
SHEET NO.
1 2 3 4 5
A
B
C
D
A
B
C
D
1 2 3 4 5
1617
JO
BNA
ã 2017 BNACONSULTING
635 South State Street
Salt Lake City, Utah 84111
P:801.532.2196
F:801.532.2305
www.bnaconsulting.comBNA
CONSULTING
SALT LAKE ST.GEORGE
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Development Review Center
281 North College Avenue
PO Box 580
Fort Collins, CO 80522-0580
970-221-6750
fcgov.com/DevelopmentReview
May 26, 2020
Ben Massimino
Management Member
Brick Stone Apartments on Harmony, LLC
1200 Pearl Street, Suite 314
Boulder, CO 80302
RE: Brick Stone Apartments on Harmony Final Development Plan Request for Extension, FDP#170006
Dear Mr. Massimino:
Staff has reviewed and approved your request dated May 18, 2020 regarding a one-year extension to Brick Stone
Apartments on Harmony Final Development Plan, FDP#170006, originally approved on December 14, 2017. Based
on this extension, all engineering improvements in accordance with your approved utility plans must be completed no
later than December 14, 2021.
Pursuant to Section 2.2.11(E)(4) of the Land Use Code, the Director is authorized to grant two successive one-year
extensions. This is the first one-year extension for this project. Any further extension requests may only be approved
at the discretion of the Community Development & Neighborhood Services Director and/or the Planning & Zoning
Board.
Should you have any questions or require additional information, please do not hesitate to contact our office.
Sincerely,
Paul Sizemore
Interim Community Development & Neighborhood Services Director
cc: Project File FDP#170006
ITEM 3, ATTACHMENT 4
Packet pg. 153
Development Review Center
281 North College Avenue
PO Box 580
Fort Collins, CO 80522-0580
970-221-6750
fcgov.com/DevelopmentReview
October 14, 2021
Ben Massimino
Management Member
Brick Stone Apartments on Harmony, LLC
1200 Pearl Street, Suite 314
Boulder, CO 80302
RE: Brick Stone Apartments on Harmony Final Development Plan Request for Extension, FDP#170006
Dear Mr. Massimino:
Staff has reviewed and approved your request dated October 12, 2021, regarding a one-year extension to Brick
Stone Apartments on Harmony Final Development Plan, FDP#170006, originally approved on December 14, 2017,
and first extension dated May 26, 2020. Based on this second extension, all engineering improvements in
accordance with your approved utility plans must be completed no later than December 14, 2022.
Pursuant to Section 2.2.11(E)(4) of the Land Use Code, the Director is authorized to grant two successive one-year
extensions. This is the second one-year extension for this project. Any further extension requests may only be
approved at the discretion of the Planning & Zoning Commission.
Should you have any questions or require additional information, please do not hesitate to contact our office.
Sincerely,
Paul Sizemore
Director of Community Development and Neighborhood Services
cc: Project File FDP#170006
ITEM 3, ATTACHMENT 5
Packet pg. 154
ITEM 3, ATTACHMENT 6
Packet pg. 155
ITEM 3, ATTACHMENT 6
Packet pg. 156
ITEM 3, ATTACHMENT 6
Packet pg. 157
ITEM 3, ATTACHMENT 6
Packet pg. 158
ITEM 3, ATTACHMENT 6
Packet pg. 159
ITEM 3, ATTACHMENT 6
Packet pg. 160
ITEM 3, ATTACHMENT 6
Packet pg. 161
ITEM 3, ATTACHMENT 6
Packet pg. 162
ITEM 3, ATTACHMENT 6
Packet pg. 163
ITEM 3, ATTACHMENT 6
Packet pg. 164
ITEM 3, ATTACHMENT 6
Packet pg. 165
ITEM 3, ATTACHMENT 6
Packet pg. 166
1
Headline Copy Goes Here
Planning Manager
Clay Frickey
Brick Stone
Apartments on
Harmony Vested
Rights Extension
Request
1/18/2023
Headline Copy Goes HereProject Overview
2
• Approved multi-family project
• 116 units
• 197 off-street parking spaces in
garage
• Received vested right December 21,
2017
• No construction activity
• Staff approved two vested rights
extensions in 2020 and 2021
• P&Z approved vested rights extension
in 2022
• P&Z decision maker on all future vested
rights extensions
Harmony Rd.
Co
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Site
1
2
ITEM 3, ATTACHMENT 7
Packet pg. 167
2
Headline Copy Goes Here
3
Review Criteria
Section 2.2.11(E)(4)
• Must comply with all current, applicable standards in Article 3 and Article 4
• May not be detrimental to the public good
• Meet one of the following criteria:
• Applicant has been diligent in constructing required engineering improvements
• Due to other extraordinary and exceptional situations unique to the property, completing all engineering
improvements would result in unusual and exceptional practical difficulties or undue hardship upon the
applicant
Headline Copy Goes Here
4
Article 3 and Article 4 Compliance
• 22 ordinances amending Land Use Code since creation of vested right
• Only 5 relevant ordinances
Staff FindingsSummaryOrdinance
CompliesAmended landscaping, irrigation,
bicycle parking, walkways, and
multi-family standards
No. 62, 2018
CompliesAmended transportation standards
to align with Larimer County Urban
Area Street Standards
No. 109, 2018
CompliesUpdates to trash and recycling
enclosure standards
No. 129, 2018
CompliesUpdates to landscape and tree
protection standards
No. 077, 2019
CompliesUpdates to water use and irrigation
standards
No. 120, 2021
3
4
ITEM 3, ATTACHMENT 7
Packet pg. 168
3
Headline Copy Goes Here
5
Findings of Fact
In evaluating the request for the Brick Stone Apartments on Harmony, FDP170006 vested rights extension
request, staff makes the following findings of fact:
1. The vested rights extension request complies with the applicable procedural and administrative requirements
of Article 2 of the Land Use Code.
Headline Copy Goes Here
6
Recommendation
Staff recommends approval of the vested rights extension request for Brick Stone Apartments on
Harmony, FDP170006
5
6
ITEM 3, ATTACHMENT 7
Packet pg. 169