No preview available
HomeMy WebLinkAbout07/20/2017 - Planning And Zoning Board - Agenda - Regular MeetingPlanning and Zoning Board Page 1 July 20, 2017 Jeffrey Schneider, Chair City Council Chambers Jeff Hansen, Vice Chair City Hall West Jennifer Carpenter 300 Laporte Avenue Emily Heinz Fort Collins, Colorado Michael Hobbs Ruth Rollins Cablecast on FCTV Channel 14 & Channel 881 William Whitley on the Comcast cable system 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 July 20, 2017 6:00 PM • ROLL CALL • AGENDA REVIEW • CITIZEN PARTICIPATION Individuals may comment on items not specifically scheduled on the hearing agenda, as follows: • Those who wish to speak are asked to sign in at the podium. • The presiding officer will determine and announce the length of time allowed for each speaker. • Each speaker should state their name and address and keep their comments to the allotted time. • Any written materials should be provided to the Secretary for record-keeping purposes. • A timer will beep once and the time light will turn to yellow to indicate that 30 seconds of speaking time remain and will beep again and turn red when a speaker’s time to speak has ended. • CONSENT AGENDA The Consent Agenda is intended to allow the Planning and Zoning Board 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 Board with one vote. The Consent Agenda generally consists of Board Minutes for approval, items with no perceived controversy, and routine administrative actions. Planning and Zoning Board Hearing Agenda Planning and Zoning Board Page 2 July 20, 2017 1. Draft June 15, 2017, P&Z Board Minutes The purpose of this item is to approve the draft minutes for the June 15, 2017, Planning and Zoning Board hearing. 2. Interstate Land Holdings Annexation, ANX140003 PROJECT DESCRIPTION: Interstate Land Holdings, LLC, representing as an Owner and Applicant, along with the City of Fort Collins, have submitted a written petition requesting the annexation and zoning of two properties and right-of-way totaling 12.2 acres located on the northwest corner of the 1-25 and Carpenter Road intersection into Fort Collins’ municipal boundaries. The requested zoning for this annexation is the General Commercial (C-G) for the Interstate Land Holdings properties and right-of-way, and Public Open Lands (P-O-L) for the City- owned property. The requested zoning districts are in compliance with the City of Fort Collins Structure Plan and the Fossil Creek Reservoir Area Plan Maps. A specific project development plan proposal is not included with the annexation application. APPLICANT/ OWNER: Interstate Land Holdings, LLC 7301 SW Frontage Road, Suite 3 Fort Collins, CO 80528 City of Fort Collins PO Box 580 Fort Collins, CO 80522-0580 3. Newton First & Second Annexation and Zoning PROJECT DESCRIPTION: This is a request to series-annex and zone 1.446 acres located at 1516 W Vine Drive (east of Lincoln Middle School). This is a 100% voluntary annexation. The annexation consists of a portion of an unplatted parcel that, once annexed and zoned, will be platted through the Basic Development Review process. In accordance with the City’s Structure Plan Map and the Northwest Subarea Plan, the requested zoning for this annexation is Urban Estate (UE). APPLICANT: Mr. Kenneth Merritt JR Engineering 2900 S College Ave #3d Fort Collins, CO 80525 Planning and Zoning Board Page 3 July 20, 2017 4. 112 W Magnolia - Wells Fargo Parking Lot Project Development Plan, PDP#160040 and Modification of Standard to Land Use Code Section 3.2.2(J), Setbacks PROJECT DESCRIPTION: This is a request for consideration of a Project Development Plan (PDP) for 112 W. Magnolia Street – Wells Fargo Parking Lot. The project is located at the northwest intersection of College Avenue and Magnolia Street and is 0.436 acres in size. The project proposes improvements to the existing parking lot at 112 W. Magnolia Street to provide parking for Wells Fargo employees. The parking lot is proposed to contain 35 spaces total. Five of the parking spaces will be designated as compact car parking, and two parking spaces will be designated as handicap-accessible spaces. The proposed project will preserve all nine of the trees currently on site. The site is located in the Downtown (D) zone district, and the proposed use is permitted in this zone district. The PDP includes a request for a Modification of Standard to the parking lot setback requirements in Land Use Code (LUC) Section 3.2.2(J) for the setbacks along the east and west property lines. APPLICANT: Cara Scohy CS Design, Inc. 2519 S. Shields Street, #129 Fort Collins, CO 80526 • DISCUSSION AGENDA 5. Interim Sign Code Update PROJECT DESCRIPTION: The purpose of this item is to update the Land Use Code (LUC) sign regulations with content neutral standards. This Ordinance will address the following: • Eliminate standards that focus on the message of the sign • Create two Code sections, a permanent and temporary sign section • Introduce new standards based on the material classification for temporary signs • Provide additional clarification to standards for permanent signs • Add new terms with definitions related to temporary signs. Planning and Zoning Board Page 4 July 20, 2017 6. Timbervine Second Filing Minor Amendment, MA170054 PROJECT DESCRIPTION: This is a request for a Minor Amendment to vacate the access easement and remove the associated path in a portion of Tract H. A 10-foot-wide blanket utility easement and access easement is currently recorded on Tract H, between lots 8 and 9, Block 7. A 5- foot-wide pedestrian path is shown in this area with understory planting on either side of the walk, as part of the approved Timbervine Second Filing. The path terminates at the intersection of Trappist and Altbier Street, both 20-foot private drives. APPLICANT: Russell + Mills Studios Craig Russell, RLA Planner 141 S. College Ave Fort Collins, CO 80525 7. Lakeview on the Rise - PDP170014 PROJECT DESCRIPTION: This is a request for a Project Development Plan to construct 180 multi-family units in a mix of one, two, and three bedroom configurations in 17 buildings. The proposed development will include 338 parking spaces. The development will also feature a community building, pool, and playground. This site is located in the Low Density Mixed-Use Neighborhood (LMN) zone district. APPLICANT: Terence Hoaglund Vignette Studios PO Box 1889 Fort Collins, CO 80522 • OTHER BUSINESS • ADJOURNMENT Agenda Item 1 Item # 1 Page 1 STAFF REPORT July 20, 2017 Planning and Zoning Board PROJECT NAME DRAFT JUNE 15, 2017, P&Z BOARD MINUTES STAFF Cindy Cosmas, Administrative Assistant EXECUTIVE SUMMARY The purpose of this item is to approve the draft minutes of the June 15, 2017, Planning and Zoning Board hearing. ATTACHMENTS 1. Draft June 15, 2017, Minutes (DOC) Attachment 1 Jeff Schneider, Chair City Council Chambers Jeff Hansen, Vice Chair City Hall West Jennifer Carpenter 300 Laporte Avenue Emily Heinz Fort Collins, Colorado Michael Hobbs Ruth Rollins Cablecast on FCTV Channel 14 & William Whitley Channel 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 June 15, 2017 Member Schneider called the meeting to order at 6:00 p.m. Roll Call: Carpenter, Hansen, Hobbs, Schneider, and Whitley Absent: Heinz and Rollins Staff Present: Gloss, Yatabe, Shepard, Wray, Frickey, Blochowiak, Kleer, Hahn, Stephens, Tatman-Burruss, Ragasa, Virata and Cosmas Agenda Review Chair Schneider provided background on the board’s role and what the audience could expect as to the order of business. He described the following procedures: • While the City staff provides comprehensive information about each project under consideration, citizen input is valued and appreciated. • The Board is here to listen to citizen comments. Each citizen may address the Board once for each item. • Decisions on development projects are based on judgment of compliance or non-compliance with city Land Use Code. • Should a citizen wish to address the Board on items other than what is on the agenda, time will be allowed for that as well. • This is a legal hearing, and the Chair will moderate for the usual civility and fairness to ensure that everyone who wishes to speak can be heard. Planning and Zoning Board Minutes Planning & Zoning Board June 15, 2017 Page 2 Planning Director Gloss reviewed the items on the Consent and Discussion agendas, stating that all items will be heard as advertised. Public Input on Items Not on the Hearing Agenda: None noted. Consent Agenda: 1. Draft Minutes from May 25, 2017, P&Z Hearing 2. Blehm-Homestead Enclave Annexation 3. 6020 S. College Storage PDP Public Input on Consent Agenda: Citizens requested that both the Blehm-Homestead Enclave Annexation and the 6020 S. College Storage PDP be pulled from the Consent agenda and reviewed during the Discussion agenda. Member Hobbs made a motion that the Planning and Zoning Board approve the draft minutes from the June 15, 2017, Planning and Zoning Board hearing; Vice Chair Hansen seconded the motion. Vote: 5:0. Discussion Agenda: 4. Crowne at Old Town North PDP 5. Spring Creek Place Apartments PDP #160020 Project: Crowne at Old Town North PDP Project Description: This is a request for a Project Development Plan to construct 9 multi-family buildings consisting of 304 units (studio, 1-bedroom, 2-bedroom, and 3-bedroom), townhomes, and clubhouse/leasing office. The proposed development will include 527 parking spaces. This site is located in the Community Commercial - North College (CCN) zone district. Recommendation: Approval Member Carpenter recused herself at 6:06pm due to a conflict of interest. Secretary Cosmas reported that a citizen email was received with a concern related to code compliance for bicycle parking spaces. Staff and Applicant Presentations Planner Frickey gave a brief introduction of the project. Alan Levo, Principal of Crowne Partners, gave a presentation, including background of his company, past sales, and goals. He showed pictures of the proposed development and discussed various amenities, interior designs, materials used, and layouts. Terrence Hoaglund, Principal at Vignette Studios, also gave a presentation highlighting site proximity to shops, parks, and recreation. He believes that this project will provide a good contribution to the community, when considering the enhanced connectivity between streets, amenities, and commercial. A Planning & Zoning Board June 15, 2017 Page 3 traffic impact study was performed by Delich & Associates, concluding that the project is feasible from a traffic engineering standpoint and meets pedestrian, bicycle, motor vehicle, and travel level service standards. He also discussed plans for an easement for emergency vehicles using an existing parking lot, which is detailed in the modification request, adding that this proposal will comply with and enhance the City’s plans for future development. Mr. Levo completed the presentation by discussing flood plans, surrounding areas, rooflines, and materials, stating their objective of minimizing any separation between Old Town and Downtown North. He showed other similar buildings from various angles to show massing, urban look, neighborhood appearance, and building variations. Staff Analysis Planner Frickey gave a recap, highlighting some of the traffic/travel difficulties, including the proposed turn-around, and confirming that the requested modification is equal to or better than a compliant plan, is not detrimental to the public good, and complies with all relevant standards. Member Whitley asked about the time frame to connect Suniga to I-25 and if an interchange is planned; Planner Frickey responded that there is no specific time frame projected, since significant redevelopment in those connecting areas would have to occur first. Vice Chair Hansen asked about the nature of the buildings on the west side of Blue Spruce; Chief Planner Shepard stated that the development to the west side of Blue Spruce is Aspen Heights, which has 4- and 5-plex unit rentals and includes some landscaping and a parking lot buffer. Planner Frickey reviewed the proposed building heights, along with the shadowing, clarifying that the buildings will be 4 stories high. Vice Chair Hansen noted that the renderings gave the appearance of more than 4 stories; Dave English, Architect, clarified that there are certain windows that give the appearance of another story but are actually just visual enhancements. Public Input (3 minutes per person) None noted. Board Questions and Deliberation Member Hobbs inquired whether there would be adequate space for emergency vehicles with respect to the modification to the turn-around; Planner Frickey confirmed that Poudre Fire Authority (PFA) had previously given their approval to this. Vice Chair Hansen asked about the average usage of the intersection of Vine and Lemay; Nicole Hahn, Traffic Engineer, confirmed there are, on average, 31 trips in the AM peak hour and 37 in the PM peak hour, which is considered to be below the threshold for adequate public facilities system. Member Hobbs asked whether any prairie dog issues had been considered; Planner Blochowiak responded there are no prairie dogs currently on this site. Vice Chair Hansen feels this modification is appropriate and justified; Member Hobbs and Chair Schneider agreed, saying the modification does not appear to impact surrounding areas. Member Whitley made a motion that the Planning and Zoning Board approve the Crowne at Old Town modification 3.6.2 (E), based upon the findings of fact presented at the work session, the materials contained in the staff report, and the board discussion on this item. Assistant City Attorney Yatabe reminded the Board to include the finding that the modification complies with applicable land use codes standards and that this information is adopted along with the conclusions specified in the staff report. Member Whitley indicated his agreement to incorporate this information into his original motion. Member Hobbs seconded. Vote: 4:0. Member Hobbs made a motion that the Planning and Zoning Board approve the Crowne at Old Town PDP#170007, based upon the findings of fact presented at the work session, the materials contained on page 12 of the staff report, and the board discussion on this item. Member Hansen seconded. Vote: 4:0. Planning & Zoning Board June 15, 2017 Page 4 Member Carpenter rejoined the Board at 6:43pm. Project: Spring Creek Place Apartments PDP#160020 Project Description: This is a request for a five-story, 168-unit apartment building on 2.2 acres. The site is located at 2105 South College Avenue, immediately north of Whole Foods, and presently contains two commercial buildings which would be demolished. There would be a mix of studio, one and two- bedroom units for a total of 236 bedrooms. There are 160 parking spaces and 236 bicycle spaces. The applicant has indicated that the project would be oriented to active adults age 55 and older and leasing is by the unit, not the bedroom. The parcel is zoned C-G, General Commercial and located within the Midtown Plan and the Transit-Oriented Development (TOD) Overlay Zone. Recommendation: Approval Staff and Applicant Presentations Secretary Cosmas reported that Chief Planner Shepard had made a minor wording change to the Condition of Approval since the work session. Chief Planner Shepard gave a brief overview of this project, discussing the history of the site, the parking requirements based on number of bedrooms, the various zoning areas, and the parking ratios for recently-completed projects similar to this one. Secretary Cosmas reported that Chief Planner Shepard had made a minor wording change to the Condition of Approval since the work session and had also provided a parking comparison to the Board in response to a work session question, and a citizen email has been received with concerns related to traffic impacts, building size, and the number of parking spaces allotted to each bedroom rented. Don Berland, Principal with Berland Development Group, gave some background on his company and how it specializes in multi-family developments, adding that the target market is specifically for individuals in the 60-80s age-range who are healthy, mentally fit, and choose independent living because of amenities and community features. He explained why this particular location is ideal for this age group (proximity to the MAX, nearby cultural activities, etc.). City Staff required his company to obtain a letter of intent from Whole Foods and Wilbur’s Fine Beverages to ensure the proposed traffic flow will be acceptable. Mitchell Hess, Project Engineer with Kimley Horn, discussed the easement and the private drive access, showing the site plan for the proposal on several slides. Jeff Van Sambeek, Principal Architect with Lodestone Design Group, reviewed the perspectives and floor plans of the building, including the design of the building footprint, interior room access to windows and light, various views of the building (including 3D), building facades and character, and renderings from various angles. Mr. Hess also discussed the landscape plans and demonstrated emergency access enhancements using less landscaping. Andy Luft, Financial Analyst with Berland Development Group, discussed the comparison between bedrooms and parking spaces and calculated specific ratios; the average is 4 spaces per unit, and .75 for space to bedroom. Therefore, he believes the parking space count exceeds the city requirements and also matches the needs that have been demonstrated by other similar communities. Staff Analysis and Board Questions Chief Planner Shepard stated that this PDP is in compliance with the various codes and the Midtown Plan, focusing on density along the MAX. Member Hobbs asked if there was discrimination imposed on what the minimum age is on this property versus other properties; Mr. Luft confirmed that all of his company’s properties are age-qualified (55+). Vice Chair Hansen asked if there was any actual data Planning & Zoning Board June 15, 2017 Page 5 showing parking lot usage. Mr. Berland confirmed that there is some data indicating one parking space per apartment with a reduction in parking requirements as time goes on and residents continue to age in place. Vice Chair Hansen also asked whether the fire easement at the rear of site plan will afford PFA the necessary space required; Mr. Hess confirmed that an arrangement has been made with PFA (“alternative compliance means”) to implement alternate measures in lieu of meeting standard requirements. He also clarified that there will be a stop sign exclusively for a fire lane. Member Hobbs asked about the plan to administer parking spaces for the building. Mr. Berland responded that the parking garage will have a barrier to separate various parking areas, and each unit will have parking rights via a sticker on their car and a device to open the parking gates. Member Carpenter asked to review non-emergency access points; Mr. Hess showed a slide of the proposed traffic flow pattern, which will include travel through the Whole Foods parking lot, and he also clarified the location of visitor parking spots. Public Input (3 minutes per person) Brad March, 1312 S. College Avenue, stated his support of this project. He provided some history of the project location’s origins, and he complimented the development team. Bob Cooper, 2209 Mathews, has a concern with the residential parking zones and their tendency to creep into surrounding neighborhoods. Board Questions and Deliberation Member Hobbs asked whether a maximum number of parking passes will be issued (no more than 154 total passes); Mr. Berland confirmed that, due to the finite amount of parking, only 154 will be issued in order to avoid over-leasing the parking spaces. Member Carpenter asked if anything in the future would change the age restriction; Chair Schneider clarified that this criteria is not being used as a justification for a modification, so this point is moot. Vice Chair Hansen questioned the adequacy of offering only 6 visitor spots; Mr. Berland responded that, once leasing begins, they will be able to better determine the specific parking needs. Member Hobbs made a motion that the Planning and Zoning Board approve the Spring Creek Place Apartments PDP#160020, based upon the findings of fact presented at the work session, the materials contained in the staff report, and the board discussion on this item. Member Whitley seconded. Vote: 5:0. Project: Blehm-Homestead Enclave Annexation Project Description: This is a City-initiated request to annex and zone an approximately 109-acre, 28- parcel enclave into the City of Fort Collins. The parcels became an enclave with the annexation of the Kechter Farm Annexation on May 16, 2014. As of May 17, 2017, the City became authorized to annex the enclave in accordance with State Statue 31-12-106. The enclaved parcels are located to the north and south of Kechter Road between S. Timberline and Ziegler Roads. During and after outreach efforts, city staff has not received objections from residents of the Blehm-Homestead Enclave Annexation. The City of Fort Collins recommends placing the enclaved property into the Urban Estate (UE), zone district. Recommendation: Approval Secretary Cosmas reported that one citizen letter was received representing 6 families that are opposed to the proposed stormwater fees to be charged; this group is aware that this topic is not under the purview of the Planning and Zoning Board. Planning & Zoning Board June 15, 2017 Page 6 Staff Presentation and Analysis Planner Kleer gave a brief overview of this annexation, adding that Urban Estate (UE) zoning is being recommended. He also provided some history of the parcel. Public Input (3 minutes per person) Todd Gibson, 2614 Sage Creek Road and President of the adjacent Sage Creek neighborhood, asked if this property would be developed as apartments in the future and what the future traffic impacts may be, since the area has a significant number of families. Pete Miller, 2309 Sweetwater Creek Drive, also inquired about future development plans and what housing density would be for the UE zoning. He also asked if that zoning designation could change over time and what that process would be. He understood that this area would eventually be developed as a single parcel, and he is questioning whether that is still true. Staff Response Planner Kleer responded by saying that an annexation does not necessarily indicate future development, adding that the City is actively annexing enclaves at this time. Future development under the UE zoning would permit two units/acre (low density), and Residential Low Density (RL) would permit 4 units/acre. He stated that it is unlikely that the zoning would change in the future, and Chief Planner Shepard added that there is a specific rezoning process for any zoning changes for any property. A rezone would require an amendment to the structure plan, neighborhood meetings, P&Z Board recommendation, and then to City Council for two readings. He added that, while individual properties can be developed, there are plans at this time for future development for this enclave. Board Questions and Deliberation Member Hobbs asked about issues from surrounding neighborhoods related to the master street plan or arterial system; Chief Planner Shepard responded that, because the Blehm lots are so long and narrow, there is a street that could be used to serve the more remote parts of those lots to avoid any developing UE density. Planning Director Gloss added that, regarding potential future development, Staff has been approached by one property owner who is interested in redeveloping his property; he would still have to go through the established process for rezoning and development. Member Hobbs made a motion that the Planning and Zoning Board recommend to City Council approval of the Blehm-Homestead Enclave Annexation, including the zoning classification of Urban Estate and that the property would be placed in the residential neighborhood sign district, based upon the findings of fact presented at the work session, the materials contained in the staff report, and the board discussion on this item. Member Carpenter seconded. Vote: 5:0. The Board took a short recess at 7:55pm; they reconvened at 8:00pm. Project: 6020 S. College Storage PDP Project Description: This is a request to develop an enclosed mini-storage facility, on approximately 3.3 acres. The parcel is located generally at the southwest corner of Skyway Drive and South College Avenue. The proposed project includes an enclosed three story mini self-storage building with a basement, totaling approximately 108,000 square feet in size. All self-storage functions will be conducted Planning & Zoning Board June 15, 2017 Page 7 indoors, with no outside storage on site. Primary access is off Skyway Drive. The project is located in the C-G, General Commercial zone district, subject to a Planning and Zoning Board Type II Review. Recommendation: Approval Vice Chair Hansen recused himself at 8:07pm due to a conflict of interest. Secretary Cosmas reported that one citizen email had been received from the President of the Skyview North HOA with concerns about traffic, impacts to wildlife, and lack of access to parks, trails and open spaces; we also received 6 more citizen emails opposing this annexation and 1 citizen email in support. Staff and Applicant Presentations Senior Planner Wray introduced the project, reviewing the property features and surrounding areas. Brandon Greebe, owner of Grow Your Own Storage and project developer, gave some history of how this project started and the outcome of various neighborhood meeting events, including the community questions that were raised (traffic, density, storage needs, and proposal details). He described the transition of the plans (using visual renderings and landscaping drawings), and he discussed how storage units are typically low traffic generators, the proposed high-end, climate-controlled facility, and community improvements. He is also committed to doing a passive relocation of the current prairie dog community. He restated that the project meets the code guidelines and the sensitivity to the area. Public Input (3 minutes per person) Cindy Leikam, 6025 Venus Avenue, president of Skyway North HOA, discussed her disappointment with the current level of City services her neighborhood is experiencing after they were forcibly annexed, concluding that there is no need for more storage units that could attract more transients. She also has concerns over traffic, the appearance of the proposed building, and the potential impacts to wildlife. She suggested that the storage unit be limited to a single story. Applicant and Staff Response Senior Planner Wray responded to the citizen’s concerns over City services, saying that Skyway Drive has an interim sidewalk on the south side that will be improved with this project along with other offsite improvements. Regarding traffic, Ms. Hahn addressed several of the citizen’s comments, saying that the intersection has had fewer crashes than anticipated, which would not qualify for certain improvements. In addition, the developer will be fixing the path along Skyway to address the drainage issue and provide better connectivity. Planner Blochowiak stated there was an Ecological Character Study (ECS) performed and the site visit was completed in 2017; the ECS report stated that this area was identified as a low quality wildlife habitat in an urban setting, so it is not considered to be a wildlife hotspot. Board Questions and Deliberation Member Hobbs asked about the passive relocation of prairie dogs; Planner Blochowiak stated that the specific plan has not been developed yet. Member Whitley made a motion that the Planning and Zoning Board approve 6020 S. College Storage PDP#170012, based upon the findings of fact presented at the work session, the materials contained on pages 1 and 2 in the staff report, and the board discussion on this item. Member Carpenter seconded. Vote: 4:0. Planning & Zoning Board June 15, 2017 Page 8 Other Business None noted. Chair Schneider moved to adjourn the June P&Z Board hearing at 8:36pm. Cameron Gloss, Planning Director Jeff Schneider, Chair Agenda Item 2 Item # 2 Page 1 STAFF REPORT July 20, 2017 Planning and Zoning Board PROJECT NAME INTERSTATE LAND HOLDINGS ANNEXATION, ANX140003 STAFF Pete Wray, Senior City Planner PROJECT INFORMATION PROJECT DESCRIPTION: Interstate Land Holdings, LLC, representing as an Owner and Applicant, along with the City of Fort Collins, have submitted a written petition requesting the annexation and zoning of two properties and right-of-way totaling 12.2 acres located on the northwest corner of the 1-25 and Carpenter Road intersection into Fort Collins’ municipal boundaries. The requested zoning for this annexation is the General Commercial (C-G) for the Interstate Land Holdings properties and right-of-way, and Public Open Lands (P- O-L) for the City-owned property. The requested zoning districts are in compliance with the City of Fort Collins Structure Plan and the Fossil Creek Reservoir Area Plan Maps. A specific project development plan proposal is not included with the annexation application. APPLICANT/OWNER: Interstate Land Holdings, LLC 7301 SW Frontage Road, Suite 3 Fort Collins, CO 80528 City of Fort Collins PO Box 580 Fort Collins, CO 80522-0580 RECOMMENDATION: Staff recommends approval of the Interstate Land Holdings Annexation and recommends that the properties be placed in the G-C and P-O-L Zoning Districts. EXECUTIVE SUMMARY On July 5, 2017, the City Council approved a resolution that accepted the annexation petition and determined that the petition was in compliance with State law. The resolution also initiated the annexation process for the property by establishing the date, time and place when a public hearing would be held regarding the readings of the Ordinances annexing and zoning the area. This annexation request is in conformance with the State of Colorado Revised Statutes as they relate to annexations, the City of Fort Collins Comprehensive Plan, and the Larimer County and Agenda Item 2 Item # 2 Page 2 City of Fort Collins Intergovernmental Agreement Regarding Growth Management. This is a 100% voluntary annexation for a property located within the Growth Management Area. The project satisfies the requirement that no less than one-sixth of the perimeter boundary be contiguous to the existing City boundary. The G-C and P-O-L zoning is consistent with the City’s Structure Plan Map. The item is scheduled for first reading by City Council on August 15, 2017. BACKGROUND: The Interstate Land Holdings Annexation includes two parcels, a parcel owned by Interstate Land Holdings, LLC, a parcel owned by the City of Fort Collins, and right-of-way owned by the Colorado Department of Transportation (CDOT). A portion of the CDOT frontage road in between the properties, as well as the portion of State Highway 392 to the south, is included in the annexation to provide a continuity of service for the City of Fort Collins. The requested zoning for this annexation includes the C-G District for the Interstate Land Holdings property and CDOT right-of-way, and the P-O-L District for the City owned parcel. The requested zoning is consistent with the City of Fort Collins Structure Plan and the Fossil Creek Reservoir Area Plan Maps. The properties are bordered on the west by Fossil Creek Regional Open Space and Swede Lake, Interstate 25 to the east, Carpenter Road to the south, and commercial properties to the north. The 1-25 Frontage Road divides the properties. The property is currently zoned T-Tourist in Larimer County. Agenda Item 2 Item # 2 Page 3 The surrounding zoning and land uses are as follows: Zoning: Land Uses: N: County C – Commercial Zoning District Existing Trucking and RV Sales S: FC GC – General Commercial Zoning District Vacant E: CDOT – None Frontage Rd. /I-25 E: Windsor C – Commercial Zoning District Existing Commercial businesses W: FC POL – Public Open Lands Zoning District Fossil Creek Reservoir Regional Park This is a 100% voluntary annexation for a property located within the Growth Management Area (GMA). According to policies and agreements contained in the Larimer County and City of Fort Collins Intergovernmental Agreements, the City will agree to consider annexation of property in the GMA when the property is eligible for annexation according to State law. ANALYSIS: The Interstate Land Holdings Annexation does not create an enclave. There are no immediate plans to develop property within this annexation proposal area. This is a 100% voluntary annexation for a property located within the Growth Management Area (GMA). According to policies and agreements contained in the Larimer County and City of Fort Collins Intergovernmental Agreements, the City will agree to consider annexation of property in the Growth Management Area when the property is eligible for annexation according to State law. The Interstate Land Holdings Annexation gains the required 1/6 contiguity to existing city limits from a common boundary with the Fossil Creek Reservoir and the Fossil Creek Reservoir Open Space Annexation (Ordinance No. 054, 2008) and the Fossil Creek 392 Annexation (Ordinance No.139, 2009). The minimum contiguous boundary is 808.06 feet, based the total perimeter boundary of 4847.41 feet. The proposed annexation includes a contiguous boundary of 1042.18 feet, thus satisfying the requirement that no less than one-sixth of the perimeter boundary be contiguous to the existing city boundary. The requested zoning for this annexation includes the G-C District for the Interstate Land Holdings property (Lot 2) and CDOT right-of-way, and the P-O-L District for the City owned parcel (Lot 3). The requested zoning districts are consistent with the City of Fort Collins Structure Plan and the Fossil Creek Reservoir Area Plan. The uses permitted in this G-C District are subject to either administrative review or review by the Planning and Zoning Board. The Land Use Code describes this zone district as follows: The General Commercial District is intended to be a setting for development, redevelopment and infill of a wide range of community and regional retail uses, offices and personal and business services. Secondarily, it can accommodate a wide range of other uses including creative forms of housing. While some General Commercial District areas may continue to meet the need for auto-related and other auto-oriented uses, it is the City’s intent that the General Commercial District emphasizes safe and convenient personal mobility in many forms, with planning and design that accommodates pedestrians. Agenda Item 2 Item # 2 Page 4 Additional Article Three Development Standards for the I-25 Corridor, and Corridor Activity Center (CAC), are applicable for this annexation area. The CAC includes a refined list of permitted land uses, and specific design standards for new development. The uses permitted in this P-O-L District are subject to either administrative review or review by the Planning and Zoning Board. The Land Use Code describes this zone district as follows: The P-O-L District is for large publicly owned parks and open lands which have a community- wide emphasis or other characteristics which warrant inclusion under this separate designation rather than inclusion in an adjoining neighborhood or other District designation. PUBLIC OUTREACH: A neighborhood meeting was not held for this project because this is not a development proposal, there is no immediate plan to develop the land, and the project complies with State law and the City of Fort Collins Land Use Code regarding annexations. FINDINGS: 1. The annexation of this area is consistent with the policies and agreements between Larimer County and the City of Fort Collins as contained in the amended Larimer County and City of Fort Collins Intergovernmental Agreements. 2. The area meets the eligibility requirements included in State law to qualify for a voluntary annexation to the City of Fort Collins. 3. The requested zone district, G-C, General Commercial and P-O-L, Public Open Lands, are in compliance with the City of Fort Collins Structure Plan, the Fossil Creek Reservoir Area Plan, and with the policies of the City's Comprehensive Plan (City Plan). 4. On July 5, 2017, the City Council approved a resolution that accepted the annexation petition and determined that the petition was in compliance with State law. The resolution also initiated the annexation process for the property by establishing the date, time and place when a public hearing would be held regarding the readings of the Ordinances annexing and zoning the area. STAFF RECOMMENDATION: Staff recommends approval of the Interstate Land Holdings annexation and requested zoning of G- C, General Commercial and P-O-L, Public Open Lands. ATTACHMENTS 1. ILH Annexation Structure Plan Map (PDF) 2. ILH Annexation Zoning Map (PDF) 3. ILH Annexation - Annexation Plat Map (PDF) Fossil Creek Reservoir Annexation Area ± Interstate Structure Land Holdings Plan Map Annexation Legend GMA Structure Plan Land Use Downtown District Community Commercial District Commercial Corridor District Neighborhood Commercial District Employment District Industrial District Campus District Urban Estate Low Density Mixed-Use Neighborhoods Medium Density Mixed-Use Neighborhoods Rural Lands Foothills Community Separator Open Lands, Parks and Stream Corridors Poudre River Adjacent Planning Areas Interstate 25 State Highway 392 S County Road 5 Annexation Area Attachment 1 POL CG ¦¨§25 ¦¨§25 Sw Frontage Rd Westgate Dr Se Frontage Rd B a y s i d e Dr E agle Ran c h R d Hathaw a y Ln Eagle Ln G ol d e n Eag l e Rd N Hat h a w a y L n S H a tha w a y L n Bald Eagle Ln Interstate 25 S County Road 5 State Highway 392 Interstate 25 Legend GMA Agenda Item 3 Item # 3 Page 1 STAFF REPORT July 20, 2017 Planning and Zoning Board PROJECT NAME NEWTON FIRST & SECOND ANNEXATION AND ZONING STAFF Kai Kleer, Associate Planner PROJECT INFORMATION PROJECT DESCRIPTION: This is a request to series-annex and zone 1.446 acres located at 1516 W Vine Drive just east of Lincoln Middle School. This is 100% voluntary annexation. The annexation consists of a portion of an unplatted parcel that, once annexed and zoned, will be platted through the Basic Development Review process. In accordance with the City’s Structure Plan Map and the Northwest Subarea Plan, the requested zoning for this annexation is Urban Estate (UE). APPLICANT: Mr. Kenneth Merritt JR Engineering 2900 S College Ave #3d Fort Collins, CO 80525 OWNER: Newton Jim A, Diana 1516 W Vine Drive Fort Collins, CO 80521 RECOMMENDATION: Staff recommends approval of the Newton First annexation and zoning and placement into the Urban Estate (UE), zone district as well as the Residential Neighborhood Sign District. EXECUTIVE SUMMARY This annexation request is in conformance with the State of Colorado Revised Statutes as they relate to annexations, the City of Fort Collins Comprehensive Plan, the Larimer County and City of Fort Collins Intergovernmental Agreement for the Growth Management Area, and the City of Fort Collins Land Use Code. Agenda Item 3 Item # 3 Page 2 This is a 100% voluntary annexation for a property located within the Growth Management Area. The project satisfies the requirement that no less than one-sixth of the perimeter boundary be contiguous to the existing City boundary. The Urban Estate zoning is consistent with the City’s Structure Plan Map and Northwest Subarea Plan. The item is scheduled for first reading by City Council on September 5, 2017 Background The applicant, JR Engineering, c/o Mr. Kenneth Merritt, have submitted a written petition requesting two sequential annexation tracts, known collectively as the Newton Annexation. The series of annexations are as follows: Newton First 0.0703 acres Newton Second 1.3760 acres Total 1.4463 acres The land within the annexation is a portion of the existing Parcel # 9703400010 which is owned by Mr. and Mrs. Jim Newton. The unplatted parcel is approximately 9.50 acres and this petition proposes to annex a 1.4463-acre portion fronting West Vine Drive to allow for future platting and development. Analysis The requested annexation does not create an enclave. The property is currently undeveloped but is expected to redevelop as a single-family residence sometime after a separate, minor-subdivision process. The surrounding zoning and land uses are as follows: Zoning: Land Uses: N: County FA - Farming Zoning District Existing single-family residence S: County FA - Farming Zoning District Existing single-family residence E: County FA - Farming Zoning District Existing single-family residence W: County FA - Farming Zoning District Existing single-family residence This is a 100% voluntary annexation for a property located within the Growth Management Area (GMA). According to policies and agreements contained in the Larimer County and City of Fort Collins Intergovernmental Agreements, the City will agree to consider annexation of property in the GMA when the property is eligible for annexation according to State law. Because this is a series annexation, the proposed property achieves required contiguity through a series of two consecutive annexations described below. · Newton First has 16.67% of its perimeter boundary contiguous with existing City limits (Lincoln Junior High School Second Annexation, 1998). · Newton Second has 18.94% of its perimeter boundary contiguous with Newton First. The requested zoning for this annexation is Urban Estate (UE), which is consistent with the City of Fort Collins Structure Plan and the Northwest Subarea Plan. The surrounding properties are currently zoned Farming (FA) in Larimer County. The Land Use Code describes this zone district as follows. Agenda Item 3 Item # 3 Page 3 Purpose The Urban Estate District is intended to be a setting for a predominance of low-density and large-lot housing. The main purposes of this District are to acknowledge the presence of the many existing subdivisions which have developed in these uses that function as parts of the community and to provide additional locations for similar development, typically in transitional locations between more intense urban development and rural or open lands. Staff is recommending that this property be included in the Residential Neighborhood Sign District, which was established for the purpose of regulating signs for non-residential uses in areas of the community where the predominant character of the neighborhood is residential. Public Outreach No public outreach was conducted as part of this Annexation. Findings of Fact 1. The property meets the State law eligibility requirements to qualify for a voluntary annexation to the City of Fort Collins. 2. The requested placement into the Urban Estate zone district is consistent with the City of Fort Collins Structure Plan Map and the Northwest Subarea Plan. 3. The annexation of this area is consistent with the policies and agreements between Larimer County and the City of Fort Collins contained in the Amended Intergovernmental Agreement - Growth Management Area. 4. On July 18th, 2017, the City Council will decide on a resolution to accepted the annexation petition and determined that the petition is in compliance with State law. The resolution will also initiated the annexation process for the property by establishing the date, time and place when a public hearing would be held regarding the readings of the Ordinances annexing and zoning the area. City Council's decision will be forwarded to the Planning and Zoning Board as a Read- Before Memorandum. 5. The requested Urban Estate (UE) zoning district is in conformance with the policies of the City's Comprehensive Plan and Northwest Subarea Plan. Staff Recommendation Staff recommends approval of the Newton First & Second Annexation, the requested zoning of Urban Estate (UE) and that the property is included in the Residential Neighborhood Sign District. ATTACHMENTS 1. Newton First Vicinity Map (PDF) 2. Newton Second Vicinity Map (PDF) 3. Structure Plan Map (PDF) 4. Northwest Subarea Plan (PDF) LMINIDCDOLLEN SCHOOL LMINIDCDOLLEN SCHOOL ALASMTEDA W VINE DR ELM ST LYONS ST CLOVER LN ELM S T AZTEC DR N BRYAN AVE N FREY AVE LANCER D R Newton Vicinity First Annexation Map CITY GEOGRAPHIC These and were map OF not products FORT designed and INFORMATION COLLINS or all intended underlying for general data SYSTEM are use developed by members MAP for use PRODUCTS of the by the public. City The of Fort City Collins makes for no its representation internal purposes or only, warranty dimensions, as to contours, its accuracy, property timeliness, boundaries, or completeness, or placement and of location in particular, of any its map accuracy features in thereon. labeling or THE displaying CITY OF FORT COLLINS PARTICULAR MAKES PURPOSE, NO WARRANTY EXPRESSED OF MERCHANTABILITY OR IMPLIED, WITH OR RESPECT WARRANTY TO THESE FOR FITNESS MAP PRODUCTS OF USE FOR OR THE UNDERLYING FAULTS, and assumes DATA. Any all responsibility users of these of map the use products, thereof, map and applications, further covenants or data, and accepts agrees them to hold AS the IS, City WITH harmless ALL from made and this against information all damage, available. loss, Independent or liability arising verification from any of all use data of contained this map product, herein should in consideration be obtained of by the any City's users having of these liability, products, whether or direct, underlying indirect, data. or consequential, The City disclaims, which and arises shall or not may be arise held from liable these for any map and products all damage, or the loss, use thereof or by any person or entity. Printed: June 30, 2017 Legend Water City Limits Schools 0 0.03 0.06 0.09 0.12Miles Scale 1 inch equals 333 feet © Path: C:\Users\kkleer\Desktop\AIR.mxd Newton Annexation First Area Attachment 1 LMINIDCDOLLEN SCHOOL LMINIDCDOLLEN SCHOOL ALASMTEDA W VINE DR ELM ST LYONS ST CLOVER LN ELM S T AZTEC DR N BRYAN AVE N FREY AVE LANCER D R Newton First and Vicinity Second Map Annexation CITY GEOGRAPHIC These and were map OF not products FORT designed and INFORMATION COLLINS or all intended underlying for general data SYSTEM are use developed by members MAP for use PRODUCTS of the by the public. City The of Fort City Collins makes for no its representation internal purposes or only, warranty dimensions, as to contours, its accuracy, property timeliness, boundaries, or completeness, or placement and of location in particular, of any its map accuracy features in thereon. labeling or THE displaying CITY OF FORT COLLINS PARTICULAR MAKES PURPOSE, NO WARRANTY EXPRESSED OF MERCHANTABILITY OR IMPLIED, WITH OR RESPECT WARRANTY TO THESE FOR FITNESS MAP PRODUCTS OF USE FOR OR THE UNDERLYING FAULTS, and assumes DATA. Any all responsibility users of these of map the use products, thereof, map and applications, further covenants or data, and accepts agrees them to hold AS the IS, City WITH harmless ALL from made and this against information all damage, available. loss, Independent or liability arising verification from any of all use data of contained this map product, herein should in consideration be obtained of by the any City's users having of these liability, products, whether or direct, underlying indirect, data. or consequential, The City disclaims, which and arises shall or not may be arise held from liable these for any map and products all damage, or the loss, use thereof or by any person or entity. Printed: June 30, 2017 Legend Water City Limits Schools 0 0.03 0.06 0.09 0.12Miles Scale 1 inch equals 333 feet © Path: C:\Users\kkleer\Desktop\AIR.mxd Newton Annexation First Area and Second Attachment 2 RL UE LMN NCL ALASMTEDA W VINE DR ELM ST LYONS ST CLOVER LN ELM S T AZTEC DR N BRYAN AVE N FREY AVE LANCER D R Newton First Structure and Second Plan Map Annexation CITY GEOGRAPHIC These and were map OF not products FORT designed and INFORMATION COLLINS or all intended underlying for general data SYSTEM are use developed by members MAP for use PRODUCTS of the by the public. City The of Fort City Collins makes for no its representation internal purposes or only, warranty dimensions, as to contours, its accuracy, property timeliness, boundaries, or completeness, or placement and of location in particular, of any its map accuracy features in thereon. labeling or THE displaying CITY OF FORT COLLINS PARTICULAR MAKES PURPOSE, NO WARRANTY EXPRESSED OF MERCHANTABILITY OR IMPLIED, WITH OR RESPECT WARRANTY TO THESE FOR FITNESS MAP PRODUCTS OF USE FOR OR THE UNDERLYING FAULTS, and assumes DATA. Any all responsibility users of these of map the use products, thereof, map and applications, further covenants or data, and accepts agrees them to hold AS the IS, City WITH harmless ALL from made and this against information all damage, available. loss, Independent or liability arising verification from any of all use data of contained this map product, herein should in consideration be obtained of by the any City's users having of these liability, products, whether or direct, underlying indirect, data. or consequential, The City disclaims, which and arises shall or not may be arise held from liable these for any map and products all damage, or the loss, use thereof or by any person or entity. Printed: June 30, 2017 Structure Plan Land Use Urban Estate Low Density Mixed-Use Neighborhoods Open Lands, Parks and Stream Corridors Low Density Mixed-Use Neighborhood (LMN) Neighborhood Conservation Low Density (NCL) Low Density Residential (RL) Urban Estate (UE) 0 0.03 0.06 0.09 0.12Miles Scale 1 inch equals 333 feet © Path: C:\Users\kkleer\Desktop\AIR.mxd Newton Annexation First and Area Second Attachment 3 N. Taft Hill Rd N. Shields St. UE LMN RL NCL CL NCM E N. Taft Hill Rd N. Shields St. UE LMN RL NCL CL NCM E C L A R I O N 2,300 1,150 0 PROPOSED 2,300 Feet ZONING Legend October 2006 North [ Legend City Limits Parcels Proposed Zoning Community Commercial Community Commercial North College Community Commercial Poudre River Commercial Limited Commercial Commercial North College CSU Downtown Employment Harmony Corridor Industrial High Density Mixed-Use Neighborhood Low Density Mixed-Use Neighborhood Medium Density Mixed-Use Neighborhood Neighborhood Commercial Neighborhood Conservation Buffer Neighborhood Conservation Low Density Neighborhood Conservation Medium Density Public Open Lands River Conservation River Downtown Redevelopment Residential Foothills Low Density Residential Transition Urban Estate GMA Newton Annexation First Area and Second Attachment 4 Agenda Item 4 Item # 4 Page 1 STAFF REPORT July 20, 2017 Planning and Zoning Board PROJECT NAME 112 W MAGNOLIA - WELLS FARGO PARKING LOT PROJECT DEVELOPMENT PLAN, PDP#160040 AND MODIFICATION OF STANDARD TO LAND USE CODE SECTION 3.2.2(J), SETBACKS. STAFF Meaghan Overton, City Planner PROJECT INFORMATION PROJECT DESCRIPTION: This is a request for consideration of a Project Development Plan (PDP) for 112 W. Magnolia Street – Wells Fargo Parking Lot. The project is located at the northwest intersection of College Avenue and Magnolia Street and is 0.436 acres in size. The project proposes improvements to the existing parking lot at 112 W. Magnolia Street to provide parking for Wells Fargo employees. The parking is proposed to contain 35 spaces total. Five of the parking spaces will be designated as compact car parking, and two parking spaces will be designated as handicap-accessible spaces. The proposed project will preserve all nine of the trees currently on site. The site is located in the Downtown (D) zone district, and the proposed use is permitted in this zone district. The PDP includes a request for a Modification of Standard to the parking lot setback requirements in Land Use Code (LUC) Section 3.2.2(J) for the setbacks along the east and west property lines. APPLICANT: Cara Scohy CS Design, Inc. 2519 S. Shields Street, #129 Fort Collins, CO 80526 OWNER: Wells Fargo Bank PO Box 2609 Carlsbad, CA 92018-2609 RECOMMENDATION: Staff recommends approval of 112 W. Magnolia Street – Wells Fargo Parking Lot Project Development Plan, PDP #160040, and the associated Modification of Standard to Section 3.2.2(J), Setbacks. Agenda Item 4 Item # 4 Page 2 EXECUTIVE SUMMARY In evaluating the request for the 112 W. Magnolia Street – Wells Fargo Parking Lot Project Development Plan, staff finds the proposed PDP complies the with applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: The PDP complies with the process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. The Modification of Standard to Section 3.2.2(J) that is proposed with this PDP meets the applicable requirements of Section 2.8.2(H), and the granting of this Modification would not be detrimental to the public good. The PDP complies with relevant standards located in Article 3 – General Development Standards, subject to approval of the Modification of Standard to Section 3.2.2(J), Setbacks. The PDP complies with relevant standards located in Division 4.16, Downtown District (D), Canyon Avenue Subdistrict of Article 4 – Districts. COMMENTS: 1. Background: The subject property was annexed into the City on January 18, 1873 as part of the Original Town Site Annex. The property was platted as Lots 1 and 2, Block 113. At a public hearing on February 21, 2013, the Planning and Zoning Board unanimously denied a request for a Project Development Plan (PDP #120026) and Addition of Permitted Use (APU) to construct a 7- Eleven convenience store on the property. There have been no further development proposals for this property since 2013. The property is currently used as an employee parking lot for Wells Fargo Bank and provides parking for approximately 46 vehicles. There are no structures on the site. The surrounding zoning and land uses to each side of the project site are as follows: Direction Zone District Existing Land Uses North Downtown (D), Canyon Avenue Subdistrict Commercial (Office Building) South Downtown (D), Canyon Avenue Subdistrict Commercial (Wells Fargo Bank) East Downtown (D), Canyon Avenue Subdistrict Commercial (Office Building) West Downtown (D), Canyon Avenue Subdistrict Commercial (Garage & Parking Lot) A zoning and site vicinity map is presented on the following page: Agenda Item 4 Item # 4 Page 3 2. Compliance with Article 4 of the Land Use Code – Downtown (D), Canyon Avenue Subdistrict: The project complies with all applicable Article 4 standards as follows: A. Section 4.16(B) – Permitted Uses Parking lots and garages as a principal use are permitted in the Downtown Zone District, Canyon Avenue Subdistrict, subject to Planning and Zoning Board (Type 2) review. The project proposes improvements to an existing parking lot. Agenda Item 4 Item # 4 Page 4 B. Section 4.16(E) – Site Design Standards The proposed project is in compliance with Section 4.16(E)(1)(a) for parking lot site design. The proposed improvements, specifically the addition of landscaping and a masonry screening wall, greatly enhance the pedestrian character and reduce the visual dominance of the existing parking lot. Vehicular access to the parking lot is proposed to be off of Magnolia Street and the alley to the west of the project site only. An existing vehicular access point along College Avenue will be closed, which will improve pedestrian safety along College Avenue. 3. Compliance with Article 3 of the Land Use Code – General Development Standards The project complies with all applicable General Development Standards as follows: A. Division 3.2 – Site Planning and Design Standards 1) 3.2.1 Landscaping and Tree Protection: • Street trees are provided along Magnolia Street and College Avenue at the spacing requirements outlined in Land Use Code Section 3.2.1(D)(2). There are 2 existing canopy shade trees along Magnolia Street. Two additional canopy shade street trees meeting the species and minimum size requirements are proposed along Magnolia Street. Four existing canopy shade trees satisfy street tree requirements along College Avenue. • There are a total of 28 additional trees proposed on the site, and the maximum percentage of any one species is 28.5%. This meets the minimum species diversity requirements in Land Use Code Section 3.2.1(D)(3). • The PDP as submitted meets the landscape standards in Land Use Code Section 3.2.1(E). Parking lot perimeter landscaping and screening is provided along all sides of the parking lot. Screening, landscaping, and tree planting is concentrated in high-visibility areas, particularly along Magnolia Street and College Avenue. This screening consists of trees and landscaping along the north, south, and west of the parking lot. Screening on the east along College Avenue consists of a 36 inch high masonry wall and landscaping. • A total of 1,400 square feet of the parking lot interior is proposed to be landscaping, which exceeds the requirement of 896 square feet. This interior parking lot landscaping includes a variety of shrubs, perennials, and evergreen trees, four existing mature trees, 2 additional shade canopy trees, and 5 ornamental trees in 3 landscape islands at the end of each parking aisle. • Because the PDP as submitted proposes to preserve all of the existing trees on the site, no tree mitigation is required. The City Forestry Department has provided input on the species of trees proposed as part of this PDP. 2) 3.2.2 Access, Circulation and Parking: • The PDP as submitted provides safe, efficient, convenient access for vehicles, bicyclists, and pedestrians. Vehicular access is provided from Magnolia Street and from the alley to the west of the project site, which will be paved as part of the proposed improvements. Bicycle parking is provided on the north side of the site, adjacent to the College Avenue Agenda Item 4 Item # 4 Page 5 sidewalk. Three 6 foot wide, paved walkway connections – two along Magnolia Street and one along College Avenue – are being proposed with this PDP. • Bicycle parking requirements for financial services use are 1 space per 4,000 square feet (minimum of 4 spaces). The project complies with the standards by providing six bicycle parking spaces in addition to 10 existing bicycle parking spaces provided on-site at Wells Fargo. • The PDP proposes 35 parking spaces, which meets the parking space requirements in Land Use Code Section 3.2.2(K). Vehicle parking requirements for financial services use are a minimum of 2 per 1,000 square feet, and a maximum of 3.5 per 1,000 square feet. Wells Fargo provides 28 parking spaces on-site. The 35 additional spaces provided with this PDP result in a total of 63 parking spaces. The maximum number of spaces permitted is 68. Two handicap-accessible spaces and five compact car spaces are proposed with this PDP. • Land Use Code Section 3.2.2(L) details parking stall and drive-aisle requirements for parking lots. The proposed project meets the parking stall and drive-aisle dimensions required in the Land Use Code. Because the parking lot is designated for employee parking, up to 40% of the spaces may be designated for compact vehicles. Five spaces (14%) are proposed as compact spaces. These spaces are all located on the west side of the parking lot, adjacent to the alley. 3) 3.2.4 Site Lighting: • A photometric plan was submitted for the project. As proposed, the project complies with the standards as described in Land Use Code Section 3.2.4. All light fixtures will be concealed and fully shielded, and installed in a downward-facing position. B. Division 3.6 – Transportation and Circulation 1) 3.6.3 Street Pattern and Connectivity Standards: • The City Traffic Operations and Engineering Departments have reviewed the proposed project and have found that the parking lot improvements proposed with this PDP are consistent with the standards contained in Land Use Code Section 3.6.3. 2) 3.6.4 Transportation Level of Service Requirements: • Because there was no change of use or change in expected traffic generation association with this PDP, City Traffic Operations Department waived the requirement for a Transportation Impact Study. C. Division 3.8 – Supplementary Regulations 1) 3.8.11 Fences and Walls: • The screening wall materials and landscaping proposed along College Avenue provides visual interest as required in Land Use Code Section 3.8.11(A) and (B). The wall is proposed to be constructed of brick veneer and sandstone. These are high-quality Agenda Item 4 Item # 4 Page 6 materials that visually connect the parking lot to the surrounding context and enhance the pedestrian experience. The landscaping further improves the pedestrian appearance and softens the appearance of the masonry wall year-round. • The length and height of the proposed screening wall meets the standards contained in Land Use Code Section 3.8.11(C) and (D). The masonry wall is proposed to extend approximately 61 feet, 6 inches at a height of 3 feet along College Avenue. MODIFICATIONS OF STANDARD: Land Use Code Modification Criteria: “The decision maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2), (3) or (4). 4. Modification of Standard Request to Section 3.2.2(J), Setbacks A. The standard: Section 3.3.2(J), Setbacks. Any vehicular use area containing six (6) or more parking spaces or one thousand eight hundred (1,800) or more square feet shall be set back from the street right- Agenda Item 4 Item # 4 Page 7 of-way and the side and rear yard lot line (except a lot line between buildings or uses with collective parking) consistent with the provisions of this Section, according to the following table: Minimum Average of Entire Landscaped Setback Area (feet) Minimum Width of Setback at Any Poin (feet) Along an arterial street 15 5 Along a non-arterial street 10 5 Along a lot line * 5 5 * Setbacks along lot lines for vehicular use areas may be increased by the decision maker in order to enhance compatibility with the abutting use or to match the contextual relationship of adjacent or abutting vehicular use areas. B. Description of the Modification: The applicant has submitted a request for approval of a Modification of Standard for the parking lot setbacks to the east and west of the site. Required setbacks are 15 feet along College Avenue to the east and 5 feet along the alley to the west. The applicant is requesting a setback of 8 feet along College Avenue and 3 feet along the alley. C. Applicant’s Justification: The following is the applicant’s written justification: “The Land Use Code states that the decision-maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good; and the decision-maker must also find that the Modification meets one of the following four criteria described in the LUC, section 2.8.2(H). (1) The plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. The standard per Section 3.2.2(J) states that a 15' setback is required along an arterial (in this case, College Ave.) and a 5' setback is required from the other lot lines. The proposed parking lot layout provides the required 5' setbacks on the north and south property lines; the setback provided along the alley (west property line) is 3' and the setback provided along College Ave is 8' (at the narrowest point). Allowing narrower setbacks on the west and east property lines will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for the following reasons: 1. Although the setback along College Ave. is only 8' (at the narrowest point), a 3' tall, 61'-6" long masonry wall is proposed along 70% of the length of the parking lot to provide a screen/buffer from the sidewalk and College Ave. The proposed material is brick veneer with a sandstone cap which will help visually tie it into the neighboring property and surrounding context. Agenda Item 4 Item # 4 Page 8 2. In addition to the wall, a dense layer of planting will be provided on the front side (College Ave. side) of the wall and it will include deciduous shrubs, ornamental grass and small flowering trees to provide year-round color, texture and screening capabilities. 3. There will be no vehicular access to the parking lot from College Ave. A CDOT access permit is in process to close the existing access, so only pedestrians will move in and out of the site from the east side. 4. The parking setback along College Ave. aligns very closely with that of the setback of the existing building to the north and provides a wider setback from the sidewalk to the parking lot than that of the existing building to the north. 5. Although the setback along the Alley is 3' (rather than the required 5'), the proposed 3' setback is provided with a defined concrete edge (curb and gutter) and will provide room for vehicle overhang without encroachment into the alley. This proposed 3' setback is wider than that of the parking adjacent to the alley to the north where there is no defined line between the parking and the alley at all. In conclusion, with the exception of the narrower setback widths on the west and east property lines, the proposed site meets the standards set forth in Section 3.2.2 of the Land Use Code and we do not believe that granting this request will be detrimental to the public good and will continue to advance the purposes of the Land Use Code.” D. Staff Finding for the Modification: Staff finds that the request for a Modification of Standard to Section 3.2.2(J), Setbacks is justified by the applicable standards in 2.8.2(H) because: A. The granting of the Modification would not be detrimental to the public good. The plan provides substantial enhancements to the pedestrian environment along College Avenue with the addition of a masonry wall, dense landscaping, and the closure of the existing vehicle access point along College Avenue. In addition, paving the alley to the west and adding curb and gutter along the alley will further improve pedestrian, bicycle, and vehicle connectivity and safety. B. The request satisfies Criteria 2.8.2(H)(1): The plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. The parking lot setback standards are intended to separate pedestrians and vehicles, and to provide screening and buffering of vehicle use areas as viewed from the public realm. The plan as submitted creates separation between pedestrians and vehicles with the closure of the vehicle access point along College Avenue. In addition, the masonry wall and dense landscaping proposed provides screening along College Avenue. 5. Neighborhood Meeting A neighborhood meeting was held on August 10, 2016 for the proposed project. There were 2 people in attendance at the meeting. No attendees expressed concerns about the proposed project. Because there were no questions at the meeting, there are no minutes included in this staff report. No letters or public comments have been received regarding the proposed project. Agenda Item 4 Item # 4 Page 9 6. Findings of Fact/Conclusion In evaluating the request for the 112 W. Magnolia Street – Wells Fargo Parking Lot Development Plan (PDP #160040), Staff makes the following findings of fact: A. The Modification of Standard to Section 3.2.2(J), Setbacks that is proposed with this PDP would not be detrimental to the public good and the Modification meets the applicable requirements of Section 2.8.2(H)(1). This is because the plan as submitted creates separation between pedestrians and vehicles with the closure of the vehicle access point along College Avenue, and the masonry wall and dense landscaping proposed provides screening along College Avenue. In addition, paving the alley to the west and adding curb and gutter along the alley will further improve pedestrian, bicycle, and vehicle connectivity and safety. Staff finds that the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard. B. The PDP complies with the process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. C. The PDP complies with relevant standards located in Article 3 – General Development Standards, subject to approval of the Modification of Standard to Section 3.2.2(J), Setbacks. D. The PDP complies with relevant standards located in Division 4.16, Downtown District (D), Canyon Avenue Subdistrict of Article 4 – Districts. RECOMMENDATION: Staff recommends approval of the 112 W. Magnolia Street – Wells Fargo Parking Lot Project Development Plan, PDP #160040 and the Modification of Standard to Land Use Code Section 3.2.2(J), Setbacks. ATTACHMENTS 1. Statement of Planning Objectives (PDF) 2. Site Plan (PDF) 3. Landscape Plan (PDF) 4. Photometric Plan (PDF) 5. Utility Plan (PDF) 6. Modification Request (PDF) 7. Drainage Report (PDF) 8. Neighborhood Meeting Summary 8-10-16 (PDF) landscape architecture | planning | urban design 2519 S. Shields Street #129 | Fort Collins, CO 80526 970.420.9462 | www.csdesigncorp.com Wells Fargo Parking Lot 112 W. Magnolia Street Statement of Planning Objectives The Wells Fargo Parking Lot is located at the northwest intersection of College Avenue and Magnolia Street at 112 W. Magnolia Street, which is in the Downtown District. Magnolia Street runs south of the property and College Avenue, a CDOT roadway and major north/south arterial, runs east of the property. A large parkway abuts the east property on the east side and partially extends along the south side. There is a 6' sidewalk along the east property line and a 5' walk along the south. An alley adjoins the west property boundary. The site is within walking distance to Old Town Square and is often used as overflow parking. The property is zoned Downtown (D) and is north of the Wells Fargo Bank and south of the Clock Tower Square office building. Site Design Access to the parking lot is provided from the alley on the west and on Magnolia Street, which is the same Street that provides overall access to the Wells Fargo building to the south. The purpose of improving the parking lot is to provide parking for Wells Fargo employees. Wells Fargo had a parking agreement with Sports Authority to use the parking lot to the south. However, upon the retail store's closure, the parking agreement was no longer valid, necessitating the improvements to the parking lot at 112 W. Magnolia Street. The parking lot is designed with the overall context of Downtown in mind. The existing parkways and large trees will be enhanced with additional shade trees, ornamental trees, compact shrubs, and ornamental grasses, which will also provide screening of the lot from both street frontages. The landscaping within the parking lot islands use attractive ornamental trees and shrubs to bring a pedestrian scale to the site. A 3' masonry screen wall with a stone cap along the College Avenue side of the parking lot will provide an additional buffer for drivers, pedestrians, and bicyclists. Upright junipers and ornamental grasses along the north side of the parking lot soften the edge adjacent to the existing Clock Tower Square office building and provide an attractive screen. The overall site design integrates well with the historic character and aesthetics of Downtown. Attachment 1 design cs incorporated 2519 S. Shields St. #129 Fort Collins, CO 80526 970.420.9462 www.csdesigncorp.com C:\Users\Cara\Dropbox\CS Design Inc\Logo\CS Design\Leaf Logo\2-leafs.tif FORT COLLINS, CO 80524 LOTS 1 AND 2, BLOCK 113, TOWN OF FORT COLLINS 112 W. MAGNOLIA ST. PARKING PROJECT DEVELOPMENT PLAN SHEET NO.: REVISIONS: SHEET NAME: NORTH 0 5' 10' 20' SCALE: 1"=10'-0" ISSUED FOR: CITY REVIEW DATE: SEPTEMBER 7, 2016 DRAWN BY: BC CHECKED BY: CS PROJECT NO.: 1610 REV 1 REV 2 REV 3 RE SUBMITTAL 5/9/17 COVER SHEET CS VICINITY MAP SHEET INDEX CS - COVER SHEET S1 - SITE PLAN L1 - TREE PROTECTION PLAN L2 - LANDSCAPE PLAN L3 - PLANT SCHEDULE, NOTES & DETAILS E1 - SITE PHOTOMETRIC PLAN PLANNER/LANDSCAPE ARCHITECT CARA SCOHY, RLA | ASLA CS DESIGN, INC. 2519 S. Shields Street #129 Fort Collins, CO 80526 (970) 420-9462 CIVIL ENGINEER CODY GEISENDORFER COFFEY ENGINEERING 4505 St. Cloud Dr., Suite 180 Loveland, CO 80538 (970) 622-2095 LEGAL DESCRIPTION LOTS 1 AND 2, BLOCK 113, TOWN OF FORT COLLINS, LOCATED IN THE SOUTHEAST QUARTER OF SECTION 11, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH P.M. CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO COMMUNITY DEVELOPMENT AND NEIGHBORHOOD SERVICES APPROVAL: Approved by the Director of Community Development and Neighborhood Services of the City of Fort Collins, CO this day of , 20 A.D. Director of Community Development and Neighborhood Services OWNER'S CERTIFICATION: PLANTING AREA PA PA PA PA PA PA PA EX. BUILDING 24'-0", TYP. 8'-0", TYP. 9'-0" TYP. 5'-0" 6'-11" 1'-6" 1'-0" ACCESSIBLE SPACES (2) WHEEL STOP, TYP. SCREEN WALL EX. EDGE OF ASPHALT EX. CONTOUR, TYP. PROPOSED CONTOUR, TYP. EX. TREES TO REMAIN 6" CURB 1 S1 PROPOSED ACCESS PROPOSED ACCESS BIKE RACK EX. ACCESS TO BE REMOVED EX. WALK TO REMAIN EX PARKWAY AND TREES TO REMAIN, TYP. EX PARKWAY (IRRIGATED SOD) AND TREES TO REMAIN, TYP. 38'-1" TYP. 8'-0" 19'-0", TYP. PROPERTY LINE ALLEY S COLLEGE AVE (U.S. HWY 287) PROPERTY LINE PROPERTY LINE PROPERTY LINE W MAGNOLIA ST BREAK IN CURB TO AVOID EX. TREE. RE: CIVIL DWGS. LIMIT OF ALLEY IMPROVEMENTS PA PROPOSED 3 4" PLANTING AREA 6 2 8 9 7 5 3 4 1 PROPERTY LINE ALLEY S COLLEGE AVE (U.S. HWY 287) PROPERTY LINE PROPERTY LINE PROPERTY LINE W MAGNOLIA ST C C C C C 7 5 11 11 11 FORT COLLINS MODERATE RISK FLOODPLAIN FORT COLLINS 100 YR FLOOD FRINGE FORT COLLINS 100 YR FLOOD FRINGE FORT COLLINS 100 YR FLOODWAY EXISTING DECIDUOUS TREE TO REMAIN EXISTING EVERGREEN TREE TO REMAIN L1 TREE PROTECTION PLAN TREE PROTECTION NOTES: 1. ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL AREA BUFFER ZONES SHALL REMAIN AND BE PROTECTED UNLESS NOTED ON THESE PLANS 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 CONDUCT A SURVEY OF TREES ENSURING NO ACTIVE NESTS IN THE AREA. TREE INVENTORY/MITIGATION TABLE PLANTING AREA SOD (4) SA MN (3) MI ML APPROX. LIMIT OF EX. SOD EX PARKWAY (IRRIGATED SOD) AND TREES TO REMAIN, TYP. (3) MI ML (5) PO PB (3) PO PB (2) CA CL (3) MI ML (6) SA MN (9) CA KF (2) JU CC (2) QU WA (4) PO PB (11) OE MA (7) PE KR (9) CA KF (3) MI ML (4) LI LO (1) JU CC (1) QU WA (2) PO PB (17) SA MN (12) SA SP (4) JU CC (11) CA KF (3) MI ML (6) CO IS (9) CO AR (3) JU CC PROPERTY LINE ALLEY (6) SA MN (2) JU CC (2) QU WA (4) LI LO S COLLEGE AVE (U.S. HWY 287) (4) SA MN (4) MI VA (8) IB CA PROPERTY LINE PROPERTY LINE (3) MA BA (5) VI BV (9) OE MA (6) PE OR (5) PH SN (3) PO PB (3) CA CL (10) CA KF (2) TI CO (2) TI CO SANDSTONE BOULDER, TYP. PROPERTY LINE W MAGNOLIA ST DECIDUOUS TREES BOTANICAL NAME / COMMON NAME ROOT SIZE QTY Very Low Low Medium QU WA Quercus x warei `Long` TM / Regal Prince Oak B & B 2"Cal 5 TI CO Tilia cordata / Littleleaf Linden B & B 2"Cal 4 X EVERGREEN TREES BOTANICAL NAME / COMMON NAME ROOT SIZE QTY Very Low Low Medium JU SP Juniperus chinensis `Spartan` / Spartan Juniper B & B 6` Height 8 X JU SK Juniperus scopulorum `Skyrocket` / Skyrocket Juniper B & B 6` Height 7 X ORNAMENTAL TREES BOTANICAL NAME / COMMON NAME ROOT SIZE QTY Very Low Low Medium MA BA Malus x `Red Barron` / Red Barron Crab Apple B & B 1.5"Cal 3 X SHRUBS BOTANICAL NAME / COMMON NAME ROOT SIZE QTY Very Low Low Medium CA CL Caryopteris x clandonensis `Blue Mist` / Blue Mist Spirea Cont 5 gal 5 X CO AR Cornus sericea `Artic Fire` / Artic Fire Dogwood Cont 5 gal 9 X CO IS Cornus sericea `Isanti` / Isanti Redosier Dogwood Cont 5 gal 6 X JU CC Juniperus sabina `Calgary Carpet` TM / Calgary Carpet Juniper Cont 5 gal 19 X LI LO Ligustrum vulgare `Lodense` / Lodense Privet Cont 5 gal 8 X PH SN Philadelphus x `Snowbell` / Snowbell Mock Orange Cont 5 gal 13 X PO PB Potentilla fruticosa `Pink Beauty` / Pink Beauty Potentilla Cont 5 gal 17 X PR PB Prunus besseyi `Pawnee Buttes` / Creeping Wesgtern Sand Cherry Cont 5 gal 2 X GRASSES BOTANICAL NAME / COMMON NAME ROOT SIZE QTY Very Low Low Medium CA KF Calamagrostis x acutiflora `Karl Foerster` / Feather Reed Grass Cont 1 gal 39 X X MI ML Miscanthus sinensis `Morning Light` / Morning Light Maiden Grass Cont 1 gal 43 X MI VA Miscanthus sinensis `Variegatus` / Variegated Maiden Grass Cont 1 gal 4 X PE OR Pennisetum orientale / Oriental Fountain Grass Cont 1 gal 6 X PE KR Pennisetum orientale `Karley Rose` / Karley Rose Fountain Grass Cont 1 gal 7 X PERENNIALS BOTANICAL NAME / COMMON NAME ROOT SIZE QTY Very Low Low Medium GA OD Galium odoratum / Sweet Woodruff Cont 1 gal 6 X IB CA Iberis sempervirens / Candytuft Cont 1 gal 14 X OE MA Oenothera macrocarpa `Incana` / Silver Evening Primrose Cont 1 gal 20 X X SA MN Salvia x sylvestris `May Night` / May Night Salvia Cont 1 gal 37 X SA SP Saponaria ocymoides `Splendens` / Rock Soapwort Cont 1 gal 29 X VI BV Vinca minor `Bowles` Variety` / Bowles` Common Periwinkle Cont 1 gal 5 X GROUND COVERS BOTANICAL NAME / COMMON NAME QTY Very Low Low Medium High SOD VorTEX Bluegrass 1,096 sf X PLANT SCHEDULE design cs incorporated 2519 S. Shields St. #129 Fort Collins, CO 80526 970.420.9462 www.csdesigncorp.com C:\Users\Cara\Dropbox\CS Design Inc\Logo\CS Design\Leaf Logo\2-leafs.tif FORT COLLINS, CO 80524 LOTS 1 AND 2, BLOCK 113, TOWN OF FORT COLLINS 112 W. MAGNOLIA ST. PARKING PROJECT DEVELOPMENT PLAN SHEET NO.: REVISIONS: SHEET NAME: NORTH 0 5' 10' 20' SCALE: 1"=10'-0" ISSUED FOR: CITY REVIEW DATE: SEPTEMBER 7, 2016 DRAWN BY: BC CHECKED BY: CS PROJECT NO.: 1610 REV 1 REV 2 REV 3 RE SUBMITTAL 5/9/17 COVER SHEET C1.0 112 W. MAGNOLIA ST. PARKING 112 WEST MAGNOLIA STREET FORT COLLINS CO, 80525 SUPPLEMENTAL GENERAL NOTES: ABBREVIATIONS OWNER LEGAL DESCRIPTION BENCHMARK SURVEYOR 112 W. MAGNOLIA ST. PARKING UTILITY PLANS FOR 112 WEST MAGNOLIA STREET FORT COLLINS CO, 80525 CIVIL ENGINEER GEOTECHNICAL ENGINEER SYMBOL LEGEND CONTRACTOR JUNE 28, 2017 G G (UP) (UT) SS X WS WS WS SS R/W WS WS W R/W (OHP) 10.00 2.05% W FS E SHEET INDEX C1.0.... COVER SHEET C1.1.... GENERAL NOTES I C1.2.... GENERAL NOTES II C2.0.... DEMOLITION PLAN C3.0.... HORIZONTAL CONTROL AND UTILITY PLAN C4.0.... GRADING PLAN C5.0.... DRAINAGE PLAN C5.1.... EROSION CONTROL PLAN C5.2.... ALLEY PLAN AND PROFILE C6.0.... SITE DETAILS C6.1.... EROSION CONTROL DETAILS 1... 2... 3... 4... 5... 6... 7... 8... 9... 10... 11... VICINITY MAP GENERAL NOTES I C1.1 112 W. MAGNOLIA ST. PARKING 112 WEST MAGNOLIA STREET FORT COLLINS CO, 80525 CITY OF FORT COLLINS, COLORADO UTILITY PLAN APPROVAL FOR BURIED UTILITY INFORMATION THREE (3) BUSINESS DAYS BEFORE YOU DIG CALL 811 (OR 1-800-922-1987) UTILITY NOTIFICATION CENTER OF COLORADO (UNCC) WWW.UNCC.ORG R ENGINEERING & SURVEYING 4045 St. Cloud Drive, Suite 180 Loveland, CO 80538 [P] 970-622-2095 [F] 970-461-4469 GENERAL NOTES II C1.2 112 W. MAGNOLIA ST. PARKING 112 WEST MAGNOLIA STREET FORT COLLINS CO, 80525 CITY OF FORT COLLINS, COLORADO UTILITY PLAN APPROVAL FOR BURIED UTILITY INFORMATION THREE (3) BUSINESS DAYS BEFORE YOU DIG CALL 811 (OR 1-800-922-1987) UTILITY NOTIFICATION CENTER OF COLORADO (UNCC) WWW.UNCC.ORG R ENGINEERING & SURVEYING 4045 St. Cloud Drive, Suite 180 Loveland, CO 80538 [P] 970-622-2095 [F] 970-461-4469 FO VB S S S S S S (OHP) (OHP) (OHP) (OHP) (OHP) (FO) (GAS) (FO) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) 22.5' FO VB S (OHP) (OHP) (OHP) (OHP) (OHP) (FO) (GAS) (FO) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) FO VB S (OHP) (OHP) (OHP) (OHP) (OHP) (FO) (GAS) (FO) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) PLANTING AREA 7 5 11 8 11 FO VB S (OHP) (OHP) (OHP) (OHP) (OHP) (FO) (GAS) (FO) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) PLANTING AREA 7 5 11 8 11 4996 4997 4996 4995 4995 4995 4995 4997 4996 4996 4995 4995 4995 4995 4996 4995 4995 4996 FO VB S (OHP) (OHP) (OHP) (OHP) (OHP) (FO) (GAS) (FO) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (UP) 5 25.0' 5.0' 20.0' ROW 18.81' S (FO) (FO) (GAS) (GAS) (GAS) (GAS) (FO) (FO) (FO) (FO) (FO) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W 4995 4997 4995 4995 4996 0.51% 1.02% 2.80% 1.36% (0.34%) 3.96% (1.21%) (0.32%) 2.08% 1.51% EXISTING TREE 29" DIAMETER 0.73% 1.16% SITE DETAILS C6.0 12-1/2" 1'-6" 4-1/2" 1'-0" 1-1/2" 1-1/2" R 6" FL 5" 1"/FT ST-06 DETAIL NO: ONSITE 18" INFLOW CURB/GUTTER 112 W. MAGNOLIA ST. PARKING 112 WEST MAGNOLIA STREET FORT COLLINS CO, 80525 CITY OF FORT COLLINS, COLORADO UTILITY PLAN APPROVAL INV EL: 93.03' INV EL: 92.89' EL: 95.12' 18" 18" CATCH BASIN WITH UNDERDRAIN NTS 8" PVC PIPE 8" PVC UNDERDRAIN ORIFICE PLATE W/ 3.2" CIRCULAR OPENING ORIFICE PLATE SCALE: 1" : 6" 8" X 8" ORIFICE PLATE W/ 3.2" CIRCULAR OPENING 3.2" 8" 8" PVC PIPE 11-1/2" 6" 1" 6" 4-1/2" ST-07 DETAIL NO: ONSITE 18" OUTFLOW CURB/GUTTER 1'-6" 1'-0" 1-1/2" 1-1/2" R FL 1"/FT 16" ENGINEERING & SURVEYING 4045 St. Cloud Drive, Suite 180 Loveland, CO 80538 [P] 970-622-2095 [F] 970-461-4469 EROSION CONTROL DETAILS C6.1 112 W. MAGNOLIA ST. PARKING 112 WEST MAGNOLIA STREET FORT COLLINS CO, 80525 CITY OF FORT COLLINS, COLORADO UTILITY PLAN APPROVAL CITY OF FORT COLLINS, COLORADO UTILITY PLAN APPROVAL CITY OF FORT COLLINS, COLORADO UTILITY PLAN APPROVAL ENGINEERING & SURVEYING 4045 St. Cloud Drive, Suite 180 Loveland, CO 80538 [P] 970-622-2095 [F] 970-461-4469 landscape architecture | planning | urban design 2519 S. Shields Street #129 | Fort Collins, CO 80526 970.420.9462 | www.csdesigncorp.com Wells Fargo Parking Lot 112 W. Magnolia Street. Modification Request Division 3.2.2(J) - D-Downtown Reason for the Request The Land Use Code states that the decision-maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good; and the decision-maker must also find that the Modification meets one of the following four criteria described in the LUC, section 2.8.2(H). (1) The plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested The standard per Section 3.2.2(J) states that a 15' setback is required along an arterial (in this case, College Ave.) and a 5' setback is required from the other lotlines. The proposed parking lot layout provides the required 5' setbacks on the north and south property lines; the setback provided along the alley (west property line) is 3' and the setback provided along College Ave is 8' (at the narrowest point). Allowing narrower setbacks on the west and east property lines will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for the following reasons: 1. Althought the setback along College Ave. is only 8' (at the narrowest point), a 3' tall, 61'- 6" long masonry wall is proposed along 70% of the length of the parking lot to provide a screen/buffer from the sidewalk and College Ave. The proposed material is brick veneer with a sandstone cap which will help visually tie it into the neighboring property and surrounding context. 2. In addition to the wall, a dense layer of planting will be provided on the front side (College Ave. side) of the wall and it will include deciduous shrubs, ornamental grass and small flowering trees to provide year-round color, texture and screening capabilities. 3. There will be no vehicular access to the parking lot from College Ave. A CDOT access permit is in process to close the existing access, so only pedestrians will move in and out fo the site from the east side. 4. The parking setback along College Ave. aligns very closely with that of the setback of the existing building to the north and provides a wider setback from the sidewalk to the parking lot than that of the existing building to the north. Attachment 6 landscape architecture | planning | urban design 2519 S. Shields Street #129 | Fort Collins, CO 80526 970.420.9462 | www.csdesigncorp.com 5. Altough the setback along the Alley is 3' (rather than the required 5'), the proposed 3' setback is provided with a defined concrete edge (curb and gutter) and will provide room for vehicle overhang without encroachment into the alley. This proposed 3' setback is wider than that of the parking adjacent to the alley to the north where there is no defined line between the parking and the alley at all. In conclusion, with the exception of the narrower setback widths on the west and east property lines, the proposed site meets the standards set forth in Section 3.2.2 of the Land Use Code and we do not believe that granting this request will be detrimental to the public good and will continue to advance the purposes of the Land Use Code. Attachment 6 DRAINAGE REPORT FOR Wells Fargo Parking Lot Improvements 112 West Magnolia Street Fort Collins, CO 80524 Prepared for: Cox Pavement Consulting, LLC 228 Stratton Park Road Bellvue, CO, 80512 Prepared by: www.coffey-enginering.com 4045 St. Cloud Drive, Suite 180 Loveland, CO 80538 (970) 622-2095 Project No: 7060-001 Date: June 28, 2017 Attachment 7 Parking at 112 West Magnolia Street FINAL DRAINAGE REPORT ENGINEER’S CERTIFICATION I hereby certify that this Final Drainage Report for the design of stormwater management facilities for the Parking at 112 West Magnolia Street Project was prepared by me, or under my direct supervision, in accordance with the provisions of the City of Fort Collins Storm Drainage Design Criteria and Construction Standards for the owners thereof. Cody Geisendorfer, P.E. Registered Professional Engineer State of Colorado No. 41326 Attachment 7 I. Table of Contents I. GENERAL LOCATION AND DESCRIPTION....................................... 1 A. Location..................................................................................................................1 B. Description of Property ...........................................................................................1 II. DRAINAGE BASINS AND SUB-BASINS ................................................ 2 A. Major Basin Description .........................................................................................2 B. Sub-Basin Description ............................................................................................2 III. DRAINAGE CRITERIA ............................................................................ 2 A. Regulations .............................................................................................................2 B. Implementation of the “Four Step Process” .............................................................3 C. Development Criteria Reference and Constraints ....................................................4 D. Hydrological Criteria ..............................................................................................4 E. Hydraulic Criteria ...................................................................................................5 F. Modifications of Criteria .........................................................................................5 IV. DRAINAGE FACILITY DESIGN ............................................................ 5 A. General Concept .....................................................................................................5 B. Specific Details .......................................................................................................5 V. CONCLUSIONS ......................................................................................... 6 A. Compliance with Standards .....................................................................................6 B. Drainage Concept ...................................................................................................7 VI. REFERENCES ........................................................................................... 7 Attachment 7 VII. APPENDICES A. Hydrologic Computations Vicinity Map Fort Collins Flood Map FEMA FIRM Map Panel 08069C0979H USGS Soil Map Fort Collins Rainfall Intensity Curve Fort Collins Rainfall Intensity Table Table RO-11 Rational Method Runoff Coefficients for Composite Analysis Rational Method Calculated Composite C Tables Rational Method Calculated Imperviousness Rational Method Calculated Flows B. Hydraulic Computations Modified FAA Method Orifice Sizing Calculation C. Map Pocket Drainage Plan Attachment 7 PG. 1 I. GENERAL LOCATION AND DESCRIPTION A. Location The proposed site is located in the northeast quarter (NE ¼) of Section 11, Township 7 North, Range 69 West of the 6th P.M. in Larimer County, Colorado. Specifically, the property is located at the southeast corner of West Magnolia Street and College Avenue. The property address is 112 West Magnolia Street, Fort Collins, Colorado, 80524. (Please see the vicinity map located in the Appendix A). B. Description of Property The property’s parcel number is 9711424001. The site is located on Lots 1 and 2, Block 113 Fort Collins Subdivision and is currently 0.436 acres of gravel parking lot surrounded by the clock tower building to the north, Wells Fargo to the south, and office buildings to the east and west. West Magnolia is located directly south, College Avenue is located directly east, and an alley is located west of the property. There is an existing access to the site on all three roadways. The existing accesses on College Avenue and Magnolia Street are to be abandoned. The access on Magnolia Street will be replaced with a new access. Both existing West Magnolia Street and College Avenue are paved with curb, gutter, sidewalk, and utilities installed. The existing property is a gravel parking lot that drains south to West Magnolia Street and College Avenue. Existing West Magnolia Street drains west to the existing inlet, where it is conveyed to the Poudre River. Existing College Avenue drains north towards the existing storm inlet, where it is conveyed to the Poudre River. There are generally no offsite flows that drain toward the property. The entire site is located within the City- regulatorty 100-year Old Town Basin Floodplain, prepared by Anderson Consulting Engineers, July 15, 2003. The northern half of the site is located in a moderate risk area, and the southern half of the site is located within the city flood fringe (see City Flood Risk Map in Appendix A). According to the NRCS soils map survey, the native soils consist of the Type “C” soils. These soils consist chiefly of soils having a layer that impedes the downward movement of water or soils of moderately fine texture or fine texture. These soils have a slow rate of water transmission. There are no irrigation facilities located within the proposed site area. Irrigation for landscaping is proposed for the new development. The proposed development will consist of the construction of a 35-space off-street parking lot that will act as employee parking for the Wells Fargo directly across West Magnolia Attachment 7 PG. 2 Street. The parking lot will be paved concrete and pervious paver in parking stalls with curb and gutter. The existing alley will be repaved with concrete. Seven on-street parking stalls will be added to West Magnolia Street. II. DRAINAGE BASINS AND SUB-BASINS A. Major Basin Description The proposed site is located within the Old Town Drainage Basin, located in north-central Fort Collins. The basin has a drainage area of approximately 2,120 acres, including approximately 400 acres of the Colorado State University campus. The entire basin is urbanized, with some development dating back to the late 1800s. Generally, the basin drains from west to east. The Old Town Basin receives some runoff water from the Canal Importation Basin directly west of Old Town. Most of the water from Old Town drains to the Poudre River, just to the east. B. Sub-Basin Description Historically, most of the site drains south to West Magnolia Street. The developed site is delineated into one sub-basin, with underground detention designed to provide the required detention for the site. Sub-basin B1, (0.436 acres), consists of a concrete parking lot, landscaped area, and permeable pavers. Rainfall travels via overland flow for short distances to gutters and to permeable pavers in the parking stalls. The parking stalls incorporate the City of Fort Collins LID water quality feature, which treats the water by filtering it through a layer of #57 Base, followed by a layer of #2 Rock Sub-Base. The water is then collected in perforated PVC sub- drains, and routed to the existing City stormwater collection system. Currently, offsite flows do not enter the site property. This will not change after the site has been developed. III. DRAINAGE CRITERIA A. Regulations Drainage design criteria specified in the City of Fort Collins Storm Drainage Design Criteria and Construction Standards Manual (FCSDCM) and the Urban Storm Drainage Criteria Manual, Volume 3 by the Urban Drainage and Flood Control District (UDFCD) have been referenced in the preparation of this study. Attachment 7 PG. 3 B. Implementation of the “Four Step Process” Our stormwater management strategy utilizes the “Four Step Process” to minimize adverse impacts of urbanization on receiving waters, as follows: Step 1 – Employ Runoff Reduction Practices. The first consideration taken in trying to reduce the stormwater impacts of this development is the site selection itself. The land use for the site remains unchanged: it has been a gravel parking lot, but to provide a higher level of service to their employees, Wells Fargo is paving the parking lot. This will reduce the amount of dirt that is tracked on to the paved streets in the area by vehicles during precipitation events. By selecting a site with historically undetained runoff, the burden of development will be reduced, because underground detention is being provided. Underground detention allows this high value downtown site to be fully utilized, whereas a pond would consume space in this busy area. Permeable pavers are used to reduce the area of impervious surfaces. Step 2 – Implement BMPs That Provide a Water Quality Capture Volume (WQCV) with Slow Release. Urban development will cause stormwater runoff to increase from the site. The primary water quality control will occur in the permeable paver detention, located under the parking spaces of the lot. Refer to the map pocket for permeable paver details and cross- sections. The detention will increase water quality and promote infiltration. Water quality treatment for 50% of the site is provided for in the Udall Natural Area water treatment facility. Step 3 – Stabilize Drainageways. The Poudre River is the governing drainageway for the proposed site. By improving the water quality and increasing infiltration, the likelihood of bed and bank erosion from this site is reduced. Step 4 – Implement Site Specific and Other Source Control BMPs. Permeable Pavement Systems: Flow from the parking lot will directly flow into the void area of the pavers, avoiding any extra pollutant-flow contact time. Landscaping: Personnel from Coffey Engineering and CS Design worked with the City of Fort Collins Forestry Department to preserve a large tree on the west side of the parking lot. Interception storage, the water caught by plants at the onset of a rainstorm, is significant when Attachment 7 PG. 4 a large tree shades a small lot. Some amount of the intercepted water evaporates, never reaching the ground. Additionally, water retained by the leaves and branches moves more slowly through the hydrograph. In the case of this tree, the canopy hangs directly over existing impervious asphalt area. With infill development, we need to work around numerous existing infrastructure items, in three dimensions. The stormwater piping had to be routed around the tree in both the lateral and vertical directions, and the pavement design slightly altered in the alley in order to retain the tree. C. Development Criteria Reference and Constraints The criteria used as the basis for analysis and design of stormwater management improvements for this site are found in the references cited. To the knowledge of the author, there are no other capital drainage improvements planned for the site that would constrain or otherwise influence the design of the stormwater improvements for this site. D. Hydrological Criteria Stormwater runoff is analyzed for storms with 2-year and 100-year return frequencies. The Rational Method was chosen for this small site. The Rational Method provides that: Q = CIA, where: Q = Design flow in cubic feet per second (cfs) C = Coefficient of runoff for the area under consideration I = Rainfall intensity for the design storm duration (in/hr) A = Area of the drainage sub-basin under consideration (ac) Peak flows were calculated using the Rational Method for the 2-year and 100-year storm events. We used the local 1-hour rainfall depth and Fort Collins rainfall intensities, calculated as a function of the time of concentration. These values were obtained by the City of Fort Collins Rainfall Intensity-Duration-Frequency (IDF) curve/table; Figure 3-1 and Table 3-1a, and can be found in Appendix A. Additionally, per the City of Fort Collins, the coefficients have been multiplied by the appropriate storm factors. Percent imperviousness values were taken from Table RO-11, Rational Method Runoff Coefficients for Composite Analysis, FCSCM (See Appendix A). Soils of hydrologic soil type “C” dominate the site. Onsite runoff was calculated to determine the runoff differential between existing and developed conditions for use in sizing the WQCV as required by the FCSDM. The hydrologic basin parameters and runoff rates are included in the Appendices and include quantification of the allowable volume reduction. Attachment 7 PG. 5 The design worksheets included in the Appendices to this Final Drainage Report present documentation of the hydrologic calculations for the on-site storm drainage systems. We modified Urban Drainage spreadsheets to incorporate Fort Collins criteria as follows: • The Modified FAA spreadsheet incorporates the rainfall data from the Fort Collins Criteria Manual, Volume 1, Table RA-7 and RA-8. The numbers from RA-7 and RA- 8 were manually entered in the first two columns of the UDFCD spreadsheet, which overrides the automatic table normally provided in the spreadsheet. • A modified UDFCD Stage Storage Sizing for Detention Basins sheet was used to calculate the volumes for the underground detention. The volumes corresponding to drawing C5.0, Drainage Plan are referenced as P1 through P4. The media under the pavers conforms to Fort Collins Detail D-54, Interlocking Pavers Cross Section, with the #57 Base thickness 4” and the #2 Rock thickness 16”. The #2 Rock provides the detention volume. The void space of the #2 Rock is set to 30% in the calculations. E. Hydraulic Criteria Within this development, all runoff will be conveyed on the surface, initially as sheet flow and subsequently as concentrated flow in shallow pans and gutters. The assessment of required capacity and the sizing of the respective components of the drainage system are based on the anticipated runoff from the 100-year storm event. The surface runoff will culminate into the permeable pavers. F. Modifications of Criteria There are no modifications or variances requested in connection with the design of the stormwater management for the parking at 112 West Magnolia site development. IV. DRAINAGE FACILITY DESIGN A. General Concept The storm drainage system is designed to safely convey developed storm flows by sheet flow, concentrated pan, underdrain, and gutter flow to the permeable pavers and street flowlines. The design worksheets included in the Appendices to this Final Drainage Report present details of the hydrologic and hydraulic calculations pertinent to the design of the on-site storm drainage system. A drainage plan, showing the proposed development of the site and developed drainage patterns is included in the map pocket following the Appendices. B. Specific Details Sub-basin B1, (0.436 acres), consists of a concrete parking lot, landscaped area, and permeable pavers. Rainfall travels via overland flow to the gutter flowline of the parking area Attachment 7 PG. 6 into the permeable pavers. Overland flow will also infiltrate the permeable pavers in the parking stalls, where it will be treated. The 100-year flow is released at the 2-year historic rate, via an 8” pipe with an orifice plate with a 3.2” opening into the storm drain system. After treatment within the permeable pavers, the WQCV will also be released into storm drain system, where it will be eventually conveyed to the Poudre River. If the paver system overflows due to clogging, catch basins at the low point of the pavers will direct runoff into the underdrain system. Sub-basin B1 produces a 100-year flow of 3.53 cfs. The UDFCD FAA spreadsheet was modified to incorporate rainfall data from the Fort Collins Criteria Manual, Volume 1, Table RA-7 and RA-8. This spreadsheet was used to calculate the outflows and inflows from the basin, and to generate a Stage Storage Table. A key parameter is the Major Stage Storage Volume, 2,250 ft3. The underground detention under the pavers is designed per Fort Collins Detail D-54, Interlocking Pavers Cross Section. The detention volume is the #2 rock, with a height of 16 inches, and a surface area of 5658 ft2 (see sheet C5.0 for a tabulation of areas). 30% of the volume of the rock is void space. The detention volume for each paver section is: PAVER SECTION PAVER AREA #2 SUB-BASE DEPTH DETENTION VOLUME 1 689 SQ FT 16" 276 CU FT 2 1800 SQ FT 16" 720 CU FT 3 1800 SQ FT 16" 720 CU FT 4 1369 SQ FT 16" 548 CU FT DETENTION VOLUME FOUND USING AREA X DEPTH X 30% TOTAL: 2264 CU FT This compares favorably with our Major Stage Storage Volume of 2,250 ft3. Water quality parameters were also checked in the calculations. V. CONCLUSIONS A. Compliance with Standards The drainage design for the Parking at 112 West Magnolia Street follows the requirements of the City of Fort Collins Storm Drainage Design Criteria and Construction Standards Manual as well as the City’s floodplain regulations. The criteria and recommendations of the Urban Storm Drainage Criteria Manual are also reflected in the design of the drainage systems. Attachment 7 PG. 7 B. Drainage Concept The drainage design for the Parking at 112 West Magnolia Street will safely convey onsite flows from the parking lot into the storm drains, by way of the permeable paver detention system. Underground detention and the preservation of an existing large tree help to minimize the impact of the development. Excellent water quality treatment will be achieved by the underground detention system. VI. REFERENCES “City of Fort Collins Stormwater Criteria Manual”, City of Fort Collins, Adopted December 2011. “City of Fort Collins Municipal Code”, Chapter 10 – Flood Protection and Prevention City of Fort Collins, 1987. Urban Storm Drainage Criteria Manual, Volumes 1, 2, and 3, Urban Drainage and Flood Control District, April 2008. Attachment 7 VII. APPENDICES APPENDIX A: Hydrologic Computations Vicinity Map Fort Collins Flood Map USGS Soil Map FEMA FIRM Map Panel 08069C0979H Fort Collins Rainfall Intensity Curve Fort Collins Rainfall Intensity Table Table RO-11 Rational Method Runoff Coefficients for Composite Analysis Rational Method Calculated Runoff Coefficients Rational Method Calculated Imperviousness Rational Method Calculated Flows Attachment 7 Attachment 7 S COLLEGE AVE W MAGNOLIA ST . Printed: 03/25/2016 All floodplain boundaries are approximate. This information is based on the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) and the City of Fort Collins Master Drainageway Plans. This letter does not imply that the referenced property will or will not be free from flooding or damage. A property not in the Special Flood Hazard Area or in a City Designated Floodplain may be damaged by a flood greater than that predicted on the map or from a local drainage problem not shown on the map. This map does not create liability on the part of the City, or any officer or employee thereof, for any damage that results from reliance on this information. City Flood Risk Map Moderate Risk May include: - Areas of FEMA 500-year floodplain (FEMA Zone X-shaded). - Areas of FEMA or City 100-year floodplain (sheet flow) with average depths of less than 1 foot. - Areas protected by levees from the 100-year flood. Low Risk Areas outside of FEMA and City mapped 100-year and 500-year floodplains. Local drainage problems may still exist. City Flood Fringe - May Include: - Areas of FEMA 100-year floodplain (FEMA Zones A, AE, AO, and AH) - Areas of City 100-year floodplain including ponding areas and sheet flow areas with average depths of 1-3 feet. There is a 1% annual chance that these areas will be flooded. High Risk City Floodway - Area of 100-year floodplain with greatest depths and fastest velocities. 0 15 30 60 90 120 Feet Attachment 7 Attachment 7 Attachment 7 35 C 0.5 0.5 112 W Magnolia Street 8/18/2016 Attachment 7 Attachment 7 Attachment 7 41 Table RO-11 Rational Method Runoff Coefficients for Composite Analysis Character of Surface Runoff Coefficient Streets, Parking Lots, Drives: Asphalt 0.95 Concrete 0.95 Gravel 0.5 Roofs 0.95 Recycled Asphalt 0.8 Lawns, Sandy Soil: Flat <2% 0.1 Average 2 to 7% 0.15 Steep >7% 0.2 Lawns, Heavy Soil: Flat <2% 0.2 Average 2 to 7% 0.25 Steep >7% 0.35 (4) A new Section 2.9 is added, to read as follows: 2.9 Composite Runoff Coefficient Drainage sub-basins are frequently composed of land that has multiple surfaces or zoning classifications. In such cases a composite runoff coefficient must be calculated for any given drainage sub-basin. The composite runoff coefficient is obtained using the following formula: ( ) t n i i i A C A C ∑ = = 1 * (RO-8) Where: C = Composite Runoff Coefficient Ci = Runoff Coefficient for Specific Area (Ai) Ai = Area of Surface with Runoff Coefficient of Ci, acres or feet2 n = Number of different surfaces to be considered At = Total Area over which C is applicable, acres or feet2 (5) A new Section 2.10 is added, to read as follows: Attachment 7 Composite C Values WELLS FARGO PARKING EXPANSION Asphalt Area (acres) Concrete Area (acres) Gravel (acres) Pavers (acres) Lawns (acres) Total Area Minor (2-YR) Major (100-YR) (C = 0.95) (C = 0.95) (C = 0.50) (C = 0.50) (C = 0.15) (acres) Composite "C" Composite "C" (Cf x C) P1 E1 0.00 0.00 0.44 0.00 0.00 0.436 0.50 0.63 Alley Alley 0.042 0.00 0.00 0.00 0.006 0.048 0.85 1.00 D1 B1 0.00 0.221 0.00 0.130 0.085 0.436 0.65 0.81 Alley Alley 0.00 0.047 0.00 0.00 0.00 0.047 0.95 1.00 Notes: Composite C values obtained from Table R0-11 Major Storm Runoff factored per Table R0-12 Developed Design Point Basin(s) Existing MAP Wells Fargo Rational Method.xlsx 5/30/2017 Attachment 7 Impeviousness WELLS FARGO PARKING EXPANSION Asphalt Area (acres) Concrete Area (acres) Gravel (acres) Pavers (acres) Lawns (acres) Total Area Percent Effective Impervious Area (I = 100) (I = 100) (I = 40) (I = 50) (I = 0) (acres) Imperviousness (S.F) P1 E1 0.00 0.00 0.436 0.00 0.00 0.4360 40% 7,596.80 Alley Alley 0.042 0.00 0.00 0.00 0.006 0.048 88% 1840.0 D1 B1 0.00 0.221 0.00 0.130 0.085 0.436 66% 12,534.80 Alley Alley 0.00 0.047 0.00 0.00 0.00 0.047 100% 2,090.90 Notes: Percent Impervious Values per Table R0-11, Urban Drainage Manual Design Point Basin (s) Existing Developed CAG Wells Fargo Rational Method.xlsx 5/30/2017 Attachment 7 Basin Flow Calculations WELLS FARGO PARKING EXPANSION Area Minor Major (acres) Composite "C" Composite "C" Length (ft) Slope (%) Minor tov (min) a Major tov (min) a Length (ft) Slope (%) Channel Type Velocity (fps) c t t (min) Minor TC (min) Major TC (min) 2-yr 10-yr 100-yr 2-yr 10-yr 100-yr P1 E1 0.4360 0.50 0.63 117 1.77 10.03 7.94 71 0.60 PA 1.55 0.76 10.80 8.71 2.13 3.63 8.21 0.46 0.79 2.24 Alley Alley 0.0480 0.85 1.00 20 1.50 1.83 0.73 88 1.00 PA 2.00 0.73 5.00 5.00 2.85 4.87 9.95 0.12 0.20 0.48 D1 B1 0.4360 0.65 0.81 69 2.00 5.55 3.54 0 1.00 PA 2.00 0.0000 5.55 5.00 2.76 4.72 9.95 0.78 1.34 3.53 Alley Alley 0.0470 0.95 1.00 20 1.50 1.10 0.73 88 1.00 PA 2.00 0.7333 5.00 5.00 2.85 4.87 9.95 0.13 0.22 0.47 Notes: a b HM = Heavy Meadow, TF = Tillage/field, PL = Short pasture and lawns, BG = Nearly bare ground, GW = Grassed Waterway, PA = Paved Areas c Velocity alues from Figure 3-3/Table RO-2 Estimate of Average Flow Velocity for use with the Rational Method Design Point Developed Existing Initial/Overland Time Final TC Intensity (in/hr) Basin Flows (cfs) Basin (s) Travel Time 1 / 3 1 . 87 ( 1 . 1 ) 1 / 2 S CC D t f ov   CAG Wells Fargo Rational Method.xlsx 5/30/2017 Attachment 7 APPENDIX B: Hydraulic Computations Modified FAA Method Orifice Sizing Calculation Attachment 7 Project: Basin ID: Design Information (Input): Design Information (Input): Catchment Drainage Imperviousness Ia = 66.00 percent Catchment Drainage Imperviousness Ia = 66.00 percent Catchment Drainage Area A = 0.436 acres Catchment Drainage Area A = 0.436 acres Predevelopment NRCS Soil Group Type = C A, B, C, or D Predevelopment NRCS Soil Group Type = C A, B, C, or D Return Period for Detention Control T = 2 years (2, 5, 10, 25, 50, or 100) Return Period for Detention Control T = 100 years (2, 5, 10, 25, 50, or 100) Time of Concentration of Watershed Tc = 11 minutes Time of Concentration of Watershed Tc = 11 minutes Allowable Unit Release Rate q = 1.05 cfs/acre Allowable Unit Release Rate q = 1.05 cfs/acre Determination of Average Outflow from the Basin (Calculated): Determination of Average Outflow from the Basin (Calculated): Runoff Coefficient C = 0.53 Runoff Coefficient C = 0.81 Inflow Peak Runoff Qp-in = 0.59 cfs Inflow Peak Runoff Qp-in = 3.53 cfs Allowable Peak Outflow Rate Qp-out = 0.46 cfs Allowable Peak Outflow Rate Qp-out = 0.46 cfs Mod. FAA Minor Storage Volume = 60.233 cubic feet Mod. FAA Major Storage Volume = 2,235 cubic feet 5 <- Enter Rainfall Duration Incremental Increase Value Here (e.g. 5 for 5-Minutes) Rainfall Rainfall Inflow Adjustment Average Outflow Storage Rainfall Rainfall Inflow Adjustment Average Outflow Storage Duration Intensity Volume Factor Outflow Volume Volume Duration Intensity Volume Factor Outflow Volume Volume minutes inches / hr cubic feet "m" cfs cubic feet cubic feet minutes inches / hr cubic feet "m" cfs cubic feet cubic feet (input) (output) (output) (output) (output) (output) (output) (input) (output) (output) (output) (output) (output) (output) 0 0.00 0.000 0.00 0.00 0.000 0.000 0 0.00 0.000 0.00 0.00 0.000 0.000 5 2.85 197.573 1.00 0.46 137.340 60.233 5 9.95 1,054.183 1.00 0.46 137.340 770.148 10 2.21 306.412 1.00 0.46 274.680 31.732 10 7.72 1,635.837 1.00 0.46 274.680 1,143.372 15 1.87 388.908 0.86 0.39 354.337 34.570 15 6.52 2,072.343 0.87 0.40 357.084 1,440.817 20 1.61 446.447 0.77 0.35 423.007 23.439 20 5.60 2,373.235 0.78 0.35 425.754 1,635.884 25 1.43 495.667 0.72 0.33 491.677 3.989 25 4.98 2,638.105 0.72 0.33 494.424 1,800.692 30 1.30 540.727 0.68 0.31 560.347 -19.620 30 4.52 2,873.310 0.68 0.31 563.094 1,940.581 35 1.17 567.764 0.65 0.30 629.017 -61.254 35 4.08 3,025.875 0.66 0.30 631.764 2,011.053 40 1.07 593.413 0.64 0.29 697.687 -104.274 40 3.74 3,169.964 0.64 0.29 700.434 2,074.405 45 0.99 617.677 0.62 0.28 766.357 -148.680 45 3.46 3,299.221 0.62 0.28 769.104 2,125.298 50 0.92 637.781 0.61 0.28 835.027 -197.246 50 3.23 3,422.120 0.61 0.28 837.774 2,170.851 55 0.87 663.431 0.60 0.27 903.697 -240.267 55 3.03 3,531.247 0.60 0.27 906.444 2,204.834 60 0.82 682.148 0.59 0.27 972.367 -290.219 60 2.86 3,636.135 0.59 0.27 975.114 2,235.258 Determination of MINOR Detention Volume Using Modified FAA Method Determination of MAJOR Detention Volume Using Modified FAA Method DETENTION VOLUME BY THE MODIFIED FAA METHOD Wells Fargo Parking Lot Improvements (For catchments less than 160 acres only. For larger catchments, use hydrograph routing method) (NOTE: for catchments larger than 90 acres, CUHP hydrograph and routing are recommended) Attachment 7 Project: Date: By: Qreq = 0.46 cfs D = 3.20 in (diameter of orifice) g = 32.2 ft/s2 Ao = 0.056 ft2 (area of orifice) H = 2.5 ft Cd = 0.65 Qall = CdAo[(2gH)^1/2] Qall = 0.46 cfs vs. Qreq = 0.46 cfs 7060-001 1/10/2017 RJP Directions: Input all known variables. Change the orifice diameter, D, to match Q all to Q req . Orifice Calculator Inputs Orifice Inputs Orifice Flow Calculation www.quality-engineering.com 1501 Academy Court, #201 Fort Collins, CO 80524 (970) 416-7891 Attachment 7 APPENDIX C: Map Pocket Drainage Plan Attachment 7 PLANTING AREA 7 5 11 8 11 FO VB S (OHP) (OHP) (OHP) (OHP) (OHP) (FO) (GAS) (FO) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (FO) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (GAS) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) Wells Fargo Parking Lot - Neighborhood Meeting Summary Project: Wells Fargo Parking Lot Neighborhood Meeting Date: August 10, 2016 Planner: Seth Lorson Attendees: 2 nearby residents Summary City Process Overview Seth Lorson, City Planner introduced the development review process, reviewed important dates and described the site context. Applicant Presentation Cara Scohy, CS Design described the proposed project. Questions and Answers There were no questions. Attachment 8 Agenda Item 5 Item #5 Page 1 STAFF REPORT July 20, 2017 Planning and Zoning Board PROJECT NAME INTERIM SIGN CODE UPDATE STAFF Noah Beals, Senior City Planner/Zoning PROJECT DESCRIPTION The purpose of this item is to update the Land Use Code (LUC) sign regulations with content neutral standards. the following: • Eliminate standards that focus on the message of the sign • Create two Code sections, a permanent and temporary sign section • Introduce new standards based on the material classification for temporary signs • Provide additional clarification to standards for permanent signs • Add new terms with definitions related to temporary signs. STAFF RECOMMENDATION Staff recommends approval. BACKGROUND Within the last few years, many jurisdictions across the nation have updated their sign codes in response to the United States Supreme Court case, Reed v. Town of Gilbert. These updates have clarified their regulations to ensure they are content neutral. Content neutral sign regulations do not vary standards such as size, location, and duration based on the message of the sign. In a review of the City of Fort Collins current sign standards, it was found some of the standards referenced the type or message of the regulated sign. City staff has worked with a consultant to identify these types of standards and offer an alternative solution in regulating signs. Proposed Ordinance Highlights The creation of two sign sections is proposed - a permanent and temporary sign section. A large portion of the Ordinance deals with temporary signs. These changes include classifying temporary signs based on the material of the sign ranging from laminated paper to metal. Temporary signs also are classified based on the design of the sign. These classifications include yard sign, site sign, swing sign, feather flag and banner. Agenda Item 5 Item #5 Page 2 Regulations concerning the size, location and duration of temporary signs are further regulated based on new temporary sign districts. The following table identifies which new sign district relates to the City of Fort Collins existing zone districts. Table D TEMPORARY SIGN DISTRICTS Sign District Corresponding Zoning Districts Downtown D; R-D-R Commercial/Industrial T; C-C; C-C-N; C-C-R; C-G; C-S; C-L; H-C; E; I Multifamily/Mixed-Use L-M-N; M-M-N; N-C-M; N-C-B; H-M-N; N-C Single-Family R-U-L; U-E; R-F; R-L; N-C-L; P-O-L; R-C Permanent sign code section changes include allowing flags and eliminating standards that were based on the message of the sign. New definitions have been created to define the new sign types. Some older definitions have been updated to prevent overlap with the new definitions. Additionally, the current definition of a Sign included message-based standards that are proposed to be eliminated. PUBLIC OUTREACH Staff in Zoning and the City Attorney’s Office, along with the consultants, engaged citizens, business owners and sign contractors in discussions of sign code updates at two public outreach sessions held December 19, 2016 and January 13, 2017. The general feedback received from these sessions included: • Content neutral is a good idea • Other sections of the sign code should be explored. Staff did present to City Council during the May 25th work session: A summary of the type of changes expected in the interim sign code changes and other topics to be explored during the comprehensive sign code update was presented to Council by Noah Beals, Senior City Planner-Zoning During the work session staff was seeking direction to proceed with interim side code changes and input of additional topics to explore during the comprehensive sign code update. Council provided the following input: • Yes, staff should proceed with bringing the code in compliance with the Supreme Court decision. • We can explore other topics of the Sign code with caution. • We should look into allowing emergency notifications on electronic message centers. • The topic of billboard reduction was mentioned. Staff presented a summary of the interim changes to the sign-code and a copy of the draft ordinance at the Chamber of Commerce Local Legislative Affairs Committee (LLAC). Additionally, City of Fort Collins staff introduced phase 2, a more comprehensive code update, which would follow at a later date. Staff was seeking feedback interim sign code changes and input of additional topics to explore during the comprehensive sign code update. Agenda Item 5 Item #5 Page 3 The LLAC committee provided the following input: • Agree signs should not be regulated by the message • Real estate signs may need longer display time • Express more concern with Phase 2 • Anxious that Phase 2 would make the code more restrictive • Would like us to present to other Boards during Phase 2 Another Public meeting has been scheduled for July 27th at the Foothills Activity Center (FAC). This meeting will provide education on phase 1 of the sign code changes and continue the conversation on phase 2 updates. The ordinance was presented to City Council for 1st reading on July 5th. It passed on the consent agenda. The 2nd reading of the ordinance is scheduled for August 15th. ATTACHMENTS 1. Public Outreach Meeting Notes 01.13.17 (PDF) 2. Public Outreach Meeting Notes 12.19.16 (PDF) 3. Work Session Summary (Interim Sign Code changes) (PDF) 4. 13 - LLAC Interim Sign Code (PDF) 5. Ordinance No. 088, 2017 (PDF) Fort Collins Sign Code Early Input Session #2 January 13, 2017 Why update: maintain regionally exceptional aesthetics and character of the community; complaints re: brightness of EMCs. Individual Meeting, 10am Citizen: Aesthetics matter Watchdog of certain issues; sign code is one of the top 3. Other top 2 are electrical undergrounding and open space. Does not want to weaken the code. Churchill: we shape the community (buildings) and the community shapes us. What do we really have to do? Vs What do some want to do? A city has to be egregious in order to be sued. Most businesses do not want to sue their city. Mention death spiral of signage – origins of sign code in 1960s. Complains against political campaigns that violate code – specifically signs in ROWs. Advocates for fairness, aesthetics and timing (length of time). Not worried about content, more worried about aesthetics – size, duration etc. My goal: what is the common good size? Not going to the least or the most. What is rationale? What makes sense? Not a vested economic interest. Not own assets that require signs beyond political. Avoid “government by and for business.” Stakeholders usually are the economically vested businesses. Governments exist for and by the people, to protect the public good. Businesses have resources to pursue and defend their own interests. Businesses get 95% of the attention. Capture theory: government regulators get captured by the very interests they have an interest in regulating. Asks that we avoid overly loosening to benefit private interests. Start with the interest that we are hearing primarily from private vested interests. Public meeting: less and less citizen involvement as the city gets bigger. Involvement comes down to NIMBY, or highly divisive social issues. Safety aspect: distracted driving an increasing risk. Base case on public safety in the ROW. Hopefully the consolidation of signs wouldn’t result in a billboard-sized EMC. Attachment 1 Should a sign be placed in a landscaped area? Yes. Use this opportunity to address ways to improve other aspects of signs: landscaping, distance between signs? Temporary signs: Currently banners allow 20 additional days if opening new business. Downtown signs should have a different aesthetic than other areas. Most signage downtown is nice. Laws are written for the 10% of egregious abusers, to level the playing field of those with a competitive advantage. Should this be addressed in either the downtown plan or the sign code update? Consultant: This is looking at sign code in terms of districts. Group Meeting, 11am Sign Contractor: EMCs: careful of ill-matched comparisons (like RV World, Las Vegas). While FC requires smaller signs, they are closer to the ROW/viewers and can be bright. Need to come up with a rationale unit of measure for Suggests that code is one of the most restrictive re: EMCs. Wants to allow businesses to share in a cost efficient way: images, brightness, size, # of colors. Comfortable where we are at, though we do not want to go backwards. EMC enforcement: shipped with settings that meet city requirements. Customer can manipulate the nit levels. Some cheaper units does not indicate nit units/lumens. Brightness levels: measurement spelled out in code. Use light (nit) reader for enforcement. Shut the sign off to take baseline reading (because of ambient light readings). Longmont requires a letter from sign company or owner that sign was installed to meet code, in part to underline the issue. Eye test tells you what is right, though that cannot be codified. Brightness level automatically reduces based on sunlight. Resolution: as a community we agreed not to have high resolution signs. Effort not long ago to eliminate EMCs from the community. In order to retain them, the city agreed to limit to low resolution signs. Used to be 16 millimeters – that is most common, moving towards 12. Can be as low as 8. Cities require no less resolution than 16 mm. Size: frame not included in 50% size. Some businesses want 100% EMC. Ventilation not an issue – many are front vented. Electric access, most are front access. Standardized sizes of manufactured EMCs should not drive code. Color: strong interest in more than 2 colors. Design: some clients want EMC on top. Others on bottom. Is there a preference? Don’t want it to be addressed in code. Integration of EMC with cabinet (not separated)? Don’t want it to be addressed in Attachment 1 code. What is the community preference on disintegration? Full cover on sides and top (Foothills) . Foothills Mall – revised over 5 years, appealing results. Balance the communicative interest of the property owner the community. Zip track (interchangeable letter) signs – allowed in Code. Schools not subject to Code; going LED. Temporary signs: banners, A-frames, windows. Should banners be framed? Have not been successful in selling because city does not consider banners as permanent signs. If temporary sign is regulated only on timing? When should city regular timing…. Amount of time based on durability. Regulate timing based on election cycle / seasons? Content: EMCs innovation is that are connected to the cloud rather than a data line. What has been irritating? - Nothing - Pole covers. Added expense. Owners want the lowest cost cover, not as concerned with materials and look. - little interest in pole signs except along freeways and agricultural corridors. - length of time temporary signs can be up. Every business gets one temporary sign? Sign must look associated with the building: base related to the architecture of the building. Ground signs: get rewarded in City because gives larger area. World Class: more LEDs. Character by district. Wall-signs – see Miriam notes. Measuring frontage is better than measuring signable area. Shape: up to 8 contiguous straight signs. Restrictions on length of banners, a-frames. Example, A-frames legal downtown. Banner frames worth evaluating. # of lines: draft for 85% success – try not to overcomplicate. Requires more staff time. Marijuana – because prohibited by Federal law how should local regulations address? City has the right to say no to certain MJ terms. LED: if rewrite, add marque sign on Lincoln Center. Show community what a model LED sign should look like. Attachment 1 Machines that shake signs – not allowed, period. Human beings have constitutional rights and robots don’t – do not count as off-premise signs. Use code to educate the why. Public Involvement: Chamber of Commerce Legislative Affairs Committee meets every Friday. Available January 20 and throughout Jan and Feb except Feb 10. Process: friendly staff; fast – in 30 minutes; astonishingly sweet; obtain permit at the counter (which is almost unheard of across the country); monitor signs on the building – saves time because do not have to provide photos of business. Do not change the process. For variances: first meeting 4 weeks out, sometimes can obtain decision in the meeting. Variance is a costly due to process. Important to hear both sides and find common ground rather than emphasizing appeals. Some staff lost job over the cost of defending onerous color requirements. Wes: I’m going to need some time to get my head into this. Sign Contractor: We work in over 60 cities, and by far the City of Fort Collins is one of the best places to work. Not because of the sign code but because of the process: the City offers straightforward procedures and quick turnaround. That is extremely important to us. Other locations we work with require months to get a permit. A recent job in Longmont took 13 months. It can become so cumbersome that it is easier and cheaper to put up an illegal sign. Projected signs: relax to allow a little more creativity. See Butterfly Café sign proposal. Parking garage only allowed to be 12” tall on a very large building. Armstrong Hotel sign now a landmark. Make it proportional to the size of the building. Innovation: Buell Theatre has a special theatre district that allows any type of sign – only a few blocks. Theatre type signs. Art and sculpture mixed together. EMCs: more than two colors. Most clients want full color. EMCs on top: not look good, such as Mulberry Max / Safeway, The Ranch Events Complex sign Window Plasma Screens: as price comes down it will become more popular. Informational Displays / Kiosks: inside (malls) and outside. Expressed interest in serving on ad hoc committee. Signs above the Roofline: current prohibited. However, many cities have designated their roofline signs as landmarks. These can be quite distinctive and fit the architecture. Setback lines: use the flow line rather than the property line. The property line can be significantly back from the ROW. Or measure from curb. Attachment 1 Zone Districts: we can work with these district standards, are sensitive to residential areas. Opaque background: sometimes a trademark logo or color does not read well against opaque. Sign Contractor Fort Morgan much simpler than previous code Off-premise: because in 10th circuit, can regulate on- and off-premise signs differently. Can be context- sensitive, such as adjacency to intersection; sight lines. The irresponsible offenders offend a responsible industry. EMC Brightness: 85% capacity @ day; 15% @ night. If foggy, reduced further. EMC Resolution: high resolution can look as statis as a printed sign. Need brightness and resolution standards. The higher the resolution, the higher quality it looks. High quality is a core value for the City… so why require low resolution signs? EMC Color: not interested in 2-color billboards, would rather do static print – not cost effective. Full color highly sought after by customers. 2-color is worse than full color. Should be vetted in a public forum. EMC Monitoring: Lamar will send their standards for nit readings and measurement protocols. They want other companies to follow their company’s higher standards. Suggest that their standards exceed the City’s current code. Code should speak to how EMCs are maintained/monitored: light readings, broken lights, off colors. EMC dwell times: CDOT regulations are 4 sec. Weld Co 10 sec. Lamar uses 6 sec. Instantaneous transitions. Animation not appropriate for roadways, limit to pedestrian areas. There are limited opportunities for mass advertising: declining newspapers, etc. EMC signs become a valuable asset, and can feature multiple companies within a single structure. Reduce sign pollution. Dark sky – Lamar has collect research and can share. Signs that are not legible (internal signs) from the property line are not regulated as a sign. Lamar holds long-term land leases, owns some land with signs, and subleases signs on others’ structures. Lamar manages FC bus stop, Transfort sign leases, not just billboards Offered to bring EMC with DaVinci to public meeting Grandfathered non-conforming billboards cannot be improved; only replacements in-kind. Mature landscaping screens some signs. Attachment 1 Outreach: contact Board of Realtors, Business Associations. Attachment 1 Early Input Session #1 Monday, December 19, 2016 Group Meeting, 11am Sign Contractor and Business Representative Sign Contractor – business growing, multi-state, even international. Relies on legal review by client if vary from code (w/ a “variance fee.” Very experienced team. Believes in “prudent signage.” Business Representative- Visitor Center in new Mountain Builds: touch screen. Up for 5 months, notified by City of violation. Developed proposal, case studies from other cities. C3 Real Estate wants a similar sign - were denied. ZBA denied application. Under window sign category? Or EMC? Shared case studies – wants us to use them to support a code change. Business Representative – wants new space in code: storefront Interactive Marketing Technology (very flexible = hours, lumens, how are these different than the Front Range directory EMC?). Inside of glass, not touch screen – button technology. Can be programmed (timing, frequency, lumins etc.) Case Study – “Cons”? Sign Contractor– owner wanted something not allowed in code. EMCS – Most cities in NOCo 50% EMC, differ in terms of size, timing. Only 2 color regulations right now are allowed. Wants full color with limitations. Larimer CO is more flexible, consider mirroring. How to monitor illumination? Light gun. Timnath entry signs: color blast, projection, 6500 calvins. Big Al’s; the Rio in Frisco (seen from Interstate); RARE (Mtn + College). Windsor – used to be 24 hr. change, FC is 1 min. EMCs are going down in price. The Group could use the EMC to advertise community events + advertise other businesses. 50 % rule is prudent (per sign face). Limitations should only be in special districts (i.e. residential sign district). Process – Can obtain sign permit in 1 hour if code is met. Overland is 7 business days. Windsor is 5-7 business days. Not as much wiggle room on how code is interpreted by current team. Predictable. Larimer much more flexible on EMC. Fort Collins has a smoother process compared to other NOCo cities – can get on variance calendar quickly. HOA Code – supersedes City Code Planned Sign Code Program – Sign Contractor has not prepared one here. He seems to discourage it. How do we get to a LED Sign that does not look like an EMC? Efficiency Works – LED can open up rebates (subsidiary of PRPA). Can be 30-40 % rebates of total cost. Matt Cotié. Other Issue: Attachment 2 • Grades – sometime too steep to fit monument sign within setback due to landscape berms or retaining wall. Wants a little more flexible on grade, if meet height and size requirements. Wants’ “prerailing grade” of site rather than grade @ the sign. • Doing a great job, Zoning Staff. That is the difference with Fort Collins – they work with sign contractors. Loves “sign surveys” that FC offers – tracks history by business. Do no follow Boulder’s model – it is very very difficult. • Innovative ideas are not always horizontal signs. Attachment 2 Attachment 3 Attachment 4 Page 1 ORDINANCE NO. 088, 2017 OF THE COUNCIL OF THE CITY OF FORT COLLINS AMENDING THE LAND USE CODE SIGN REGULATIONS WHEREAS, on December 2, 1997, by its adoption of Ordinance No. 190, 1997, the City Council enacted the Fort Collins Land Use Code; and WHEREAS, the Land Use Code contains regulations regarding signs within the City; and WHEREAS, the 2015 United States Supreme Court case Reed v. Town of Gilbert and subsequent lower court decisions applying Reed v. Town of Gilbert prompted a review of the City’s sign regulations with regards to the issues of content and viewpoint neutrality; and WHEREAS, the changes to the City’s sign code contained in this Ordinance are for the purpose of ensuring compliance with Reed v. Town of Gilbert and related cases; and WHEREAS, the City has legitimate, important, substantial, or compelling interests in: 1. Preventing the proliferation of signs that tends to result from property owners competing for the attention of passing motorists and pedestrians (also known as “sign clutter”), because sign clutter: a. Creates visual distraction and obstructs views, potentially creating safety hazards for motorists, bicyclists, and pedestrians; b. May involve physical obstruction of streets, sidewalks, or trails, creating public safety hazards; c. Degrades the aesthetic quality of the City, making the City a less attractive place for residents, business owners, visitors, and private investment; and d. Dilutes or obscures messages on individual signs due to the increasing intensity of competition for attention. 2. Protecting the health of its tree canopy, an important community asset that contributes to the character, environmental quality, and economic health of the City and the region; and 3. Maintaining a high quality aesthetic environment to protect and enhance property values and the public investment in streets, sidewalks, trails, plazas, parks, and landscaping, and to enhance community pride; and WHEREAS, the Council finds that: 1. The regulations set out in this Ordinance are unrelated to the suppression of constitutionally-protected free expression, do not relate to the content of protected messages that may be displayed on signs, and do not relate to the viewpoint of individual speakers; Attachment 5 Page 2 2. Any incidental restriction on the freedom of speech that may result from the regulation of signs pursuant to this Ordinance is no greater than is essential to the furtherance of the important, substantial, and compelling interests that are advanced herein; 3. Regulation of the location, number, materials, height, sign area, form, and duration of display of signs is essential to preventing sign clutter; and 4. Signs may be degraded, damaged, moved, or destroyed by causes including wind, rain, snow, ice, and sun, and after such degradation, damage, movement, or destruction, such signs harm the safety and aesthetics of the City if they are not removed; and WHEREAS, the purpose and intent of this Ordinance is to establish reasonable regulations for the design, location, installation, maintenance, and removal of signs in a manner that advances the City’s legitimate, important, substantial, and compelling interests, while simultaneously safeguarding constitutionally protected free speech; and WHEREAS, the City Council has determined that the Land Use Code sign regulations contained in this Ordinance will promote the objectives and public purposes described above and are in the best interests of the City and its citizens. NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT COLLINS as follows: Section 1. That the City Council hereby makes and adopts the determinations and findings contained in the recitals set forth above. Section 2. That Section 3.8.7 of the Land Use Code is hereby amended to read as follows: 3.8.7 Signs. 3.8.7.1 Permanent Signs (A) General. (1) Signs Permitted. SignsPermanent signs shall be permitted in the various zone districts as accessory uses in accordance with the regulations contained in this Section. The regulations contained in this Section 3.8.7.1 apply to permanent signs while temporary signs are regulated under Section 3.8.7.2 unless specifically provided herein. (2) Prohibited Permanent Signs. Rooftop signs and all other signs which project above the fascia wall, portable signs, revolving and rotating signs, strings of light bulbs not permanently mounted on a rigid background used in connection with commercial premises for commercial purposes other Attachment 5 Page 3 than traditional holiday decorations, posters inflatable signs, and wind- driven signs (except flags in compliance with this Section 3.8.7.1, banners and pennants) shall be prohibited in all zone districts. (3) Nonconforming Signs. (a) Existing signs which were erected without a permit and which, although legally permissible at the time they were erected, have become nonconforming because of subsequent amendments to this Code must be brought into conformance with the provisions of this Section, as amended, within ninety (90) days of the effective date of the amendment which caused the nonconformity. (b) Existing on-premise signs for which a sign permit was issued pursuant to the previous provisions of this Code, and which have become nonconforming because of an amendment to this Code, shall be brought into conformance with the provisions of this Section 3.8.7.1 within the period of time specified in the ordinance containing the amendment which causes the nonconformity. In determining such period of time, the City Council shall consider the length of time since the last Code change affecting that same category of signs as well as the cost of bringing the signs into compliance. During the period of time that the signs may remain nonconforming, such signs shall be maintained in good condition and no such sign shall be: 1. structurally changed to another nonconforming sign, although its content may be changed; 2. structurally altered in order to prolong the life of the sign, except to meet safety requirements; 3. altered so as to increase the degree of nonconformity of the sign; 4. enlarged; 5. continued in use if a change of use occurs as defined in the zoning ordinance, or if the premises promoted by the sign comes under new ownership or tenancy and such sign is proposed to be remodeled, repainted or otherwise changed for the purpose of displaying the new name or other new identification of the premises; or 6. re-established after damage or destruction if the estimated cost of reconstruction exceeds fifty (50) percent of the appraised replacement cost. Attachment 5 Page 4 (c) Except as provided in subsection (d) below, all existing nonconforming signs located on property annexed to the City shall be removed or made to conform to the provisions of this Article no later than seven (7) years after the effective date of such annexation; provided, however, that during said seven-year period, such signs shall be maintained in good condition and shall be subject to the same limitations contained in subparagraphs (b)(1) through (b)(6) above. This subsection shall not apply to off- premises signs which are within the ambit of the just compensation provisions of the Federal Highway Beautification Act and the Colorado Outdoor Advertising Act. (d) All existing signs with flashing, moving, blinking, chasing or other animation effects not in conformance with the provisions of this Article and located on property annexed to the City after November 28, 1971, shall be made so that such flashing, moving, blinking, chasing or other animation effects shall cease within sixty (60) days after such annexation, and all existing portable signs, vehicle-mounted signs, banners and pennants located on property annexed to the City after November 28, 1971, shall be removed or made to conform within sixty (60) days after such annexation. (B) Administration. (1) Permit Required; Exceptions. (a) The erection, remodeling, reface, or removal of any permanent sign shall require a permit from the Zoning AdministratorDirector, except that no permit shall be required for the erection, remodeling or removal of any sign regulated by subsections 3.8.7(C)(1)(a), (c), (g) or (j); subsections 3.8.7(D)(2), (3) or (4); or subsection 3.8.7(L). of the following signs: 1. Signs that are required by law at the minimum size required, including but not limited to address signs that are required by the applicable Fire Code; 2. One attached sign of any type per building elevation or entrance (whichever provides for more signs on an elevation), provided that the sign does not exceed two square feet in sign area; 3. Three or fewer flags per property, or group of properties that were planned or developed with shared pedestrian or vehicle access, hung separately or together from a rigid, straight, building or ground-mounted flagpole, or flagpoles, and where no flag exceeds 32 square feet in area; Attachment 5 Page 5 4. Signs that are less than one square foot in sign area that are attached to machines, equipment, fences, gates, walls, gasoline pumps, public telephones, utility cabinets, and other such structures, provided that no more than two of such signs are spaced less than 10 feet apart, or such signs are not visible from public rights-of-way; and 5. Window signs that are less than 6 square feet. (b) All sign permit applications shall be accompanied by detailed drawings indicating the dimensions, location and engineering of the particular sign, and plat plans when applicable, and the applicable processing fee. (2) Permit Processing. The Director shall review the sign permit application within two business days to determine if it is complete. If it is complete, the Director shall approve or deny the application within three business days after such determination. If it is incomplete, the Director shall cause the application to be returned to the applicant within one business day of the determination, along with written reasons for the determination of incompleteness. (C) Standards and Limitations. (1) Limitations for Residential Districts and Uses. Signs in the N-C-L, N-C- M, U-E, R-F, R-L, L-M-N, M-M-N, H-M-N, N-C-B, R-C and P-O-L Districts may include and shall be limited to the following: (a) one (1) identification sign per single-family or two-family dwelling, provided such sign does not exceed two (2) square feet in area per face; (b) one (1) identification sign per multi-family dwelling, provided such sign does not exceed twenty (20) square feet in area per face and has only indirect illumination; (c) one (1) for sale or for rent sign per lot, provided such sign does not exceed six (6) square feet in area per face and is unlighted; (d) identification signs during the construction of a development, provided that the placement and use of all such signs shall be subject to the following limitations: 1. The maximum size for identification signs shall be sixty- four (64) square feet in area per face. 2. All such signs shall be located within the development and must be located along arterial streets abutting the Attachment 5 Page 6 development and shall be subject to the following limitations: a. No more than two (2) such signs shall be permitted on any single arterial boundary of the development. b. Such signs must be at least one thousand (1,000) feet apart if they are not located at the same intersection. 3. When a development has no frontage on an arterial street, identification signs may be located along collector streets abutting the development, except that no more than one (1) such sign shall be permitted along any collector street abutting the development. 4. Identification signs must be removed when the development sales office closes. (a)(e) one (1) identification one (1) sign per public or semipublic usevehicular entry to a multi-family development or residential subdivision, provided such sign does not exceed thirty-five (35) square feet in area per face, or eight (8six (6) feet in height, and has only indirect illumination; (f) one (1) identification sign per entrance to the property identifying a subdivision or housing project, provided that such sign does not exceed thirty-five (35) square feet in area per face, six (6) feet in height and has only direct illumination. When such signs are placed on subdivision entry wall structures, only the sign face shall be used to calculate the size of the sign; (b)(g) any number of election signsone (1) detached or attached sign per nonresidential use, provided each such sign does not exceed eight (8thirty-five (35) square feet in area per face or eight (8) feet in height (for detached signs), and is unlightedhas only indirect illumination; (h) one (1) identification sign per child care center, provided such sign does not exceed ten (10) square feet in area per face and is unlighted; (i) one (1) identification sign per subdivision sales office, provided that such sign does not exceed ten (10) square feet in area per face and is unlighted; (j) any number of ideological signs, provided such signs do not exceed ten (10) square feet in area per face with a maximum aggregate of twenty (20) square feet in face area per lot and are Attachment 5 Page 7 unlighted. In addition, where an identification sign is allowed under this Section, all or any portion of said sign may be used as an ideological sign; (c)(k) one identification sign per licensed home occupationone (1) detached or attached sign per single-family or duplex building with lot frontage on an arterial street, provided that such sign does not exceed four (4) square feet in area per face. or five (5) feet in height, and has no illumination. (D) General Limitations for Nonresidential Districts and Uses. Signs in the D, R-D- R, C-C, C-C-N, C-C-R, C-G, C-S, N-C, C-L, H-C, E and I districts, or for any institutional/civic/public, business, commercial or industrial use in a mixed-use district shall be limited to the following: (1) such signs as are permitted in the R-L District.; (2) one (1) flag larger than thirty-two (32) square feet in area and within the permitted sign area allowance for the property, provided no other flags are displayed; (2) any number of election signs, provided each such sign does not exceed thirty-two (32) square feet in area per face. (3) one (1) for sale or for rent sign per lot, provided such sign does not exceed sixteen (16) square feet in area per face. (4) any number of ideological signs, provided such signs comply with all other requirements for signs in nonresidential districts. (53) flush wall signs, projecting wall signs, window signs, freestanding signs and ground signs, provided that the placement and use of all such signs shall be governed by and shall be within the following limitations: (a) For the first two hundred (200) feet in building frontage length, the maximum sign area permitted shall be equal to two (2) square feet of sign area for each linear foot of building frontage length. (b) For that portion of a building frontage which exceeds two hundred (200) feet in length, the maximum sign area permitted shall be equal to one (1) square foot of sign area for each linear foot of building frontage length over such two hundred (200) feet. The sign area permitted hereunder shall be in addition to the sign area permitted under (53)(a). above. (c) In no event shall the total sign allowance for any property be less than one (1) square foot of sign allowance for each linear foot of lot frontage. Attachment 5 Page 8 (d) In no event shall more than three (3) street or building frontages be used as the basis for calculating the total sign allowance as permitted in subsections (53)(a) and (53)(c) above, inclusive. (e) For flush wall signs consisting of framed banners, all banners shall be sized to fit the banner frame so that there are no visible gaps between the edges of the banner and the banner frame. (64) For the purpose of this Section, the sign allowance shall be calculated on the basis of the length of the one (1) building frontage which is most nearly parallel to the street it faces. If a building does not have frontage on a dedicated public street, the owner of the building may designate the one (1) building frontage which shall be used for the purpose of calculating the sign allowance. If the only building frontage which fronts on a dedicated street is a wall containing no signs, the property owner may designate another building frontage on the building on the basis of which the total sign allowance shall be calculated, provided that no more than twenty-five (25) percent of the total sign allowance permitted under this Article may be placed on frontage other than the building fascia which was the basis for the sign allowance calculation. In all other cases, the sign allowance for a property may be distributed in any manner among its building and/or street frontages except that no one (1) building or street frontage may contain more sign area than one hundred (100) percent of the sign area provided for by (53)(a) through (53)(c) above, inclusive. (75) In addition to the sign allowance calculation described in paragraph (64) above, a building located in the Downtown (D) Zone District that abuts an alley which has been improved pursuant to the Downtown Development Authority's Alley Enhancement Project may be allowed one (1) flush wall sign not to exceed six (6) square feet, or one (1) projecting wall sign not to exceed six (6) square feet per side, on the rear wall of such building, provided that a public entrance to the business(es) advertised on the signbuilding exists in said wall. (E) Limitations for Nonresidential Districts and Nonresidential Uses in the Residential Neighborhood Sign District. There is hereby established a "Residential Neighborhood Sign District" for the purpose of regulating signs for nonresidential uses in certain geographical areas of the City which may be particularly affected by such signs because of their predominantly residential use and character. The boundaries of the "Residential Neighborhood Sign District" shall be shown on a map which shall be maintained in the office of the City Clerk. Any amendments to this map shall be made in the same manner as amendments to the Zoning Map of the City, as provided in Article 2. The following provisions shall only apply to project development plans proposed in the Neighborhood Commercial Districts and neighborhood service centers, convenience shopping centers, business service uses and auto-related and roadside commercial uses in the "Residential Neighborhood Sign District" which are developed on or after Attachment 5 Page 9 January 15, 1993. In addition, all such provisions, except paragraphs (14) and (15) below, shall apply to signs in neighborhood service centers, neighborhood commercial districts, convenience shopping centers, business service uses and auto-related and roadside commercial uses in the "Residential Neighborhood Sign District" which were developed prior to the effective date of this Code, whenever such signs are erected or remodeled pursuant to a permit after January 15, 1993. (1) Signs regulated under this Section shall generally conform to the other requirements of this Section, except that when any of the following limitations are applicable to a particular sign, the more restrictive limitation shall apply. (2) Signs regulated under this Section shall also conform to any locational requirements imposed by the decision maker as a condition of the approval of the development plan. (3) No sign shall project more than twelve (12) inches beyond the building fascia. Under-canopy signs which are perpendicular to the face of the building shall be exempted from this requirement, except that they shall be limited to four (4) square feet in area per face. (4) Freestanding or ground signs shall comply with the following requirements with respect to size, number and height: Use Maximum area per sign face (sf. = square feet) Maximum number of signs permitted per street frontage Maximum height Auto-related and roadside commercial and business service uses All Institutional, Business and Commercial Uses Not Otherwise Specified in this Table Primary - 32 s.f. Primary - 1 Primary - 5 ft. Convenience sShopping cCenter Primary - 40 s.f. Primary - 1 Primary - 8 ft. Neighborhood sService cCenter, Neighborhood Commercial District Primary - 55 s.f. Secondary - 32 s.f. Primary - 1 Secondary - 1 Primary - 10 ft. Secondary - 6 ft. (5) Freestanding signs shall be permitted only if constructed with a supporting sign structure, the width of which exceeds seventy (70) percent of the width of the sign face. Freestanding or ground signs shall contain no more than two (2) faces. No freestanding or ground sign shall be located less than seventy-five (75) feet from any directly abutting property which Attachment 5 Page 10 contains an existing or approved residential use or is zoned for residential use. For the purposes of this subsection, the term approved shall mean having current project development plan or final plan approval. (6) All supporting sign structures of a freestanding or ground sign shall match the primary finish and colors of the associated building(s). (7) All signs which are greater than four (4) square feet in area, except ground signs and those signs which replicate a business logo, must be comprised only of individual letters signs or cabinets signs wherein only the letters are illuminated. (8) The maximum size of individual letters and logos on flush wall signs and flush wall cabinets or individual letters shall be as follows: Use Maximum letter height Maximum logo heightCabinet or Individual Letter Height Maximum cabinet height Auto-related and roadside commercial and business service uses All Institutional, Business and Commercial Uses Not Otherwise Specified in this Table 12" 18" 18" Convenience sShopping cCenter 18" 24" 24" Neighborhood sService cCenter, Neighborhood Commercial District 24" * 30" * 30" * * Any individual tenant space exceeding forty-five thousand (45,000) square feet in floor area shall be permitted one (1) flush wall sign with individual letters not to exceed forty-eight (48) inches in height and/or logos not to exceed fifty-four (54) inches in height. The maximum cabinet height shall be fifty-four (54) inches in height. (9) If signs are illuminated, only internal illumination shall be permitted. This requirement shall not apply to freestanding or ground signs. (10) The length of any flush wall sign for an individual tenant space shall be limited to seventy-five (75) percent of the width of the tenant storefront, but no sign shall exceed forty (40) feet in length; provided, however, that any individual tenant space exceeding forty-five thousand (45,000) square feet in floor area shall be permitted one (1) flush wall sign not exceeding fifty-five (55) feet in length. Each tenant space shall be allowed one (1) such flush wall sign on each exterior building wall directly abutting the tenant space. In the event that a tenant space does not have a directly abutting exterior wall, one (1) sign not exceeding thirty (30) square feet may be erected on an exterior wall of the building for the purpose of identifying that tenant space. Attachment 5 Page 11 (11) The location of any flush wall sign shall be positioned to harmonize with the architectural character of the building(s) to which they are attached, including, but not limited to, any projection, relief, cornice, column, change of building material, window or door opening. Flush wall signs shall align with other such signs on the same building. (12) No illuminated sign visible from or within three hundred (300) feet of any property which contains an existing or approved residential use or is zoned for residential use, may be illuminated between the hours of 11:00 p.m. (or one-half [½] hour after the use to which it is pertains is closed, whichever is later) and 6:00 a.m.; provided, however, that this time limitation shall not apply to any lighting which is used primarily for the protection of the premises or for safety purposes or any signage which is separated from a residential use by an arterial street. For the purposes of this subsection, the term "approved" shall mean having current project development plan or final plan approval. (13) One (1) flush wall sign or under-canopy sign per street frontage, not to exceed twelve (12) square feet in area, shall be permitted on or under the fascia of a canopy covering the retail dispensing or sales of vehicular fuels. an area used by motor vehicles (including but not limited to service station canopies, canopies over drive-in or drive-through facilities, etc.) (14) For the first two hundred (200) feet in building frontage length in a neighborhood service center, the maximum sign area permitted shall be equal to one and one-quarter (1¼) square feet for each linear foot of building frontage length. For that portion of a building frontage which exceeds two hundred (200) feet in length, the maximum sign area permitted shall be equal to two-thirds (2/3) foot for each linear foot of building frontage length over such two hundred (200) feet. (15) For the first two hundred (200) feet in building frontage length in a neighborhood convenience shopping center, or any other business service use or auto-related and roadsideor commercial use that is not a neighborhood service center or neighborhood commercial district, the maximum sign area permitted shall be equal to one (1) square foot for each linear foot of building frontage length. For that portion of a building frontage which exceeds two hundred (200) feet in length, the maximum sign area permitted shall be equal to one-half (½) foot for each linear foot of building frontage over such two hundred (200) feet. (16) In addition to the basic size allowance permitted under subsection 3.8.7(E)(4), the sign area and height of a freestanding or ground sign may be increased by an additional twenty (20) percent if only identification of the name and/or logo of the retail center or business park is used on the primary or secondary freestanding or ground sign. This bonus shall only be applied to the freestanding or ground sign on which the limitation occurs. Attachment 5 Page 12 (167) Window signs, excluding ideological signs, may shall cover no more than twenty-five (25) percent of the surface area of the window or door in which such signs are placed. Temporary window signs shall not be allowed above the first story of a building. A window sign shall be considered to be a temporary window sign if it is displayed in the same window or door, or same approximate location outside of a window or door, for no more than thirty (30) calendar days within a calendar year. Changes in the message displayed on such sign shall not affect the computation of the thirty-day period of time provided for herein. . . . (G) Freestanding and Ground Sign Requirement. (1) Ground signs which exceed forty-two (42) inches in height, and freestanding signs which do not maintain free air space between a height of forty-two (42) inches and seventy-two (72) inches above the abutting street elevation, shall be set back from the right-of-way line a distance as established in the sight distance triangle table contained in this subsection. A freestanding sign shall not be construed to have free air space if such sign has a base, the width of which exceeds fifty (50) percent of the width of its face or three (3) feet, whichever is smaller. In addition, freestanding and ground signs shall not be located closer to the right-of-way line than allowed in the tables below that apply to such signs. Sight Distance Triangle Setbacks (See Figure 16) Type of street Y distances (feet) X distances (feet) Safe sight distance (feet) Arterial Right 135 15 500 Left 270 Collector Right 120 15 400 Left 220 Local Right 100 15 300 Left 150 Figure 16 SafeSight Distance Triangle Setbacks Note: All "X" distances shall be fifteen (15) feet measured perpendicular from the project flowline of the intersecting street. For explanation of distances, see the diagram following diagram. These distances are typical sight distance triangles to be used under normal conditions and may be modified by the Director of Engineering in order to protect the public safety and welfare in the event that exceptional site conditions necessitate such modification. Attachment 5 Page 13 Requirements for Freestanding Signs (See Accompanying Text Below) Distance from street right-of-way line (feet) Maximum height above grade (feet) Maximum size allowed per side (square feet) 0 10 20 5 10 30 10 12 40 15 12 50 20 14 60 25 16 70 30 18 80 36 and more 18 90 Requirements for Ground Signs (See Accompanying Text Below) Distance from street right-of-way line (feet) Maximum height above grade (feet) Maximum size allowed per side (square feet) 0 7 45 5 8.5 60 10 10 75 Attachment 5 Page 14 15 and more 12 90 (2) The maximum size for ground and freestanding signs shall be ninety (90) square feet per side. The maximum height for freestanding signs shall be eighteen (18) feet above grade. The maximum height for ground signs shall be twelve (12) feet above grade. No freestanding or ground sign shall be built within fifteen (15) feet of any interior side lot line. The minimum horizontal distance between freestanding or ground signs located on the same lot shall be seventy-five (75) feet. (3) The maximum combined sign area of all faces of a freestanding or ground sign shall be two (2) times the maximum sign area allowed per side, based on setback. Any limitation imposed under this Article on the size of the face of a sign shall also apply to the entire side of the sign. (4) The required setback of any freestanding or ground sign shall be measured from the street right-of-way line of the street frontage which is the basis for the allotment of such sign. Any such setback shall be measured perpendicularly from the street right-of-way line to the nearest portion of the sign face or structure. (5) When a freestanding or ground sign is placed on a lot with two (2) or more street frontages, such sign shall be said to abut a particular street frontage when it is located closer to that street frontage than any other street frontage. (6) No more than one (1) permanent freestanding or ground sign per street frontage shall be permitted for any property or group of properties that were planned or developed with shared pedestrian or vehicle access.; excepting, however, election signs authorized in Section 3.8.7(C)(1)(g) and 3.8.7(D)(2), and for sale and for rent signs authorized in Section 3.8.7(C)(1)(c) and 3.8.7(D)(3). No permanent freestanding or ground sign shall contain more than three (3) cabinets or modules. (7) If a lot has more than one (1) street frontage, the freestanding or ground sign permitted for each frontage must abut the street frontage which is the basis for the allotment of such sign. (8) The sign face of a single face sign must be most nearly parallel to the abutting street frontage. The sign faces of a multi-face sign must be most nearly perpendicular to the abutting street frontage. (9) A drive-in restaurantthrough use, when located on a lot with frontage on only one (1) street, shall be permitted one (1) additional freestanding or ground sign for the sole purpose of a menu board for that is physically oriented to the drive-thru customers.through lane. Such sign shall not exceed five (5) feet in height, and thirty-five (35) square feet in area and Attachment 5 Page 15 shall be limited to one (1) face. Fifty (50) percent of the square footage of such sign shall be exempted from the total allowed for the property. (10) A drive-in use shall be permitted up to eight (8) square feet of signage at each drive-in station (including but not limited to menu boards, signs affixed to gasoline pumps, etc.), provided that the sign is physically oriented to the drive-in station. The square footage of such sign shall be exempted from the total allowed for the property. (1011) All supporting structures of ground signs shall be of the same or similar materials or colors of the associated building(s) which house the businesses or activities advertised on the sign. (1112) When electrical service is provided to freestanding signs or ground signs, all such electrical service shall be underground. (1213) Freestanding signs (pole signs) shall contain no more than thirty (30) percent (forty [40] percent if located within the site distance triangle as described in paragraph 3.8.7.1(G)(1) above) free air space between the top of the sign and the ground, vertically and between the extreme horizontal limits of the sign extended perpendicular to the ground. A base or pole cover provided to satisfy this requirement shall be integrally designed as part of the sign by use of such things as color, material and texture. Freestanding signs that existed prior to December 30, 2011, and that do not comply with this regulation shall be removed or brought into compliance by December 31, 2019, provided that such signs otherwise comply with subparagraph (A)(3)(b) of this Section. (H) Projecting Signs. (1) Signs projecting over private property shall not project more than six (6) feet from the face of the building or beyond the minimum required building setback for the zone district in which located. Such signs shall not exceed fifteen (15) square feet per face. (2) No sign may project over a public right-of-way in any zone district, except that signs eight (8) feet or more above grade may project up to forty-eight (48) inches from the face of the building if the total area for such signs is the lesser of one (1) square foot of sign for each linear foot of building or twelve (12) square feet per face. (3) No projecting sign shall exceed 7 feet in height. (I) Flush Wall Signs and Individual Letter Signs. No flush wall or individual letter sign shall exceed seven (7) feet in height. Flush wall and individual letter signs may not project more than twelve (12) inches horizontally from the face of the building on which they are erected. Flush wall and individual letter signs that are mounted on mansards or similar architectural features may not project more than Attachment 5 Page 16 twelve (12) inches horizontally, measured at the bottom of the sign, from the surface to which they are mounted. If the individual sections of an individual letter sign are connected by a common structure, commonly known as a "raceway," which provides for the electrical and/or mechanical operation of said sign, the "raceway" must be painted to match the color of the wall to which the sign is mounted and must be limited to a height of no more than one-half (½) of the height of the tallest letter. . . . (K) Awning Signs. (1) No awning sign shall project above the top of the awning on which it is mounted. No awning sign shall project from the face of an awning. Awnings on which awning signs are mounted may extend over a public right-of-way no more than seven (7) feet from the face of a supporting building. Awnings on which awning signs are mounted shall be at least eight (8) feet above any public right-of-way, except that any valance attached to an awning may be no less than seven (7) feet above a public right-of-way. (2) Awning signs shall not be back-lit, except for individualthat letters and business logosgraphics may be back-lit if the background is completely opaque. The amount of signage on an awning shall be limited to the lesser of thirty-five (35) square feet per individual tenant space or twenty-five (25) percent of the total area of the awning. Awning signs shall not be allowed above the first story of a building. (L) Election Signs. Repealed as of [date of second reading of ordinance] (1) Election signs authorized by subparagraph 3.8.7(C)(1)(g) or paragraph 3.8.7(D)(2) shall be allowed on a lot at any time prior to the election day to which the sign relates and shall be removed within five (5) days after the election day. (2) To the extent that an election message constitutes all or any portion of an ideological sign, the durational limitation contained in this Section shall not apply. (M) Electrical Signs and Electronic Message Center Signs. (1) Flashing, moving, blinking, chasing or other animation effects shall be prohibited on all signs. (2) Illuminated signs shall avoid the concentration of illumination. The intensity of the light source shall not produce glare, the effect of which constitutes a traffic hazard or is otherwise detrimental to the public health, safety or welfare. Attachment 5 Page 17 (3) Every electric sign shall have affixed thereon an approved Underwriters' Laboratories label, and all wiring connected to such sign shall comply with all provisions of the National Electrical Code, as adopted by the City. (4) Signs that contain an electronic message center shall be subject to the following limitations. (a) The electronic message center must be programmed so that the displayed message does not change more frequently than once per minute and so that the message change from one (1) static display to another occurs instantaneously without the use of scrolling, flashing, fading or other similar effects. The message or image displayed must be complete in itself without continuation in content to the next message. Messages published by federal, state, or local government to communicate information to the public regarding an immediate threat to public health safety may be displayed notwithstanding the limitations set forth in this subsection (4)(a). Electronic message centers that display ONLY time and temperature do not need to comply with the above- described time limitations, but shall not change more frequently than once per three (3) seconds. (b) The electronic message center must be provided with automatic dimming software or solar sensors to control brightness for nighttime viewing and variations in ambient light. Lighting from the message center shall not exceed three-tenths (0.3) foot-candles over the ambient light as measured using a foot-candle meter at the following distances from the face of the message center: thirty-two (32) feet for a sign face greater than zero (0) square feet and not more than ten (10) square feet per side; thirty-nine (39) feet for a sign face greater than ten (10) square feet and not more than fifteen (15) square feet per side; forty-five (45) feet for a sign face greater than fifteen (15) square feet and not more than twenty (20) square feet per side; fifty (50) feet for a sign face greater than twenty (20) square feet and not more than twenty-five (25) square feet per side; fifty-five (55) feet for a sign face greater than twenty-five (25) square feet and not more than thirty (30) square feet per side; fifty- nine (59) feet for a sign face greater than thirty (30) square feet and not more than thirty-five (35) square feet per side; sixty-three (63) feet for a sign face greater than thirty-five (35) square feet and not more than forty (40) square feet per side; and sixty-three (63) feet for a sign face greater than forty (40) square feet and not more than forty-five (45) square feet per side. Lighting measurements shall be taken with the meter aimed directly at the message center face, with the message center turned off, and again with the message center turned on to a full white image for a message center capable of displaying a white color, or a full amber or red image for a Attachment 5 Page 18 message center capable of displaying only an amber or red color. The difference between the off and the white, amber or red message measurements shall not exceed three-tenths (0.3) foot- candles. All such signs shall contain a default mechanism that will cause the message center to revert immediately to a black screen if the sign malfunctions. Prior to the issuance of a permit for a sign containing an electronic message center, the permit applicant shall provide written certification from the sign manufacturer that the light intensity has been factory pre-set not to exceed the levels specified above. Prior to acceptance of the installation by the City, the permit holder shall schedule and inspection with the City Zoning Department to verify compliance. The permit holder and the business owner, business manager or property manager shall be in attendance during the inspection. (c) A displayed message must be presented in a single color, value and hue and the background must also be a single color, value and hue. (d) The maximum allowed size of an electronic message center shall be fifty percent (50%) of the total area of the sign face. (e) Electronic message centers shall be integrated harmoniously into the design of the larger sign face and structure, shall not be the predominant element of the sign, shall not be allowed on a freestanding pole sign, and if located at the top of the sign, must include a substantial cap feature above the electronic message center which consists of the same material, form, color or texture as is found on the sign face or structure. (f) With respect to sign permits issued after December 30, 2011, the pixel spacing of an electronic message center shall not exceed sixteen (16) mm, except that the maximum pixel spacing for a message center that is manufactured as a monochrome-only sign shall not exceed twenty (20) mm. (g) In the Downtown (D) District, wall signs with electronic message centers are not permitted on properties located within the boundaries of the Portable Sign Placement Area Map. (h) With respect to sign permits issued after December 30, 2011, no more than one (1) electronic message center sign shall be allowed to face each street abutting or within any property and/or site specific development plan. The minimum horizontal distance between electronic message center signs located on the same side of a street shall be one hundred (100) feet measured in a straight line. Attachment 5 Page 19 (i) An electronic message center located inside a building but visible from a public sidewalk or public street is subject to all of the regulations contained in this subsection. (j) Signs that contain an electronic message center which do not comply with the provisions of this Section shall be removed or made to conform by the dates specified in subparagraphs 1., 2. and 3. below and provided that such signs otherwise comply with subparagraph 3.8.7.1(A)(3)(b). 1. Electronic message centers that contain dimming software or solar sensors capable of meeting the brightness levels described in subparagraph 3.8.7.1(M)(4)(b) shall be required to comply with such levels by January 31, 2012, and all electronic message centers located inside a building but not visible from a public sidewalk or public street shall be required to comply with paragraph 3.8.7.1(M)(1) and subparagraphs 3.8.7.1(M)(4)(a) and (c) by January 31, 2012. 2. Except as otherwise required in subparagraph (j)1. above, all signs that do not comply with the requirements of subparagraphs 3.8.7.1(M)(4)(a), (b) and/or (c) shall be made to comply with those requirements by December 31, 2015. 3. Structural changes or sign removal that may be required in order to comply with the requirements of subparagraphs 3.8.7.1(M)(4)(d), (e) and/or (g) shall be completed by December 31, 2019. (N) Banners and Pennants. Repealed as of [date of second reading of ordinance] (1) Banners and pennants are allowed in any zone district, provided a permit is obtained from the Director. Permittees shall be entitled to use banners or pennants for not more than twenty (20) days per calendar year except as provided in paragraph (2) below and except that an additional twenty (20) days per calendar year shall be allowed for nonprofit organizations, and for new businesses during the first year of operation. The Director shall issue a permit for the use of banners and pennants only in locations where such banners and pennants will not cause unreasonable annoyance or inconvenience to adjoining property owners or other persons in the area and on such conditions as deemed necessary to protect adjoining premises and the public. The maximum size allowed for any one (1) banner is forty (40) square feet. No more than one (1) banner may be displayed at any one (1) time on each street that fronts the parcel of land on which the establishment requesting the permit is located; provided, however, that Attachment 5 Page 20 multiple banners may be displayed on a single street if the aggregate square footage of such banners does not exceed forty (40) square feet. All banners and pennants shall be removed on or before the expiration date of the permit. If any person, business or organization erects any banners or pennants without receiving a permit, as herein provided, the person, business or organization shall be ineligible to receive a permit for a banner or pennant for the remainder of the calendar year. (2) Notwithstanding the size and time limitations contained in paragraph (1) above, noncommercial banners or pennants may be larger in size and displayed for such additional periods of time as may be established by the City Manager during community events that, in the judgment of the City Manager, advance a goal or policy of the City Council and contribute to the health, safety or welfare of the City. (O) Structural Requirements; Exceptions. (1) All signs shall be maintained in good structural condition at all times. All signs, including sign structures and sign faces, shall be kept neatly painted, including all metal parts and supports that are not galvanized or of rust- resistant metals, and in a general state of good repair. For the purposes of this Section, good repair shall mean that there are no loose, broken or severely weathered portions of the sign structure or sign face. The Director may inspect any sign governed by this Division and shall have authority to order the painting, repair, alteration or removal of a sign which constitutes a hazard to safety, health or public welfare by reason of inadequate maintenance, dilapidation or obsolescence. (2) SignsPermanent signs shall be engineered to withstand a wind load of thirty (30) pounds per square foot, excepting, however, election signs and for sale and for rent signs. (P) Off-Premise Signs. No off-premise sign (except an ideological or election sign) shall be constructed in any zone district after February 25, 1994. No illumination shall be added to any off-premise sign already in existence. (Q) Vehicle-Mounted Signs. . . . (5) Banners displayed on vehicles shall be subject to the regulations contained in subsSection 3.8.7.2(N). . . . (R) Discontinued Establishments; Removal of Abandoned Sign(s). Whenever a business, industry, service or other use is discontinued, the Abandoned sign(s) pertaining to the use shall be removed or obscured by the person or entity owning Attachment 5 Page 21 or having possession of the property within ninety (90) days after the discontinuance of such use. . . . Section 3. That Article 3 of the Land Use Code is hereby amended by the addition of a new Section 3.8.7.2 which reads in its entirety as follows: 3.8.7.2 – Temporary Signs (A) Applicability. The regulations contained in this Section 3.8.7.2 apply to temporary signs while permanent signs are regulated under Land Use Code Section 3.8.7.1 unless specifically provided herein. (B) Measurements. (1) Sign Area. (a) Generally. In general, sign area is the area within a continuous polygon with up to eight straight sides that completely encloses the limits of text and graphics of a sign, together with any frame or other material or color forming an integral part of the display or used to differentiate the sign’s contents from the background against which they are placed. (b) Exclusions. The sign area does not include the structure upon which the sign is placed (unless the structure is an integral part of the display or used to differentiate it), but does include any open space contained within the outer limits of the display face, or between any component, panel, strip, or figure of any kind composing the display face, whether this open space is enclosed by a frame or border or not. (c) Multiple Sign Faces. Freestanding temporary signs may have multiple faces. The area of such signs is measured using the vertical cross-section that represents the sign’s maximum projection upon a vertical plane (e.g., for a sign with two opposite faces on the same plane, only one of the sign faces is measured). (2) Sign Height. Sign height is measured for detached temporary signs as the distance between ground level at the base of the sign and the top of the sign or sign structure, whichever is higher. (3) Property Frontage. Property frontage is measured as the length of each property boundary that abuts a public street right-of-way. (C) Prohibited Signs and Sign Elements. Attachment 5 Page 22 (1) Generally. The prohibitions in this Section apply to temporary signs in all zone districts of the City. (2) Prohibited Sign Structures. The following sign structures are not allowed: (a) portable signs, except as permitted in the Code of the City of Fort Collins Chapter 24, Article IV; (b) wind-driven signs except feather flags, banners, and pennants in compliance with this Section 3.8.7.2; (c) inflatable signs; (d) abandoned signs; (3) Prohibited Design Elements. The following elements shall not be incorporated as an element of any sign or sign structure: (a) animated or moving parts, including any moving, swinging, rotating, or spinning parts or flashing, blinking, scintillating, fluctuating, or otherwise animated light; except as expressly allowed in this Section 3.8.7.2; (b) cardboard, card stock, or paper, except when laminated or used as a window sign located on the interior side of the window; (c) motor vehicles, unless: 1. the vehicles are operational, and either: a. automobile dealer inventory; or b. regularly used as motor vehicles, with current registration and tags; 2. the display of signage on the motor vehicle would not interfere with the immediate operation of the motor vehicle (e.g., signs that are held in place by an open hood or trunk are not allowed; signs that cover windows are not allowed; and signs that would fall off of the vehicle if the vehicle were in motion are not allowed); and 3. the motor vehicle is legally parked in a vehicle use area depicted on an approved site plan. (d) semi trailers, shipping containers, or portable storage units, unless: 1. the trailers, containers, or portable storage units are: Attachment 5 Page 23 a. structurally sound and capable of being transported; b. used for their primary purpose (e.g., storage, pick- up, or delivery); and c. if subject to registration, have current registration and tags; and 2. the display of signage is incidental to the primary purpose; and 3. the semi-trailer, shipping container, or portable storage unit is parked or placed in a designated loading area or on a construction site in an area that is designated on an approved construction staging plan. (e) stacked products (e.g., tires, soft drink cases, bagged soil or mulch) that are placed in unapproved outdoor storage locations; (f) materials with a high degree of specular reflectivity, such as polished metal, installed in a manner that creates substantial glare from headlights, street lights, or sunlight. This prohibition does not include retroreflective materials that comply with the standards set forth in the Manual on Uniform Traffic Control Devices; (g) rooftop signs and all other signs which project above the fascia wall. (4) Prohibited Obstructions. In no event shall a temporary sign obstruct the use of: (a) building ingress or egress, including doors, egress windows, and fire escapes; (b) operable windows (with regard to movement only, not transparency); (c) equipment, structures, or architectural elements that are related to public safety, building operations, or utility service (e.g., standpipes, downspouts, fire hydrants, electrical outlets, lighting, vents, valves, and meters). (5) Prohibited Mounts. No temporary sign shall be posted, installed, mounted on, fastened, or affixed to any of the following: (a) any tree or shrub; Attachment 5 Page 24 (b) any utility pole or light pole, unless: 1. the sign is a banner or flag that is not more than 10 square feet in area; 2. the owner of the utility pole or light pole consents to its use for the display of the banner or flag; 3. the banner or flag is mounted on brackets or a pole that extend not more than 30 inches from the utility pole or light pole; 4. the banner or flag is either situated above an area that is not used by pedestrians or vehicles, or the bottom of the banner or flag is at least eight feet above grade; and 5. any applicable City encroachment and banner permits are obtained. (c) utility cabinets or pedestals (except signs that are applied by or with the consent of the owner of the utility cabinet or pedestal). (6) Prohibited Locations. In addition to applicable setback requirements and other restrictions of this Section 3.8.7.2, no sign shall be located in any of the following locations: (a) in or over public rights-of-way (which, in addition to streets, may include other sidewalks, parkways, trails, multi-use pathways, retaining walls, utility poles, traffic calming devices, medians, and center islands that are within public rights-of-way), except: 1. signs painted on or affixed to transit shelters and bus benches as authorized by the provider of the shelter or bench, but not extending beyond the physical structure of the shelter or bench; 2. signs that are the subject of a revocable license agreement with the City, installed and maintained in accordance with the terms of that agreement; 3. portable signs permitted pursuant to the Code of the City of Fort Collins, Chapter 24, Article IV; or 4. signs posted by the City or jurisdiction that owns or maintains the right-of-way. (b) within any sight distance triangle that is described in Section 3.8.7.1. Attachment 5 Page 25 (D) Temporary Sign Districts. (1) Generally. In recognition that the City is a place of diverse physical character, and that different areas of the City have different functional characteristics, signs shall be regulated based on sign district in which they are located. (2) Temporary Sign Districts Created. The following sign districts are created: Downtown, Commercial/Industrial, Multifamily, and Single- Family. Sign districts shall correspond to zoning districts as provided in Table D, Temporary Sign Districts. Table D TEMPORARY SIGN DISTRICTS Sign District Corresponding Zoning Districts Downtown D; R-D-R Commercial/Industrial T; C-C; C-C-N; C-C-R; C-G; C-S; C-L; H-C; E; I Multifamily/Mixed- Use L-M-N; M-M-N; N-C-M; N-C-B; H-M-N; N-C Single-Family R-U-L; U-E; R-F; R-L; N-C-L; P-O-L; R-C (E) Standards for Attached Temporary Signs. (1) Generally. The standards of this Section apply to temporary signs that are attached to buildings. Temporary signs that are not attached to buildings are subject to the standards of Section 3.8.7.2(F). The standards of this Section are applied in conjunction with all other applicable standards. Duration of display is limited by Section 3.8.7.2(G). (2) Attached Temporary Banners and Pennants. Attached temporary banners and pennants may only be displayed provided a permit is obtained pursuant to Section 3.8.7.2(I). (3) Temporary Sign Covers. Temporary sign covers are permitted in all sign districts, provided that they are used during a period not to exceed 40 days in which a new permanent sign or sign component is being fabricated and such sign or sign component is permitted and installed in accordance with Section 3.8.7.1. (4) Temporary Window Signs. (a) Temporary window signs are allowed in all locations where permanent window signs are allowed, provided that the transparency standards of Section 3.8.7.1 are met as to the combination of temporary and permanent window signs. Attachment 5 Page 26 (b) Temporary window signs shall be affixed to the window such that the fastener (e.g., tape) is not highly visible, or shall be mounted vertically inside of the building for viewing through the window. (F) Standards for Detached Temporary Signs. (1) Generally. The standards of this Section apply to temporary signs that are not attached to buildings. Temporary signs that are attached to buildings are subject to the standards of Section 3.8.7.2(E). The standards of this Section (F) are applied in conjunction with all other applicable standards of this Section 3.8.7.2. Duration of display is limited by Section 3.8.7.2(G). (2) Detached Temporary Signs. Detached temporary signs are allowed according to the standards in Table F, Detached Temporary Signs. Detached temporary sign types that are not listed in Table F (including but not limited to inflatable signs) are not allowed. Detached banners and pennants may only be displayed provided a permit is obtained pursuant to Section 3.8.7.2(I). Portable signs may only be displayed provided a permit is obtained pursuant to the Code of the City of Fort Collins, Chapter 24, Article IV. Table F DETACHED TEMPORARY SIGNS (sf. = square feet / ft. = linear feet / N/A = not applicable) Type of Sign Standards Sign District Downtown Commercial- Industrial Multifamily/Mixed Use Single-Family Yard Signs Max. # Single-Family and Duplex Residential Buildings: Not Limited Multi-Family Residential Buildings: 1 per 20 ft. of property frontage or fraction thereof Nonresidential and Residential Mixed Use Buildings: 1 per 80 ft. of property frontage or fraction thereof Single-Family and Duplex Residential Buildings: Not Limited All other uses: 2 per vehicular access point Single-Family and Duplex Residential Buildings: Not Limited Page 27 Table F DETACHED TEMPORARY SIGNS (sf. = square feet / ft. = linear feet / N/A = not applicable) Type of Sign Standards Sign District Downtown Commercial- Industrial Multifamily/Mixed Use Single-Family Max. Sign Area (per sign) 6 sf. 8 sf. 8 sf. 6 sf. Max. Sign Height 4 ft. 4 ft. 4 ft. 4 ft. Allowed Lighting None None None None Setbacks and Spacing 2 ft. from property lines; 2 ft. from all other signs 2 ft. from property lines; 2 ft. from all other signs 2 ft. from property lines; 2 ft. from all other signs 2 ft. from property lines; 2 ft. from all other signs Other Standards Must be installed in permeable landscaped area. Must be installed in permeable landscaped area that is at least 8 sf. in area and 2 ft. in any horizontal dimension, not more than 10 ft. from vehicular access point Must be installed in permeable landscaped area that is at least 8 sf. in area and 2 ft. in any horizontal dimension Must be installed in permeable landscaped area that is at least 8 sf. in area and 2 ft. in any horizontal dimension Site Signs Max. # Residential Page 28 Table F DETACHED TEMPORARY SIGNS (sf. = square feet / ft. = linear feet / N/A = not applicable) Type of Sign Standards Sign District Downtown Commercial- Industrial Multifamily/Mixed Use Single-Family Other Standards Where allowed, site signs shall be installed in permeable landscaped areas or hardscaped areas other than vehicular use areas and sidewalks that are at least 5 ft. in every horizontal dimension and at least 40 sf. in area Where allowed, site signs shall be installed in permeable landscaped areas that are at least 5 ft. in every horizontal dimension and at least 40 sf. in area Where allowed, site signs shall be installed in permeable landscaped areas that are at least 5 ft. in every horizontal dimension and at least 40 sf. in area Where allowed, site signs shall be installed in permeable landscaped areas that are at least 5 ft. in every horizontal dimension and at least 40 sf. in area Swing Signs Max. # Not allowed Not allowed 1 per property frontage 1 per property frontage Max. Sign Area N/A N/A 5 sf., including Page 29 Table F DETACHED TEMPORARY SIGNS (sf. = square feet / ft. = linear feet / N/A = not applicable) Type of Sign Standards Sign District Downtown Commercial- Industrial Multifamily/Mixed Use Single-Family Other Standards Not allowed if freestanding banner is present Must be installed in a permeable landscaped area with a radius that extends not less than 3 ft. from the flag pole Not allowed if freestanding banner is present Must be installed in a permeable landscaped area with a radius that extends not less than 3 ft. from the flag pole Must be installed in a permeable landscaped area with a radius that extends not less than 3 ft. from the flag pole N/A (G) Duration of Display of Temporary Signs. (1) Generally. The purpose of temporary signs is to display messages for a temporary duration. Temporary signs shall not be used as a subterfuge to circumvent the regulations that apply to permanent signs or to add permanent signage to a property in addition to that which is allowed by Section 3.8.7.1. (2) Classification of Temporary Sign Materials. Temporary signs are constructed from a variety of materials with varying degrees of durability. Common materials are classified in Table G1, Classification of Temporary Sign Materials. Table G1 Classification of Temporary Sign Materials Material Material Class 1 2 3 4 5 Paper, card stock, foam core board, or cardboard ü Laminated paper or cardstock, polyethylene bags ü Cloth, canvas, nylon, polyester, burlap, flexible vinyl, or other flexible material of comparable durability ü Inflexible vinyl, hard plastic, composite, or corrugated plastic Page 30 1. it becomes an abandoned sign; or 2. it falls into disrepair (see Section 3.8.7.2(H)); or 3. the number of days set out in Table G2, Duration of Temporary Sign Display by Material Class, expires. Table G2 Duration of Temporary Sign Display by Material Class Sign Type Max. Duration for Individual Sign by Material Class Max. Posting Days / Year 1 2 3 4 5 Yard Sign Not Allowed 45 days Not Allowed 60 days 180 days 180 days Site Sign Not Allowed Not Allowed Not Allowed 60 days 180 days 180 days 1 Swing Sign Not Allowed Not Allowed Not Allowed 60 days 180 days 180 days 1 Window Sign 30 days per sign 30 days per sign 30 days per sign 30 days per sign 30 days per sign 30 days per sign TABLE NOTES: 1 alternatively, the sign type may be displayed for 360 days every two calendar years (b) Temporary signs that are required due to governmental regulation (e.g., public notices) shall be removed as required by the Page 31 (2) Mineral Deposits and Stains. Mineral deposits and stains shall be promptly removed. (3) Damage. Temporary signs that are obviously damaged shall be removed within 24 hours. (4) Upright, Level Position. Signs that are designed to be upright and level shall be installed and maintained in an upright and level position. Feather flag poles shall be installed in a vertical position. Signs that are not upright and level shall be removed or restored to an upright, level position. (I) Banners and Pennants. (1) Attached unframed banners, detached banners, and attached and detached pennants are allowed in any zone district pursuant to the restrictions in below Table I provided a permit is obtained from the Director. The Director shall issue a permit for the display of banners and pennants only in locations where such banners and pennants will not cause unreasonable annoyance or inconvenience to adjoining property owners or other persons in the area and on such additional conditions as deemed necessary to protect adjoining premises and the public. All banners and pennants shall be removed on or before the expiration date of the permit. If any person, business or organization erects any banners or pennants without receiving a permit, as herein provided, the person, business or organization shall be ineligible to receive a permit for a banner or pennant for the remainder of the calendar year. (2) Each business or non-profit entity or other organization, and each individual not affiliated with an entity or organization, shall be eligible to display banners and pennants pursuant to a valid permit for a maximum of 40 days per calendar year. (3) The Director shall review a banner or pennant permit application within two business days to determine completeness. If it is complete, the Director shall approve or deny the application within three business days after such determination. If it is incomplete, the Director shall cause the application to be returned to the applicant within one business day of the determination, along with written reasons for the determination of incompleteness. (4) Notwithstanding the size and time limitations contained in Table I, noncommercial banners or pennants may be larger in size and displayed for such additional periods of time as may be established by the City Manager during community events that, in the judgment of the City Manager, advance a goal or policy of the City Council and contribute to the health, safety or welfare of the City. Attachment 5 Page 32 Table I ATTACHED UNFRAMED BANNERS AND PENNANTS (sf. = square feet / ft. = linear feet / N/A = not applicable) Standard Sign District Downtown Commercial- Industrial Multifamily/Mixed Use Single-Family Max. # on each building elevation 1 1 per 300 ft. of building elevation or fraction thereof, but not more than 3 banners per building 1 Residential Buildings: Not Allowed Nonresidential Buildings: 1 Max. Sign Area 40 sf. 40 sf. 40 sf. Residential Buildings: N/A Nonresidential Buildings: 40 sf. Allowed Lighting None External None None Max. Sign Height 7 ft. 7 ft. 4 ft. 4 ft. Other Standards None If more than one banner is allowed on a building elevation, banners may be clustered None None DETACHED BANNERS AND PENNANTS Max. # Either framed or unframed: 1 per property frontage; or 1 per 100 ft. of property frontage if secured to temporary construction fencing related to permitted construction (may be clustered) Page 33 Max. Sign Area (per banner) 40 sf. 40 sf. 40 sf. 40 sf. Allowed Lighting None None None None Max. Sign Height (applies to freestanding banner frames) 6 ft. 6 ft. 6 ft. 6 ft. (5) For banners and pennants in all sign districts, the following shall apply: (a) mounting hardware shall be concealed from view; (b) banners shall be stretched tightly to avoid movement in windy conditions; (c) all banners that are installed in banner frames shall be sized to fit the banner frame so that there are no visible gaps between the edges of the banner and the banner frame; (d) banners are not allowed if any of the following are present on the property: feather flag, yard sign, site sign, or swing sign; (e) any common line of pennants must be stretched tightly to avoid movement in windy conditions. Section 4. That Section 5.1.2 of the Land Use Code is hereby amended by the addition, amendment or deletion of the following definitions only: Banner shall mean a type of temporary or permanent sign that is painted or printed on cloth, vinyl, or other flexible material, that is designed to be stretched between poles, fence posts or wire, mounted in a free-standing frame, or hung on walls with ties, clips, rails, brackets, hooks, or banner frames. The definition of “banner” does not include “flag” or “feather flag.” Banner, framed shall mean (depending upon the context): (i) a type of temporary sign if displayed for 40 days or less and a flush wall sign when displayed for more than 40 days composed of a frame that is secured to a building wall and used to stretch banners such that they are tightly stretched and their mounting hardware is hidden from view; or (ii) a structure that is anchored to the ground, that provides a frame for stretching banners such that they are tightly stretched and their mounting hardware is hidden from view. Frames upon which banners are mounted must be designed to visually blend into the surface upon which they are mounted. Attachment 5 Page 34 Building elevation, for purposes of Sections 3.8.7.1 and 3.8.7.2 only, shall mean the external face of a building, projected onto a two-dimensional plane. For purposes of calculating the allowed number of signs or sign area, the building elevation is the two- dimensional representation of the side of the building upon which the sign is proposed. Electronic message center, or EMC, shall mean the portion of an on-premise ground or wall sign that is capable of displaying words or images that can be electronically changed by remote or automatic means. Flag shall mean a flexible piece of fabric that is attached along one edge to a straight, rigid flagpole directly or with rope and which is designed to move when the wind blows. Flags are typically, but not necessarily, rectangular in shape, and often include printed or embroidered insignia that symbolizes a nation, state, or organization, or that display a graphic or message. Flags are considered to be a type of sign. Feather Flag, feather shall mean a flexible piece of fabric that is attached to a flexible pole along a long edge such that the pole stretches the fabric taut regardless of wind conditions. Feather flags are also commonly referred to as “teardrop banners,” “teardrop flags,” and “flutter flags.” Feather flags are considered to be a type of sign. Illustrative Feather Flags Logo shall mean a graphic symbol or emblem which conveys a recognizable meaning, which symbol or emblem may include script (words) provided that such script is contained entirely within the boundaries of the symbol or emblem; and script alone, or outside of the boundaries of the symbol or emblem, whether registered as a trademark or not, is not included within the meaning of the term logo. Pennant shall mean a narrowing or tapering flag or similar shape that is two (2) square feet in size or less, that is repeated along a common line and is not attached to a flag pole. Principal building entrance, for purposes of Sections 3.8.7.1 and 3.8.7.2 only, shall mean a street-level primary point of public pedestrian access into a building. The phrase “principal building entrance” does not include doors used principally as emergency exits, or doors that provide restricted access (e.g., for employees or deliveries). Attachment 5 Page 35 Property, for purposes of Sections 3.8.7.1 and 3.8.7.2 only, shall mean the real property, or group of real properties that were planned or developed with shared pedestrian or vehicle access, upon which a sign or signs are displayed. Property frontage, for purposes of Sections 3.8.7.1 and 3.8.7.2 only, shall mean the length of a front, side, or rear property line that abuts a public street right-of-way. Rider shall mean a subordinate sign panel that is attached to a swing sign, either above the horizontal member or below the principal sign face. To illustrate, but without limiting the range of messages that a rider may convey, if the swing sign is used to advertise a property as “for sale,” a rider is often used to convey a related message such as “contract pending.” Sign shall mean any writing (including letter, word or number), pictorial representation (including illustration or declaration), product, form (including shapes resembling any human, animal or product form), emblem (including any device, symbol, trademark, object or design which conveys a recognizable meaning, identity or distinction) or any other figure of similar character whichthat is a structure or any part thereof or is written, painted, projected upon, printed, designed into, constructed or otherwise placed on or near a building, board, plate or upon any material object or device whatsoever, whichthat by reason of its form, location, manner of display, color, working, stereotyped design or otherwise attracts or is designed to attract attention to the subject or to the premises upon which it is situated, or is used as a means of identification, advertisement or announcement. The term sign shall not include the following: (1) flags, pennants or insignia of nations or an organization of nations, states or cities except when such flags are used in connection with a commercial promotion or as an advertising device; (2) window displays incorporating placards, pennants, of merchandise, pictures or models ofproducts or services; (32) works of art whichthat in no way identify the name of a business and which in the judgment of a reasonably prudent person are not displayed in conjunction with a commercial enterprise for the purpose, or with the effect, of advertising a product or service offered by a business located on the property where such work of art is displayed; (4) one (1) nameplate per public entrance per business of not more than two (2) square feet per face which is suspended under a canopy; (5) temporary decorations or displays clearly incidental and customary and commonly associated with national, local or religious holiday celebrations; (63) signs not visible beyond the boundaries of the lot or parcel upon which they are located or from any public thoroughfare or right-of-way; Attachment 5 Page 36 (74) traffic and other official signs of any public or governmental agency; (8) on-site traffic directional signs which do not exceed four (4) square feet per face or ten (10) feet in height, which are not displayed as an A-frame portable sign, and which do not carry a commercial message other than identification. The minimum horizontal distance between such signs shall be fifteen (15) feet, except for signs designating the purpose for which parking stalls may be used, such as for handicap parking, compact cars, etc.; (9) temporary interior paper window signs; (10) signs over gas pumps which indicate gas prices only, provided that such signs shall be limited to one (1) per pump island and shall be no larger than four (4) square feet per face. (11) one (1) flush-wall nameplate per business, not to exceed two (2) square feet in area, to be located at or near the rear entrance of such business; (125) products, merchandise or other materials which are offered for sale or used in conducting a business, when such products, merchandise or materials are kept or stored in a location which is designed and commonly used for the storage of such products, merchandise or materials; and (136) a sign whichthat has been found by the Landmark Preservation Commission to have been an integral part of a building designated as a historic landmark, and is a contributing feature of the historic character of such building. Sign, abandoned shall mean a sign that does not contain a message, or contains a commercial or event-based message that is obviously obsolete (e.g., the name of a business that is no longer operational, or an advertisement for an event that has already occurred), for a continuous period of sixty (60) days or more. Sign, attached shall mean a flush wall sign, a window sign, or a projecting sign. Sign, detached shall mean a sign that is not attached to or located inside of a building. Sign, election shall mean a sign relating to a candidate, issue, proposition, ordinance or other matter to be voted upon by the electors of the city. Sign face shall mean the surface area of a sign that is designed for placement of text, symbols, or images. The sign face does not include the supporting structure, if any, unless the supporting structure is used for the display of text, symbols, or images. For wall signs, the sign face is equal to the sign area of the wall sign, or the area within any frame or color used to define, differentiate, or mount the wall sign, whichever is larger. Attachment 5 Page 37 Sign face shall mean the surface of the sign upon, against or through which the message is displayed or illustrated. Sign, for sale or rent shall mean a sign indicating the availability for sale, rent or lease of the specific lot, building or portion of a building upon which the sign is erected or displayed. Sign, flush wall shall mean any sign attached to, painted on or erected against the wall of a building in such a manner that the sign face is parallel to the plane of the wall and is wholly supported by the wall. Framed Bbanners attached directly to the building fascia, canvas or other similar flexible material may be used for this are considered to be a type of flush wall sign only if the material is securely attached to a rigid structure in a manner which prevents the material from moving, sagging or wrinkling; and the rigid structure is attached directly to the building fascia. Any sign made of banner, canvas or other similar flexible material that is not attached to a rigid structure in this manner is Unframed banners attached directly to the building fascia are not a considered to be flush wall signs and shall be subject to the banner regulations contained in Section 3.8.7.2(N) of this Land Use Code. Sign, ideological shall mean a sign conveying a philosophical, religious, political, charitable or other similar noncommercial message. Sign, individual letter shall mean a type of flush wall sign consisting of individual letters, incised letters, script or symbols with no background material other than the wall of the building to which the letters, script or symbols are affixed. If the individual sections of an individual letter sign are connected by a common structure, commonly known as a "raceway," which provides for the electrical and/or mechanical operation of said sign, the "raceway" must be painted to match the color of the wall to which the sign is mounted and must be limited to a height of no more than one-half (½) of the height of the tallest letter. Sign, inflatable shall mean a sign that is constructed from an envelope of flexible material that is given shape and / or movement by inflation. Sign, portable shall mean (depending upon the context): (1) a sign which is not permanently affixed or attached to the ground or to any structure a temporary sign that is designed to be easily moved from one location to another, and when placed, is neither fastened to a permanent structure or building, nor staked or otherwise installed into the ground. Portable signs include signs that are mounted on trailers, wheeled carriers, or frames that are designed to be placed onto a surface without being secured to it, or (2) any outdoor display of a product, merchandise or material which, by reason of its location or manner of display, is intended primarily to attract attention to the product, merchandise or material, or the premises upon which it is situated. Sign, sidewalk shall mean a type of portable sign that is designed to be placed upon a hard surface in order to attract the attention of pedestrians. Attachment 5 Page 38 Illustrative Sidewalk Sign Sign, site shall mean a type of temporary sign that is constructed of vinyl, plastic, wood, metal, or other comparable rigid material, that is displayed on a structure that includes at least two posts. Illustrative Site Sign Sign, swing shall mean a type of temporary sign that is suspended from a horizontal swing post that is attached to a post that is staked into the ground. Swing signs may include riders that are mounted to the swing post or suspended under the sign panel. Sign, temporary shall mean a sign that is designed or intended to be displayed for a short period of time. Sign, vehicle-mounted shall mean any sign (other than an ideological or election sign) whichthat is painted on, affixed to or otherwise mounted on any vehicle or on any object whichthat is placed on, in or attached to a vehicle. For the purposes of this definition, the term vehicle shall include trucks, buses, vans, railroad cars, automobiles, tractors, trailers, motor homes, semi-tractors or any other motorized or nonmotorized transportational device, whether or not such vehicle is in operating condition. Sign, wind-driven shall mean any sign consisting of one (1) or a series of two (2) or more banners, flags, pennants, ribbons, spinners, streamers, captive balloons, inflatable signs, or other objects or material fastened in such a manner as to move, upon being subjected to pressure by wind or breeze. Attachment 5 Page 39 Sign, yard shall mean a type of temporary sign that is constructed of paper, vinyl, plastic, wood, metal or other comparable material, which is mounted on a stake or a frame structure (often made from wire) that includes one or more stakes. Illustrative Yard Signs Temporary sign cover shall mean a type of temporary sign that is constructed of flexible material, designed to fit over a permanent sign face or mount. Window transparency, for purposes of Sections 3.8.7.1 and 3.8.7.2 only, shall mean the surface area of a window that is not covered or obstructed by a sign, such that the visibility through the window in both directions is not blocked by a sign. Introduced, considered favorably on first reading, and ordered published this 5th day of July, A.D. 2017, and to be presented for final passage on the 15th day of August, A.D. 2017. __________________________________ Mayor ATTEST: _____________________________ City Clerk Passed and adopted on final reading on this 15th day of August, A.D. 2017. __________________________________ Mayor ATTEST: _____________________________ City Clerk Attachment 5 Agenda Item 6 Item # 6 Page 1 STAFF REPORT July 20, 2017 Planning and Zoning Board PROJECT NAME TIMBERVINE SECOND FILING – MINOR AMENDMENT MA170054 STAFF Pete Wray, Senior City Planner PROJECT INFORMATION PROJECT DESCRIPTION: This is a request for a Minor Amendment to vacate the access easement and remove the associated path in a portion of Tract H. A 10-foot-wide blanket utility easement and access easement is currently recorded on Tract H, between lots 8 and 9, Block 7. A 5-foot-wide pedestrian path is shown in this area with understory planting on either side of the walk, as part of the approved Timbervine Second Filing. The path terminates at the intersection of Trappist and Altbier Street, both 20-foot private drives. APPLICANT: Russell + Mills Studios Craig Russell, RLA Planner 141 S. College Ave Fort Collins, CO 80525 OWNER: Summer Park Holdings 4801 Goodman Road Timnath, CO 80547 RECOMMENDATION: Denial EXECUTIVE SUMMARY The approved Timbervine Final Development Plan, Second Filing, identifies a pedestrian path on Tract H, between Lots 8 and 9, Block 7. It was brought to staff’s attention from a concerned neighbor this path was not installed consistent with the approved plan. The current owner of Lot 8 has fenced and landscaped this area, precluding the sidewalk connection. To expedite a solution, staff is referring the Minor Amendment request to the Board for its review and action. From staff’s perspective, the existing conditions on Lot 8, and proposed Minor Amendment to remove the walk diminish the purpose and intent of LUC Section 3.2.2 (C) (6), Direct On-Site Access to Pedestrian and Bicycle Destinations. Agenda Item 6 Item # 6 Page 2 Project Vicinity Map Agenda Item 6 Item # 6 Page 3 1. Background: The property was annexed in 1998 as part of the RDC annexation and zoned Low Density Mixed-use Neighborhood (L-M-N). The original Timbervine Project Development Plan was approved by the Hearing Officer on July 18, 2014. The Timbervine Major Amendment and Replat was approved by the Hearing Officer on June 29, 2015. The Timbervine Second Filing Final Development Plan was approved on October 12, 2015. City Plan provides a policy basis and direction pertaining to supporting off-street pedestrian and bicycle access within a development including:  Policy LIV 21.2 – Establish an Interconnected Street and Pedestrian Network.  Principle T 12: The pedestrian network will provide a safe, easy, and convenient mobility option for all ages and abilities. These City Plan policies provided a basis for the Land Use Code Section 3.2.2 (C) (6) - Direct On-Site Access to Pedestrian and Bicycle Destinations. 2. Compliance with Applicable Procedural and Administration Requirements of Article Two: The request includes a Minor Amendment as a referral to the Planning and Zoning Board to vacate the access easement and remove the associated path on a portion of Tract H. Staff is referring the Minor Amendment to the Board for a decision as is authorized under Article Two of the Land Use Code. A neighborhood meeting is not required for a Minor Amendment, and the Planning Manager determined a meeting was not warranted. The Minor Amendment is consistent with the applicable procedural and administrative requirements of Article Two, Section 2.2.10 (A), for review and referral of decision to the Board 3. Compliance with Applicable General Development Standards of Article 3: A. Section 3.2.2 (C) (6) - Direct On-Site Access to Pedestrian and Bicycle Destinations. In 2015, review of the Timbervine Major Amendment and Replat and Final Development Plan included particular attention to the design of the off-street pedestrian network and circulation system within the project area. The off- street sidewalk system provides sufficient internal access to destinations in the neighborhood, but also connections to off-site destinations such as the Dry Creek neighborhood to the west. While part of this sidewalk network is required to comply with LUC Section 4.5 (E) (1) (b) in determining size of block face, the sidewalk in question, included in the Minor Amendment application, relates more to Section 3.2.2 (C) (6) - Direct On-Site Access to Pedestrian and Bicycle Destinations. In this case, the access easement and associated path located in a portion of Tract H, between lots 8 and 9, Block 7, provides additional off-street pedestrian access to the mini pocket park in Block 7, which is visible from Mexico Way and the project entrance. The purpose and intent of the subject sidewalk is to allow pedestrian access from Stout Street on the west, to the pocket park to the east of Trappist Street. The pocket park, approximately .33 acres in size, provides an internal green space and destination in the project, aside from the small neighborhood park located in the southeast area of Timbervine. The pocket park also acts as a major walkway spine connecting to other internal off-street paths to the north. This connection between Lots 8 and 9 is part of the overall off-street pedestrian network in Timbervine, supporting enhanced walkability and mitigates auto-dominance of the street environment. The removal of this path Agenda Item 6 Item # 6 Page 4 further diminishes and dilutes the purpose and intent of Section 3.2.2(C) (6), for establishing an effective pedestrian system. It is a matter of degree that this sidewalk provides the necessary connection when viewed as part of the overall pedestrian network in Timbervine. It was first brought to staff’s attention from a concerned neighbor that this path was not installed according to the approved plan. This neighbor acknowledged the public value in using this connection and is concerned that the approved plan is not being implemented. It is the neighbors’ expectation that this path is accessible to the pocket park and other destinations in Timbervine. Staff was not contacted by the developer or real estate representative of the previous transactions and negotiations of property owners regarding a change of plan to ignore the approved access easement and not install this sidewalk. The current owner of Lot 8 has an entitlement for a larger side yard space to Lot 9, where this access easement is located. This owner has recently fenced and landscaped this area, precluding this sidewalk connection. Staff met on-site with the Lot owner, developer and site designer, to assess the situation and discuss the three available options or outcomes: 1. Install path per the approved plan; 2. Request a Minor Amendment of the approved plan to vacate the access easement and remove the walk from the approved plan; and 3. Should the Minor Amendment not be approved and the applicant is unwilling to install the path, a Zoning violation will be issued, and escrow will be secured to construct the path within the recorded access easement. Since staff is not supporting the request for a Minor Amendment, and the application would likely be appealed to the Board for review and action, the Minor Amendment is being referred to the Board to expedite a decision. 5. Findings of Fact and Conclusions: In evaluating the Timbervine Minor Amendment application, Staff makes the following findings of fact and conclusions: A. The Minor Amendment complies with process located in Division 2.2 - Common Development Review Procedures for Development Applications of Article 2 - Administration. B. The subject sidewalk is needed to fulfill the policies and comply with the Land Use Code Section 3.2.2 (C) (6) for direct access to on-site pedestrian and bicycle destinations. C. The developer has not installed walk as show in the approved Final Development Plan, and owner of Lot 8 has constructed fencing and landscaping across access easement and location of approved sidewalk, violating the approved plan. RECOMMENDATION: Staff recommends that the Planning and Zoning Board deny the Timbervine Second Filing Minor Amendment, MA170054, based on the Findings of Fact in the Staff Report. ATTACHMENTS 1. MA170054 Submittal (PDF) 2. Minor Amendment Application (PDF) 3. Applicant Justification (PDF) SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' UD UD UD UD UD UD UD UD UD SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' UD UD UD UD UD UD UD SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 10" SS 10" SS 10" SS 10" SS 10" W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' UD UD UD UD UD UD UD UD UD UD SS 8'' SS 8'' UD UD UD UD UD SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' UD UD UD UD UD UD UD UD UD russell + mills studios 141 s. college ave., suite 104 fort collins, co 80524 p: 970.484.8855 www.russellmillsstudios.com LANDSCAPE SCHEDULE AND NOTES LP104 SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' UD UD UD UD UD UD UD UD W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 10" SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' BLOCK 7 russell + mills studios 141 s. college ave., suite 104 fort collins, co 80524 p: 970.484.8855 www.russellmillsstudios.com LANDSCAPE ENLARGEMENT PLAN 20' 0 10' 20' 40' N O R T H LP404 KEY MAP HARTFORD I+I H 0 M E 5 russell+mills studios Ttmb ervine Minor Amend ment Date: June 14, 2016 Existing Conditions - Timbervine Second Filing Plat A 1O' blanket utility easement and access easement is currently recorded in Tract H, between lots 8/9, Block 7. A 5' pedestrian path is shown in this area with understory planting on either side of the walk. Our request is to vacate the access easement and remove the associated path in this portion of Tract H. A legal description of this parcel is attached in the provided documents, which defines the area where this access easement is to be vacated. Property lines for lots 8 and 9 remain unaffected, and the utility easement is maintained through this tract. Rationale for Minor Amendment The path terminates at the intersection of Trappist St. and Altbier St., both 20' private drives. This terminus creates an unsafe condition for pedestrians, being located at the intersection of these two private drives. This concern arises from the associated turning movements at such an intersection and the open nature of Tract H, which is intended for recreation and will likely have children playing in this space. In addition, the private drives do not have site lighting planned, compounding the safety issue further. Pedestrian access through this tract to these two private drives does not create any additional connectivity within the community, as the alleys should not be used for major pedestrian circulation for safety reasons, and access from Tract H to major open space trails is provided by traveling west along the Saison Street detached walk, where an accessible ramp allows one to cross to an open space tract to the community perimeter loop trail (see diagram below). Attachment 2 Attachment 3 Attachment 3 Agenda Item 7 Item # 7 Page 1 STAFF REPORT July 20, 2017 Planning and Zoning Board PROJECT NAME LAKEVIEW ON THE RISE - PDP170014 STAFF Clay Frickey, City Planner PROJECT INFORMATION PROJECT DESCRIPTION: This is a request for a Project Development Plan to construct 180 multi- family units in a mix of one, two, and three bedroom configurations in 17 buildings. The proposed development will include 338 parking spaces. The development will also feature a community building, pool, and playground. This site is located in the Low Density Mixed-Use Neighborhood (LMN) zone district. APPLICANT: Terence Hoaglund Vignette Studios PO Box 1889 Fort Collins, CO 80522 OWNER: Murr Alma B Living Trust 37659 Highway 6 New Castle, CO 81647 RECOMMENDATION: Staff recommends that the Planning & Zoning Board approve Lakeview on the Rise, PDP170014. EXECUTIVE SUMMARY Staff finds the proposed Lakeview on the Rise Project Development Plan complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: • The Project Development Plan complies with the process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. • The Modification of Standard to Section 3.6.2(E) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H), in that the granting of the Modification would not be detrimental to the public good and the proposal submitted promotes the general purpose of the code standard equal to or better than would a compliant plan. Agenda Item 7 Item # 7 Page 2 • The Modification of Standard to Section 3.8.30(F)(2) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H), in that the granting of the Modification would not be detrimental to the public good and the proposal submitted promotes the general purpose of the code standard equal to or better than would a compliant plan. • The Modification of Standard to Section 4.5(D)(2) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H), in that the granting of the Modification would not be detrimental to the public good and the proposal submitted will substantially alleviate an existing, defined and described problem of city-wide concern and the strict application of this standard would render the project practically infeasible. • The Modification of Standard to Section 4.5(E)(4)(i) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H), in that the granting of the Modification would not be detrimental to the public good and the proposal submitted will substantially alleviate an existing, defined and described problem of city-wide concern and the strict application of this standard would render the project practically infeasible. • The Project Development Plan complies with relevant standards of Article 3 - General Development Standards, if the Modification of Standard to Sections 3.6.2(E) and 3.8.30(F)(2) are approved. • The Project Development Plan complies with relevant standards located in Division 4.5 Low Density Mixed-Use Neighborhood (LMN), if the Modification of Standard to Sections 4.5(D)(2) and 4.5(E)(4)(i) are approved. COMMENTS: 1. Background The property was annexed into the City as part of the Dueck Colorado Properties Ltd Annexation on July 21, 1987. The property contains a small retail building that has sat vacant for many years. The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North Low Density Mixed-Use Neighborhood (LMN), Low Density Residential (RL), General Commercial (CG) Residential, retail, commercial South Public Open Lands (POL) Pelican Marsh Natural Area, Robert Benson Lake East Low Density Mixed-Use Neighborhood (LMN) Residential West Medium Density Mixed-Use Neighborhood (MMN), Low Density Mixed-Use Neighborhood (LMN) Plant nursery, residential Agenda Item 7 Item # 7 Page 3 Below is a zoning and site vicinity map. Figure 1: Lakeview on the Rise Zoning & Site Vicinity Agenda Item 7 Item # 7 Page 4 2. Compliance with Section 2.8.2(H) of the Land Use Code - Modification of Standards Modification #1 Description: The applicant requests a Modification to Section 3.6.2(E) – Streets, Streetscapes, Alleys and Easements to not provide a temporary turnaround at the terminus of Stoney Brook Rd. Land Use Code Standard Proposed to be Modified (areas underlined and bolded for emphasis): Land Use Code 3.6.2(E): Except as provided in subsection (D) above for cul-de-sacs, no dead-end streets shall be permitted except in cases where such streets are designed to connect with future streets on abutting land, in which case a temporary turnaround easement at the end of the street with a diameter of at least one hundred (100) feet must be dedicated and constructed. Such turnaround easement shall not be required if no lots in the subdivision are dependent upon such street for access. Land Use Code Modification Criteria: “The decision maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. Agenda Item 7 Item # 7 Page 5 Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2), (3) or (4). Summary of Applicant’s Justification: The applicant requests that the Modification be approved and provides the following justification based upon Criterion 1 (proposal submitted promotes the standard equal or better than a compliant plan): Applicant’s Justification Modification #1: Stoney Brook Drive terminates 145 feet west of Rohan Rise, a street like private drive, which provides public access as well as emergency access and provides circulation through the site back to public streets. With the short distance from the intersection of Rohan Rise, drivers could easily see that the road ends and could safely turn onto Rohan Rise to continue their travels. The same is true of emergency vehicles. With an emergency access on Rohan Rise, and no buildings fronting on this short stretch of Stoney Brook, emergency vehicles have no need for a turnaround in this location. Staff Finding: Staff finds that the request for a Modification of Standard to Section 3.6.2(E) is justified by the applicable standards in 2.8.2(H)(1). A. The granting of the Modification would not be detrimental to the public good B. The project design satisfies 2.8.2(H)(1): the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. The purpose of a temporary turnaround is to allow vehicles a safe spot to turnaround in case they reach a ‘dead end’ street that has yet to connect to the nearby street network. Rohan Rise will have a public and emergency access easement and will act like a public street. Rohan Rise will allow vehicles to turnaround and return to College Ave. without having to add a paved turnaround. This minimizes the amount of impervious surface associated with this development and provides vehicles with a safe, convenient method to turnaround. Staff finds that this plan is equal to or better than a compliant plan. Modification #2 Description: The applicant requests a Modification to Section 3.8.30(F)(2) – Variation Among Buildings to place two of the same building next to one another. Land Use Code Standard Proposed to be Modified (areas underlined and bolded for emphasis): Land Use Code 3.8.30(F)(2): For any development containing at least three (3) and not more than five (5) buildings (excluding clubhouses/leasing offices), there shall be at least two (2) distinctly different building designs. For any such development containing more than five (5) buildings (excluding clubhouses/leasing offices), there shall Agenda Item 7 Item # 7 Page 6 be at least three (3) distinctly different building designs. For all developments, there shall be no similar buildings placed next to each other along a street, street-like private drive or major walkway spine. Building designs shall be considered similar unless they vary significantly in footprint size and shape. Building designs shall be further distinguished by including unique architectural elevations and unique entrance features within a coordinated overall theme of roof forms, massing proportions and other characteristics. Such variation among buildings shall not consist solely of different combinations of the same building features. Summary of Applicant’s Justification: The applicant requests that the Modification be approved and provides the following justification based upon Criterion 1 (proposal submitted promotes the standard equal or better than a compliant plan): Applicant’s Justification Modification #2: In our case, we placed the 3 bedroom buildings (building type 12c) closest to the recreation center and park. There are two buildings facing Rohan Rise, and one building on Debra Drive, but all are visible from Stoney Brook Road. We did explore alternative placements early on in the design phase, however, we concluded that this was the optimal placement of the buildings The three bedroom units are the most likely to be rented to families and to house children. CHFA, HUD, and our institutional tax credit investors are all in agreement that their location on the same side of the street as the playground and clubhouse is ideal. Furthermore, it could be more difficult to convince families to rent one of these units if they know that their children would have to cross a street-like private drive (or public street) in order to get to the playground or clubhouse. The 3-bedroom units in the two similar buildings next to one another provide a necessary financial buoy to the overall development. All of these buildings have direct sidewalk pedestrian connections to the playground and clubhouse. Complying with this Code section would negatively impact our ability to realize the rental income from these units which do the most to offset the cost of developing affordable housing and could have an adverse effect on the safety of some of our residents. Staff Finding: Staff finds that the request for a Modification of Standard to Section 3.8.30(F)(2) is justified by the applicable standards in 2.8.2(H)(1). A. The granting of the Modification would not be detrimental to the public good B. The project design satisfies 2.8.2(H)(1): the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. The purpose of this standard is to provide architectural variation within neighborhoods and prevent monotony. Three of the buildings nearest to the park are the same building as well as two buildings on the east side of Rohan Rise. As the applicant stated in their narrative, these buildings will be the most likely to contain residents with children. The proposed site plan Agenda Item 7 Item # 7 Page 7 provides these residents with the safest way to get to and from the park. The visual impact of the buildings being placed next to one another is minimized since the park is the focal point of the block containing these buildings. Rohan Rise will be impacted the most by this proposal but this drive will mainly be used by residents and will have little impact on the public. Staff finds that this site plan is equal to or better than a compliant plan by providing enhanced safety to many of its residents. Modification #3 Description: The applicant requests a Modification to Section 4.5(D)(2) – Mix of Housing to provide less than three housing types. Land Use Code Standard Proposed to be Modified (areas underlined and bolded for emphasis): Land Use Code 4.5(D)(2): (a) A minimum of three (3) housing types shall be required on any project development plan containing twenty (20) acres or more, including such plans that are part of a phased overall development; and a minimum of four (4) housing types shall be required on any such project development plan containing thirty (30) acres or more. … (c) The following list of housing types shall be used to satisfy this requirement … 10. Multi-family dwellings containing more than seven (7) units per building (limited to twelve [12] dwelling units per building). Summary of Applicant’s Justification: The applicant requests that the Modification be approved and provides the following justification based upon Criterion 2 (proposal submitted will substantially alleviate an existing, defined and described problem of city-wide concern and strict application of such standard will render the project practically infeasible): Applicant’s Justification Modification #3: In short, it is too expensive for this type of affordable housing development to comply with these sections of the Code. Other types of affordable housing developments can likely support the cost of complying because they have access to more tax credits, but this is not the case for Lakeview on the Rise. Assuming that the City’s goal of supporting affordable housing includes even the 60% AMI affordable category and 3-bedroom units, and given that there are unique budget challenges to 60% AMI developments, we hope that this request for a modification to standard will be granted. Staff Finding: Staff finds that the request for a Modification of Standard to Section 4.5(D)(2) is justified by the applicable standards in 2.8.2(H)(2). A. The granting of the Modification would not be detrimental to the public good Agenda Item 7 Item # 7 Page 8 B. The project design satisfies 2.8.2(H)(2): the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible The purpose of this standard is for developments to have a range of housing types that prevent a monotonous neighborhood. The applicant is proposing one housing type for the entire development. By limiting the variation in housing, the applicant is able to offer all of their units for rent affordable to houses earning 60% of Area Median Income (AMI). Per the City’s Affordable Housing Strategic Plan, the City endeavors to have 6% of the overall housing stock of Fort Collins to be deed restricted affordable by 2020. To meet this goal, 188 deed restricted affordable units need to be built every year between now and 2020 (Attachment 9). City Plan, the comprehensive plan for the City of Fort Collins, also identifies affordable housing as a priority. Some of the City Plan policies that pertain to affordable housing include: • Principle LIV 8: The City will encourage the creation and expansion of affordable housing opportunities and preservation of the existing affordable housing supply. • Policy LIV 8.1 – Support Affordable Housing Programs - Support the development and provision of affordable housing in the community by maintaining and allocating funding for affordable housing services and program including management of a competitive process for federal and local funding, development incentives, homebuyer assistance, and the Land Bank program. • Policy LIV 8.5 – Integrate and Distribute Affordable Housing - Encourage the integration and distribution of affordable housing as part of individual neighborhoods and the larger community rather than creating larger concentrations of affordable units in isolated areas. This proposed plan would substantially address this community-wide goal. Without the efficiencies of building similar buildings, the developer would not be able to offer these units for rent for households earning 60% AMI. Staff, therefore, finds this proposal will substantially alleviate an issue of city-wide concern and that the strict application of this standard would render the project practically infeasible. Modification #4 Description: The applicant requests a Modification to Section 4.5(E)(4)(i) – Maximum Floor Area to have buildings exceed the maximum floor area of 14,000 square feet. Land Use Code Standard Proposed to be Modified: Land Use Code 4.5(E)(4)(i): The maximum gross floor area (excluding garages) shall be fourteen thousand (14,000) square feet. Agenda Item 7 Item # 7 Page 9 Summary of Applicant’s Justification: The applicant requests that the Modification be approved and provides the following justification based upon Criterion 2 (proposal submitted will substantially alleviate an existing, defined and described problem of city-wide concern and strict application of such standard will render the project practically infeasible): Applicant’s Justification Modification #4: In short, it is too expensive for this type of affordable housing development to comply with these sections of the Code. Other types of affordable housing developments can likely support the cost of complying because they have access to more tax credits, but this is not the case for Lakeview on the Rise. Assuming that the City’s goal of supporting affordable housing includes even the 60% AMI affordable category and 3-bedroom units, and given that there are unique budget challenges to 60% AMI developments, we hope that this request for a modification to standard will be granted. Staff Finding: Staff finds that the request for a Modification of Standard to Section 4.5(E)(4)(i) is justified by the applicable standards in 2.8.2(H)(2). C. The granting of the Modification would not be detrimental to the public good D. The project design satisfies 2.8.2(H)(2): the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible The purpose of this standard is to prevent large buildings that are out of scale with surrounding, lower density neighborhoods. The applicant is seeking relief for three of the proposed 17 buildings on the site. The site plan shows the buildings larger than 14,000 square feet with the long portion of the building fronting either parking lots or a private drive. This minimizes the impact of the larger buildings on the public. Relief from this standard allows the developer to have better access to affordable housing funds. As stated in the justification for a previous modification, this development will help meet the goals of the Affordable Housing Strategic Plan. Staff finds this modification is justified since relief from this standard will allow the development to substantially alleviate an existing, defined and described problem of city-wide concern and that without this relief, the strict application of the standard would render the project practically infeasible. Agenda Item 7 Item # 7 Page 10 3. Compliance with Article 3 of the Land Use Code – General Development Standards: The project complies with all applicable General Development Standards as follows: A. Section 3.2.1(D) – Tree Planting Standards The proposed landscape plan is consistent with the requirements of this code section including full tree stocking, the amount and placement of street trees, and minimum species diversity. The proposal calls for planting 259 new trees with none of the species making up more than 10.9% of the overall total. The trees are shown at adequate spacing along the public right-of-way and will screen low interest portions of the proposed buildings. All of the trees meet the minimum 2.0” caliper size as well. B. Section 3.2.1(E)(3) – Water Conservation All proposed landscaping should be designed to incorporate water conservation materials and techniques. The annual water use should not exceed 15 gallons/square foot over the site. The proposed landscaping uses low water use plants and has an overall annual water budget of 3.72-gallons/square foot. C. Section 3.2.1(E)(4) - Parking Lot Perimeter Landscaping Parking lots with six or more spaces must be screened from abutting uses and the street through fences or walls in combination with plant material. Most of the proposed parking areas are oriented internally to not impact abutting uses. The parking areas facing abutting uses are screened through either a low wall or shrubs that will block the shine of headlights, which meets this standard. D. Section 3.2.1(E)(5) – Parking Lot Interior Landscaping For parking lots with more than 100 spaces, at least 10% of the parking lot interior shall be landscaped areas. For parking lots with less than 100 spaces, at least 6% of the parking lot interior shall be landscaped areas. Each proposed parking area exceeds these standards. All of the parking areas contain a combination of landscape islands and bulb outs with trees, shrubs, and grass in accordance with this standard. E. Section 3.2.1(F) – Tree Protection and Replacement Existing significant trees shall be preserved to the extent reasonably feasible. If the applicant proposes to remove a tree, it shall be mitigated on the development site or closest available and suitable planting site. 23 significant trees currently exist on-site. The applicant proposes removing 21 of these trees. Many of the trees are Green Ash trees, which have a mitigation value of 1-2 trees, depending on its size and condition. The other trees proposed for removal are Russian Olives, which are a nuisance species and have no mitigation value. Based on a site visit conducted by the City Forester, the mitigation value of the trees slated for removal is 16 trees. The applicant proposes upsizing 16 trees from 2” caliper to 3” caliper to meet the mitigation requirements in accordance with this standard. The landscape plan clearly identifies the 3” caliper mitigation trees. Agenda Item 7 Item # 7 Page 11 F. Section 3.2.2(C)(1) – Safety Considerations To the maximum extent feasible, pedestrians shall be separated from vehicles and bicycles. The site plan shows a series of walkways for pedestrians separated by curb, gutter, and landscaping from parking areas and rights-of-way. G. Section 3.2.2(C)(4)(b) - Bicycle Parking Space Requirements For multi-family residential, one bike parking space is required per bedroom with at least 60% provided in an enclosed space. Since there will be 338 bedrooms the development must provide at least 338 bike parking spaces with 209 provided in an enclosed location and 139 via fixed racks. The site plan shows 360 bike parking spaces with 216 in enclosed locations and 144 on fixed bike racks, which exceeds this code standard. The site plan and enclosed bicycle parking exhibit (attachment 11) further clarify the location of all enclosed bicycle parking. Each garage has one bicycle parking space within it, totaling 24 spaces. The ends of three of the garages will contain an overhang with bicycle parking underneath it, totaling 36 spaces. Each ground floor, one- bedroom unit will contain one enclosed bicycle parking space in the storage shed while each two- and three-bedroom unit will contain two enclosed bicycle parking spaces in the storage shed. These patio sheds in all will contribute 156 enclosed bicycle parking spaces. H. Section 3.2.2(C)(5) - Walkways Walkways must be provided to link sidewalks with building entries through parking lots. These walkways must also provide direct connections to off-site pedestrian and bicycle destinations. The proposed walkways connect to all of the front doors for each building. All of the walkways connect to the sidewalks and bike lanes along public and private streets within the development. I. Section 3.2.2(C)(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 3.6.4 of the Land Use Code. Section 3.6.4 requires that developments maintain acceptable levels of service for vehicles, pedestrians, and bicycles. As part of this development, the applicant will be installing extensions of Debra Dr. and Stoney Brook Rd. These streets, however, will not connect to the existing Debra Dr. or Stoney Brook Rd. until adjacent parcels re-develop. Based on the Traffic Impact Study, Traffic Operations does not require any off-site pedestrian and bicycle facilities. J. Section 3.2.2(D)(1) – Access and Parking Lot Requirements – Pedestrian/Vehicle Separation To the maximum extent feasible, pedestrians and vehicles shall be separated through provisions of a sidewalk or walkway. The site complies with this standard by providing an extensive sidewalk network throughout the site. Agenda Item 7 Item # 7 Page 12 K. Section 3.2.2(E) – Parking Lot Layout The proposed parking lot layout is consistent with requirements of the Land Use Code in regards to circulation routes, orientation, and points of conflict. L. Section 3.2.2(J) – Setbacks The proposed parking lot is setback further than the 10-foot minimum from non- arterial streets and 5-foot minimum along a lot line required per the Land Use Code. M. Section 3.2.2(K) – Off-Street Parking Requirements Based on the standards for multi-family developments, the minimum amount of parking for this development is 312 spaces. The site plan shows 338 parking spaces to serve the proposed development. Table 1 - Parking Requirements Min. Parking Parking Provided Studio and One bedroom units 72 spaces (48 units * 1.5) 78 Two bedroom units 168 spaces (96 units * 1.75) 178 Three bedroom units 72 spaces (36 units * 2) 82 Total 312 spaces 338 spaces N. Section 3.2.2(K)(5) – Handicap Parking Projects with 301-400 parking spaces are required to provide 8 handicap parking spaces with at least one van accessible space. The site plan shows 12 handicap parking spaces. All of these spaces are in close proximity to front doors and all are van accessible spaces. O. Section 3.2.2(L) – Parking Stall Dimensions Parking stalls must be at least nine feet in width and 19 feet deep. For parking stalls along a landscaped area, parking stalls may be 17 feet deep if the stalls have wheel stops and abut a six-foot deep landscape area or walkway in which cars may overhang. All of the parking stalls are consistent with these standards. P. Section 3.2.3 – Solar access, orientation, shading All developments must be designed to accommodate active and/or passive solar installations and must not deny adjacent properties access to sunshine. The proposed buildings are designed and located to minimize the casting of shadows on adjacent properties and could accommodate future active and/or passive solar installations. Q. Section 3.2.4 – Site Lighting The proposed lighting plan is consistent with the requirements of the Land Use Code in regards to the general standard, lighting levels and design standards. Agenda Item 7 Item # 7 Page 13 R. Section 3.2.5 - Trash and Recycling Enclosures Trash and recycling enclosures must be provided in locations abutting refuse collection or storage areas, shall be designed to allow walk-in access without having to open the main service gate, shall be screened from public view and shall be constructed on a concrete pad. The proposed trash and recycling enclosures abut the parking area, allow walk-in access without having to open the main service gate, are screened from public view and are built on concrete pads. S. Section 3.4.1(D) – Ecological Characterization and Natural Habitat or Feature Boundary Definition During conceptual review, Environmental Planning staff found that the development site was within 500 feet of a lake, wetlands and wet meadows, which necessitated an Ecological Characterization Study. The applicant submitted an Ecological Characterization Study in accordance with this standard. The study provided the following recommendations: • Preserve existing cottonwood trees in the northeast portion of the site • Planting of plains cottonwood trees, boxelder trees, and American plum shrubs along the eastern, and western ditches if they remain • Incorporation of native trees, shrubs, and pollinator-attractant plants in the landscape of the development, to offset removal of any significant trees • Preservation of a band of herbaceous vegetation to filter stormwater runoff before it reaches the lake • Implementation of low impact development/green infrastructure to manage stormwater. The applicant incorporated nearly all of the recommendations from the Ecological Characterization Study. The landscape plan shows the existing cottonwood trees in the northeast portion of the site as being retained. The landscape plan shows cottonwood and plum trees planted in the natural habitat buffer zones at the north and south end of the site. Native trees, shrubs, and pollinator-attractor plants comprise the majority of the plantings shown on the landscape plan. The enhanced level of plantings in the southern natural habitat buffer zone provide a filter for stormwater runoff before it reaches Robert Benson Lake. Per City requirements, the applicant will also use low impact development methods to manage stormwater. As such, the proposed landscape plan satisfies this code section. T. Section 3.4.1(E) – Establishment of Buffer Zones The site contains multiple natural features that require buffer zones to mitigate the impact of development on these features. These features include the irrigation channel at the north end of the site, wetlands surrounding Robert Benson Lake, and Robert Benson Lake itself. Generally, the standard buffer from irrigation ditches that serve as wildlife movement corridors is 50 feet, the standard buffer from wetlands more than 1/3 acre in size with significant use by water fowl is 300 feet, and the standard buffer from lakes or reservoirs is 100 feet. The Director may reduce or enlarge the size of these buffers in order to better meet the performance standards outlined in this code section. Both natural habitat buffer zones on the site are shallower than the standard buffers outlined by the code but have denser plantings, Agenda Item 7 Item # 7 Page 14 fencing, and other protective features to better meet the intent of the code. The plantings proposed in both buffer zones provide improved wildlife habitat and screening. The proposed gazebo at the south end of the site will allow residents of the development to enjoy views of Robert Benson Lake without disturbing the wetlands or habitat. The plans also show a split rail fence running along the south end of the site that will discourage residents from entering the buffer zone but still allow wildlife to pass through the site safely. All areas that will be disturbed will be re-planted with a native grass and wildflower seed mix that will improve the diversity of habitat within the buffers. These factors provide an adequate buffer and satisfy this code standard. U. Section 3.4.1(J) – Stormwater Drainage/Erosion Control All sites must meet the City’s stormwater drainage and erosion control standards. The applicant’s proposed plans meet all pertinent code requirements. V. Section 3.4.1(L) and 3.4.1(M) – Compatibility with and Access to Public Natural Areas or Conserved Land If a project abuts a public natural area, the project shall be designed to be compatible with the management of such natural area and appropriate access (or access restrictions) shall be provided. Given the proximity of this development to Pelican Marsh Natural Area, the City Natural Areas department requested a split rail fence to keep residents out of the natural area but still allow wildlife connectivity through the site. A maintenance easement will also be provided to allow access to Robert Benson Lake and Pelican Marsh Natural Area for City staff and contractors. The grading, utility, fencing, and landscaping activity that will occur adjacent to the natural area has been deemed compatible with the conservation goals for that site and is therefore compliant with this standard. W. Section 3.5.1 - Building and Project Compatibility The proposed plan is consistent with the requirements of the Land Use Code in regards to building and project compatibility including building size, height, bulk, mass, scale, mechanical equipment screening and operational/physical compatibility. Size, Height, Bulk, Mass and Scale The context of this site is limited in terms of nearby structures. The parcel is abutted by legacy farm properties to the north and east, a natural area and lake to the south, and a state highway on the west. Beyond the immediately adjacent properties, the area is characterized predominantly by single-family detached homes. The subdivisions to the north and east contain one and two-story single-family detached homes. Provincetown, also to the east, contains two-story multi-family buildings similar in scale to the Lakeview on the Rise proposal. All of the nearby homes feature pitched roofs. The frontage opposite Lakeview on the Rise on College Ave. contains a plant nursery. Beyond the plant nursery further west, the Shenandoah subdivision contains mainly single-family detached homes one and two-stories in height. The southeast corner of Trilby Rd. and College Ave. also contains a gas station and a two- story commercial building. The commercial buildings have flats roofs. Lakeview on the Rise fits this context. Each of the proposed buildings contains pitched roofs and gables typical of residential buildings nearby. All of the buildings Agenda Item 7 Item # 7 Page 15 with the exception of the clubhouse are two-stories, which is in scale with this context. The main building materials include brick and fiber cement siding, consistent with surrounding developments. Each building features a fenestration and door pattern that reflects the surrounding developments. Through these features, the proposal meets this code standard. Outdoor Storage Areas/Mechanical Equipment The proposed plan is consistent with the requirements of the Land Use Code in regards to the location of outdoor storage, screening of storage areas, and screening of rooftop mechanical equipment from public view. Operational/Physical Compatibility The proposed plan is consistent with the requirements of the Land Use Code in regards to hours of operation, placement of trash receptacles and location and number of off-street parking spaces. X. Section 3.5.2(D)(1) – Orientation to a Connecting Walkway Every front façade with a primary entrance to a dwelling unit shall face the adjacent street to the extent reasonably feasible. Each building contains a series of walkways leading directly from the entrance to each unit to the sidewalk. Y. Section 3.5.2(D)(2) – Street-Facing Facades Every building containing four or more dwelling units shall have one building entry of doorway facing any adjacent street smaller than a full arterial or has on-street parking. Each proposed building has a building entry or doorway that faces the adjacent public street or private drive in accordance with this standard. Z. Section 3.5.2(E) – Residential Building Setbacks, Lot Width and Size Since all of the buildings proposed are multi-family buildings, the more specific setback requirements in Section 3.8.30 apply. AA. Section 3.5.2(G) – Rear Walls of Multi-Family Garages Garage doors within 65 feet of the property line cannot exceed 60 feet in length and must have articulation to prevent a blank mass. The proposed garages contain a change in materials and roof plane to prevent a blank wall. The garages are less than 60 feet in length. These features result in compliance with this standard. BB. Section 3.6.4 – Transportation Level of Service Requirements All developments must meet acceptable level of service requirements for motor vehicles, bicycles, and pedestrians. Developments may need to submit a Traffic Impact Study to establish how the proposed plan meets these level of service requirements. The applicant submitted a Traffic Impact Study in accordance with City standards. The project is constructing a single three quarter access location off US 287, which is consistent with the adopted South College Access Control plan. The project is Agenda Item 7 Item # 7 Page 16 constructing their access with physical features to limit turns to the required three quarter movement. The project will be constructing improvements along US 287 including an 8 ft-wide sidewalk, bike lanes, and widening of US287 along thesite frontage. Connectivity to other areas to the north and east is planned, but not yet possible due to undeveloped private property. The project will be providing stubbed streets to the east and to the north to provide for future access locations should the surrounding area ever develop. All improvements along US 287, internal to the development and in expectation of connections to the north and east include full multi-modal components. The City of Fort Collins was successful in receiving federal funds to make improvements to the intersection of College and Trilby. While the project’s traffic study indicated an overall nominal impact at College and Trilby, the project is impacting a right turn movement that is expected to be constructed with the upcoming capital project. Therefore, the Lakeview on the Rise development will contribute a proportional share to the installation of this lane to be completed with the City’s overall project. CC. Section 3.8.30(B) – Mix of Housing Types Section 4.5(D)(2) of the Land Use Code contains a more stringent requirement for mix of housing types that applies to this development. Per Section 3.1.2, if there is a conflict between a standard contained in both Articles 3 and 4, the Article 4 standard shall prevail. Due to this, Section 3.8.30(B) does not apply to this development. DD. Section 3.8.30(C) – Access to a Park, Central Feature or Gathering Place At least 90% of the dwellings in a development project shall be within ¼ mile of a neighborhood park, privately-owned park or central feature or gathering place that is located either within the project or an adjacent development. The proposed park feature is within ¼ mile of each building, which satisfies this code requirement. EE. Section 3.8.30(C)(2)(a) – Access to a Park, Central Feature or Gathering Place – Size In development projects greater than 10 gross acres in area, private parks must be a minimum of 10,000 square feet. The proposed private park is 33,710 square feet, which exceeds the 10,000 square feet minimum required. FF. Section 3.8.30(D) – Block Requirements Each multi-family project shall be developed into a series of complete blocks bounded by streets. No block may be larger than 7 acres. 40% of each block side or 50% of the block faces shall consist of building frontage, plazas or other functional open space. Public streets and street-like private drives bound the proposed development, no block is greater than 7 acres, and each block face consists predominantly of building frontage and functional open space in accordance with this standard. Agenda Item 7 Item # 7 Page 17 GG. Section 3.8.30(E)(3) – Buildings – Setbacks The minimum setback from arterial and non-arterial streets shall be 15 feet and 9 feet, respectively. All of the proposed buildings comply with this standard. HH. Section 3.8.30(F) – Design Standards for Multi-family Buildings Developments with more than five buildings shall have three distinctly different building designs. No two similar buildings shall be placed next to one another. Each multi-family building shall feature a palette of colors consistent with the adjacent neighborhood. There shall be three distinct color schemes used throughout developments with more than 56 units. Entry features shall be clearly identified through the use of architectural elements or landscaping. Roofs shall be designed to incorporate two distinct elements. Building facades shall be articulated with horizontal and/or vertical elements that break up blank walls of 40 feet or longer. The proposed development is consistent with all of these standards. The proposed development contains three distinctly different building designs. The color palette is consistent with and compatible with adjacent developments. Each unique building design also contains its own color scheme. All of the building entrances are clearly defined architecturally. The roofs feature changes in plane and variations in height. The long walls of each building feature changes in plane, projections, and recesses to break down the mass of the buildings. 4. Compliance with Article 4 of the Land Use Code – Low Density Mixed-Use Neighborhood (LMN), Division 4.5: The project complies with all applicable Article 4 standards as follows: A. Section 4.5(B)(3)(a) – Permitted Uses The proposed use, multi-family dwellings in excess of 50 dwelling units, is a permitted use subject to review by the Planning & Zoning Board. B. Section 4.5(D)(1) – Density The minimum density for this zone district is three dwelling units per net acre for projects less than 20 acres in size. The maximum density for affordable housing projects is 12 dwelling units per gross acre. The proposed development is 8.96 dwelling units per acre, which is within the range of density permitted. C. Section 4.5(E)(1) – Street System Block Size The local street system provided by the development shall provide an interconnected network of streets that results in blocks of developable land no greater than 12 acres in size. The proposed development meets this requirement with the largest block being approximately three acres in size. D. Section 4.5(E)(4)(a) – Maximum Number Agenda Item 7 Item # 7 Page 18 The maximum number of units in a multi-family building is 12 units. None of the proposed buildings contains more than 12 units. E. Section 4.5(E)(4)(b) – Orientation and Setbacks For multi-family buildings with more than eight units, the setback from the abutting property containing single- and two-family dwellings shall be 25 feet. The proposed buildings along the north and east property lines are setback more than 25 feet in accordance with this standard. F. Section 4.5(E)(4)(d) – Building Height The maximum building height for a multi-family building is three stories. None of the proposed buildings exceed two stories, which meets this standard. G. Section 4.5(E)(4)(e) – Entrances Entrances to each multi-family building shall be clearly identifiable from the street and public areas through landscaping or architectural features. The proposed building elevations show prominent front porches that identify the entrances for each unit, satisfying this standard. H. Section 4.5(E)(4)(f) – Roofs Rooflines must have two architectural elements to provide articulation and pedestrian interest. The proposed buildings use secondary roofs over porches and balconies in conjunction with changes in plane to break up the mass of the buildings and provide pedestrian interest. As such, the proposed roofs meet this standard. I. Section 4.5(E)(4)(g) – Facades and Walls Multi-family buildings shall be articulated and not have repetitive, monotonous wall planes with no blank walls in excess of 40 feet. Each proposed building has a distinct base, middle, and top through changes in materials and the use of gables. The porches and balconies project out from the building to further break down the mass of each building. None of the walls are blank. All walls contain windows that establish a human scale. All of these features contribute to each building meeting this standard. J. Section 4.5(E)(4)(h) – Colors and Materials Colors of non-masonry materials shall be varied from structure to structure to differentiate between buildings and provide variety and individuality. The applicant proposes three different color schemes of buildings to provide individuality to structures while retaining a coherent visual theme for the development. This proposal meets this code standard. 5. Public Outreach Per Land Use Code Section 2.2.2, all projects subject to Planning & Zoning board review require a neighborhood meeting at least 10 days prior to submittal of a Project Development Plan. In compliance with this code section, the applicant held a neighborhood meeting on Agenda Item 7 Item # 7 Page 19 March 24, 2016 at Ashley Estates in Loveland. 39 neighbors attended the meeting. Comments from the evening centered on the following issues: • Concern with increased traffic as a result of Stoney Brook Rd. eventually connecting to College Ave. • Safety issues with traffic coming through the site when and if Stoney Brook Rd. and Debra Dr. connect • No left out of the site onto College Ave. creates traffic and safety issues • Not enough amenities nearby for an affordable housing project • Ensure project adequately addresses impacts to wildlife • Concern about concentration of affordable housing 6. Findings of Fact/Conclusion: In evaluating the request for the Lakeview on the Rise Project Development Plan, Staff makes the following findings of fact: A. The Project Development Plan complies with the process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. B. The Modification of Standard to Section 3.6.2(E) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H), in that the granting of the Modification would not be detrimental to the public good and the proposal submitted promotes the general purpose of the code standard equal to or better than would a compliant plan. C. The Modification of Standard to Section 3.8.30(F)(2) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H), in that the granting of the Modification would not be detrimental to the public good and the proposal submitted promotes the general purpose of the code standard equal to or better than would a compliant plan. D. The Modification of Standard to Section 4.5(D)(2) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H), in that the granting of the Modification would not be detrimental to the public good and the proposal submitted will substantially alleviate an existing, defined and described problem of city-wide concern and the strict application of this standard would render the project practically infeasible. E. The Modification of Standard to Section 4.5(E)(4)(i) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H), in that the granting of the Modification would not be detrimental to the public good and the proposal submitted will substantially alleviate an existing, defined and described problem of city-wide concern and the strict application of this standard would render the project practically infeasible. F. The Project Development Plan complies with relevant standards of Article 3 - General Development Standards, if the Modification of Standard to Sections 3.6.2(E) and 3.8.30(F)(2) are approved. G. The Project Development Plan complies with relevant standards located in Division 4.5 Low Density Mixed-Use Neighborhood (LMN), if the Modification of Standard to Sections 4.5(D)(2) and 4.5(E)(4)(i) are approved. Agenda Item 7 Item # 7 Page 20 RECOMMENDATION: Staff recommends that the Planning & Zoning Board approve Lakeview on the Rise, PDP170014. ATTACHMENTS 1. Zoning & Site Vicinity Map (PDF) 2. Statement of Planning Objectives (PDF) 3. Applicants Modification of Standard Requests (PDF) 4. Plat (PDF) 5. Planning Document Set (PDF) 6. Ecological Characterization Study (PDF) 7. Traffic Impact Study (PDF) 8. Neighborhood Meeting Summary (PDF) 9. Excerpt from 2015-2019 Affordable Housing Strategic Plan (PDF) 10. Buffer Performance Standard Compliance Letter (PDF) 11. Enclosed Bicycle Parking Exhibit (PDF) Little Peoples Landing Coyote Ridge Elementary LMN MMN LMN UE CG POL RL E RL NC RL CL POL MMN NC LMN Water's Way Park Homestead Park Robert Benson Lake «¬287 Victoria Dr Regina Dr Vivian St Kyle Ave Strasburg Dr Lynn Dr Rick Dr Wo o d row Dr Egyptian Dr San Juan Dr Stoney Brook Rd Debra Dr Orbit Way Kevin Dr F l a gl e r R d C o n s t ellatio n Dr Victoria Ct I d a l i a Lakeview on the Rise Preliminary Development Plan Application and Narrative April 26th, 2017 Prepared For: Pedcor Investments Prepared By: Lakeview on the Rise PDP Application Apr 19, 2017 1 Attachment 2 TABLE OF CONTENTS PROJECT DIRECTORY 3 LIST OF OFFICERS/DIRECTORS INVOLVED IN THE APPLICATION 4 PREVIOUS PROJECT NAMES 4 PLANNING OBJECTIVES 5 PRINCIPALS AND POLICIES 6 Economic Health 6 Environmental Health 6 Community and Neighborhood Livability 8 Neighborhoods 10 Transportation 12 Landscape, Open Space and Non-vehicle Circulation Elements 14 Ownership and Maintenance 14 Anticipated Development Schedule 14 Lakeview on the Rise PDP Application Apr 19, 2017 2 Attachment 2 PROJECT DIRECTORY Land Owners Alma B. Murr Living Trust Richard J. Murr, Co-Trustee and Robert K. Murr, Co-Trustee 37659 Highway 6 New Castle, CO 81647 Developer Pedcor Investments, a limited liability company 770 Third Ave SW Carmel, IN 46032 Contact: Patrick Stoffregen Site Planning & Landscape Architect Vignette Studios PO Box 1889 Fort Collins, CO 80522-1889 (970) 472-9125 (866) 902-4163 (fax) Contact: Terence Hoaglund Civil Engineer Aspen Engineering 19 Old Town Square Suite 238 Ft Collins, CO 80524 (970) 420-5345 Contact: John Gooch Traffic Consultant Delich Associates Joe Delich 2272 Glenhaven Dr. Loveland, CO 80538 (970) 669-2061 (970) 669-5034(fax) Contact: Matt Delich Lakeview on the Rise PDP Application Apr 19, 2017 3 Attachment 2 LIST OF OFFICERS/DIRECTORS INVOLVED IN THE APPLICATION Patrick Stoffregen Bruce Hagen PREVIOUS PROJECT NAMES 6740 S. College Avenue - Multifamily Lakeview on the Rise PDP Application Apr 19, 2017 4 Attachment 2 PLANNING OBJECTIVES Lakeview on the Rise is a ±20.09 acre multi-family residential development incorporating the Principles and Policies of City Plan. Lakeview on the Rise is located in south Fort Collins surrounded by a mix of residential, commercial, and industrial uses. To the East is agriculture land, with the Provincetown neighborhood just past that. To the immediate south is Robert Benson Reservoir, to the west is College Avenue with Fossil Creek Nursery and other commercial development in the area. To the north is a small farmstead, and immediately north of that are mixed residential and commercial uses. Lakeview on the Rise is proposed to be an affordable housing multi-family community developed and operated by Pedcor Investments, a Limited Liability Company and its affiliates. There is a documented shortage of affordable housing in Fort Collins, particularly communities that are well-designed and properly maintained. Pedcor has proposed 180 units in a mix of one, two, and three bedroom units. 100% of the community will serve residents at 60% of AMI or below. Lakeview on the Rise was planned with several design objectives: • Work with the city to create streets within the community that over time will connect with other streets in the area to make a complete street network. • Create a pedestrian friendly environment • Provide an extensive pedestrian network throughout the development • Provide pedestrian connectivity to adjacent communities • Provide pedestrian connectivity to commercial areas along College Avenue. • Utilize existing site features to provide recreational and open space opportunities • Create a common green that is central to all residents for recreation purposes. • Create a street network system (both public streets, and street like private drives) to create a vehicular and pedestrian friendly community with buildings oriented towards the streets to provide an attractive streetscape and to screen parking lots from view. • Create a well designed affordable housing community. All of the buildings are two story in design with various configurations of units in 8 and 12 unit buildings. All of the buildings front on Public Streets, walkway corridors, or street like private drives. All units have pedestrian connections to public street, or the street like private drives. There is a central green space that will include a community center, play ground, swimming pool, and leasing office. Vehicle parking is dispersed throughout the community. The design team has also spent a considerable amount of time in working with the natural areas staff in creating a natural areas buffer to Robert Benson Reservoir. Within Lakeview on the Rise PDP Application Apr 19, 2017 5 Attachment 2 the buffer area will be detention ponds, and a small passive park with a gazebo that is intended to provide the ability for residents to view wildlife within the reservoir area. We have also included significant landscaping within the buffer using a variety of native trees and shrubs to increase the wildlife habitat. PRINCIPALS AND POLICIES Specific principles and policies of the Fort Collins City Plan that are addressed by the Lakeview on the Rise community are as follows: Economic Health Principle EH 1: The City will pursue development of a vibrant and resilient economy that reflects the values of our unique community in a changing world. Policy EH 1.1 – Support Job Creation Support the enhancement of the community’s economic base and job creation by focusing on retention, expansion, incubation, and recruitment efforts that bring jobs and import income or dollars to the community, particularly businesses in the adopted Target Industry Clusters. Policy EH 1.2 – Maximize Retail Sales Tax Revenue Support the retention and recruitment of retailers or development projects that have a high potential impact on sales tax generation, specifically focused on increasing retail sales inflow and reducing retail sales leakage. Support programs that encourage residents to spend dollars locally, such as Shop Fort Collins First and others. While Lakeview on the Rise will not be a significant permanent job creator in its own right, many people who work in sales tax-producing jobs do need affordable places to live. This community will provide the opportunity for retail workers to live within the City of Fort Collins in decent and affordable housing. Environmental Health Principle ENV 1: Within the developed landscape of Fort Collins, natural habitat/ ecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced. Policy ENV 1.1 – Protect and Enhance Natural Features Use regulatory powers to conserve, protect, and enhance the resources and values of high value biological resources such as wetlands, riparian areas, and wildlife habitat by directing development away from sensitive natural areas. When it is not possible to direct development away from sensitive natural resources the development will be integrated into these areas to minimize impacts and mitigate any losses. With its location adjacent to the Robert Benson Reservoir and the Pelican Natural Area, we have worked with the city natural areas department in creating the appropriate natural area buffers to the reservoir and its associated wetlands. We have also enhanced the landscaping within this buffer to provide additional wildlife habitat. This development will be developed according to 2015 Enterprise Green Communities Lakeview on the Rise PDP Application Apr 19, 2017 6 Attachment 2 standards, benefiting the environment. It is also anticipated that on average, when tenants move in to Lakeview on the Rise, they will be reducing their commutes to work, thereby further reducing pollution. Principle ENV 4: The City will pursue new opportunities to provide multi- functional open lands. Policy ENV 4.1 – Improve Connectivity Explore opportunities for land conservation partnerships between Stormwater, Parks and Recreation, Transportation, and Natural Areas departments to provide and enhance trail corridors to connect open lands, to enhance wildlife habitat and corridors, and to improve bicycle and pedestrian access to schools, parks, natural areas, rivers, shopping areas, and neighborhoods. Policy ENV 4.3 – Improve Water Quality and Detention Explore opportunities for Stormwater, Parks and Recreation and Natural Areas departments to partner on acquiring lands to incorporate stormwater systems that improve water quality and contribute to the ecological functioning of urban watersheds. Policy ENV 4.4 – Provide Neighborhood Natural Areas Explore opportunities for Stormwater, Parks and Recreation, and Natural Areas departments to partner on acquiring lands for neighborhood natural areas. With its location adjacent to the Robert Benson Reservoir and the Pelican Natural Area, we have worked with the city natural areas department in creating the appropriate natural area buffers to the reservoir and its associated wetlands. Within this buffer we have located our water quality and detention facilities, and have enhanced the landscaping within this buffer to provide additional wildlife habitat. Principle ENV 19: The City will pursue opportunities to protect and restore the natural function of the community’s urban watersheds and streams as a key component of minimizing flood risk, reducing urban runoff pollution, and improving the ecological health of urban streams. Policy ENV 19.2 – Pursue Low Impact Development Pursue and implement Low Impact Development (LID) as an effective approach to address stormwater quality and impacts to streams by urbanization. Low Impact Development is a comprehensive land planning and engineering design approach with a goal of minimizing the impact of development on urban watersheds through the use of various techniques aimed at mimicking pre- development hydrology. Lakeview on the Rise will be providing Low Impact Development throughout the community including the use of water quality enhancements, with opportunities to recharge groundwater through the stormwater system integrated into the community. Lakeview on the Rise PDP Application Apr 19, 2017 7 Attachment 2 Community and Neighborhood Livability Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.1 – Encourage Variety in Housing Types and Locations. Encourage a variety of housing types and densities, including mixed-used developments that are well-served by public transportation and close to employment centers, shopping, services, and amenities. Policy LIV 7.2 – Develop an Adequate Supply of Housing Encourage public and private for- profit and non-profit sectors to take actions to develop and maintain an adequate supply of single- and multiple-family housing, including mobile homes and manufactured housing. Lakeview on the Rise will provide an additional housing type into the south Fort Collins housing spectrum with two story affordable housing units. Principle LIV 8: The City will encourage the creation and expansion of affordable housing opportunities and preservation of the existing affordable housing supply. Policy LIV 8.3 – Offer Incentives Support and encourage the private development of affordable housing by offering incentives, such as special assistance to offset the costs of the City’s impact fees and development requirements, air rights, energy saving features, and reducing local government barriers to the construction of and the rehabilitation of affordable housing units. Lakeview on the Rise will take advantage of any available incentives that are available. Principle LIV 10: The city’s streetscapes will be designed with consideration to the visual character and the experience of users and adjacent properties. Together, the layout of the street network and the streets themselves will contribute to the character, form, and scale of the city. Policy LIV 10.1 – Design Safe, Functional, and Visually Appealing Streets Ensure all new public streets are designed in accordance with the City street standards and design all new streets to be functional, safe, and visually appealing, with flexibility to serve the context and purpose of the street corridor. Provide a layout that is simple, interconnected, and direct, avoiding circuitous routes. Include elements such as shade trees, landscaped medians and parkways, public art, lighting, and other amenities in the streetscape. Approve alternative street designs where they are needed to accommodate unique situations, such as “green” stormwater functions, important landscape features, or distinctive characteristics of a neighborhood or district, provided that they meet necessary safety, accessibility, and maintenance requirements. (Also see the Transportation chapter.) Policy LIV 10.2 – Incorporate Street Trees Utilize street trees to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Preserve existing trees to the maximum extent feasible. Use canopy shade trees for the majority of tree plantings, including a mixture of tree types, arranged to establish urban tree canopy cover. Lakeview on the Rise PDP Application Apr 19, 2017 8 Attachment 2 Lakeview on the Rise is vital in that it will provide an additional step in completing the street network within the area, creating the rights-of-way that will eventually connect the neighborhood to the North, the Stoney Brook neighborhood, and Provincetown to South College Ave. The unique site design will also create aesthetic streets with buildings fronting on the streets, minimal driveways, and extensive street trees and landscaping adjacent to the street, providing a lively streetscape. Principle LIV 11: Public spaces, such as civic buildings, plazas, outdoor spaces, and parks will be integrated throughout the community and designed to be functional, accessible, attractive, safe, and comfortable. Policy LIV 11.2 – Incorporate Public Spaces Incorporate public spaces and activities such plazas, pocket parks, patios, children’s play areas, transit facilities, sidewalks, pathways, “street furniture” such as benches and planters, and public art into the urban designs for residential, mixed-use, commercial, and civic development projects. Lakeview on the Rise will provide a park central to the community that is easily accessible for the public. This park will include open play areas, and seating areas. In addition there will be a large natural area buffer with passive trails and a gazebo for wildlife viewing over Robert Benson Reservoir. Principle LIV 14: Require quality and ecologically sound landscape design practices for all public and private development projects throughout the community. Policy LIV 14.1 – Encourage Unique Landscape Features In addition to protecting existing natural features, encourage integration of unique landscape features into the design and architecture of development and capital projects. These unique features may range from informal and naturalized to highly structured and maintained features. Some examples include tree groves within a project, stormwater facilities that become naturalized over time, walls with vines, drainageway enhancements, and other small, uniquely landscaped spaces. Policy LIV 14.2 – Promote Functional Landscape Incorporate practical solutions to ensure a landscape design is functional in providing such elements as natural setting, visual appeal, shade, foundation edge to buildings, screening, edible landscapes, buffers, safety, and enhancement of built environment. Consider and address practical details such as sight distance requirements and long-term maintenance in landscape design. Policy LIV 14.3 – Design Low Maintenance Landscapes Design new landscaping projects based on maintainability over the life cycle of the project using proper soil amendment and ground preparation practices, as well as the appropriate use of hardscape elements, trees, mulches, turf grass, other plant materials, and irrigation systems. Low maintenance practices can be achieved in both turf and non-turf planting areas, provided these areas are designed and installed to minimize weeds, erosion and repairs. Lakeview on the Rise is creating a landscape that incorporates a variety of natural and drought tolerant plant material that also includes edible plants, and other features. Irrigated turf grass will be kept to a minimum. Lakeview on the Rise PDP Application Apr 19, 2017 9 Attachment 2 Neighborhoods PRINCIPLE LIV 21: New neighborhoods will be integral parts of the broader community structure, connected through shared facilities such as streets, schools, parks, transit stops, trails, civic facilities, and a Neighborhood Commercial Center or Community Commercial District. Policy LIV 21.2 – Establish an Interconnected Street and Pedestrian Network Establish an interconnected network of neighborhood streets and sidewalks, including automobile, bicycle and pedestrian routes within a neighborhood and between neighborhoods, knitting neighborhoods together and not forming barriers between them. Provide convenient routes to destinations within the neighborhood: Policy LIV 21.2 – Design Walkable Blocks While blocks should generally be rectilinear or otherwise distinctly geometric in shape, they may vary in size and shape to avoid a monotonous repetition of a basic grid pattern or to follow topography. In order to be conducive to walking, determine block size by frequent street connections within a maximum length of about 300 to 700 feet. Policy LIV 21.3 – Calm Traffic Design neighborhood streets so as to discourage excessive speeding and cut-through traffic. Design street widths and corner curb radii to be as narrow as possible, while still providing safe access for emergency and service vehicles. Utilize frequent, controlled intersections, raised and textured crosswalks, and various other specialized measures to slow and channel traffic without unduly hampering convenient, direct access and mobility. Lakeview on the Rise is vital in that it will provide an additional step in completing the street network and pedestrian accessibility within the area. Principle LIV22: The design of residential neighborhoods should emphasize creativity, diversity, and individuality, be responsive to its context, and contribute to a comfortable, interesting community. Policy LIV 22.1 – Vary Housing Models and Types Provide variation in house models and types in large developments, along with variations in lot and block sizes, to avoid monotonous streetscapes, increase housing options, and eliminate the appearance of a standardized subdivision. Policy LIV 22.2 – Provide Creative Multi-Family Housing Design Design smaller multi-family buildings to reflect the characteristics and amenities typically associated with single-family detached houses. These characteristics and amenities include orientation of the front door to a neighborhood sidewalk and street, individual identity, private outdoor space, adequate parking and storage, access to sunlight, privacy, and security. Policy LIV 22.3 – Offer Multi-Family Building Variation Offer variation among individual buildings within multi- building projects, yet stay within a coordinated overall “design theme.” Achieve variation among buildings through a combination of different footprints, facade treatment, roof forms, entrance features, and, in specialized cases, building orientation. Avoid monotonous complexes of identical buildings, although there may be ways to Lakeview on the Rise PDP Application Apr 19, 2017 10 Attachment 2 achieve visual interest among substantially identical buildings with a high degree of articulation on each building, combined with variation in massing on the site. Policy LIV 22.4 – Orient Buildings to Public Streets or Spaces Orient residential buildings towards public sidewalks or other public outdoor spaces that connect to streets, the commercial core, and transit stops. Examples of public outdoor spaces include parks, squares, gardens with walkways, and courtyards. Policy LIV 22.5 – Create Visually Interesting Streetscapes All new residential buildings should be designed to emphasize the visually interesting features of the building, as seen from the public street and sidewalk, and to minimize and mitigate the visual impact of garage doors, driveways, and other off-street parking. Policy LIV 22.6 – Enhance Street Design and Image Enhance prominent connecting streets in neighborhoods by forming circles, squares, medians, or other special places to recall history, give identity, and calm traffic. Tree- lined streets and boulevards with inviting, landscaped walkways, parkways, and medians, will add to the image of these districts as safe and comfortable places to live. Policy LIV 22.8 – Reduce the Visual Prominence of Garages and Driveways To foster visual interest along a neighborhood street, limit the street frontage devoted to protruding garage doors and driveway curb crossings using one or more of the following techniques: · Recess garages, or tuck them into side or rear yards (if feasible), using variety and creativity to avoid a streetscape dominated by the repetition of garage doors. · Locate garages further from the street to allow narrower driveway frontage at the curb, leaving more room for an attractive streetscape. · Incorporate alleys and various forms of shared driveways to reduce the need for driveway curb cuts and street-facing garage doors. Such alleys and driveways can also serve as locations for ancillary buildings, utilities, service functions, and interior-block parking access. It is recognized that there may be ways a residential property can be custom-designed to mitigate the view of a protruding garage opening. Policy LIV 22.9 – Form Neighborhood Edges Use features shared with adjoining neighborhoods, such as major streets, changes in street patterns, greenways, and other features such as rivers, streams, and major irrigation ditches to form neighborhood edges. Landscaped outdoor spaces and trails may also be used to create an attractive environment at neighborhood edges. Policy LIV 22.10 – Provide Transitions at Community Edges Where a new neighborhood develops next to designated open lands, rural lands, or Urban Estate Neighborhoods near an edge of the city, design the neighborhood and layout to complement the established patterns of open space, buildings, and land forms. Lakeview on the Rise incorporates a variety of housing options into the community including eight styles of large multi-family buildings in varying sizes and configurations. This will create variety in the streetscape, provide a variety of housing options, and add to the diversity of the architecture. All of the buildings and garages are accessed internally to the site, and are not visible from public streets. Principle LIV 28: Low Density Mixed- Use Neighborhoods will provide opportunities for a mix of low density housing types in a setting that is conducive to walking and in close proximity to a range of neighborhood- serving uses. Lakeview on the Rise PDP Application Apr 19, 2017 11 Attachment 2 Policy LIV 28.3 – Mix of Housing Types Distribute a variety of housing types to make an attractive, marketable neighborhood with housing for a diversity of people. Include a minimum of four (4) distinct housing types in any residential project containing more than thirty (30) acres. As the acreage of the residential project increases, so should the number of housing types. Policy LIV 28.4 –Neighborhood Center Incorporate a Neighborhood Center as a focal point for Low Density Mixed-Use Neighborhoods to serve as a year-round gathering place accessible to all residents or ensure that the Low Density Mixed-Use Neighborhood has access to an existing Neighborhood Commercial District or Community Commercial District. (Also see policies for All Commercial Districts and Neighborhood Commercial Districts.) Lakeview on the Rise is unique in that it will provide a moderate density affordable housing community residential community within the LMN (Low Density Mixed Use) zone district within south Fort Collins. Within the area are a variety of single family homes, multi-family, modular homes, and low intensity commercial areas. Lakeview on the Rise will add to the diversity of the area. The community will incorporate a neighborhood center with a park area and community clubhouse and pool. In addition, the community is within walking distance of proposed neighborhood commercial areas. Transportation Principle T 3: Land use planning decisions, management strategies, and incentives will support and be coordinated with the City's transportation vision. Policy T 3.1 – Pedestrian Mobility Promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community and minimize the distance traveled. Policy T 3.2 – Bicycle Facilities Encourage bicycling for transportation through an urban development pattern that places major activity centers and neighborhood destinations within a comfortable bicycling distance. Policy T 3.3 – Transit Supportive Design Implement and integrate Transit Supportive Design strategies with respect to new and infill development opportunities along Enhanced Travel Corridors. Lakeview on the Rise will be highly desirable as a community that is easily walkable and bikeable to future neighborhood and activity centers through the network of streets and connections that are being provided. In additional a Transfort Flex stop is also within easy walking and biking distance. We have approached Transfort about the possibly of having a stop location placed on site. Principle T 4: Transportation infrastructure will be designed to be sensitive to the surrounding land use context. Policy T 4.3 – Interconnected Neighborhood Streets Lakeview on the Rise PDP Application Apr 19, 2017 12 Attachment 2 Neighborhood streets will be interconnected, but designed to protect the neighborhood from excessive cut-through traffic. Policy T 4.4 – Attractive and Safe Neighborhood Streets Neighborhood streets will provide an attractive environment and be safe for pedestrians, bicyclists, and drivers as well as having a well-designed streetscape, including detached sidewalks, parkways, and well-defined crosswalks. Policy T 4.5 – Infill and Redevelopment Areas Where the established street pattern and design may not conform to current street standards, allow for alternative contextual design. Lakeview on the Rise is vital in that it will provide an additional step in completing the street network and pedestrian accessibility within the area. Lakeview on the Rise PDP Application Apr 19, 2017 13 Attachment 2 Landscape, Open Space and Non-vehicle Circulation Elements Lakeview on the Rise includes open space and non vehicle circulation elements throughout the community, including the following: • A park is provided that is central to the community • A community recreation center with a pool • A playground • A passive park with a gazebo for wildlife viewing. • A natural areas buffer. • An interconnected series of walkways that provide additional mobility throughout the community, and, as neighboring land develops, to nearby neighborhoods Ownership and Maintenance Common Open Space elements will be maintained by the property owner (an affiliate of Pedcor Investments, LLC) that will maintain common elements within the development Anticipated Development Schedule PDP Approval Summer 2017 Construction Spring 2018 Lakeview on the Rise PDP Application Apr 19, 2017 14 Attachment 2 ! Lakeview on the Rise Modification of Standards Request 3.6.2 Transportation and Circulation Pedcor Investments is requesting the following modifications of standards in support of a PDP appli- cation currently under consideration. The applicant is requesting Modifications of Standards for the following: 3.6.2(E) Streets, Streetscapes, Alleys And Easements Land Use Code Requirement 3.6.2(E) Streets, Streetscapes, Alleys And Easements (E) Except as provided in subsection (D) above for cul-de-sacs, no dead-end streets shall be permit- ted except in cases where such streets are designed to connect with future streets on abutting land, in which case a temporary turnaround easement at the end of the street with a diameter of at least one hundred (100) feet must be dedicated and constructed. Such turnaround easement shall not be re- quired if no lots in the subdivision are dependent upon such street for access. Discussion The Lakeview on the Rise site has been designed to have a complete street network throughout the site. There are three public streets (intended to connect to adjacent neighborhoods with future devel- opment), two street like private drives, and a few private drives. Specifically this site is providing ROW for Lorian Lane, which connects to S. College Ave., Stoney Brook Drive (which will connect to the ex- isting Stoney Brook Drive a few hundred feet east in the future), and Debra Drive (which will also con- nect to the existing Debra Drive, a few hundred feet north in the future). At issue is both Stoney Brook Drive where it terminates at the developments eastern property bound- ary. Stoney Brook Drive terminates 145 feet west of Rohan Rise, a street like private drive, which provides public access as well as emergency access and provides circulation through the site back to public streets. With the short distance from the intersection of Rohan Rise, drivers could easily see that the road ends and could safely turn onto Rohan Rise to continue their travels. The same is true of emer- gency vehicles. With an emergency access on Rohan Rise, and no buildings fronting on this short stretch of Stoney Brook, emergency vehicles have no need for a turn around in this location. The intent of providing temporary turn arounds is to provide a turn around space for the traveling pub- lic that may travel down the street, as well as turn around space for emergency vehicles. In this case, we have provided alternative means of turn around space for both emergency vehicles and the travel- ing public via a street like private drive. In this case, the street terminates less than 150 feet from the provided turnaround space and it can easily be seen that the street terminates. Lakeview on the Rise Modification of Standards 3.6.2(E) 1 Attachment 3 JUSTIFICATION Pedcor Investments requests, as outlined in 2.8.2(H)(1), that this modification of standards request regarding 3.6.2(E) Streets, Streetscapes, Alleys And Easements be approved as our request will pro- mote the general purpose of the standard equally well or better than would a plan which complies with the standard. The ability of the general public and emergency vehicles to return to public streets from the temporary terminus of Stoney Brook Drive via Rohan Rise, a street like private drive, meets the purpose of the standard (i.e. to provide turnaround space on a temporary basis until the future street connection is constructed) equally well or better than the construction of a temporary turnaround. In addition, pursuant to 2.8.2(H)(4), the plan as submitted will not diverge from the standard of the Land Use Code except in a nominal, inconsequential way when considered from the perspective of the entire development plan. Since the alternative turnaround route is through a street like private drive, and within a public access and emergency access easement, fully paved, wide enough to ac- commodate even large emergency vehicles and is very conveniently located, there is only a nominal and inconsequential divergence from the standard that would require the construction of a temporary turnaround and, the plan will continue to advance the following purposes of the Land Use Code as contained in Section 1.2.2. 1.2.2 Purpose The purpose of this Code is to improve and protect the public health, safety and welfare by: (A) ensuring that all growth and development which occurs is consistent with this Code, City Plan and its adopted components, including, but not limited to, the Structure Plan, Principles and Policies and associated sub-area plans. (B) encouraging innovations in land development and renewal. (C) fostering the safe, efficient and economic use of the land, the city's transportation infrastructure, and other public facilities and services. (D) facilitating and ensuring the provision of adequate public facilities and services such as transporta- tion (streets, bicycle routes, sidewalks and mass transit), water, wastewater, storm drainage, fire and emergency services, police, electricity, open space, recreation, and public parks. (J) improving the design, quality and character of new development. (K) fostering a more rational pattern of relationship among residential, business and industrial uses for the mutual benefit of all. (L) encouraging the development of vacant properties within established areas. (O) encouraging a wide variety of housing opportunities at various densities that are well-served by public transportation for people of all ages and abilities. As has been demonstrated, not providing a temporary turn-around at the terminus of Stoney Brook Drive would not be detrimental to the public good or harmful to emergency vehicles or the traveling public since the proposed development provides an emergency and public access in the same loca- tion that will provide a way for both emergency vehicles and the traveling public to return to public streets. ATTACHMENTS Site Plan Lakeview on the Rise Modification of Standards 3.6.2(E) 2 Attachment 3 DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS ! Lakeview on the Rise Modification of Standards Request 3.8.30 Multi-Family Dwelling Development Standards and 4.5 Low Density Mixed-Use Neighborhood District (L-M-N) Pedcor Investments is requesting the following modifications of standards in support of a PDP appli- cation currently under consideration. The applicant is requesting Modifications of Standards for the following: 3.8.30(F)(2) Variation Among Buildings 4.5(D)(2) Mix of Housing Types 4.5.(E)(4)(i) Maximum Floor Area. Land Use Code Requirement 3.8.30(F)(2) Variation Among Buildings (F)(2) For any development containing at least three (3) and not more than five (5) buildings (exclud- ing clubhouses/leasing offices), there shall be at least two (2) distinctly different building designs. For any such development containing more than five (5) buildings (excluding clubhouses/leasing offices), there shall be at least three (3) distinctly different building designs. For all developments, there shall be no similar buildings placed next to each other along a street, street-like private drive or major walkway spine. Building designs shall be considered similar unless they vary significantly in footprint size and shape. Building designs shall be further distinguished by including unique architectural eleva- tions and unique entrance features within a coordinated overall theme of roof forms, massing propor- tions and other characteristics. Such variation among buildings shall not consist solely of different combinations of the same building features. 4.5(D)(2) Mix of Housing Types (B) Mix of Housing. A mix of permitted housing types shall be included in any individual development plan, to the extent reasonably feasible, depending on the size of the parcel. In order to promote such variety, the following minimum standards shall be met: (a) A minimum of three (3) housing types shall be required on any project development plan contain- ing twenty (20) acres or more, including such plans that are part of a phased overall development; and a minimum of four (4) housing types shall be required on any such project development plan containing thirty (30) acres or more. (c) The following list of housing types shall be used to satisfy this requirement: 1. Single-family detached dwellings with rear loaded garages 2. Single-family detached dwellings with front or side loaded garages. 3. Small lot single-family detached dwellings (lots containing less than four thousand [4,000] square feet or with lot frontages of forty [40] feet or less) if there is a difference of at least two thousand (2,000) square feet between the average lot size for small lot single-family detached Lakeview on the Rise Modification of Standards 3.8.30 and 4.5 1 Attachment 3 dwellings and the average lot size for single-family detached dwellings with front or side loaded garages. 4. Two-family dwellings. 5. Single-family attached dwellings. 6. Two-family attached dwellings, the placement of which shall be limited to no more than two (2) dwellings per two (2) consecutive individual lots. 7. Mixed-use dwelling units. 8. Multi-family dwellings containing more than three (3) to four (4) units per building; 9. Multi-family dwellings containing five (5) to seven (7) units per building. 10. Multi-family dwellings containing more than seven (7) units per building (limited to twelve [12] dwelling units per building). 11. Mobile home parks. (d) A single housing type shall not constitute more than eighty (80) percent or less than five (5) per- cent of the total number of dwelling units. 4.5.(E)(4)(i) Maximum Floor Area. (i) The maximum gross floor area (excluding garages) shall be fourteen thousand (14,000) square feet.. Discussion The Lakeview on the Rise development will serve families at or below 60% of the area median income (AMI) and therefore qualifies as an affordable housing development. The financial structure of an af- fordable housing development depends on many factors, some of which are beneficial while others push the deal in the opposite direction. This development will be financed with 4% tax credits and tax exempt bonds. This means that the financing is heavier on the loan side, and much fewer costs get covered by tax credits. Other affordable housing developments, in fact the majority developed in Col- orado since the recession, rely on 9% tax credits or state tax credits, which both help to cover more cost. However, the tradeoff to win an award of these competitive tax credits, developers are forced to target populations at lower AMI levels – 50, 40, and 30%. Pedcor’s application for 4% tax credits is not competitive in nature, and therefore, we can offer our units at 60% AMI. Recently, very few affordable housing units that are affordable at the 60% level have been constructed, because the financing is that much more difficult to pencil out. For this rea- son, we include a moderate amount of 3-bedroom, 2-bathroom units in our development, because though they are the most expensive to build, they give the fastest return. Lakeview on the Rise is a rare opportunity for an experienced developer to offer affordability at the 60% AMI level, but in order to do so, we must be very sensitive to our budget. Not only must we max out our rents at the 60% level (the highest AMI level to count as “affordable”), we take advantage of economies of scale. In our 30 years of experience, 200 or more units in build- ings that are at least 16 units each (all the same unit type per building) at an overall site density of around 12 units per acre is a sweet spot for these types of developments from a financial perspective. Deviations downward on both of those metrics put a lot of stress on the development’s budget. This site has been a challenge to design and develop for the development team. Of the 20 acres that are part of the gross site, approximately 7 acres of the site are being dedicated for natural habitat buf- fer zone, as well as additional ROW being dedicated for College Avenue ROW. This is approximately 35% of the site. As a result, we have spent a considerable amount of time designing the remaining site balancing the requirements if the land use code, with the very real needs to have a financially feasible development that can support the goals of providing 100% affordable housing. Lakeview on the Rise Modification of Standards 3.8.30 and 4.5 2 Attachment 3 4.5(D)(2) Mix of Housing Types and 4.5.(E)(4)(i) Maximum Floor Area. The City’s Code requirements that parcels greater than 20 acres have more than one housing type and that no building can be more than 14,000 square feet are very restrictive for the noncompetitive 4% tax credit / tax-exempt bond financed developments, which are the number one source of new- construction apartments for households at 60% AMI. In order for this specific type of affordable hous- ing to be developed, the financial challenges posed by these restrictions must be removed. The unit count target of 200+ cannot be met on this site in the first place, but complying with this sec- tion of the code would reduce the number even further. Even if we could still fit 180 units in smaller buildings, the price of per-building expenses would go up, including the barely-supportable tap fees we’re expecting to pay. The cost per unit would increase as well, due to there being more building ex- terior per unit. We cannot commit to buildings with fewer than 8 units due to the cost associated with that change. In order to develop within a reasonable budget, we need to stay as close to the sweet spot metrics as we can, which includes construction of the same unit type throughout an entire build- ing. We also cannot provide the financially necessary 3-bedroom units in an economical construction configuration without going over the 14,000 square foot limit. Our building types that we are providing are various configurations of 8 and 12 unit buildings which does provide diversity in the site, but does not meet the standard outlined in the code as both building configurations are more than 7 units per building. Similarly, on building size, all of our buildings are under 14,000 square feet in size, except for the three bedroom buildings, of which we have three, and these buildings are 17, 244 square feet in size. We have also located these three buildings in the cen- ter of the site, and are largely not visible from outside the property. In short, it is too expensive for this type of affordable housing development to comply with these sec- tions of the Code. Other types of affordable housing developments can likely support the cost of com- plying because they have access to more tax credits, but this is not the case for Lakeview on the Rise. Assuming that the City’s goal of supporting affordable housing includes even the 60% AMI af- fordable category and 3-bedroom units, and given that there are unique budget challenges to 60% AMI developments, we hope that this request for a modification to standard will be granted. 3.8.30(F)(2) Variation Among Buildings Great care has been taken in the design of the site to provide variation among the buildings, as well as variation in buildings that are next to each other, to the extent possible. Within this standard we have five different building types, which exceeds the standard. We have also varied the architecture within those building types to provide additional diversity. At issue is the requirement that no more than two building types be placed next to each other. In our case, we placed the 3 bedroom buildings (building type 12c) closest to the recreation center and park. There are two buildings facing Rohan Rise, and one building on Debra Drive, but all are visible from Stoney Brook Road. We did explore alternative placements early on in the design phase, however, we concluded that this was the optimal placement of the buildings The three bedroom units are the most likely to be rented to families and to house children. CHFA, HUD, and our institutional tax credit investors are all in agreement that their location on the same side of the street as the playground and clubhouse is ideal. Furthermore, it could be more difficult to convince families to rent one of these units if they know that their children would have to cross a street-like private drive (or public street) in order to get to the Lakeview on the Rise Modification of Standards 3.8.30 and 4.5 3 Attachment 3 playground or clubhouse. The 3-bedroom units in the two similar buildings next to one another provide a necessary financial buoy to the overall development. All of these buildings have direct sidewalk pedestrian connections to the playground and clubhouse. Complying with this Code section would negatively impact our ability to realize the rental income from these units which do the most to offset the cost of developing affordable housing and could have an adverse effect on the safety of some of our residents. JUSTIFICATION Pedcor Investments requests, as outlined in 2.8.2(H)(1), that this modification of standards request regarding 4.5(D)(2) Mix of Housing Types, 3.8.30(F)(2) Variation Among Buildings, and 4.5.(E)(4)(i) Maximum Floor Area. be approved as our request will promote the general purpose of the standard equally well or better than would a plan which complies with the standard. As has been demonstrat- ed, building an affordable housing community with 4% tax credits is very challenging, and to do so, construction of the units must be as efficient as possible. It is our belief that approving these minor amendments to the code would be un-noticeable to most in the general public, and would help fulfill a well documented need of providing affordable housing to the 60% AMI population. In addition, pursuant to 2.8.2(H)(2), the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially allevi- ate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an im- portant community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible. In order to build and affordable hous- ing community that meets families at or below 60% of the area median income (AMI), granting this modification would allow more efficient construction of the units to meet this income level on a site that is already constrained. 1.2.2 Purpose The purpose of this Code is to improve and protect the public health, safety and welfare by: (A) ensuring that all growth and development which occurs is consistent with this Code, City Plan and its adopted components, including, but not limited to, the Structure Plan, Principles and Policies and associated sub-area plans. (B) encouraging innovations in land development and renewal. (C) fostering the safe, efficient and economic use of the land, the city's transportation infrastructure, and other public facilities and services. (D) facilitating and ensuring the provision of adequate public facilities and services such as transporta- tion (streets, bicycle routes, sidewalks and mass transit), water, wastewater, storm drainage, fire and emergency services, police, electricity, open space, recreation, and public parks. (J) improving the design, quality and character of new development. (K) fostering a more rational pattern of relationship among residential, business and industrial uses for the mutual benefit of all. (L) encouraging the development of vacant properties within established areas. (O) encouraging a wide variety of housing opportunities at various densities that are well-served by public transportation for people of all ages and abilities. Lakeview on the Rise Modification of Standards 3.8.30 and 4.5 4 Attachment 3 As has been demonstrated, not providing the required mix of building types, and a slight variation to the variation among buildings would provide a well documented community need in construction af- fordable housing serving families at or below 60% of the area median income (AMI). Lakeview on the Rise Modification of Standards 3.8.30 and 4.5 5 Attachment 3 Nep t u n e S t a r Du n n e Dr Boy n e Dr Ct A v Brittany Dr Province Rd Brit St Tom Kee Ave Mcherty Ave Neva Ct Prescott ware St Cir Courtenay Cir West- bourn t a n y Com p t o n R d PORTNER RES ROBERT BENSON LAKE Plateau Ct Polaris Dr Way Dr Mercury Dr Venus Milky Way Saturn Dr Mars Dr Skyway Dr Orion Leo DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS 10 11 7 13 8 13 11 15 9 15 LORIEN LANE 10 Rivendell Rd (Private Drive) Rohan Rise (Private Drive) 7 15 9 15 COLLEGE (HWY 287) DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS 100' WETLAND BUFFER 300' LAKE BUFFER HIGH WATER LINE DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS PASSIVE PARK AREA, WALKING PATHS, BENCHES, PELICAN VIEWING AREA 12,419 SF .28 AC NATURAL HABITAT BUFFER ZONE BUILDING 16 TYPE 12B BUILDING 17 TYPE 8A DS DS STONEY BROOK RD B B 25.5' EDGE OF WETLANDS ROBERT BENSON RESERVOIR EDGE OF WETLANDS PROPERTY LINE LOTR PROPERTY LINE 300' LAKE BUFFER 100' WETLAND BUFFER ADDITIONAL COLLEGE ROW 8' WALK 9' PARKWAY 22.8' SITE WALLS NEW COLLEGE E 8" PVC SEWER 25 MH-1 RIM EL 5038.50 INV OUT =5033.83 E E G G G G G G G G G G G G G E E E E E E E E E E E E E E E G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E G E E E E E E G G E 8" PVC SEWER 253.59L E E G G G G G G G G G G G G G E E E E E E E E E E E E E E E G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E G E E E E E E G G G VAN E 8" PVC SEWER 253.59LF @ 0.50% MH-1 RIM EL 5038.50 INV OUT =5033.83 MH-2 RIM EL 5038.90 INV IN = 5032.56 INV OUT =5032.36 E E G G G G G G G G G G G G G E E E E E E E E E E E E E E E G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E T =5033.83 G G G G G G G G G G G G G E E E E E E E E E E E E E E E G G G G G G G G G G G G G G E E E E E E E E E E E E E E E E E G G G G G G G G G E E E E E E E E E E E E E G T =5033.83 G G G G G G G G G E G G G G G G G G G G G G G G G E E E E E E E E E E E E E E E E E E E E E E E E E E E E E G G G G G G G E G G G G G G G G G G G G G G G E E E E E E E E E E E E E E E E E E E E E E E E E E E E E G G G G G G G G G G G G E E E E E E E E E E E E E E E G E E E E E E E E G G G G G G G G G G G G G E E E E E E E E E E E E E E E G E E E E E E E E G G (5) PRAM (3) POAN (10) RIAU (3) JUSC E E G G G G G G G G G G G G G G G G G G G G E E E E E E E E E E E E E E E E E E E E E E E E E E G G G G G G G G G G G G G G G G E E G G G G G G G G G G G G G G G G G G G G E E E E E E E E E E E E E E E E E E E G G G G G G G G G E E E E E E E E E G G G G G G G G G E E E E E E E E E (6) PRVM (6) RHTR (7) RHTR (4) POAN EDGE OF WETLAND S. COLLEGE AVE 100 FOOT WETLAND SETBACK PROPERTY LINE EXISTING RUSSIAN OLIVE GROVE (OFF SITE) EXISTING RUSSIAN OLIVE (OFF SITE) EXISTING RUSSIAN OLIVE GROVE (OFF SITE) (5) RHTR NATURAL AREAS FENCE, DIES INTO SLOPE NATURAL AREAS FENCE ON PROPERTY LINE LANDSCAPE PLAN LEGEND PROPERTY LINE SHADE TREES ORNAMENTAL TREES DECIDUOUS SHRUBS ORNAMENTAL GRASSES SOD GRASS EVERGREEN SHRUBS UTILITY EASEMENT FLOWLINE, CURB & GUTTER PROPOSED WALK MATCHLINE RIGHT OF WAY LINE CENTERLINE DRYLAND SEED MIX DETENTION SEED MIX SHRUB BEDS (5) RHTR (4) POAN EDGE OF WETLANDS HIGH WATER LINE (10) RIAU 100 FOOT WETLAND SETBACK PROPERTY LINE (3) POAN (9) ROWO NATURAL AREAS FENCE ON PROPERTY LINE NATURAL AREAS FENCE ON PROPERTY LINE E ON PROPERTY LANDSCAPE PLAN LEGEND PROPERTY LINE SHADE TREES ORNAMENTAL TREES DECIDUOUS SHRUBS ORNAMENTAL GRASSES SOD GRASS EVERGREEN SHRUBS UTILITY EASEMENT FLOWLINE, CURB & GUTTER PROPOSED WALK MATCHLINE RIGHT OF WAY LINE CENTERLINE DRYLAND SEED MIX DETENTION SEED MIX SHRUB BEDS STOP SIGN NATURAL HABITAT BUFFER ZONE 100 FT WETLAND BUFFER HIGH WATER LINE WETLANDS NATURAL AREA SEED MIX EVERGREEN TREES 6' IRON FENCE AT POOL OPEN RAIL FENCE 3' FENCE VIGNETTE studios NORTH Planning Landscape Architecture Graphics SHEET TITLE: SHEET NO: PO Box 1889 Fort Collins, Colorado 80522-1889 970.472.9125 T 970.494.0728 F www.vignettestudios.com ACAD FILE: DRAWN: CHECKED: JOB NO: REVISIONS DATE ISSUE DATE: CLIENT PEDCOR INVESTMENTS a limited liability company 770 3RD AVENUE SW G G G G G G E E E E E E G G G G G G E E E E E E EDGE OF WETLAND HIGH WATER LINE S. COLLEGE AVE 100 FOOT PROPERTY LINE WETLAND SETBACK LANDSCAPE PLAN LEGEND PROPERTY LINE SHADE TREES ORNAMENTAL TREES DECIDUOUS SHRUBS ORNAMENTAL GRASSES SOD GRASS EVERGREEN SHRUBS UTILITY EASEMENT FLOWLINE, CURB & GUTTER PROPOSED WALK MATCHLINE RIGHT OF WAY LINE CENTERLINE DRYLAND SEED MIX DETENTION SEED MIX SHRUB BEDS STOP SIGN NATURAL HABITAT BUFFER ZONE 100 FT WETLAND BUFFER HIGH WATER LINE WETLANDS NATURAL AREA SEED MIX EVERGREEN TREES 6' IRON FENCE AT POOL OPEN RAIL FENCE 3' FENCE VIGNETTE studios NORTH Planning Landscape Architecture Graphics SHEET TITLE: SHEET NO: PO Box 1889 Fort Collins, Colorado 80522-1889 970.472.9125 T 970.494.0728 F www.vignettestudios.com ACAD FILE: DRAWN: CHECKED: 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "WABASH" BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING 17' - 9" TRUSS BEARING 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "WABASH" BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR BRICK CRAFT "WABASH" 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR BRICK CRAFT "WABASH" 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT 17' - 9" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING 9' - 7 7/8" BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING 9' - 7 7/8" BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" 0' - 0" T/O CONCRETE 10' - 1 1/8" TRUSS BEARING 20' - 4 3/8" DORMER PLATE HEIGHT BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 0' - 0" T/O CONCRETE 10' - 1 1/8" TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 0' - 0" T/O CONCRETE 10' - 1 1/8" TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 0' - 0" T/O CONCRETE 10' - 1 1/8" TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR PAINTED STEEL DUMPSTER GATE W/ PAINTED REVERSE 0' - 0" T/O CONCRETE 8' - 9 1/8" TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 0' - 0" T/O CONCRETE 8' - 1 1/8" TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 0' - 0" T/O CONCRETE 8' - 9 1/8" TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 0' - 0" T/O CONCRETE 8' - 9 1/8" TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE FIBER CEMENT SIDING, REFER TO COLOR SCHEMES LAKEVIEW ON THE RISE PEDCOR INVESTMENTS - 6740 S. COLLEGE AVE, FORT COLLINS, CO COLOR SCHEMES 04/26/17 16109 NTS NATURAL AREA BUFFER 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 Ecological Characterization Study 6740 S. College Fort Collins, CO Prepared for: Pedcor Investments, LLC One Pedcor Square 770 3rd Avenue, SW Carmel, IN 46032 and Current Planning Department City of Fort Collins 281 North College Avenue Fort Collins, CO 80524 December 21, 2015 Prepared by: Ecology and Environment 4949 Pearl East Circle, Suite 300 Boulder, CO 80301 303.443.3282 Attachment 6 Ecological Characterization Study – 6740 S. College December 21, 2015 i Table of Contents Introduction ................................................................................................................................................... 1 Property Location ...................................................................................................................................... 1 Methods ........................................................................................................................................................ 1 Desktop Review ........................................................................................................................................ 1 Site Assessment ........................................................................................................................................ 2 Findings ........................................................................................................................................................ 2 Site Description ......................................................................................................................................... 2 Natural Habitats and Ecological Functions ............................................................................................... 3 Site Vegetation .......................................................................................................................................... 3 Noxious Weeds ......................................................................................................................................... 5 Threatened and Endangered Plant Species ............................................................................................... 5 Wetlands ................................................................................................................................................... 6 Wildlife ..................................................................................................................................................... 6 Potential Special Status Wildlife Species ................................................................................................. 6 Raptors and Migratory Birds..................................................................................................................... 7 General Wildlife ........................................................................................................................................ 7 Summary ....................................................................................................................................................... 7 Special Features ........................................................................................................................................ 9 Recommendations ..................................................................................................................................... 9 References and Literature Cited .................................................................................................................. 10 List of Tables Table 1. Soils Occurring on the Site ............................................................................................................. 1 Table 2. Plant Species Observed Within the Site Boundary ......................................................................... 4 Table 3. Trees Larger Than 6” Diameter ...................................................................................................... 5 Table 4. Special Status Wildlife Species with Potential to Occur on the Site, Larimer County, Colorado. . 7 Table 5. Natural Habitats and Features Within 500 Feet of the Site ............................................................. 8 List of Figures Figure 1. Site Location, Soils, and National Wetland Inventory ............................................................... 11 Figure 2. Ecological Features..................................................................................................................... 12 Appendices Appendix A. Photo Documentation Appendix B. Wetland Data Sheets Attachment 6 Ecological Characterization Study – 6740 S. College December 21, 2015 ii Attachment 6 Ecological Characterization Study – 6740 S. College December 21, 2015 1 INTRODUCTION Pedcor Investments, LLC proposes to construct 250 multi-family dwelling units at 6740 S. College (Parcel #9613200006) (Site). The Site is within 500 feet of known natural habitats—Robert Benson Lake and Pelican Marsh Natural Area. Therefore, an Ecological Characterization Study is required, under Article 3, Section 3.4.1 of the Fort Collins Land Use Code. This report describes ecological conditions and functions observed at the Site. Property Location The Site is located in southern Fort Collins, approximately 0.7 mile north of the intersection of Highway 392 (also known as East County Road 32 and Carpenter Road) and South College Avenue (also known as Highway 287). An unnamed access road lies adjacent to the northern boundary of the Site (Figure 1). The 20-acre Site is within the NW¼ of Section 13, Township 6 North, Range 69 West, of the Sixth Principal Meridian. Near the center of the Site, latitude-longitude coordinates are 40° 29’ 25.96” N and 105° 04’ 32.51” W. METHODS Desktop Review A desktop analysis was conducted to assess potential federal, state, and local special status species (SSS) including threatened and endangered (T&E) species and species of special concern (SSC) listed by U.S. Fish and Wildlife Service (USFWS) or Colorado Parks and Wildlife (CPW). The USFWS Information for Planning and Conservation (IPaC) tool was used to review federal species (USFWS 2015). The Colorado Natural Diversity Information Source (NDIS 2015) was used to review state species (CPW 2015). The management plan for the Pelican Marsh Natural Area was reviewed for local species (Fort Collins 2005). Soils Soil types occurring on the Site are summarized in Table 1 and illustrated on Figure 1. Soils are generally gently sloping, clay loams with the exception of some poorly drained clay in the southern and western portions of the Site, near the lake. Table 1. Soils Occurring on the Site Soil Map Unit Number and Name Description Hydric 36 – Fort Collins loam, 3- 5% Slopes Well-drained loam and clay loam; depth to water table more than 80 inches. No 37 – Fort Collins loam, 5- 9% slopes Well-drained loam and clay loam; depth to water table more than 80 inches. No 49 – Heldt clay loam, 3- 6% slopes Well-drained clay loam; depth to water table more than 80 inches. Farmland of statewide importance. No 63 – Longmont clay, 0- 3% slopes Poorly-drained clay; depth to water table approx. 24-30 inches. Slightly to strongly saline. No Attachment 6 Ecological Characterization Study – 6740 S. College December 21, 2015 2 Wetlands National Wetland Inventory The National Wetland Inventory (NWI) was consulted (USFWS 2015). The NWI identified one wetland type in the vicinity of the project area, with the code L1UBG. This code indicates a wetland and deep- water habitat situated in a topographic depression, lacking trees, shrubs, and persistent emergent vegetation with greater than 30 percent coverage, and exceeding 20 acres in total size. The lake includes all deep-water habitats with at least 25 percent cover of particles smaller than stones and a vegetative cover less than 30 percent (USFWS 2015). The mapped NWI wetland includes Robert Benson Lake (Figure 1). Proximity to Designated Natural Areas or Open Space The adjacent 156-acre Pelican Marsh Natural Area which includes Robert Benson Lake were acquired by the City of Fort Collins in 2002. The City’s natural areas management plan identifies the key features of the natural area as the lake with high use by American white pelican (Pelecanus erythrorhynchos). Site Assessment Ecological conditions on the Site were assessed by a wetland specialist and a wildlife biologist on November 16, 2015. Wetland Delineation The wetland delineation was conducted following the methodology described in the 1987 Corps of Engineers Wetland Delineation Manual and in the 2010 Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Great Plains Region. Wetland characteristics are variable within the lake fringe. To gain an understanding of the hydrology, several soil test pits were dug, dominant vegetation was observed, and hydrologic indicators were noted at each soil test pit location. Of the numerous test pits that were dug in the effort to delineate the wetland boundary, two were selected and these are data sampling points for which the vegetation, soils, and hydrology findings were recorded on Corps of Engineers data sheets (Figure 2 and Appendix B). The wetland boundary was recorded using a hand-held Trimble Geo6000 XH GPS unit and TerraSync Professional Field software. Color photographs were taken to document site conditions at test pits, data sampling points, and throughout the Site. Wildlife Assessment The entirety of the Site was traversed on foot to qualitatively document onsite conditions of habitats, and to assess the variety, distribution, and abundance of wildlife populations. FINDINGS Site Description The Site ranges in elevation from 5,042 feet at the northwest corner to 5008 feet near the south end near the margin of Robert Benson Lake. Topographically, the land slopes from the north, east, and west gradually southward toward the lake, and the overall effect is bowl-like (Photos 1 and 2). There is an existing vacant one-story commercial building in the northwestern part of the Site, with access off of South College Avenue (Photo 3). An irrigation ditch runs along the western boundary, with a lateral ditch extending in an east-west direction at the north end of the Site and a lateral extending north-south at the eastern boundary (Photo 3). The majority of the Site consists of irrigated non-native grassland that has been mown for hay. Trees are scattered around the perimeter of the abandoned building. Dominant views are toward the lake. Attachment 6 Ecological Characterization Study – 6740 S. College December 21, 2015 3 Natural Habitats and Ecological Functions Within Site Boundaries Because the Site vegetation is dominated by irrigated and mown pasture grassland, natural habitats occur as remnants in association with the lake fringe. There are two large plains cottonwood trees in the northeastern corner of the Site (Photo 4). These function to provide foraging and nesting opportunities for arboreal birds. The pasture land provides an open view of the lake and produces forage hay for livestock. Unmown areas along the southern property line represent a transitional habitat between the mown pasture grassland and the lake fringe. Here, the soils hold more moisture, and inland saltgrass (Distichlis spicata) and reed canarygrass (Phalaris arundinacea), occur in large patches. This natural habitat functions to filter any overland water flow prior to entering the lake (Photo 5). These transition areas also function as a source of invertebrates and seeds for bird species, and mammalian prey such as voles (Microtus sp.) for carnivores such as coyotes (Canis latrans). It is noteworthy that most of the unmown areas of the Site support milkweed species (Asclepias sp.), which is an important resource for monarch butterfly (Danaus plexippus) and other native invertebrates (Photo 6). Adjacent to the Site The Site is bordered on the north by a small farm and pasture land to the northeast, with additional pasture land and single-family residences on variously-sized lots beyond to the north. There is another small farm immediately east of the Site, with large single-family residential subdivisions further east and to the southeast. Robert Benson Lake, and its associated wetland fringe, borders the Site on the south. Outside the northern boundary a ditch runs east-west. This ditch has three vegetative strata that coincide: tree canopy, shrubs and saplings, and herbaceous ground cover (Photo 7). The herbaceous component along this ditch is more diverse than on other areas on the Site. The offsite ditch has a representation of riparian habitat, but the sparse and scattered nature of the native trees, the minimal presence of shrubs, and the prevalence of non-native smooth brome (Bromus inermis) grass reduce the habitat quality (Photo 6). Herbaceous vegetation cover along the ditch outside the northern boundary includes smooth brome and reed canarygrass, with areas of asparagus (Asparagus), little bluestem (Schizachyrium scoparium), showy milkweed, and one area (approximately 8’ x 20’) of Emory sedge (Carex emoryi). There are approximately six small patches of American plum (Prunus americana), each containing 10 to 20 stems. Trees include: plains cottonwood (Populus deltoides), boxelder (Acer negundo), and Siberian elm (Ulmus pumila). Although these remnants may have some ecological function for feeding, roosting, and nesting by wildlife species, the value is reduced due to the limited nature of native habitats. On the west side of the Site and west of South College Avenue, there is a mixture of land uses: a small farm, some large single-family residences, a nursery, a large single-family residential subdivision, and a sand and gravel sales yard. Although wetlands were not observed within the Site boundary, wetland habitat does occur between the Site’s southern property line and Robert Benson Lake. These are described later in this report. Site Vegetation Herbaceous vegetation along the ditch on the western Site boundary consists primarily of smooth brome, with patches of reed canarygrass, Hooker’s evening primrose (Oenothera elata), and common sunflower (Helianthus annuus). There are no trees or shrubs along this ditch. The lateral ditch is vegetated by smooth brome and reed canarygrass. There are two mature cottonwood trees at the eastern Site boundary. One is more than seven feet in diameter, and the other has two stems, each approximately two feet in diameter (Figure 2). Vegetation within the lateral ditch extending along the eastern boundary is smooth brome grass. Attachment 6 Ecological Characterization Study – 6740 S. College December 21, 2015 4 In the southern and southeastern areas of the site, intermediate wheatgrass (Thinopyrum intermedium) is present and inland saltgrass occurs in areas that have more soil moisture (Photo 8). Eight Russian olive (Elaeagnus angustifolia) trees, greater than six inches diameter occur inside of the southern Site boundary, in areas that are not mown for hay. A list of vegetation species observed on the Site is provided in Table 2 and trees greater than six inches in diameter are listed in Table 3. The preponderance of trees around the building consists of crack willow (Salix fragilis) and green ash (Fraxinus pennsylvanica) (Photos 9 and 10, Table 3). Table 2. Plant Species Observed Within the Site Boundary Latin Name1 Common Name Origin Comments Trees and Shrubs Elaeagnus angustifolia Russian olive Non-native Six at the northeastern corner of the Site, and 19 at the southeast corner. Colorado Noxious Weed B List. Fraxinus pennsylvanica Green ash Native A few individuals along the northern irrigation ditch and others in a line at the perimeter of the vacant building. Populus deltoides Plains cottonwood Native Saplings and one >6” along the northern irrigation ditch; one >7’ and two >2’ at the northeast corner of the Site. Salix fragilis Crack willow Non-native Two at the perimeter of the vacant building. Grasses and Grass-like Species Bromus inermis Smooth brome Non-native The dominant herbaceous species on the Site. Carex emoryi Emory sedge Native One patch approximately 160 square feet in the bottom of the northern irrigation ditch. Distichlis spicata Inland saltgrass Native Prevalent at the southern site boundary. Phalaris arundinacea Reed canarygrass Native Occurs in irrigation ditches and laterals. Schizachyrium scoparium Little bluestem Native Fewer than 20 plants along the northern irrigation ditch. Thinopyrum intermedium Intermediate wheatgrass Non-native Prevalent in the south/southeastern areas of the Site. Forb Species2 Asclepias speciosa Showy milkweed Native Occurs in all unmown areas. Asparagus Asparagus Native Is prevalent along the northern ditch. Aster sp. Aster Native Observed along the northern ditch and in unmown areas to the south. Cirsium arvense Canada thistle Non-native Occurs as scattered individuals in the northeastern corner and the south. Colorado Noxious Weed B List. Attachment 6 Ecological Characterization Study – 6740 S. College December 21, 2015 5 Latin Name1 Common Name Origin Comments Helianthus annuus Common sunflower Native Occurs as scattered individuals along the western and northern ditches. Melilotus officinalis Sweetclover Non-native Small number observed along the northern ditch. Oenothera elata Hooker’s evening primrose Native Occurs as scattered individuals along ditches. Verbascum thapsus Common mullein Non-native Very few observed along the northern ditch. Colorado Noxious Weed C List. 1Plant names throughout this document are from USDA 2015. 2Site assessment occurred during the dormant season. Other forb species may occur that were not visible. Table 3. Trees Larger Than 6” Diameter Tree Number1 Latin Name Common Name Native/Non- Native Quantity 1, 20-28 Elaeagnus angustifolia Russian olive Non-native  4-6, 9-19 Fraxinus pennsylvanica Green ash Native 14 2, 3 Populus deltoides Plains cottonwood Native 2 7, 8 Salix fragilis Crack willow Non-native 2 1Refer to Figure 2 for tree locations Noxious Weeds Although noxious weeds occur on the Site, they are not prevalent and comprise less than one percent of the total vegetation cover. Fewer than 25 plants of common mullein (Verbascum thapsis) were noted on the south bank of the northern ditch. Canada thistle (Cirsium arvense) and Russian olive (Elaeagnus angustifolia) saplings occur in loose stands among other herbaceous vegetation in the northeastern corner of the Site and in unmown parts at the southern boundary. Outside the Site boundary, larger Russian olive trees occur in the lake fringe, and approximately 12 salt cedar (Tamarix chinensis) saplings were observed between the southeastern Site boundary and the lake. Threatened and Endangered Plant Species Two threatened plant species have the potential to occur in Larimer County: Ute ladies’-tresses orchid (Spiranthes diluvialis) and Colorado butterfly plant (Gaura neomexicana var. coloradensis). Ute Ladies’‐tresses Orchid Ute ladies’-tresses orchid is endemic to moist soils in mesic or wet meadows near springs, lakes, or perennial streams. Most of the occurrences are along riparian edges, gravel bars, old oxbows, and moist to wet meadows along similar situations near freshwater lakes or springs (USFWS 1995). Ute ladies’-tresses orchid seems to require permanent sub-irrigation, indicating a close affinity with floodplain areas where the water table is near the surface throughout the growing season. Ute ladies’-tresses orchid occurs primarily in areas where the vegetation is relatively open and not overly dense, overgrown, or overgrazed. The only known populations on the Colorado Front Range are near Boulder Creek in the City of Boulder, and along Clear Creek near the towns of Golden and Wheat Ridge. Attachment 6 Ecological Characterization Study – 6740 S. College December 21, 2015 6 The Ecological Characterization Study for this Site occurred outside of the season for surveying for Ute ladies’-tresses orchid. However, the presence of dense smooth brome and an absence of plant species commonly associated with the orchid likely preclude the presence of potential habitat on the Site. Colorado butterfly plant The Colorado butterfly plant is adapted to stream channel sites that are periodically disturbed. It occurs on sub-irrigated, alluvial soils on level or slightly sloping floodplains and drainage bottoms at elevations of 5,000 to 6,400 feet (USFWS 2015). While this plant does occur in northern Larimer County (USFWS 2010), habitat is typically open, without dense or overgrown vegetation. Habitat for this plant does not occur on the Site. Wetlands Moving southward from the Site’s southern boundary, as soils become moist and then saturated, the herbaceous vegetation transitions from a solid stand of inland saltgrass, to an intermixing of arctic rush (Juncus arcticus) and inland saltgrass. Continuing toward the lake, common threesquare (Schoenoplectus pungens) and reed canarygrass become more dominant, and then give way to narrowleaf cattail (Typha angustifolia) at the lake edge (Photo 11). This vegetation occurs outside of the Site boundary. Rating categories have been developed to represent the estimated probability with which a certain plant species occurs in wetlands (Lichvar 2012). The wetland indicator status of the plants observed at the sampling points is noted below in parentheses. Based on visual observation of dominant vegetation and soil moisture, there is a zone where the interplay of the lake level, water table, and overland drainage from irrigation ditches or higher-elevation uplands creates a fluctuating effect in soil moisture. For example, there were areas where narrowleaf cattail, (a plant that almost always occurs in wetlands), had died and soil moisture was absent. Nearby, in other areas where soils were saturated, inland saltgrass (a plant that occurs in both wetlands and non-wetlands) dominated. Areas delineated as wetlands were defined by the presence of all three wetland indicators: hydric vegetation, hydric soils, and hydrology, which in this case is defined by saturated soils. Soil test pits that were dug to look for indicators of hydric soils and hydrology are illustrated on Figure 2. Test Pits 1, 2, and 3 displayed hydric vegetation and soils, but soils were barely moist at a depth of 12 to 18 inches, indicating an absence of wetland hydrology. Test Pit 4 represents the first occurrence of all three wetland indicators (Photo 12). The water table was present eight inches below the ground surface. At Sampling Point 1, water filled the entire depth of the soil pit, almost immediately after excavation. Dominant vegetation cover consisted of 60% common threesquare (a plant that almost always occurs in wetlands) and 40% inland saltgrass (occurs in both wetlands and non-wetlands). The delineated wetland, test pits, and sampling points are shown in Figure 2. Sampling Point 2 was taken in an upland area for purposes of comparison (Photo 8). Soil was slightly moist at a depth of 18 inches. Approximate vegetation cover was: 5% Canada thistle (usually occurring in non-wetlands), 15% intermediate wheatgrass (almost never occurs in wetlands), 30% inland saltgrass (occurs in both wetlands and non-wetlands), and 50% smooth brome (almost never occurs in wetlands). Wildlife Potential Special Status Wildlife Species E & E ecologists surveyed the Site for CPW state and federal T&E species and SSS when the desktop survey indicated that potential habitat could be present. Five species fit these criteria and are listed in Table 4. No impacts to listed species are anticipated as the majority of the Site is irrigated pasture. Bald eagle (Haliaeetus leucocephalus) may visit Robert Benson Lake for foraging opportunities but no nests were observed onsite. Some large cottonwoods on the northeastern side of the Site could be used for a nest, but surrounding human activity reduces the likelihood of local breeding. Black-tailed prairie dogs (Cynomys ludovicianus) and burrowing owl (Athene cunicularia) have been documented offsite on the Attachment 6 Ecological Characterization Study – 6740 S. College December 21, 2015 7 eastern side of the Pelican Marsh Natural Area, but no individuals or their sign were observed onsite. No appropriate habitat or drainages occur on site that would support Preble’s meadow jumping mouse (Zapus hudsonius preblei). The closest positive Preble’s meadow jumping mouse trapping data was collected along the Big Thompson River in 2001 (USFWS 2015b), approximately 8.1 miles southeast of the Site. Northern leopard frog (Rana pipiens) and common garter snake (Thamnophis sirtalis) activity would be concentrated within the wetland fringe off of the Site. Table 4. Special Status Wildlife Species with Potential to Occur on the Site, Larimer County, Colorado. Common Name Scientific Name Listing Status1 Habitat Present Bald eagle2 Haliaeetus leucocephalus DL, SC Limited Burrowing owl Athene cunicularia ST Adjacent Black-tailed prairie dog Cynomys ludovicianus SC Adjacent Preble’s meadow jumping mouse Zapus hudsonius preblei FT No Northern leopard frog Rana pipiens SC Adjacent Common garter snake Thamnophis sirtalis SC Adjacent Source: USFWS 2015, CPW 2015. 1 DL = Delisted, FT = Federal Threatened, ST = State Threatened, SC = State Special Concern (non-statutory). 2 The bald eagle was removed from the federal list of T&E species in 2007, but it continues to be protected under the Migratory Bird Treaty Act (MBTA) and the Bald and Golden Eagle Protection Act (BGEPA). It was removed from the Colorado State Endangered List in 2009 but it continues to be a state species of special concern (a non-statutory status). Raptors and Migratory Birds No raptor nests were detected onsite. Large cottonwood trees on the northeastern side are large enough for raptors to nest in, but no nests were observed within or adjacent to the Site. Raptors, especially red- tailed hawk (Buteo jamaicensis) and American kestrel (Falco sparverius) may occasionally forage for voles on the grassy areas of the Site. Migratory birds that may use the Site include American robin (Turdus migratorius), western meadowlark (Sturnella neglecta), red-winged blackbird (Agelaius phoeniceus), common grackle (Quiscalus quiscula), and house finch (Haemorhous mexicanus). General Wildlife CPW (NDIS 2015) indicated the Site is within overall range for white-tailed deer (Odocoileus virginianus) and black bear (Ursus americanus), and overall and seasonal range (summer, winter) for mule deer (Odocoileus hemionus). The Site is also within a human conflict area for mountain lion (Puma concolor) due to the urban/wildland interface and the occasional human interaction with these large carnivores. The Site is also within peripheral and overall mountain lion range. The habitats and cover on the Site are unlikely to support these game and predator species. Canada goose (Branta canadensis) foraging areas and winter range are indicated, as would be expected with the nearby lake and grasses on Site. American white pelican overall range and foraging area are also indicated due to the lake. SUMMARY The presence or absence of natural habitats and features as defined by Article 3, Division 3.4, Section 3.4.1 of the City of Fort Collins Land Use Code is summarized in Table 5. Attachment 6 Ecological Characterization Study – 6740 S. College December 21, 2015 8 Table 5. Natural Habitats and Features Within 500 Feet of the Site Type Present Within or Immediately Adjacent (within 500 feet) of the Site Comments Natural Habitats Aquatic Yes The shoreline of Robert Benson Lake is from 130 to 300 feet of the Site property line. Wetland and wet meadow Yes The wetland fringe of Robert Benson Lake is from 100 to 200 feet of the Site property line. Native grassland No None observed. Riparian forest No None observed. Urban plains forest No None observed. Riparian shrubland No None observed. Foothills forest No Site outside elevational limits. Special Features Significant remnants of native plant communities No None observed. Potential habitats and known locations of rare, threatened or endangered plants No None observed. Potential habitats and known locations of rare, threatened or endangered animals No None observed or anticipated. Raptor habitat features, including nest sites, communal roost sites, and key concentration areas No Raptors could nest on Site, but no nests observed. Concentration areas for nesting and migratory shorebirds and waterfowl Yes Robert Benson Lake may host migratory shorebirds and waterfowl and is noted by Natural Areas for American white pelican. Migratory songbird concentration areas No Limited native riparian habitat. Prairie dog colonies over fifty acres in size No None within 500 feet. Concentration areas for rare, migrant or resident butterflies Possible Limited numbers of nectaring (wildflowers) and larval foods (grasses). Areas of high terrestrial or aquatic insect diversity Possible Nearby wetland habitat and Robert Benson Lake could support aquatic insects. Attachment 6 Ecological Characterization Study – 6740 S. College December 21, 2015 9 Type Present Within or Immediately Adjacent (within 500 feet) of the Site Comments Areas of significant geological or paleontological interest No None present. Irrigation ditches that serve as wildlife corridors No No native cover along ditches, Special Features Special features identified on the Site include the two large plains cottonwood trees in the northeastern corner; the prevalence of milkweed in unmown areas; and the native wetland vegetation on the fringe of the lake. The general ecological functions provided by these features include open space, open views of the lake, butterfly and insect habitat, and a water quality filter for water entering the lake from uphill areas of the Site. Recommendations Preservation of the two large plains cottonwood trees is the primary recommended action for enhancement and preservation of the Site’s natural features. Other potential options are:  Planting of plains cottonwood trees, boxelder trees, and American plum shrubs along the, eastern, and western ditches if they remain;  Incorporation of native trees, shrubs, and pollinator-attractant plants in the landscape of the development, to offset removal of any significant trees;  Preservation of a band of herbaceous vegetation to filter stormwater runoff before it reaches the lake; and  Implementation of low impact development/green infrastructure to manage stormwater. Fencing and native plantings along the boundary of the development may help to reduce the impact of the development on wildlife and contain at-large cats and dogs. The Land Use Code requires compatibility with and reasonable public access to the natural area (Section 3.4.1(L)(M). Because the lake is noted for harboring large numbers of summer American white pelican, consider limiting access to the adjacent shoreline and encouraging access to trails and park access to the east. This would also reduce trampling of wetland vegetation and disturbance of migratory birds. Attachment 6 Ecological Characterization Study – 6740 S. College December 21, 2015 10 REFERENCES AND LITERATURE CITED Center for Plant Conservation, 2010. National Collection Plant Profile. http://www.centerforplantconservation.org/collection/cpc_viewprofile.asp?CPCNum=1997 . Accessed January, 2015. Colorado Parks and Wildlife. 2008a. Recommended Buffer Zones and Seasonal Restrictions for Colorado Raptors. Colorado Parks and Wildlife. 2015. Threatened & Endangered List. (http://cpw.state.co.us/learn/Pages/SOC-ThreatenedEndangeredList.aspx). Accessed December 2014. Lichvar, R. W., N.C. Melvin, M.L. Butterwick, and W.N. Kirchner. 2012. National Wetland Plant List Indicator Rating Definitions. ERDC/CRREL TR-12-1. U.S. Army Engineer Research and Development Center, Cold Regions Research and Engineering Laboratory, Hanover, New Hampshire. Natural Diversity Information Source, 2015. Colorado Parks and Wildlife Biologists, District Wildlife Managers, and Researchers. Natural Resources Conservation Service (NRCS). 2013. Soil Survey Geographic Database for Larimer County Area, Colorado. Fort Worth, Texas. U.S. Department of Agriculture. http://websoilsurvey.nrcs.usda.gov. Accessed November 2015. U.S. Army Corps of Engineers methodology (USAC 2010) Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Great Plains Region (Version 2.0). U.S. Department of Agriculture (USDA), NRCS, 2015. The PLANTS Database. National Plant Data Team, Greensboro, NC 27401-4901. USA. Accessed November, 2015. http://plants.usda.gov. U.S. Fish and Wildlife Service, (USFWS) 1995. Ute Ladies’-tresses (Spiranthes diluvialis) Recovery Plan, Agency Review Draft. Denver, CO. U.S. Fish and Wildlife Service. 2010. WETDBA.CONUS_wet_poly (vector digital data), from: Classification of Wetlands and Deepwater Habitats of the United States. U.S. Department of the Interior, Fish and Wildlife Service, Division of Habitat and Resource Conservation. Washington, D.C. FWS/OBS-79-31. http://www.fws.gov/wetlands/. Accessed November 2015. U.S. Fish and Wildlife Service (USFWS). 2015a. IPaC - Information, Planning, and Conservation System. U.S. Department of the Interior. (http://ecos.fws.gov/ipac/). Accessed November 2015. U.S. Fish and Wildlife Service (USFWS). 2015b. Trap Data for Preble’s Meadow Jumping Mouse (Zapus hudsonius preblei). Colorado Field Office. U.S. Department of the Interior. Accessed December 2015. Attachment 6 Figure 1 Site Location, Soils, and National Wetland Inventory 6740 S. College Fort Collins, Colorado South College Avenue Pelican Marsh Natural Area T6N R69W ¤£287 11 12 14 13 BenRsoobnert Lake 37 49 63 36 L1UBG L2USC L2USC PEMC PUBF 3117000 3117000 3118000 3118000 3119000 3119000 1420000 1420000 1421000 1421000 1422000 1422000 1423000 1423000 W Soils 36; Fort Collins loam, 3 to 5 percent slopes 37; Fort Collins loam, 5 to 9 percent slopes 49; Heldt clay loam, 3 to 6 percent slopes 63; Longmont clay, 0 to 3 percent slopes U:\Projects_2015\Pedcor\Fig1_Soils_NWI.mxd 18 Dec 2015 1 inch = 500 feet NAD 1983 StatePlane Colorado North FIPS 0501 Feet 0 1,000 Feet ^_ Site Location ¦¨§25 VU402 VU14 VU257 VU392 VU1 ¤£34 ¤£287 Figure 2 Ecological Features 6740 S. College Fort Collins, Colorado !? !? !? !? $8 $8 ) ) ) South College Avenue Pelican Marsh Natural Area ¤£287 T6N R69W TP-4 TP-1 TP-2 TP-3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 24 23 25 26 27 28 13 14 BenRsoobnert Lake SP-1 SP-2 3118000 3118000 1421000 1421000 1422000 1422000 W ) Views $8 Sampling pit !? Test pits Trees >6" diameter Ecological Characterization Study – 6740 S. College December 21, 2015 13 APPENDIX A Photo Documentation Attachment 6 Photo 2. Site overview, from the northwest side looking east. 11-16-15. Ecological Characterization Study December 21, 2015 6740 S. College, Fort Collins, CO Photo 1. Site overview, from the northwest side looking south. 11-16-15. Attachment 6 Ecological Characterization Study December 21, 2015 6740 S. College, Fort Collins, CO Photo 3. The east-west lateral ditch at left front, and the ditch that runs along the western site boundary on the right. South College Avenue is to the right. The vacant commercial building and associated trees are in the background. 11-16-15 Photo 4. The two large plains cottonwood trees at the northeast boundary. The tree on the right is a single trunk and on the left has two trunks. 11-16-15 Attachment 6 Photo 5. At the southeastern boundary, looking westward at the unmown grasses that function as a stormwater filter. Wetland is at upper center, left side of photo. 11-16-15 Ecological Characterization Study December 21, 2015 6740 S. College, Fort Collins, CO Photo 6. Example of swamp milkweed presence at northeast boundary. The two large cot- tonwood tree trunks are visible at the top of the photo. 11-16-15 Attachment 6 Photo 7. Ditch outside north boundary, looking eastward. Plains cottonwood sapling at front, left, little bluestem grass on the right, American plum in far right center, swamp milk- weed in center, and reed canarygrass on the ditch bottom. 11-16-15 Photo 8. In the south/southeastern part of the Site, a mixture of smooth brome, intermedi- ate wheatgrass, and inland saltgrass in an upland area. 11-16-15 Ecological Characterization Study December 21, 2015 6740 S. College, Fort Collins, CO Attachment 6 Photo 10. Trees at perimeter of commercial property, looking east. Building is to the right of the viewer and South College Avenue is behind the viewer. 11-16-15 Ecological Characterization Study December 21, 2015 6740 S. College, Fort Collins, CO Photo 9. Trees at perimeter of commercial property, looking southeast. The building is to the left of the viewer and South College Avenue is behind the viewer. 11-16-15 Attachment 6 Photo 12. Wetland Test Pit 4, where narrowleaf cattail, inland saltgrass, and common threesquare occur along with hydric soil indicators and soil saturation. 11-16-15 Ecological Characterization Study December 21, 2015 6740 S. College, Fort Collins, CO Photo 11. South of the Site property line, with inland saltgrass in the foreground, common threesquare in the midground, and narrowleaf cattail closest to the water. 11-16-15 Attachment 6 Ecological Characterization Study – 6740 S. College December 21, 2015 14 APPENDIX B Wetland Data Sheets Attachment 6 WETLAND DETERMINATION DATA FORM - Great Plains Region Project/Site: '74 City/County: F04wlim 1 L1Th4 sampling Date: 11' Applicant/Owner: 14ç.ov State: Sampling Point: ,P I Investigator(s): 5.. No\s1okY5 5. &ewad Section, Township, Range: 5 13 T6 A) 1 Landform(hillslope, terrace, etc): 5IDr 4D W kJq.. Local relief (concave, convex, none): Y-bJlC.. Slope(%): 3 Subregion (LRR): ______________________________ Lat: 40 Z.°L )'L(,N Long: 16 04 1 Z.84W Datum: A1A1 63 Soil Map Unit Name: Lnhj~mckf C.4i91 63 % sJO3 NWI classification: Are climatic I hydrologic conditions on the site typical for this time of year? Yes No (If no, explain in Remarks.) ---Are -Vegetation Soil , or Hydrology significantly disturbed? Are Normal Circumstances" Present? Yes V No ______ Are Vegetation , Soil or Hydrology naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes V No Yes V' No Is the Sampled Area Hydric Soil Present? I within a Wetland? Yes No Wetland Hydrology Present? Yes No Remarks: VEGETATION — Use scientific names of plants. Absolute Dominant Indicator Dominance Test worksheet: Tree Stratum (Plot size: ___ % Cover Species? Status Number of Dominant Species 1. That (excluding Are OBL, FAC—)FACW, : or FAC 3 (A) 2. 3. Total Species Number Across of All Dominant Strata: 3 (B) Percent of Dominant Species j 4. = Total Cover SaolinglShrub Stratum (Plot size: ) That Are OBL. FACW, or FAC: (NB) 1. Total % Cover of: Multioly by: Prevalence Index worksheet: 2. 3. 4. OBL species x 1 = 5. FACW species x 2 = FAC species x 3 = = Total Cover Herb Stratum (Plot size: FACU species x 4 = 1. 1A ________ Zo OL UPL species x5= 2. _______ )7o )/ f4i i, Column Totals: (A) _________ (B) 3. _____________________ 0L Prevalence Index = B/A Hydrophytic Vegetation Indicators: 5. 1 - Rapid Test for Hydrophytic Vegetation 6. - 2 - Dominance Test is >50% 3 - Prevalence Index is :53.0l 4 - Morphological Adaptations ' (Provide supporting 9. - data in Remarks or on a separate sheet) 10. - Problematic Hydrophytic Vegetation ' (Explain) 61 = Total Cover Woody Vine Stratum (Plot size: ' indicators of hydric soil and wetland hydrology must 1. be present, unless disturbed or problematic. 1I.-u', .-1 SOIL Sampling Point: P I Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Tvoe Loc2 Texture Remarks o_iBhL Jbzj4- )L:( 3j+ J) 'Type: CConcentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2 Location: PLPore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) indicators for Problematic Hydric Soils': - Histosol (Al) - Sandy Gleyed Matrix (S4) - 1 cm Muck (A9) (LRR I, J) - Histic Epipedon (A2) - Sandy Redox (S5) - Coast Prairie Redox (A16) (LRR F, G, H) - Black Histic (A3) - Stripped Matrix (S6) - Dark Surface (S7) (LRR G) - Hydrogen Sulfide (A4) Loamy Mucky Mineral (Fl) - High Plains Depressions (1716) - Stratified Layers (AS) (LRR F) Loamy Gleyed Matrix (F2) (LRR H outside of MLRA 72 & 73) - 1 cm Muck (A9) (LRR F, G, H) j' Depleted Matrix (F3) - Reduced Vertic (F 18) - Depleted Below Dark Surface (All) - Redox Dark Surface (F6) - Red Parent Material (T172) - Thick Dark Surface (Al2) Depleted Dark Surface (F7) - Very Shallow Dark Surface (TF12) - Sandy Mucky Mineral (Sl) - Redox Depressions (F8) - Other (Explain in Remarks) - 2.5 cm Mucky Peat or Peat (S2) (LRR G, H) - High Plains Depressions (F16) 3lndicators of hydrophytic vegetation and - 5 cm Mucky Peat or Peat (S3) (LRR F) (MLRA 72 & 73 of LRR H) wetland hydrology must be present, unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches): Hydric Soil Present? Yes No Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one reouired: check all that apply) Secondary Indicators (minimum of two required) - Surface Water (Al) - Salt Crust (Bil) - Surface Soil Cracks (B6) j High Water Table (A2) - Aquatic Invertebrates (131 3) - Sparsely Vegetated Concave Surface (138) - Saturation (A3) Hydrogen Sulfide Odor (Cl) - Drainage Patterns (B10) - Water Marks (Bi) - Dry-Season Water Table (C2) - Oxidized Rhizospheres on Living Roots (C3) Sediment Deposits (B2) - Oxidized Rhizospheres on Living Roots (C3) (where tilled) - Drift Deposits (133) (where not tilled) - Crayfish Burrows (C8) - Algal Mat or Crust (B4) - Presence of Reduced Iron (C4) - Saturation Visible on Aerial Imagery (CS) - Iron Deposits (135) - Thin Muck Surface (C7) Geomorphic Position (D2) - Inundation Visible on Aerial Imagery (137) Other (Explain in Remarks) - FAC-Neutral Test (05) - Water-Stained Leaves (139) - Frost-Heave Hummocks (D7) (LRR F) Field Observations: Surface Water Present? Yes No Depth (inches): Water Table Present? Yes No Depth (inches): 2€J0LJ') Saturation Present? Yes No_V.. Depth and Hydrology Present? Yes No (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: US Army Corps of Engineers Great Plains - Version 2.0 Attachment 6 WETLAND DETERM!NATION DATA FORM - Great Plains Region Project/Site: 4"7 City/County: 134 [J)ik3i /LJ.Jtfl.fr.' Sampling Date: ii -'it' -/5 Applicant/Owner: r4t&V State: ___ sampling Point: P Z. Investigator(s): 3 1)1OWl I 3&VA3' Section, Township, Range: § )3 'T A) ' Landform (hilislope, terrace, etc.): 3JO 4DW&14 t&.k€. Local relief (concave, convex, none): ,OVIbV€., Slope Subregion (LRR): Lat4O ° Z i,84N Long: )5° 04' Z7, Datum: )[ftD 83 Soil Map Unit Name: A)SOh i&Ji. o '3% 51oJ' NWI classification: Are climatic / hydrologic conditions on the site typical for this time of year? Yes No (If no, explain in Remarks.) - Are Vegetation Soil or Hydrology significantly disturbed? Are Normal Circumstances" present? Yes 1." No Are Vegetation , Soil or Hydrology ______ naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS - Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes No Is the Sampled Area Hydric Soil Present? Yes No within a Wetland? Yes No Wetland Hydrology Present? Yes No Remarks: VEGETATION Use scientific names of piants. Tree Stratum zs Absolute Dominant Indicator % Cover Species? Status Dominance Test worksheet: (Plot size: Number of Dominant Species i. Al/A That (excluding Are OBL, FAC—)FACW, : or FAC I (A) 3. Total Number of Dominant 3 4 Species Across All Strata: (B) Sapling/Shrub Stratum )b (Plot size: ) = Total Cover That Percent Are of OBL, Dominant FAC W, Species or FAC: 3 3 (NB) 1. Prevalence Index worksheet: 2. Total % Cover of: Multiply by: 3. OBL species x 1 = 4. FACW species x 2 = 5. = Total Cover FAC species x 3 = Herb Stratum (Plot size: species x 4 = 1. blowlka Jfflvii o% l.U'L 51 UPL species x5= 2. ___P1S _____k1)____b_ ______i&_ k 3o Fe&' Column __Totals: _________ ____ (A) ________________ _ (B) 3. 1ioi J0 U..PL Prevalence Index = B/A = . (51-SiXh Hydrophytic Vegetation Indicators: 5 . - 1 - Rapid Test for Hydrophytic Vegetation 6. 2 - Dominance Test is >50% 3 - Prevalence Index is 53.0 1 — 4 - Morphological Adaptations 1 (Provide supporting 9. data in Remarks or on a separate sheet) 10. - Problematic Hydrophytic Vegetation' (Explain) = Total Cover, Woody Vine Stratum (Plot size: ) 'Indicators of hydric soil and wetland hydrology must 1. be present, unless disturbed or problematic. 2. Hydrophytic SOIL Sampling Point; Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicat rs.) Depth Matrix --R.ex-Rsatre,-- 1 l7niek.) 'v' (inches) Color (moist) % Color (moist) % Tvoe Loc2 Texture Remarks 0—is' / Z/ ioy 8/5 Z Iiih 3'0i 'Type: CCoñcentraIion, D=Depletion, RMReduced Matrix, CS=Covered or Coated Sand Grains. 2 Location: PLPore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils 3 : - Histosol (Al) - Sandy Gleyed Matrix (S4) - 1 cm Muck (A9) (LRR I, J) Histic Epipedon (A2) - Sandy Redox (S5) - Coast Prairie Redox (A16) (LRR F, G, H) - Black Histic (A3) - Stripped Matrix (S6) - Dark Surface (S7) (LRR 0) - Hydrogen Sulfide (A4) - Loamy Mucky Mineral (Fl) - High Plains Depressions (F16) - Stratified Layers (A5) (LRR F) - Loamy Gleyed Matrix (F2) (LRR H outside of MLRA 72 & 73) - 1 cm Muck (A9) (LRR F, 0, H) - Depleted Matrix (F3) - Reduced Vertic (F18) - Depleted Below Dark Surface (All) - Redox Dark Surface (F6) - Red Parent Material (TF2) - Thick Dark Surface (Al2) - Depleted Dark Surface (F7) - Very Shallow Dark Surface (TF12) - Sandy Mucky Mineral (Sl) - Redox Depressions (F8) - Other (Explain in Remarks) - 2.5 cm Mucky Peat or Peat (S2) (LRR G, H) - High Plains Depressions (F16) 31ndicators of hydrophytic vegetation and - 5 cm Mucky Peat or Peat (53) (LRR F) (MLRA 72 & 73 of LRR H) wetland hydrology must be present, unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches): Hydric Soil Present? Yes No Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one reauired; check all that apply) Secondary Indicators (minimum of two reouired) - Surface Water (Al) - Salt Crust (BI 1) - Surface Soil Cracks (B6) - High Water Table (A2) - Aquatic Invertebrates (131 3) - Sparsely Vegetated Concave Surface (138) Saturation (A3) - Hydrogen Sulfide Odor (Cl) - Drainage Patterns (B 10) - Water Marks (81) - Dry-Season Water Table (C2) - Oxidized Rhizospheres on Living Roots (C3) Sediment Deposits (82) - Oxidized Rhizospheres on Living Roots (C3) (where tilled) - Drift Deposits (83) (where not tilled) - Crayfish Burrows (C8) - Algal Mat or Crust (B4) - Presence of Reduced Iron (04) - Saturation Visible on Aerial Imagery (09) - Iron Deposits (85) - Thin Muck Surface (07) - Geomorphic Position (D2) - Inundation Visible on Aerial Imagery (137) - Other (Explain in Remarks) - FAC-Neutral Test (D5) - Water-Stained Leaves (B9) - Frost-Heave Hummocks (D7) (LRR F) Field Observations: Surface Water Present? Yes No Depth (inches): Water Table Present? Yes No Depth (inches): Saturation Present? Yes No 17 Depth (inches): Wetland Hydrology Present? Yes No (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: US Army Corps of Engineers Great Plains - Version 2.0 Attachment 6 PEDCOR APARTMENTS TRANSPORTATION IMPACT STUDY FORT COLLINS, COLORADO FEBRUARY 2016 Prepared for: Pedcor Investments One Pedcor Square 770 3rd Avenue SW Carmel, IN 46032 Prepared by: DELICH ASSOCIATES 2272 Glen Haven Drive Loveland, CO 80538 Phone: 970-669-2061 FAX: 970-669-5034 ..-_~/;1/._'_ Project #1591 Attachment 7 DELICH Pedcor Apartments TIS, February 2016 ASSOCIATES TABLE OF CONTENTS I. INTRODUCTION ........................................................................................................ 1 II. EXISTING CONDITIONS .......................................................................................... 2 Land Use ......................................................................................................................... 2 Roads .............................................................................................................................. 2 Existing Traffic ................................................................................................................. 2 Existing Operation ........................................................................................................... 6 Pedestrians Facilities ...................................................................................................... 6 Bicycle Facilities .............................................................................................................. 6 Transit Facilities .............................................................................................................. 6 III. PROPOSED DEVELOPMENT ................................................................................. 8 Trip Generation ............................................................................................................... 8 Trip Distribution ............................................................................................................... 8 Background Traffic Projections ....................................................................................... 8 Trip Assignment ............................................................................................................ 13 Signal Warrants ............................................................................................................. 13 Geometry ...................................................................................................................... 13 Operation Analysis ........................................................................................................ 13 Pedestrian Level of Service ........................................................................................... 22 Bicycle Level of Service ................................................................................................ 25 Transit Level of Service ................................................................................................. 25 IV. CONCLUSIONS/RECOMMENDATIONS .............................................................. 26 LIST OF TABLES 1. Current Peak Hour Operation .................................................................................... 7 2. Trip Generation ......................................................................................................... 8 3. Short Range (2020) Background Peak Hour Operation .......................................... 20 4. Long Range (2035) Background Peak Hour Operation ........................................... 21 5. Short Range (2020) Total Peak Hour Operation ..................................................... 23 6. Long Range (2035) Total Peak Hour Operation ...................................................... 24 Attachment 7 DELICH Pedcor Apartments TIS, February 2016 ASSOCIATES LIST OF FIGURES 1. Site Location ............................................................................................................. 3 2. Existing Intersection Geometry.................................................................................. 4 3. Recent Peak Hour Traffic .......................................................................................... 5 4. Site Plan .................................................................................................................... 9 5. Trip Distribution ....................................................................................................... 10 6. Short Range (2020) Background Peak Hour Traffic ................................................ 11 7. Long Range (2035) Background Peak Hour Traffic................................................. 12 8. Short Range (2020) Site Generated Peak Hour Traffic ........................................... 14 9. Long Range (2035) Site Generated Peak Hour Traffic ............................................ 15 10. Short Range (2020) Total Peak Hour Traffic ........................................................... 16 11. Long Range (2035) Total Peak Hour Traffic ............................................................ 17 12. Short Range (2020) Geometry ................................................................................ 18 13. Long Range (2035) Geometry ................................................................................. 19 APPENDICES A. Base Assumptions Packet B. Recent Peak Hour Traffic C. Current Peak Hour Operation/Level of Service Descriptions/Fort Collins LOS Standards D. Short Range (2020) Background Peak Hour Operation E. Long Range (2035) Background Peak Hour Operation F. Short Range (2020) Total Peak Hour Operation G. Long Range (2035) Total Peak Hour Operation H. Pedestrian/Bicycle Level of Service Attachment 7 DELICH Pedcor Apartments TIS, February 2016 ASSOCIATES Page 1 I. INTRODUCTION This transportation impact study (TIS) addresses the capacity, geometric, and control requirements at and near the proposed Pedcor Apartments. The Pedcor Apartments site is located south of Trilby Road and east of US287 in Fort Collins, Colorado. During the course of the analysis, numerous contacts were made with the project developer (Pedcor Investments), the project planner (Vignette Studios), and the Fort Collins Traffic Engineering staff. This study generally conforms to the format set forth in the Fort Collins transportation impact study guidelines contained in the “Larimer County Urban Area Street Standards” (LCUASS). Appendix A contains the Transportation Impact Study Base Assumptions form and related attachments for the Pedcor Apartments. The study involved the following steps: • Collect physical, traffic, and development data; • Perform trip generation, trip distribution, and trip assignment; • Determine morning and afternoon peak hour traffic volumes; • Conduct capacity and operational level of service analyses on key intersections; • Analyze signal warrants; • Conduct level of service evaluation of pedestrian, bicycle, and transit modes of transportation. Attachment 7 DELICH Pedcor Apartments TIS, February 2016 ASSOCIATES Page 2 II. EXISTING CONDITIONS The location of the Pedcor Apartments site is shown in Figure 1. It is important that a thorough understanding of the existing conditions be presented. Land Use Land uses in the area are primarily residential and commercial. Land adjacent to the site is flat (<2% grade) from a traffic operations perspective. The center of Fort Collins is to the north of the Pedcor Apartments site. Roads The primary streets near the Pedcor Apartments site are US287 and Trilby Road. The existing geometry at the US287/Trilby and US287/Elderhaus Access intersections is shown in Figure 2. US287 is to the west of the Pedcor Apartments site. US287 is a north-south street designated as a six-lane arterial street on the Fort Collins Master Street Plan. Currently, US287 has a four-lane cross section. At the US287/Trilby intersection, US287 has northbound and southbound left-turn lanes, two through lanes in each direction, and northbound and southbound right-turn lanes. The US287/Trilby intersection has signal control. At the US287/Elderhaus intersection, US287 has a continuous two-way left-turn lane and two through lanes in each direction. The US287/Elderhaus intersection has stop sign control on the Elderhaus Access. The existing speed limit in this area is 55 mph. Trilby Road is to the north of the Pedcor Apartments site. Trilby Road is an east- west street designated as a four-lane arterial street east of US287 and a two-lane arterial street west of US287. Currently, Trilby Road has a two-lane cross section in this area. The existing speed limit in this area is 35 mph. At the US287/Trilby intersection, Trilby Road has eastbound and westbound left-turn lanes and one through lane in each direction. Existing Traffic Figure 3 shows recent morning and afternoon peak hour traffic counts at the US287/Trilby and US287/Elderhaus intersections. Recent morning and afternoon count data at the US287/Trilby intersection was obtained in September 2015. Recent peak hour count data at the US287/Elderhaus intersection was obtained in December 2015. Raw count data is provided in Appendix B. Attachment 7 Harmony Trilby 287 Shields Lemay Pedcor Apartments SCALE: 1"=2000' SITE LOCATION Figure 1 DELICH ASSOCIATES Pedcor Apartments TIS, February 2016 Page 3 Attachment 7 EXISTING INTERSECTION GEOMETRY Figure 2 DELICH ASSOCIATES Pedcor Apartments TIS, February 2016 Page 4 Trilby US287 Elderhaus - Denotes Lane _ Two-way Continuous Left-turn Lane Attachment 7 AM/PM RECENT PEAK HOUR TRAFFIC Figure 3 DELICH ASSOCIATES Pedcor Apartments TIS, February 2016 Page 5 Trilby US287 Elderhaus 138/251 1075/991 74/88 73/246 641/1204 89/188 231/142 354/316 175/137 179/112 247/354 81/125 0/0 1287/1330 0/0 897/1466 0/0 0/1 Attachment 7 DELICH Pedcor Apartments TIS, February 2016 ASSOCIATES Page 6 Existing Operation Using the volumes shown in Figure 3, the US287/Trilby and US287/Elderhaus intersections were evaluated and the morning and afternoon peak hour operation is displayed in Table 1. The intersections were evaluated using techniques provided in the 2010 Highway Capacity Manual (2010HCM). A description of level of service for signalized and unsignalized intersections from the 2010 Highway Capacity Manual is provided in Appendix C. Table 4-3 (revised per staff comments regarding type of intersection) showing the Fort Collins Motor Vehicle LOS Standards (Intersections) is also provided in Appendix C. This Pedcor Apartments site is in an area termed “low density mixed-use” on the Fort Collins Structure Plan. At arterial/arterial and arterial/collector or local stop sign controlled intersections, acceptable operation is level of service F on any approach leg. This is considered to be normal in an urban environment. However, the area around the US287/Trilby intersection is in an area termed “Commercial Corridor.” In areas termed “Commercial Corridor,” acceptable overall operation at signalized intersections during the peak hours is defined as level of service D or better, overall. At signalized intersections, acceptable operation of any leg and any movement is level of service E. At arterial/arterial and arterial/collector or local stop sign controlled intersections, there is no measure of acceptable operation. The US287/Trilby and US287/Elderhaus intersections meet the City of Fort Collins Motor Vehicle LOS Standard during the peak hours, except for the eastbound through/right-turn, the eastbound approach, and the northbound left turn at the US287/Trilby intersection during the afternoon peak hour. The calculated delay associated with level of service F operation is provided in Table 1. It is important to note that eastbound and westbound right-turn lanes are warranted with the existing traffic volumes. The right-turn lanes would significantly improve the operation at the US287/Trilby intersection. Pedestrian Facilities There are very few sidewalks in this area of Fort Collins. Most of the existing streets were built under Larimer County standards, which do not require sidewalks. Bicycle Facilities Bicycle lanes exist on Trilby Road and on US287 in the form of the shoulder area. Transit Facilities Currently, this area of Fort Collins is served by the FLEX bus service. Attachment 7 DELICH Pedcor Apartments TIS, February 2016 ASSOCIATES Page 7 TABLE 1 Current Peak Hour Operation Intersection Movement Level of Service AM PM (delay) US287/Trilby (signal) EB LT D D EB T/RT E F (116.8 secs) EB APPROACH D F (97.3 secs) WB LT C D WB T/RT D E WB APPROACH D E NB LT C F (80.4 secs) NB T D C NB RT C B NB APPROACH D D SB LT C C SB T C D SB RT C C SB APPROACH C D OVERALL D D US287/Elderhaus (stop sign) EB LT/RT A C NB LT A A Attachment 7 DELICH Pedcor Apartments TIS, February 2016 ASSOCIATES Page 8 III. PROPOSED DEVELOPMENT The Pedcor Apartments is a proposed residential apartment development consisting of 180 dwelling units. Figure 4 shows the site plan of the Pedcor Apartments site. The short range analysis (Year 2020) includes development of the Pedcor Apartments and an appropriate increase in background traffic, due to normal growth, and other approved developments in the area. The long range future is considered to be 2035. Access to the site in the short range (2020) was analyzed as a full-movement access to/from US287. In the long range (2035) future, it is assumed that there will be a connection to Debra Drive and the access to/from US287 becomes a right-in/right- out/left-in access. Trip Generation Trip generation is important in considering the impact of a development such as this upon the existing and proposed street system. A compilation of trip generation information contained in Trip Generation, 9 th Edition, ITE was used to estimate trips that would be generated by the proposed/expected use at this site. Table 2 shows the weekday daily, morning, and afternoon peak hour trip generation for the Pedcor Apartments. At full development, the Pedcor Apartments will generate the following traffic: 1,214 weekday vehicle trip ends, 92 morning peak hour vehicle trip ends, and 117 afternoon peak hour vehicle trip ends. TABLE 2 Trip Generation Code Use Size AWDTE AM Peak Hour PM Peak Hour Rate Trips Rate In Rate Out Rate In Rate Out 220 Apartment 180 D.U. EQ 1214 EQ 18 EQ 74 EQ 76 EQ 41 Trip Distribution Directional distribution of the generated trips was determined for the Pedcor Apartments site. Figure 5 shows the vehicle trip distribution used for the Pedcor Apartments site. The trip distribution was discussed and agreed to in the scoping exercise. Background Traffic Projections Figures 6 and 7 show the short range (2020) and long range (2035) background morning and afternoon peak hour vehicle traffic projections at the key intersections, respectively. Short range (2020) and long range (2035) background traffic forecasts were developed by factoring the existing traffic by one percent per year. Attachment 7 SCALE: 1"=200' SITE PLAN Figure 4 DELICH ASSOCIATES Pedcor Apartments TIS, February 2016 Page 9 Attachment 7 Trilby 287 5% 15% 45% 35% SCALE: 1"=500' TRIP DISTRIBUTION Figure 5 DELICH ASSOCIATES Pedcor Apartments TIS, February 2016 Page 10 Attachment 7 AM/PM SHORT RANGE (2020) BACKGROUND PEAK HOUR TRAFFIC Figure 6 DELICH ASSOCIATES Pedcor Apartments TIS, February 2016 Page 11 Trilby US287 Elderhaus 145/264 1129/1041 78/92 77/258 673/1264 93/197 243/149 372/332 184/144 188/118 259/372 85/131 0/0 1352/1397 0/0 942/1539 0/0 0/1 Attachment 7 LONG RANGE (2035) BACKGROUND PEAK HOUR TRAFFIC Figure 7 DELICH ASSOCIATES Pedcor Apartments TIS, February 2016 Page 12 Trilby US287 Elderhaus 165/300 1290/1190 90/105 90/295 770/1445 105/225 275/170 425/380 210/165 215/135 295/425 95/150 NOM 1545/1595 NOM 1075/1760 NOM NOM AM/PM Rounded to Nearest 5 Vehicles Debra 580/695 5/5 610/680 10/30 25/15 5/5 Attachment 7 DELICH Pedcor Apartments TIS, February 2016 ASSOCIATES Page 13 Trip Assignment Trip assignment is how the generated and distributed trips are expected to be loaded on the street system. The assigned trips are the resultant of the trip distribution process. Using the trip distribution shown in Figure 5, Figure 8 shows the assignment of the site generated peak hour traffic in the short range (2020) future. Figure 9 shows the long range (2035) assignment of the site generated peak hour traffic. Figures 10 and 11 show the short range (2020) and long range (2035) total peak hour traffic at the key intersections, respectively. Signal Warrants As a matter of policy, traffic signals are not installed at any location unless warrants are met according to the Manual on Uniform Traffic Control Devices (MUTCD). The US287/Site Access and Trilby/Debra stop sign controlled intersections will not warrant signals in the future, nor do they meet the signal spacing criterion. Geometry The short range (2020) and long range (2035) geometry is shown in Figures 12 and 13, respectively. The eastbound and westbound right-turn lanes are warranted with the existing traffic. Operation Analysis Operation analyses were performed at the key intersections. The operation analyses were conducted for the short range analysis, reflecting a year 2020 condition, and for the long range analysis, reflecting a year 2035 condition. The calculated delay associated with level of service F is provided. Using the short range (2020) background morning and afternoon peak hour traffic volumes, the key intersections operate as indicated in Table 3. The short range (2020) operation analyses were conducted with the existing control and geometry at all intersections. Analyses were also conducted with eastbound and westbound right-turn lanes at the US287/Trilby intersection. As mentioned earlier, these right-turn lanes are warranted with the existing traffic volumes. Calculation forms for these analyses are provided in Appendix D. The US287/Trilby intersection will operate unacceptably with existing geometry and signal timing, particularly in the afternoon peak hour. With eastbound and westbound right-turn lanes on Trilby Road, the US287/Trilby intersection will operate acceptably. Using the long range (2035) background morning and afternoon peak hour traffic volumes, the key intersections operate as indicated in Table 4. Calculation forms for these analyses are provided in Appendix E. Attachment 7 AM/PM SHORT RANGE (2020) SITE GENERATED PEAK HOUR TRAFFIC Figure 8 DELICH ASSOCIATES Pedcor Apartments TIS, February 2016 Page 14 Trilby US287 Elderhaus 4/2 33/19 11/6 8/34 1/4 3/11 Site Access 12/49 6/27 48/27 26/14 Attachment 7 LONG RANGE (2035) SITE GENERATED PEAK HOUR TRAFFIC Figure 9 DELICH ASSOCIATES Pedcor Apartments TIS, February 2016 Page 15 Trilby US287 Elderhaus 2/1 20/11 5/20 3/14 13/8 2/1 26/14 Debra 3/11 4/16 41/23 11/6 Site Access 26/14 5/22 22/12 AM/PM 6/27 1/2 0/2 Attachment 7 AM/PM SHORT RANGE (2020) TOTAL PEAK HOUR TRAFFIC Figure 10 DELICH ASSOCIATES Pedcor Apartments TIS, February 2016 Page 16 Trilby US287 Elderhaus 149/266 1162/1060 89/98 77/258 681/1298 93/197 243/149 372/332 185/148 188/118 259/372 88/142 Site Access 0/0 1352/1397 6/27 0/0 942/1539 12/49 0/0 0/0 0/1 48/27 0/0 26/14 Attachment 7 LONG RANGE (2035) TOTAL PEAK HOUR TRAFFIC Figure 11 DELICH ASSOCIATES Pedcor Apartments TIS, February 2016 Page 17 Trilby US287 Elderhaus 170/300 1310/1200 90/105 90/295 775/1465 110/240 275/170 425/385 210/170 230/145 300/425 120/165 AM/PM Rounded to Nearest 5 Vehicles Debra 580/695 10/15 610/680 15/50 70/40 15/10 Site Access NOM 1545/1595 5/25 NOM 1100/1775 5/25 NOM 25/10 Attachment 7 SHORT RANGE (2020) GEOMETRY Figure 12 DELICH ASSOCIATES Pedcor Apartments TIS, February 2016 Page 18 Trilby US287 Elderhaus Site Access _ Two-way Continuous Left-turn Lane - Required Lane - Existing Lane Attachment 7 LONG RANGE (2035) GEOMETRY Figure 13 DELICH ASSOCIATES Pedcor Apartments TIS, February 2016 Page 19 Trilby US287 Elderhaus Site Access - Denotes Lane Attachment 7 DELICH Pedcor Apartments TIS, February 2016 ASSOCIATES Page 20 TABLE 3 Short Range (2020) Background Peak Hour Operation Intersection Movement Level of Service AM PM (delay) US287/Trilby (signal with existing signal timing and existing geometry) EB LT E D EB T/RT E F (125.2 secs) EB APPROACH E F (105.3 secs) WB LT C D WB T/RT D F (151.0 secs) WB APPROACH D F (127.1 secs) NB LT C F (117.0 secs) NB T D C NB RT C C NB APPROACH D D SB LT C C SB T C E SB RT C C SB APPROACH C D OVERALL D E US287/Trilby (signal with adjusted signal timing and EB & WB RT-Lanes) EB LT D E EB T D D EB RT C D EB APPROACH D D WB LT C D WB T D E WB RT C D WB APPROACH D E NB LT B E NB T C C NB RT B B NB APPROACH C D SB LT C C SB T C D SB RT B C SB APPROACH C D OVERALL C D US287/Elderhaus (stop sign) EB LT/RT A C NB LT A A Attachment 7 DELICH Pedcor Apartments TIS, February 2016 ASSOCIATES Page 21 TABLE 4 Long Range (2035) Background Peak Hour Operation Intersection Movement Level of Service AM PM US287/Trilby (signal) EB LT D E EB T D D EB RT C C EB APPROACH D E WB LT C D WB T D E WB RT D D WB APPROACH D E NB LT B E NB T C C NB RT C C NB APPROACH C D SB LT C C SB T C D SB RT C D SB APPROACH C D OVERALL C D Trilby/Debra (stop sign) NB LT/RT C C WB LT A A US287/Elderhaus (stop sign) EB RT A C NB LT A A Attachment 7 DELICH Pedcor Apartments TIS, February 2016 ASSOCIATES Page 22 Using the traffic volumes shown in Figure 10, the key intersections operate in the short range (2020) total condition as indicated in Table 5. Calculation forms for these analyses are provided in Appendix F. As with the background traffic, the US287/Trilby intersection will operate unacceptably with existing geometry and signal timing, particularly in the afternoon peak hour. With eastbound and westbound right-turn lanes on Trilby Road, the US287/Trilby intersection will operate acceptably. With no connection to Trilby Road in the short range (2020) future, Pedcor Apartments contributes zero (0) traffic to the westbound right-turn volume. The Pedcor Apartments contributes 1 and 4 vehicles to the eastbound right-turn volume in the respective peak hours. The relative impacts to the right-turn movement are 0.5 percent in the morning peak hour and 2.7 percent in the afternoon peak hour. With full-movements at the US287/Elderhaus-Site Access intersection, the delays for the westbound leg (site) will be commensurate with level of service D. Allowing full-movement at this intersection would eliminate U-turns at the US287/Trilby intersection. With a few exceptions, streets and driveways along US287 are full-movement intersections. Using the traffic volumes shown in Figure 11, the key intersections operate in the long range (2035) total condition as indicated in Table 7. Calculation forms for these analyses are provided in Appendix G. Pedestrian Level of Service Appendix H shows a map of the area that is within 1320 feet of the Pedcor Apartments site. The Pedcor Apartments site is located within an area termed as a “other,” which sets the level of service threshold at LOS C for all measured factors. There are four destination areas within 1320 feet of the proposed Pedcor Apartments: 1) the commercial area north of the site; 2) the residential neighborhood to the north (adjacent) to the site; 3) the residential neighborhood east of the site; and 4) the residential neighborhood southwest of the site. Currently, there is a lack of sidewalks and connectivity in the area. The level of service of some of the measured categories cannot be achieved in the short range (2020) future. As this area redevelops and becomes more urban in the future, it is expected that there will be sidewalks along the existing and future streets. The sidewalks that are shown on the site plans go to the edges of the site. As such, they can connect to future sidewalks along the external public street system; however these connections cannot be constructed by/before the short range (2020) future. It is not likely that there would be significant pedestrian interaction between the Pedcor Apartments and the destination areas. Appendix H contains a Pedestrian LOS Worksheet. Attachment 7 DELICH Pedcor Apartments TIS, February 2016 ASSOCIATES Page 23 TABLE 5 Short Range (2020) Total Peak Hour Operation Intersection Movement Level of Service AM PM (delay) US287/Trilby (signal with existing signal timing and existing geometry) EB LT D D EB T/RT E F (135.9 secs) EB APPROACH E F (113.4 secs) WB LT C D WB T/RT D F (151.0 secs) WB APPROACH D F (126.0 secs) NB LT C F (126.3 secs) NB T E C NB RT C C NB APPROACH D D SB LT C D SB T C F (62.4 secs) SB RT C C SB APPROACH C E OVERALL D E US287/Trilby (signal with adjusted signal timing and EB & WB RT-Lanes) EB LT D E EB T D D EB RT C D EB APPROACH D D WB LT C D WB T D E WB RT C D WB APPROACH D E NB LT B E NB T C C NB RT B B NB APPROACH C D SB LT C C SB T C E SB RT B C SB APPROACH C D OVERALL C D US287/Elderhaus-Site Access (stop sign) EB LT/T/RT A C WB LT/T/RT D D NB LT A A SB LT B B Attachment 7 DELICH Pedcor Apartments TIS, February 2016 ASSOCIATES Page 24 TABLE 6 Long Range (2035) Total Peak Hour Operation Intersection Movement Level of Service AM PM US287/Trilby (signal) EB LT D E EB T D D EB RT C D EB APPROACH D E WB LT C D WB T D E WB RT D D WB APPROACH D E NB LT B E NB T C C NB RT C C NB APPROACH C D SB LT C C SB T C D SB RT C E SB APPROACH C D OVERALL C D Trilby/Debra (stop sign) NB LT/RT C D WB LT A A US287/Elderhaus-Site Access (stop sign) EB RT A C WB RT C C NB LT A A SB LT C D Attachment 7 DELICH Pedcor Apartments TIS, February 2016 ASSOCIATES Page 25 Bicycle Level of Service Based upon Fort Collins bicycle LOS criteria, there is one destination area within 1320 feet of the Pedcor Apartments: the commercial area north of the site. The Bicycle LOS Worksheet is provided in Appendix H. The minimum level of service for this site is C. There are bike lanes on Trilby Road and on US287 in the form of the wide shoulders. Therefore, it is concluded that acceptable bicycle level of service can be achieved. Transit Level of Service Currently, this area of Fort Collins is served by the FLEX bus service. Attachment 7 DELICH Pedcor Apartments TIS, February 2016 ASSOCIATES Page 26 IV. CONCLUSIONS/RECOMMENDATIONS This study assessed the impacts of the Pedcor Apartments development on the short range (2020) and long range (2035) street system in the vicinity of the proposed development. As a result of this analysis, the following is concluded: • The development of the Pedcor Apartments site is feasible from a traffic engineering standpoint. At full development, the Pedcor Apartments will generate the following traffic: 1,214 weekday vehicle trip ends, 92 morning peak hour vehicle trip ends, and 117 afternoon peak hour vehicle trip ends. • Currently, the US287/Trilby and US287/Elderhaus intersections operate at acceptable levels of service during the peak hours, except for the eastbound and westbound approaches at the US287/Trilby intersection during the afternoon peak hour. It is important to note that eastbound and westbound right-turn lanes are warranted with the existing traffic volumes. • The US287/Site Access and Trilby/Debra stop sign controlled intersections will not warrant signals in the future, nor do they meet the signal spacing criterion. • The short range (2020) and long range (2035) geometry is shown in Figures 12 and 13, respectively. • In the short range (2020) future, given development of the Pedcor Apartments and an increase in background traffic, the US287/Trilby intersection will operate unacceptably with existing geometry and signal timing, particularly in the afternoon peak hour. With eastbound and westbound right-turn lanes on Trilby Road, the US287/Trilby intersection with operate acceptably. The US287/Elderhaus-Site Access intersection meets the operational criteria as a full-movement intersection. • In the long range (2035) future, given development of the Pedcor Apartments and an increase in background traffic, the key intersections will operate acceptably with recommended/required geometry. • Acceptable level of service is achieved for bicycle, and transit modes based upon the measures in the multi-modal transportation guidelines. In the short range (2020) future, some pedestrian level of service categories cannot be achieved due to a lack of sidewalks and street connections. As this area redevelops and becomes more urban in the future, it is expected that there will be sidewalks along the existing and future streets. Attachment 7 APPENDIX A Attachment 7 Chapter 4 - Attachments Attachment A Transportation Impact Study Base Assumptions Project Information Project Name Peb~DR {jp-,4 erAAGV \" S Project Location (p740 '5. ~c..t...Gr:G" 4VG"NOC;- TIS Assumptions Type of Study Full: YGS Intermediate: A.-b Study Area Boundaries North: COLLGr;~/712{L./6Y South: Sr!"'t; East: • e. OLe.. GGr;![.. t.oA}{Z !,fAAJ64 OWest:Co('L~C&: ~tlr'G' Study Years Short Range: 202.-6 Long Range: zo ~c;:,- Future Traffic Growth Rate J :?/JGAf. cC~OT') I Study Intersections 1. All access drives 5. 2. c.o(..(.£r;t9"/-re,t..Glf' 6. 3·tot~~~6f~~B,4~ 7. 4. 8. Time Period for Study ( AM: 7:00-9~: 4:00-6:~ I Sat Noon:,{,[) Trip Generation Rates Pe.e. (rg- Trip Adjustment Factors Passby: IJ/A I Market: Captive 4//4 Overall Trip Distribution SEE ATTACHED SKETCH Mode Split Assumptions AI/A Committed Roadway Improvements Nor /J-wAf2-.G' of-'- t4v9 Other Traffic Studies I Areas Requiring Special Study Swo(l'r ICI4AJGe - f-iJ'-(....-~ve#lT,.;rJlJo HC.C.~ LOA.JG £AAJ<ZG" - Ac ~ Date: D8CG't1 BG~ I 7, 2e) t 0 - Traffic Engineer: VGC-(C/J- kSOCIA--'rG"S Local Entity Engineer: _ Isq I -B A r- Page 4-34 Larimer County Urban Area Street Standards - Repealed and Reenacted April 1, 2007 Adopted by Larimer County, City of Loveland, City of Fort Collins Attachment 7 =~ .:¥. E E Attachment 7 111--------------- , , I! " i : , ~rTT-rTTV1 . '. -'. , , I , i - - __ _ ;;:EXI5TINCUEES - .lAl'PIiOXIMATElOCATION) '. , .~- ··1 I I SUMMARY REQ. PARKING CURRENT ROW I : ~-I PIIOPOSED NOW ~W I I ~"'-!l ~I N, I " il §i V, 25' BUILDING SETBACKS \ \ ~' APPROXIMATE 300' RUffER ZONE. to BE VERIFIED WITH FINAL SURVEYS AND ECOLOGICAL CHARICTERIZATION STUDY \ \~~ . I, APPROX. EDGE OF BENSON RESERVOIR '~i 1 BEDROOM 2 BEDROOM 3 BEDROOM 60 104 36 @1.5 = 90 @1.75=182 @2.0 = 72 TOTAL 200 344 GROSS SITEAREA GROSS DENSITY NET DENSITY PARKING PROVIDED 20AC 10.0 DUlAC +- 11.11 DUlAC 345 OPEN SPACES 24 GARAGE SPACES o~ 11 to 'GO SCAUI' ••SO· ~ 1 ~.:..••'•..•'l._.,."""'*"''''·C,lf>i">lco F'080" 183, fori CoIUns, CoIcK.odotlOS22-IM' '1O.-412.9IUT "O.-4!H.072&f """",."I&o>elleStudios.com V') --.c:0 - :::: U 0 t:: a-c --r!21'P &ir4Jt5fArIO() (TG'.:> 914 ) )//Af2~&T ~M2(~&V(S - 200 :D.L). DAIL l( - fgCR J 3 3~ T& AM 13"~ -IOZ 'TG IN - 2~ z: 20 (JU'( ~8o~ ;0 8Z. PM t;'(Q - IZ5 1& /AJ- /;6::{ ~ {3 3 OUT - ~~3~4~ Attachment 7 ~ :::::::::: - : : : - - - - - ~",-" - - - I ~ I I - : - ': : : : : - - - : : : : : : : ~ ~ ~ ~ - = : - : : : : ~ ~ ~ ~ ~ ~ ~ ~ : ~ ~ : : ~ ~ ~ ~ ~ : --•• .- •• -.:----- - : - - t. ,.' R thl'~" "FO, SOUf-> H • ~GEI~VENUE'tUS .287) :ss CON'FR0LPLAN FrEREPoRT FOR ~J)En\ILs. ' , -I S. COLLEGE AVe'i - MAJOR ARTERIAL § , b,O ,;~,~ •••.••.. "'.<1.; -- -- ,,-11111111 -- ..' ." ,~, . " L 11111111 "r-~ .~' d) ~ "I TH COLLEGE NUEACCESS ACCESS APPROXIMATE RIGHT-IN/ RIGHT-OUT ACCESS LOCATION PERMITTED PUBLIC STREETS MOVEMENT LEGEND TRAFFIC SIGNAL .EX!.SI!.!iG ~ § ( MEOIAM 111111111 CIRCUlATOR RAISED """ Attachment 7 APPENDIX B Attachment 7 DELICH ASSOCIATES 2272 GLEN HAVEN DRIVE LOVELAND, CO 80538 Phone: (970) 669-2061 TABULAR SUMMARY OF VEHICLE COUNTS Date: 9/29/2015 Observer: City of Fort Collins Day: Tuesday Jurisdiction: Fort Collins R = right turn Intersection: US287/Trilby S = straight L = left turn Time Northbound: US287 Southbound: US287 Total Eastbound: Trilby Westbound: Trilby Total Total Begins L S R Total L S R Total north/south L S R Total L S R Total east/west All 7:30 48 282 26 356 26 138 14 178 534 59 112 51 222 16 61 43 120 342 876 7:45 28 307 24 359 20 190 11 221 580 68 103 46 217 27 80 42 149 366 946 8:00 33 239 18 290 23 162 23 208 498 47 77 43 167 26 60 48 134 301 799 8:15 29 247 6 282 20 151 25 196 478 57 62 35 154 12 46 46 104 258 736 7:30-8:30 138 1075 74 1287 89 641 73 803 2090 231 354 175 760 81 247 179 507 1267 3357 PHF 0.72 0.88 0.71 0.9 0.86 0.84 0.73 0.91 0.85 0.79 0.86 0.86 0.75 0.77 0.93 0.85 0.89 4:30 52 238 11 301 35 246 47 328 629 30 71 33 134 26 96 32 154 288 917 4:45 63 226 32 321 61 329 59 449 770 24 76 29 129 32 79 28 139 268 1038 5:00 67 239 18 324 44 290 61 395 719 45 87 35 167 34 93 32 159 326 1045 5:15 69 288 27 384 48 339 79 466 850 43 82 40 165 33 86 20 139 304 1154 4:30-5:30 251 991 88 1330 188 1204 246 1638 2968 142 316 137 595 125 354 112 591 1186 4154 PHF 0.91 0.86 0.69 0.87 0.77 0.89 0.78 0.88 0.79 0.91 0.86 0.89 0.92 0.92 0.88 0.93 0.9 Attachment 7 APPENDIX C Attachment 7 HCM 2010 Signalized Intersection Summary Recent AM 3: US287 & Trilby Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates recent am.syn Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Volume (veh/h) 231 354 175 81 247 179 138 1075 74 89 641 73 Number 7 4 14 3 8 18 5 2 12 1 6 16 Initial Q (Qb), veh 000000000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Adj Sat Flow, veh/h/ln 1863 1863 1900 1863 1863 1900 1863 1863 1863 1863 1863 1863 Adj Flow Rate, veh/h 260 398 179 91 278 173 155 1208 5 100 720 4 Adj No. of Lanes 110110121121 Peak Hour Factor 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 Percent Heavy Veh, % 222222222222 Cap, veh/h 311 427 192 199 323 201 345 1351 604 199 1303 583 Arrive On Green 0.11 0.35 0.34 0.06 0.30 0.29 0.07 0.38 0.38 0.06 0.37 0.37 Sat Flow, veh/h 1774 1218 548 1774 1075 669 1774 3539 1583 1774 3539 1583 Grp Volume(v), veh/h 260 0 577 91 0 451 155 1208 5 100 720 4 Grp Sat Flow(s),veh/h/ln 1774 0 1766 1774 0 1745 1774 1770 1583 1774 1770 1583 Q Serve(g_s), s 10.8 0.0 34.7 3.8 0.0 26.9 5.8 35.2 0.2 3.8 17.7 0.2 Cycle Q Clear(g_c), s 10.8 0.0 34.7 3.8 0.0 26.9 5.8 35.2 0.2 3.8 17.7 0.2 Prop In Lane 1.00 0.31 1.00 0.38 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 311 0 619 199 0 523 345 1351 604 199 1303 583 V/C Ratio(X) 0.84 0.00 0.93 0.46 0.00 0.86 0.45 0.89 0.01 0.50 0.55 0.01 Avail Cap(c_a), veh/h 311 0 626 223 0 555 345 1351 604 223 1303 583 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 26.1 0.0 34.6 28.2 0.0 36.5 20.5 31.9 21.1 25.6 27.6 22.0 Incr Delay (d2), s/veh 17.6 0.0 20.9 1.6 0.0 12.6 0.9 9.4 0.0 2.0 1.7 0.0 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 6.7 0.0 20.4 1.9 0.0 14.7 2.9 18.9 0.1 1.9 8.9 0.1 LnGrp Delay(d),s/veh 43.7 0.0 55.6 29.8 0.0 49.1 21.4 41.3 21.1 27.6 29.3 22.0 LnGrp LOS D E C DCDCCCC Approach Vol, veh/h 837 542 1368 824 Approach Delay, s/veh 51.9 45.9 39.0 29.0 Approach LOS DDDC Timer 12345678 Assigned Phs 12345678 Phs Duration (G+Y+Rc), s 9.5 47.5 9.5 43.5 11.0 46.0 15.0 38.0 Change Period (Y+Rc), s 4.0 6.5 4.0 6.0 4.0 6.5 4.0 6.0 Max Green Setting (Gmax), s 7.0 37.5 7.0 38.0 7.0 37.5 11.0 34.0 Max Q Clear Time (g_c+I1), s 5.8 37.2 5.8 36.7 7.8 19.7 12.8 28.9 Green Ext Time (p_c), s 0.0 0.2 0.0 0.8 0.0 11.2 0.0 2.8 Intersection Summary HCM 2010 Ctrl Delay 40.8 HCM 2010 LOS D Attachment 7 Timing Report, Sorted By Phase Recent AM 3: US287 & Trilby Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates recent am.syn Phase Number 12345678 Movement SBL NBTL WBL EBTL NBL SBTL EBL WBTL Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag Lead-Lag Optimize Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None C-Max None None None C-Max None None Maximum Split (s) 11 44 11 44 11 44 15 40 Maximum Split (%) 10.0% 40.0% 10.0% 40.0% 10.0% 40.0% 13.6% 36.4% Minimum Split (s) 11 23.5 11 33 11 23.5 11 34 Yellow Time (s) 3 5.5 3 4 3 5.5 3 4 All-Red Time (s) 11121112 Minimum Initial (s) 4 15 4 7 4 15 4 7 Vehicle Extension (s) 33333333 Minimum Gap (s) 33333333 Time Before Reduce (s) 00000000 Time To Reduce (s) 00000000 Walk Time (s) 7777 Flash Dont Walk (s) 10 20 10 21 Dual Entry No Yes No Yes No Yes No Yes Inhibit Max Yes Yes Yes Yes Yes Yes Yes Yes Start Time (s) 71 82 16 27 71 82 16 31 End Time (s) 82 16 27 71 82 16 31 71 Yield/Force Off (s) 78 9.5 23 65 78 9.5 27 65 Yield/Force Off 170(s) 78 109.5 23 45 78 109.5 27 44 Local Start Time (s) 55 66 0 11 55 66 0 15 Local Yield (s) 62 103.5 7 49 62 103.5 11 49 Local Yield 170(s) 62 93.5 7 29 62 93.5 11 28 Intersection Summary Cycle Length 110 Control Type Actuated-Coordinated Natural Cycle 100 Offset: 16 (15%), Referenced to phase 2:NBTL and 6:SBTL, Start of Red Splits and Phases: 3: US287 & Trilby Attachment 7 HCM 2010 Signalized Intersection Summary Recent PM 3: US287 & Trilby City Signal Timing Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates recent pm.syn Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Volume (veh/h) 142 316 137 125 354 12 251 991 88 188 1204 246 Number 7 4 14 3 8 18 5 2 12 1 6 16 Initial Q (Qb), veh 000000000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Adj Sat Flow, veh/h/ln 1863 1863 1900 1863 1863 1900 1863 1863 1863 1863 1863 1863 Adj Flow Rate, veh/h 158 351 138 139 393 13 279 1101 34 209 1338 132 Adj No. of Lanes 110110121121 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 Percent Heavy Veh, % 222222222222 Cap, veh/h 250 320 126 206 436 14 287 1550 694 313 1460 653 Arrive On Green 0.09 0.25 0.24 0.08 0.24 0.23 0.12 0.44 0.44 0.09 0.41 0.41 Sat Flow, veh/h 1774 1274 501 1774 1793 59 1774 3539 1583 1774 3539 1583 Grp Volume(v), veh/h 158 0 489 139 0 406 279 1101 34 209 1338 132 Grp Sat Flow(s),veh/h/ln 1774 0 1774 1774 0 1852 1774 1770 1583 1774 1770 1583 Q Serve(g_s), s 7.8 0.0 30.1 6.9 0.0 25.5 13.4 30.5 1.5 8.0 42.8 6.4 Cycle Q Clear(g_c), s 7.8 0.0 30.1 6.9 0.0 25.5 13.4 30.5 1.5 8.0 42.8 6.4 Prop In Lane 1.00 0.28 1.00 0.03 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 250 0 446 206 0 450 287 1550 694 313 1460 653 V/C Ratio(X) 0.63 0.00 1.10 0.68 0.00 0.90 0.97 0.71 0.05 0.67 0.92 0.20 Avail Cap(c_a), veh/h 267 0 446 237 0 463 287 1550 694 314 1460 653 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 32.5 0.0 45.1 33.2 0.0 44.0 35.0 27.5 19.4 22.2 33.3 22.6 Incr Delay (d2), s/veh 4.3 0.0 71.7 6.1 0.0 20.3 45.4 2.8 0.1 5.3 10.5 0.7 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 4.1 0.0 23.6 3.7 0.0 15.6 12.8 15.4 0.7 4.3 23.0 2.9 LnGrp Delay(d),s/veh 36.8 0.0 116.8 39.3 0.0 64.3 80.4 30.3 19.5 27.5 43.8 23.3 LnGrp LOS D F D E F C B C D C Approach Vol, veh/h 647 545 1414 1679 Approach Delay, s/veh 97.3 57.9 39.9 40.2 Approach LOS F E D D Timer 12345678 Assigned Phs 12345678 Phs Duration (G+Y+Rc), s 13.9 58.1 12.9 35.1 17.0 55.0 13.8 34.2 Change Period (Y+Rc), s 4.0 6.5 4.0 6.0 4.0 6.5 4.0 6.0 Max Green Setting (Gmax), s 10.0 49.5 11.0 29.0 13.0 46.5 11.0 29.0 Max Q Clear Time (g_c+I1), s 10.0 32.5 8.9 32.1 15.4 44.8 9.8 27.5 Green Ext Time (p_c), s 0.0 13.5 0.1 0.0 0.0 1.5 0.0 0.7 Intersection Summary HCM 2010 Ctrl Delay 51.0 HCM 2010 LOS D Attachment 7 Timing Report, Sorted By Phase Recent PM 3: US287 & Trilby City Signal Timing Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates recent pm.syn Phase Number 12345678 Movement SBL NBTL WBL EBTL NBL SBTL EBL WBTL Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag Lead-Lag Optimize Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None C-Max None None None C-Max None None Maximum Split (s) 14 56 15 35 17 53 15 35 Maximum Split (%) 11.7% 46.7% 12.5% 29.2% 14.2% 44.2% 12.5% 29.2% Minimum Split (s) 11 23.5 11 33 11 23.5 11 34 Yellow Time (s) 3 5.5 3 4 3 5.5 3 4 All-Red Time (s) 11121112 Minimum Initial (s) 4 15 4 7 4 15 4 7 Vehicle Extension (s) 33333333 Minimum Gap (s) 33333333 Time Before Reduce (s) 00000000 Time To Reduce (s) 00000000 Walk Time (s) 7777 Flash Dont Walk (s) 10 20 10 21 Dual Entry No Yes No Yes No Yes No Yes Inhibit Max Yes Yes Yes Yes Yes Yes Yes Yes Start Time (s) 67.5 81.5 17.5 32.5 67.5 84.5 17.5 32.5 End Time (s) 81.5 17.5 32.5 67.5 84.5 17.5 32.5 67.5 Yield/Force Off (s) 77.5 11 28.5 61.5 80.5 11 28.5 61.5 Yield/Force Off 170(s) 77.5 1 28.5 41.5 80.5 1 28.5 40.5 Local Start Time (s) 56.5 70.5 6.5 21.5 56.5 73.5 6.5 21.5 Local Yield (s) 66.5 0 17.5 50.5 69.5 0 17.5 50.5 Local Yield 170(s) 66.5 110 17.5 30.5 69.5 110 17.5 29.5 Intersection Summary Cycle Length 120 Control Type Actuated-Coordinated Natural Cycle 100 Offset: 11 (9%), Referenced to phase 2:NBTL and 6:SBTL, Start of Yellow Splits and Phases: 3: US287 & Trilby Attachment 7 HCM 2010 TWSC Recent AM 6: US287 & Elderhaus Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates recent am.syn Intersection Int Delay, s/veh 0 Movement EBL EBR NBL NBT SBT SBR Vol, veh/h 0 0 0 1287 897 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 - 200 - - 200 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 90 90 90 90 90 90 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 0 0 0 1430 997 0 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 1712 498 997 0 - 0 Stage 1 997 - - - - - Stage 2 715 - - - - - Critical Hdwy 6.84 6.94 4.14 - - - Critical Hdwy Stg 1 5.84 - - - - - Critical Hdwy Stg 2 5.84 - - - - - Follow-up Hdwy 3.52 3.32 2.22 - - - Pot Cap-1 Maneuver 81 518 690 - - - Stage 1 318 - - - - - Stage 2 446 - - - - - Platoon blocked, % - - - Mov Cap-1 Maneuver 81 518 690 - - - Mov Cap-2 Maneuver 81 - - - - - Stage 1 318 - - - - - Stage 2 446 - - - - - Approach EB NB SB HCM Control Delay, s 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR Capacity (veh/h) 690 ---- HCM Lane V/C Ratio ----- HCM Control Delay (s) 0 - 0 - - HCM Lane LOS A - A - - HCM 95th %tile Q(veh) 0 ---- Attachment 7 Lanes and Geometrics Recent AM 6: US287 & Elderhaus Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates recent am.syn Lane Group EBL EBR NBL NBT SBT SBR Lane Configurations Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Lane Width (ft) 12 12 12 12 12 12 Grade (%) 0% 0% 0% Storage Length (ft) 0 0 200 200 Storage Lanes 1 0 1 1 Taper Length (ft) 25 25 Lane Util. Factor 1.00 1.00 1.00 0.95 0.95 1.00 Ped Bike Factor Frt Flt Protected Satd. Flow (prot) 1863 0 1863 3539 3539 1863 Flt Permitted Satd. Flow (perm) 1863 0 1863 3539 3539 1863 Link Speed (mph) 30 55 55 Link Distance (ft) 373 542 1401 Travel Time (s) 8.5 6.7 17.4 Intersection Summary Area Type: Other Attachment 7 HCM 2010 TWSC Recent PM 6: US287 & Elderhaus Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates recent pm.syn Intersection Int Delay, s/veh 0 Movement EBL EBR NBL NBT SBT SBR Vol, veh/h 0 1 0 1330 1466 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 - 200 - - 200 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 90 90 90 90 90 90 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 0 1 0 1478 1629 0 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 2368 814 1629 0 - 0 Stage 1 1629 - - - - - Stage 2 739 - - - - - Critical Hdwy 6.84 6.94 4.14 - - - Critical Hdwy Stg 1 5.84 - - - - - Critical Hdwy Stg 2 5.84 - - - - - Follow-up Hdwy 3.52 3.32 2.22 - - - Pot Cap-1 Maneuver 29 321 395 - - - Stage 1 146 - - - - - Stage 2 433 - - - - - Platoon blocked, % - - - Mov Cap-1 Maneuver 29 321 395 - - - Mov Cap-2 Maneuver 29 - - - - - Stage 1 146 - - - - - Stage 2 433 - - - - - Approach EB NB SB HCM Control Delay, s 16.3 0 0 HCM LOS C Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR Capacity (veh/h) 395 - 321 - - HCM Lane V/C Ratio - - 0.003 - - HCM Control Delay (s) 0 - 16.3 - - HCM Lane LOS A - C - - HCM 95th %tile Q(veh) 0 - 0 - - Attachment 7 Lanes and Geometrics Recent PM 6: US287 & Elderhaus Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates recent pm.syn Lane Group EBL EBR NBL NBT SBT SBR Lane Configurations Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Lane Width (ft) 12 12 12 12 12 12 Grade (%) 0% 0% 0% Storage Length (ft) 0 0 200 200 Storage Lanes 1 0 1 1 Taper Length (ft) 25 25 Lane Util. Factor 1.00 1.00 1.00 0.95 0.95 1.00 Ped Bike Factor Frt 0.865 Flt Protected Satd. Flow (prot) 1611 0 1863 3539 3539 1863 Flt Permitted Satd. Flow (perm) 1611 0 1863 3539 3539 1863 Link Speed (mph) 30 55 55 Link Distance (ft) 373 542 1401 Travel Time (s) 8.5 6.7 17.4 Intersection Summary Area Type: Other Attachment 7 UNSIGNALIZED INTERSECTIONS Level-of-Service Average Total Delay sec/veh A < 10 B > 10 and < 15 C > 15 and < 25 D > 25 and < 35 E > 35 and < 50 F > 50 SIGNALIZED INTERSECTIONS Level-of-Service Average Total Delay sec/veh A < 10 B > 10 and < 20 C > 20 and < 35 D > 35 and < 55 E > 55 and < 80 F > 80 Attachment 7 Table 4-3 Fort Collins (GMA and City Limits) Motor Vehicle LOS Standards (Intersections) Intersection type Land Use (from structure plan) Commercial corridors Other corridors within: Mixed use districts Low density mixed use residential All other areas Signalized intersections (overall) D E* D D Any Leg E E D E Any Movement E E D E Stop sign control (arterial/arterial, arterial/collector or local- any approach leg) N/A F** F** E Stop sign control (collector/local--any approach leg) N/A C C C * mitigating measures required ** considered normal in an urban environment Attachment 7 APPENDIX D Attachment 7 HCM 2010 Signalized Intersection Summary Short Bkgrd AM 3: US287 & Trilby City Signal Timing Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates sb am.syn Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Volume (veh/h) 243 372 184 85 259 188 145 1129 78 93 673 77 Number 7 4 14 3 8 18 5 2 12 1 6 16 Initial Q (Qb), veh 000000000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Adj Sat Flow, veh/h/ln 1863 1863 1900 1863 1863 1900 1863 1863 1863 1863 1863 1863 Adj Flow Rate, veh/h 273 418 189 96 291 184 163 1269 8 104 756 7 Adj No. of Lanes 110110121121 Peak Hour Factor 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 Percent Heavy Veh, % 222222222222 Cap, veh/h 301 431 195 187 327 207 327 1322 591 184 1281 573 Arrive On Green 0.11 0.35 0.35 0.06 0.31 0.30 0.07 0.37 0.37 0.06 0.36 0.36 Sat Flow, veh/h 1774 1216 550 1774 1068 675 1774 3539 1583 1774 3539 1583 Grp Volume(v), veh/h 273 0 607 96 0 475 163 1269 8 104 756 7 Grp Sat Flow(s),veh/h/ln 1774 0 1766 1774 0 1744 1774 1770 1583 1774 1770 1583 Q Serve(g_s), s 11.3 0.0 37.2 4.0 0.0 28.6 6.3 38.5 0.3 4.0 19.1 0.3 Cycle Q Clear(g_c), s 11.3 0.0 37.2 4.0 0.0 28.6 6.3 38.5 0.3 4.0 19.1 0.3 Prop In Lane 1.00 0.31 1.00 0.39 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 301 0 626 187 0 534 327 1322 591 184 1281 573 V/C Ratio(X) 0.91 0.00 0.97 0.51 0.00 0.89 0.50 0.96 0.01 0.57 0.59 0.01 Avail Cap(c_a), veh/h 301 0 626 208 0 555 327 1322 591 205 1281 573 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 26.3 0.0 35.1 28.3 0.0 36.6 21.4 33.6 21.7 26.5 28.5 22.5 Incr Delay (d2), s/veh 29.1 0.0 28.4 2.2 0.0 15.9 1.2 16.8 0.0 2.9 2.0 0.0 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 8.0 0.0 23.0 2.1 0.0 16.1 3.1 22.0 0.2 2.1 9.6 0.1 LnGrp Delay(d),s/veh 55.3 0.0 63.4 30.5 0.0 52.5 22.6 50.5 21.7 29.4 30.5 22.5 LnGrp LOS E E C DCDCCCC Approach Vol, veh/h 880 571 1440 867 Approach Delay, s/veh 60.9 48.8 47.2 30.3 Approach LOS E D D C Timer 12345678 Assigned Phs 12345678 Phs Duration (G+Y+Rc), s 9.7 46.6 9.7 44.0 11.0 45.3 15.0 38.7 Change Period (Y+Rc), s 4.0 6.5 4.0 6.0 4.0 6.5 4.0 6.0 Max Green Setting (Gmax), s 7.0 37.5 7.0 38.0 7.0 37.5 11.0 34.0 Max Q Clear Time (g_c+I1), s 6.0 40.5 6.0 39.2 8.3 21.1 13.3 30.6 Green Ext Time (p_c), s 0.0 0.0 0.0 0.0 0.0 11.1 0.0 2.1 Intersection Summary HCM 2010 Ctrl Delay 46.7 HCM 2010 LOS D Attachment 7 Timing Report, Sorted By Phase Short Bkgrd AM 3: US287 & Trilby City Signal Timing Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates sb am.syn Phase Number 12345678 Movement SBL NBTL WBL EBTL NBL SBTL EBL WBTL Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag Lead-Lag Optimize Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None C-Max None None None C-Max None None Maximum Split (s) 11 44 11 44 11 44 15 40 Maximum Split (%) 10.0% 40.0% 10.0% 40.0% 10.0% 40.0% 13.6% 36.4% Minimum Split (s) 11 23.5 11 33 11 23.5 11 34 Yellow Time (s) 3 5.5 3 4 3 5.5 3 4 All-Red Time (s) 11121112 Minimum Initial (s) 4 15 4 7 4 15 4 7 Vehicle Extension (s) 33333333 Minimum Gap (s) 33333333 Time Before Reduce (s) 00000000 Time To Reduce (s) 00000000 Walk Time (s) 7777 Flash Dont Walk (s) 10 20 10 21 Dual Entry No Yes No Yes No Yes No Yes Inhibit Max Yes Yes Yes Yes Yes Yes Yes Yes Start Time (s) 71 82 16 27 71 82 16 31 End Time (s) 82 16 27 71 82 16 31 71 Yield/Force Off (s) 78 9.5 23 65 78 9.5 27 65 Yield/Force Off 170(s) 78 109.5 23 45 78 109.5 27 44 Local Start Time (s) 55 66 0 11 55 66 0 15 Local Yield (s) 62 103.5 7 49 62 103.5 11 49 Local Yield 170(s) 62 93.5 7 29 62 93.5 11 28 Intersection Summary Cycle Length 110 Control Type Actuated-Coordinated Natural Cycle 110 Offset: 16 (15%), Referenced to phase 2:NBTL and 6:SBTL, Start of Red Splits and Phases: 3: US287 & Trilby Attachment 7 HCM 2010 Signalized Intersection Summary Short Bkgrd PM 3: US287 & Trilby City Signal Timing Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates sb pm.syn Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Volume (veh/h) 149 332 144 131 372 118 264 1041 92 197 1264 258 Number 7 4 14 3 8 18 5 2 12 1 6 16 Initial Q (Qb), veh 000000000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Adj Sat Flow, veh/h/ln 1863 1863 1900 1863 1863 1900 1863 1863 1863 1863 1863 1863 Adj Flow Rate, veh/h 166 369 146 146 413 120 293 1157 38 219 1404 146 Adj No. of Lanes 110110121121 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 Percent Heavy Veh, % 222222222222 Cap, veh/h 225 328 130 210 347 101 270 1515 678 293 1426 638 Arrive On Green 0.09 0.26 0.25 0.08 0.25 0.24 0.12 0.43 0.43 0.09 0.40 0.40 Sat Flow, veh/h 1774 1271 503 1774 1388 403 1774 3539 1583 1774 3539 1583 Grp Volume(v), veh/h 166 0 515 146 0 533 293 1157 38 219 1404 146 Grp Sat Flow(s),veh/h/ln 1774 0 1774 1774 0 1792 1774 1770 1583 1774 1770 1583 Q Serve(g_s), s 8.1 0.0 31.0 7.2 0.0 30.0 14.0 33.3 1.7 8.5 47.1 7.3 Cycle Q Clear(g_c), s 8.1 0.0 31.0 7.2 0.0 30.0 14.0 33.3 1.7 8.5 47.1 7.3 Prop In Lane 1.00 0.28 1.00 0.23 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 225 0 458 210 0 448 270 1515 678 293 1426 638 V/C Ratio(X) 0.74 0.00 1.12 0.70 0.00 1.19 1.08 0.76 0.06 0.75 0.98 0.23 Avail Cap(c_a), veh/h 237 0 458 237 0 448 270 1515 678 293 1426 638 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 32.3 0.0 44.6 32.7 0.0 45.1 38.3 29.2 20.1 24.3 35.4 23.6 Incr Delay (d2), s/veh 11.0 0.0 80.6 7.3 0.0 105.8 78.7 3.7 0.2 10.2 20.4 0.8 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 4.6 0.0 25.4 3.9 0.0 28.0 14.9 17.0 0.8 5.0 27.0 3.3 LnGrp Delay(d),s/veh 43.3 0.0 125.2 40.0 0.0 151.0 117.0 32.9 20.3 34.5 55.8 24.4 LnGrp LOS D F D F F C C C E C Approach Vol, veh/h 681 679 1488 1769 Approach Delay, s/veh 105.3 127.1 49.1 50.6 Approach LOS F F D D Timer 12345678 Assigned Phs 12345678 Phs Duration (G+Y+Rc), s 14.0 56.9 13.2 36.0 17.0 53.9 14.1 35.0 Change Period (Y+Rc), s 4.0 6.5 4.0 6.0 4.0 6.5 4.0 6.0 Max Green Setting (Gmax), s 10.0 49.5 11.0 29.0 13.0 46.5 11.0 29.0 Max Q Clear Time (g_c+I1), s 10.5 35.3 9.2 33.0 16.0 49.1 10.1 32.0 Green Ext Time (p_c), s 0.0 12.0 0.1 0.0 0.0 0.0 0.0 0.0 Intersection Summary HCM 2010 Ctrl Delay 69.4 HCM 2010 LOS E Attachment 7 Timing Report, Sorted By Phase Short Bkgrd PM 3: US287 & Trilby City Signal Timing Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates sb pm.syn Phase Number 12345678 Movement SBL NBTL WBL EBTL NBL SBTL EBL WBTL Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag Lead-Lag Optimize Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None C-Max None None None C-Max None None Maximum Split (s) 14 56 15 35 17 53 15 35 Maximum Split (%) 11.7% 46.7% 12.5% 29.2% 14.2% 44.2% 12.5% 29.2% Minimum Split (s) 11 23.5 11 33 11 23.5 11 34 Yellow Time (s) 3 5.5 3 4 3 5.5 3 4 All-Red Time (s) 11121112 Minimum Initial (s) 4 15 4 7 4 15 4 7 Vehicle Extension (s) 33333333 Minimum Gap (s) 33333333 Time Before Reduce (s) 00000000 Time To Reduce (s) 00000000 Walk Time (s) 7777 Flash Dont Walk (s) 10 20 10 21 Dual Entry No Yes No Yes No Yes No Yes Inhibit Max Yes Yes Yes Yes Yes Yes Yes Yes Start Time (s) 67.5 81.5 17.5 32.5 67.5 84.5 17.5 32.5 End Time (s) 81.5 17.5 32.5 67.5 84.5 17.5 32.5 67.5 Yield/Force Off (s) 77.5 11 28.5 61.5 80.5 11 28.5 61.5 Yield/Force Off 170(s) 77.5 1 28.5 41.5 80.5 1 28.5 40.5 Local Start Time (s) 56.5 70.5 6.5 21.5 56.5 73.5 6.5 21.5 Local Yield (s) 66.5 0 17.5 50.5 69.5 0 17.5 50.5 Local Yield 170(s) 66.5 110 17.5 30.5 69.5 110 17.5 29.5 Intersection Summary Cycle Length 120 Control Type Actuated-Coordinated Natural Cycle 110 Offset: 11 (9%), Referenced to phase 2:NBTL and 6:SBTL, Start of Yellow Splits and Phases: 3: US287 & Trilby Attachment 7 HCM 2010 Signalized Intersection Summary Short Bkgrd AM 3: US287 & Trilby City Signal Timing with EB & WB RT Lanes Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates sb am with eb & wb rt lanes.syn Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Volume (veh/h) 243 372 184 85 259 188 145 1129 78 93 673 77 Number 7 4 14 3 8 18 5 2 12 1 6 16 Initial Q (Qb), veh 000000000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Adj Sat Flow, veh/h/ln 1863 1863 1863 1863 1863 1863 1863 1863 1863 1863 1863 1863 Adj Flow Rate, veh/h 273 418 37 96 291 53 163 1269 16 104 756 15 Adj No. of Lanes 111111121121 Peak Hour Factor 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 Percent Heavy Veh, % 222222222222 Cap, veh/h 346 506 416 237 424 346 395 1616 723 232 1560 698 Arrive On Green 0.11 0.27 0.26 0.06 0.23 0.22 0.07 0.46 0.46 0.06 0.44 0.44 Sat Flow, veh/h 1774 1863 1583 1774 1863 1583 1774 3539 1583 1774 3539 1583 Grp Volume(v), veh/h 273 418 37 96 291 53 163 1269 16 104 756 15 Grp Sat Flow(s),veh/h/ln 1774 1863 1583 1774 1863 1583 1774 1770 1583 1774 1770 1583 Q Serve(g_s), s 12.0 23.2 1.9 4.5 15.7 3.0 5.3 33.4 0.6 3.4 16.7 0.6 Cycle Q Clear(g_c), s 12.0 23.2 1.9 4.5 15.7 3.0 5.3 33.4 0.6 3.4 16.7 0.6 Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 346 506 416 237 424 346 395 1616 723 232 1560 698 V/C Ratio(X) 0.79 0.83 0.09 0.40 0.69 0.15 0.41 0.79 0.02 0.45 0.48 0.02 Avail Cap(c_a), veh/h 346 660 547 252 593 489 395 1616 723 260 1560 698 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 30.1 37.6 30.6 30.8 38.9 34.8 15.7 25.3 16.4 20.8 21.9 17.4 Incr Delay (d2), s/veh 11.6 6.6 0.1 1.1 2.0 0.2 0.7 3.9 0.1 1.4 1.1 0.1 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 3.4 12.8 0.9 2.2 8.3 1.3 2.7 17.1 0.3 1.8 8.4 0.3 LnGrp Delay(d),s/veh 41.7 44.2 30.7 31.9 40.9 35.0 16.4 29.2 16.5 22.1 23.0 17.4 LnGrp LOS DDCCDCBCBCCB Approach Vol, veh/h 728 440 1448 875 Approach Delay, s/veh 42.6 38.2 27.6 22.8 Approach LOS DDCC Timer 12345678 Assigned Phs 12345678 Phs Duration (G+Y+Rc), s 9.2 55.7 10.1 34.9 11.0 54.0 15.0 30.0 Change Period (Y+Rc), s 4.0 6.5 4.0 6.0 4.0 6.5 4.0 6.0 Max Green Setting (Gmax), s 7.0 37.5 7.0 38.0 7.0 37.5 11.0 34.0 Max Q Clear Time (g_c+I1), s 5.4 35.4 6.5 25.2 7.3 18.7 14.0 17.7 Green Ext Time (p_c), s 0.0 1.8 0.0 3.7 0.0 12.3 0.0 4.2 Intersection Summary HCM 2010 Ctrl Delay 30.9 HCM 2010 LOS C Attachment 7 Timing Report, Sorted By Phase Short Bkgrd AM 3: US287 & Trilby City Signal Timing with EB & WB RT Lanes Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates sb am with eb & wb rt lanes.syn Phase Number 12345678 Movement SBL NBTL WBL EBTL NBL SBTL EBL WBTL Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag Lead-Lag Optimize Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None C-Max None None None C-Max None None Maximum Split (s) 11 44 11 44 11 44 15 40 Maximum Split (%) 10.0% 40.0% 10.0% 40.0% 10.0% 40.0% 13.6% 36.4% Minimum Split (s) 11 23.5 11 33 11 23.5 11 34 Yellow Time (s) 3 5.5 3 4 3 5.5 3 4 All-Red Time (s) 11121112 Minimum Initial (s) 4 15 4 7 4 15 4 7 Vehicle Extension (s) 33333333 Minimum Gap (s) 33333333 Time Before Reduce (s) 00000000 Time To Reduce (s) 00000000 Walk Time (s) 7777 Flash Dont Walk (s) 10 20 10 21 Dual Entry No Yes No Yes No Yes No Yes Inhibit Max Yes Yes Yes Yes Yes Yes Yes Yes Start Time (s) 71 82 16 27 71 82 16 31 End Time (s) 82 16 27 71 82 16 31 71 Yield/Force Off (s) 78 9.5 23 65 78 9.5 27 65 Yield/Force Off 170(s) 78 109.5 23 45 78 109.5 27 44 Local Start Time (s) 55 66 0 11 55 66 0 15 Local Yield (s) 62 103.5 7 49 62 103.5 11 49 Local Yield 170(s) 62 93.5 7 29 62 93.5 11 28 Intersection Summary Cycle Length 110 Control Type Actuated-Coordinated Natural Cycle 90 Offset: 16 (15%), Referenced to phase 2:NBTL and 6:SBTL, Start of Red Splits and Phases: 3: US287 & Trilby Attachment 7 HCM 2010 Signalized Intersection Summary Short Bkgrd PM 3: US287 & Trilby Adjusted Signal Timing with EB & WB RT Lanes Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates sb pm with eb & wb rt lanes.syn Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Volume (veh/h) 149 332 144 131 372 118 264 1041 92 197 1264 258 Number 7 4 14 3 8 18 5 2 12 1 6 16 Initial Q (Qb), veh 000000000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Adj Sat Flow, veh/h/ln 1863 1863 1863 1863 1863 1863 1863 1863 1863 1863 1863 1863 Adj Flow Rate, veh/h 166 369 29 146 413 10 293 1157 43 219 1404 147 Adj No. of Lanes 111111121121 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 Percent Heavy Veh, % 222222222222 Cap, veh/h 203 450 369 231 450 369 320 1638 733 316 1461 654 Arrive On Green 0.07 0.24 0.23 0.07 0.24 0.23 0.14 0.46 0.46 0.09 0.41 0.41 Sat Flow, veh/h 1774 1863 1583 1774 1863 1583 1774 3539 1583 1774 3539 1583 Grp Volume(v), veh/h 166 369 29 146 413 10 293 1157 43 219 1404 147 Grp Sat Flow(s),veh/h/ln 1774 1863 1583 1774 1863 1583 1774 1770 1583 1774 1770 1583 Q Serve(g_s), s 8.0 22.5 1.7 7.4 25.9 0.6 14.8 31.3 1.8 8.4 46.3 7.2 Cycle Q Clear(g_c), s 8.0 22.5 1.7 7.4 25.9 0.6 14.8 31.3 1.8 8.4 46.3 7.2 Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 203 450 369 231 450 369 320 1638 733 316 1461 654 V/C Ratio(X) 0.82 0.82 0.08 0.63 0.92 0.03 0.92 0.71 0.06 0.69 0.96 0.22 Avail Cap(c_a), veh/h 203 450 369 231 450 369 320 1638 733 316 1461 654 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 36.3 43.1 35.9 33.8 44.4 35.5 36.7 25.7 17.8 21.9 34.3 22.8 Incr Delay (d2), s/veh 22.6 11.5 0.1 5.4 23.8 0.0 29.6 2.6 0.2 6.3 15.9 0.8 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 2.9 13.0 0.8 4.0 16.3 0.3 12.2 15.9 0.8 4.6 25.9 3.3 LnGrp Delay(d),s/veh 58.9 54.6 36.0 39.2 68.2 35.5 66.3 28.3 18.0 28.2 50.2 23.6 LnGrp LOS E D D D E D E C B C D C Approach Vol, veh/h 564 569 1493 1770 Approach Delay, s/veh 54.9 60.2 35.5 45.3 Approach LOS D E D D Timer 12345678 Assigned Phs 12345678 Phs Duration (G+Y+Rc), s 14.0 61.0 11.0 34.0 20.0 55.0 11.0 34.0 Change Period (Y+Rc), s 4.0 6.5 4.0 6.0 4.0 6.5 4.0 6.0 Max Green Setting (Gmax), s 10.0 54.5 7.0 28.0 16.0 48.5 7.0 28.0 Max Q Clear Time (g_c+I1), s 10.4 33.3 9.4 24.5 16.8 48.3 10.0 27.9 Green Ext Time (p_c), s 0.0 16.8 0.0 1.6 0.0 0.2 0.0 0.0 Intersection Summary HCM 2010 Ctrl Delay 45.1 HCM 2010 LOS D Attachment 7 Timing Report, Sorted By Phase Short Bkgrd PM 3: US287 & Trilby Adjusted Signal Timing with EB & WB RT Lanes Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates sb pm with eb & wb rt lanes.syn Phase Number 12345678 Movement SBL NBTL WBL EBTL NBL SBTL EBL WBTL Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag Lead-Lag Optimize Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None C-Max None None None C-Max None None Maximum Split (s) 14 61 11 34 20 55 11 34 Maximum Split (%) 11.7% 50.8% 9.2% 28.3% 16.7% 45.8% 9.2% 28.3% Minimum Split (s) 11 23.5 11 33 11 23.5 11 34 Yellow Time (s) 3 5.5 3 4 3 5.5 3 4 All-Red Time (s) 11121112 Minimum Initial (s) 4 15 4 7 4 15 4 7 Vehicle Extension (s) 33333333 Minimum Gap (s) 33333333 Time Before Reduce (s) 00000000 Time To Reduce (s) 00000000 Walk Time (s) 7777 Flash Dont Walk (s) 10 20 10 21 Dual Entry No Yes No Yes No Yes No Yes Inhibit Max Yes Yes Yes Yes Yes Yes Yes Yes Start Time (s) 62.5 76.5 17.5 28.5 62.5 82.5 17.5 28.5 End Time (s) 76.5 17.5 28.5 62.5 82.5 17.5 28.5 62.5 Yield/Force Off (s) 72.5 11 24.5 56.5 78.5 11 24.5 56.5 Yield/Force Off 170(s) 72.5 1 24.5 36.5 78.5 1 24.5 35.5 Local Start Time (s) 51.5 65.5 6.5 17.5 51.5 71.5 6.5 17.5 Local Yield (s) 61.5 0 13.5 45.5 67.5 0 13.5 45.5 Local Yield 170(s) 61.5 110 13.5 25.5 67.5 110 13.5 24.5 Intersection Summary Cycle Length 120 Control Type Actuated-Coordinated Natural Cycle 110 Offset: 11 (9%), Referenced to phase 2:NBTL and 6:SBTL, Start of Yellow Splits and Phases: 3: US287 & Trilby Attachment 7 HCM 2010 TWSC Short Bkgrd AM 6: US287 & Elderhaus City Signal Timing Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates sb am.syn Intersection Int Delay, s/veh 0 Movement EBL EBR NBL NBT SBT SBR Vol, veh/h 0 0 0 1352 942 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 - 200 - - 200 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 90 90 90 90 90 90 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 0 0 0 1502 1047 0 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 1798 523 1047 0 - 0 Stage 1 1047 - - - - - Stage 2 751 - - - - - Critical Hdwy 6.84 6.94 4.14 - - - Critical Hdwy Stg 1 5.84 - - - - - Critical Hdwy Stg 2 5.84 - - - - - Follow-up Hdwy 3.52 3.32 2.22 - - - Pot Cap-1 Maneuver 71 499 660 - - - Stage 1 299 - - - - - Stage 2 427 - - - - - Platoon blocked, % - - - Mov Cap-1 Maneuver 71 499 660 - - - Mov Cap-2 Maneuver 71 - - - - - Stage 1 299 - - - - - Stage 2 427 - - - - - Approach EB NB SB HCM Control Delay, s 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR Capacity (veh/h) 660 ---- HCM Lane V/C Ratio ----- HCM Control Delay (s) 0 - 0 - - HCM Lane LOS A - A - - HCM 95th %tile Q(veh) 0 ---- Attachment 7 Lanes and Geometrics Short Bkgrd AM 6: US287 & Elderhaus City Signal Timing Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates sb am.syn Lane Group EBL EBR NBL NBT SBT SBR Lane Configurations Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Lane Width (ft) 12 12 12 12 12 12 Grade (%) 0% 0% 0% Storage Length (ft) 0 0 200 200 Storage Lanes 1 0 1 1 Taper Length (ft) 25 25 Lane Util. Factor 1.00 1.00 1.00 0.95 0.95 1.00 Ped Bike Factor Frt Flt Protected Satd. Flow (prot) 1863 0 1863 3539 3539 1863 Flt Permitted Satd. Flow (perm) 1863 0 1863 3539 3539 1863 Link Speed (mph) 30 55 55 Link Distance (ft) 373 542 1401 Travel Time (s) 8.5 6.7 17.4 Intersection Summary Area Type: Other Attachment 7 HCM 2010 TWSC Short Bkgrd PM 6: US287 & Elderhaus City Signal Timing Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates sb pm.syn Intersection Int Delay, s/veh 0 Movement EBL EBR NBL NBT SBT SBR Vol, veh/h 0 1 0 1397 1539 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 - 200 - - 200 Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 90 90 90 90 90 90 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 0 1 0 1552 1710 0 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 2486 855 1710 0 - 0 Stage 1 1710 - - - - - Stage 2 776 - - - - - Critical Hdwy 6.84 6.94 4.14 - - - Critical Hdwy Stg 1 5.84 - - - - - Critical Hdwy Stg 2 5.84 - - - - - Follow-up Hdwy 3.52 3.32 2.22 - - - Pot Cap-1 Maneuver 24 302 367 - - - Stage 1 131 - - - - - Stage 2 414 - - - - - Platoon blocked, % - - - Mov Cap-1 Maneuver 24 302 367 - - - Mov Cap-2 Maneuver 24 - - - - - Stage 1 131 - - - - - Stage 2 414 - - - - - Approach EB NB SB HCM Control Delay, s 17 0 0 HCM LOS C Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR Capacity (veh/h) 367 - 302 - - HCM Lane V/C Ratio - - 0.004 - - HCM Control Delay (s) 0 - 17 - - HCM Lane LOS A - C - - HCM 95th %tile Q(veh) 0 - 0 - - Attachment 7 Lanes and Geometrics Short Bkgrd PM 6: US287 & Elderhaus City Signal Timing Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates sb pm.syn Lane Group EBL EBR NBL NBT SBT SBR Lane Configurations Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Lane Width (ft) 12 12 12 12 12 12 Grade (%) 0% 0% 0% Storage Length (ft) 0 0 200 200 Storage Lanes 1 0 1 1 Taper Length (ft) 25 25 Lane Util. Factor 1.00 1.00 1.00 0.95 0.95 1.00 Ped Bike Factor Frt 0.865 Flt Protected Satd. Flow (prot) 1611 0 1863 3539 3539 1863 Flt Permitted Satd. Flow (perm) 1611 0 1863 3539 3539 1863 Link Speed (mph) 30 55 55 Link Distance (ft) 373 542 1401 Travel Time (s) 8.5 6.7 17.4 Intersection Summary Area Type: Other Attachment 7 APPENDIX E Attachment 7 HCM 2010 Signalized Intersection Summary Long Bkgrd AM 3: US287 & Trilby Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates lb am.syn Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Volume (veh/h) 275 425 210 95 295 215 165 1290 90 105 770 90 Number 7 4 14 3 8 18 5 2 12 1 6 16 Initial Q (Qb), veh 000000000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Adj Sat Flow, veh/h/ln 1863 1863 1863 1863 1863 1863 1863 1863 1900 1863 1863 1900 Adj Flow Rate, veh/h 289 447 57 100 311 66 174 1358 89 111 811 82 Adj No. of Lanes 111111130130 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Percent Heavy Veh, % 222222222222 Cap, veh/h 381 545 449 247 400 325 388 2092 137 250 1913 192 Arrive On Green 0.15 0.29 0.28 0.07 0.21 0.21 0.08 0.43 0.43 0.06 0.41 0.41 Sat Flow, veh/h 1774 1863 1583 1774 1863 1583 1774 4877 320 1774 4697 473 Grp Volume(v), veh/h 289 447 57 100 311 66 174 944 503 111 584 309 Grp Sat Flow(s),veh/h/ln 1774 1863 1583 1774 1863 1583 1774 1695 1806 1774 1695 1779 Q Serve(g_s), s 13.3 24.6 2.9 4.7 17.3 3.8 5.9 24.2 24.2 3.9 13.6 13.7 Cycle Q Clear(g_c), s 13.3 24.6 2.9 4.7 17.3 3.8 5.9 24.2 24.2 3.9 13.6 13.7 Prop In Lane 1.00 1.00 1.00 1.00 1.00 0.18 1.00 0.27 Lane Grp Cap(c), veh/h 381 545 449 247 400 325 388 1454 775 250 1381 725 V/C Ratio(X) 0.76 0.82 0.13 0.41 0.78 0.20 0.45 0.65 0.65 0.44 0.42 0.43 Avail Cap(c_a), veh/h 381 627 518 256 491 403 483 1454 775 271 1381 725 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 27.8 36.2 29.3 31.4 40.7 36.2 16.5 24.9 24.9 19.7 23.4 23.4 Incr Delay (d2), s/veh 8.6 7.6 0.1 1.1 6.3 0.3 0.8 2.3 4.2 1.2 1.0 1.8 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 7.4 13.8 1.3 2.4 9.6 1.7 2.9 11.7 12.9 2.0 6.5 7.1 LnGrp Delay(d),s/veh 36.4 43.8 29.4 32.4 47.1 36.5 17.3 27.1 29.0 20.9 24.3 25.2 LnGrp LOS DDCCDDBCCCCC Approach Vol, veh/h 793 477 1621 1004 Approach Delay, s/veh 40.1 42.5 26.7 24.2 Approach LOS DDCC Timer 12345678 Assigned Phs 12345678 Phs Duration (G+Y+Rc), s 9.7 52.7 10.4 37.2 12.1 50.3 19.0 28.6 Change Period (Y+Rc), s 4.0 6.5 4.0 6.0 4.0 6.5 4.0 6.0 Max Green Setting (Gmax), s 7.0 39.5 7.0 36.0 14.0 32.5 15.0 28.0 Max Q Clear Time (g_c+I1), s 5.9 26.2 6.7 26.6 7.9 15.7 15.3 19.3 Green Ext Time (p_c), s 0.0 10.0 0.0 3.4 0.2 12.1 0.0 3.3 Intersection Summary HCM 2010 Ctrl Delay 30.7 HCM 2010 LOS C Attachment 7 Timing Report, Sorted By Phase Long Bkgrd AM 3: US287 & Trilby Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates lb am.syn Phase Number 12345678 Movement SBL NBTL WBL EBTL NBL SBTL EBL WBTL Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag Lead-Lag Optimize Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None C-Max None None None C-Max None None Maximum Split (s) 11 46 11 42 18 39 19 34 Maximum Split (%) 10.0% 41.8% 10.0% 38.2% 16.4% 35.5% 17.3% 30.9% Minimum Split (s) 11 23.5 11 33 11 23.5 11 34 Yellow Time (s) 3 5.5 3 4 3 5.5 3 4 All-Red Time (s) 11121112 Minimum Initial (s) 4 15 4 7 4 15 4 7 Vehicle Extension (s) 33333333 Minimum Gap (s) 33333333 Time Before Reduce (s) 00000000 Time To Reduce (s) 00000000 Walk Time (s) 7777 Flash Dont Walk (s) 10 20 10 21 Dual Entry No Yes No Yes No Yes No Yes Inhibit Max Yes Yes Yes Yes Yes Yes Yes Yes Start Time (s) 59.5 70.5 6.5 17.5 59.5 77.5 6.5 25.5 End Time (s) 70.5 6.5 17.5 59.5 77.5 6.5 25.5 59.5 Yield/Force Off (s) 66.5 0 13.5 53.5 73.5 0 21.5 53.5 Yield/Force Off 170(s) 66.5 100 13.5 33.5 73.5 100 21.5 32.5 Local Start Time (s) 59.5 70.5 6.5 17.5 59.5 77.5 6.5 25.5 Local Yield (s) 66.5 0 13.5 53.5 73.5 0 21.5 53.5 Local Yield 170(s) 66.5 100 13.5 33.5 73.5 100 21.5 32.5 Intersection Summary Cycle Length 110 Control Type Actuated-Coordinated Natural Cycle 90 Offset: 0 (0%), Referenced to phase 2:NBTL and 6:SBTL, Start of Yellow Splits and Phases: 3: US287 & Trilby Attachment 7 HCM 2010 Signalized Intersection Summary Long Bkgrd PM 3: US287 & Trilby Pedcor Apartments 1/17/2016 Synchro 9 Light Report Delich Associates lb pm.syn Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Volume (veh/h) 170 380 165 150 425 135 300 1190 105 225 1445 295 Number 7 4 14 3 8 18 5 2 12 1 6 16 Initial Q (Qb), veh 000000000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Adj Sat Flow, veh/h/ln 1863 1863 1863 1863 1863 1863 1863 1863 1900 1863 1863 1900 Adj Flow Rate, veh/h 179 400 50 158 447 51 316 1253 103 237 1521 284 Adj No. of Lanes 111111130130 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Percent Heavy Veh, % 222222222222 Cap, veh/h 205 481 396 230 466 383 340 2072 170 339 1670 311 Arrive On Green 0.08 0.26 0.25 0.07 0.25 0.24 0.15 0.43 0.43 0.11 0.39 0.39 Sat Flow, veh/h 1774 1863 1583 1774 1863 1583 1774 4790 394 1774 4309 802 Grp Volume(v), veh/h 179 400 50 158 447 51 316 887 469 237 1195 610 Grp Sat Flow(s),veh/h/ln 1774 1863 1583 1774 1863 1583 1774 1695 1793 1774 1695 1721 Q Serve(g_s), s 9.0 24.3 2.9 8.0 28.4 3.0 16.1 24.1 24.1 9.4 40.0 40.3 Cycle Q Clear(g_c), s 9.0 24.3 2.9 8.0 28.4 3.0 16.1 24.1 24.1 9.4 40.0 40.3 Prop In Lane 1.00 1.00 1.00 1.00 1.00 0.22 1.00 0.47 Lane Grp Cap(c), veh/h 205 481 396 230 466 383 340 1466 776 339 1314 667 V/C Ratio(X) 0.87 0.83 0.13 0.69 0.96 0.13 0.93 0.60 0.60 0.70 0.91 0.91 Avail Cap(c_a), veh/h 205 481 396 230 466 383 340 1466 776 389 1314 667 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 34.3 42.0 34.9 33.5 44.4 35.7 35.8 26.2 26.2 21.4 34.8 34.9 Incr Delay (d2), s/veh 31.4 11.7 0.1 8.2 31.5 0.2 31.6 1.9 3.5 4.6 10.9 19.2 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 6.2 14.1 1.3 4.4 18.7 1.3 13.2 11.7 12.7 5.0 20.6 22.7 LnGrp Delay(d),s/veh 65.7 53.8 35.0 41.7 75.9 35.8 67.3 28.0 29.7 26.0 45.7 54.0 LnGrp LOS E D C D E D E CCCDD Approach Vol, veh/h 629 656 1672 2042 Approach Delay, s/veh 55.7 64.6 35.9 45.9 Approach LOS E E D D Timer 12345678 Assigned Phs 12345678 Phs Duration (G+Y+Rc), s 15.6 57.4 11.0 36.0 21.0 52.0 12.0 35.0 Change Period (Y+Rc), s 4.0 6.5 4.0 6.0 4.0 6.5 4.0 6.0 Max Green Setting (Gmax), s 15.0 47.5 7.0 30.0 17.0 45.5 8.0 29.0 Max Q Clear Time (g_c+I1), s 11.4 26.1 10.0 26.3 18.1 42.3 11.0 30.4 Green Ext Time (p_c), s 0.2 18.2 0.0 1.9 0.0 3.1 0.0 0.0 Intersection Summary HCM 2010 Ctrl Delay 46.2 HCM 2010 LOS D Attachment 7 Timing Report, Sorted By Phase Long Bkgrd PM 3: US287 & Trilby Pedcor Apartments 1/17/2016 Synchro 9 Light Report Delich Associates lb pm.syn Phase Number 12345678 Movement SBL NBTL WBL EBTL NBL SBTL EBL WBTL Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag Lead-Lag Optimize Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None C-Max None None None C-Max None None Maximum Split (s) 19 54 11 36 21 52 12 35 Maximum Split (%) 15.8% 45.0% 9.2% 30.0% 17.5% 43.3% 10.0% 29.2% Minimum Split (s) 11 23.5 11 33 11 23.5 11 34 Yellow Time (s) 3 5.5 3 4 3 5.5 3 4 All-Red Time (s) 11121112 Minimum Initial (s) 4 15 4 7 4 15 4 7 Vehicle Extension (s) 33333333 Minimum Gap (s) 33333333 Time Before Reduce (s) 00000000 Time To Reduce (s) 00000000 Walk Time (s) 7777 Flash Dont Walk (s) 10 20 10 21 Dual Entry No Yes No Yes No Yes No Yes Inhibit Max Yes Yes Yes Yes Yes Yes Yes Yes Start Time (s) 64.5 83.5 17.5 28.5 64.5 85.5 17.5 29.5 End Time (s) 83.5 17.5 28.5 64.5 85.5 17.5 29.5 64.5 Yield/Force Off (s) 79.5 11 24.5 58.5 81.5 11 25.5 58.5 Yield/Force Off 170(s) 79.5 1 24.5 38.5 81.5 1 25.5 37.5 Local Start Time (s) 53.5 72.5 6.5 17.5 53.5 74.5 6.5 18.5 Local Yield (s) 68.5 0 13.5 47.5 70.5 0 14.5 47.5 Local Yield 170(s) 68.5 110 13.5 27.5 70.5 110 14.5 26.5 Intersection Summary Cycle Length 120 Control Type Actuated-Coordinated Natural Cycle 100 Offset: 11 (9%), Referenced to phase 2:NBTL and 6:SBTL, Start of Yellow Splits and Phases: 3: US287 & Trilby Attachment 7 HCM 2010 TWSC Long Bkgrd AM 9: Debra & Trilby Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates lb am.syn Intersection Int Delay, s/veh 0.5 Movement EBT EBR WBL WBT NBL NBR Vol, veh/h 610 10 5 580 25 5 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 100 - 0 - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 642 11 5 611 26 5 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 653 0 963 326 Stage 1 - - - - 647 - Stage 2 - - - - 316 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 930 - 253 670 Stage 1 - - - - 483 - Stage 2 - - - - 712 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 930 - 252 670 Mov Cap-2 Maneuver - - - - 252 - Stage 1 - - - - 483 - Stage 2 - - - - 708 - Approach EB WB NB HCM Control Delay, s 0 0.1 19.4 HCM LOS C Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h) 281 - - 930 - HCM Lane V/C Ratio 0.112 - - 0.006 - HCM Control Delay (s) 19.4 - - 8.9 - HCM Lane LOS C - - A - HCM 95th %tile Q(veh) 0.4 - - 0 - Attachment 7 Lanes and Geometrics Long Bkgrd AM 9: Debra & Trilby Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates lb am.syn Lane Group EBT EBR WBL WBT NBL NBR Lane Configurations Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Lane Width (ft) 12 12 12 12 12 12 Grade (%) 0% 0% 0% Storage Length (ft) 0 100 0 0 Storage Lanes 0 1 1 0 Taper Length (ft) 25 25 Lane Util. Factor 0.95 0.95 1.00 0.95 1.00 1.00 Ped Bike Factor Frt 0.997 0.978 Flt Protected 0.950 0.960 Satd. Flow (prot) 3529 0 1770 3539 1749 0 Flt Permitted 0.950 0.960 Satd. Flow (perm) 3529 0 1770 3539 1749 0 Link Speed (mph) 30 35 30 Link Distance (ft) 406 522 232 Travel Time (s) 9.2 10.2 5.3 Intersection Summary Area Type: Other Attachment 7 HCM 2010 TWSC Long Bkgrd PM 9: Debra & Trilby Pedcor Apartments 1/17/2016 Synchro 9 Light Report Delich Associates lb pm.syn Intersection Int Delay, s/veh 0.3 Movement EBT EBR WBL WBT NBL NBR Vol, veh/h 680 30 5 695 15 5 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 100 - 0 - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 716 32 5 732 16 5 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 747 0 1108 374 Stage 1 - - - - 732 - Stage 2 - - - - 376 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 857 - 204 623 Stage 1 - - - - 437 - Stage 2 - - - - 664 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 857 - 203 623 Mov Cap-2 Maneuver - - - - 203 - Stage 1 - - - - 437 - Stage 2 - - - - 660 - Approach EB WB NB HCM Control Delay, s 0 0.1 21.1 HCM LOS C Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h) 244 - - 857 - HCM Lane V/C Ratio 0.086 - - 0.006 - HCM Control Delay (s) 21.1 - - 9.2 - HCM Lane LOS C - - A - HCM 95th %tile Q(veh) 0.3 - - 0 - Attachment 7 Lanes and Geometrics Long Bkgrd PM 9: Debra & Trilby Pedcor Apartments 1/17/2016 Synchro 9 Light Report Delich Associates lb pm.syn Lane Group EBT EBR WBL WBT NBL NBR Lane Configurations Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Lane Width (ft) 12 12 12 12 12 12 Grade (%) 0% 0% 0% Storage Length (ft) 0 100 0 0 Storage Lanes 0 1 1 0 Taper Length (ft) 25 25 Lane Util. Factor 0.95 0.95 1.00 0.95 1.00 1.00 Ped Bike Factor Frt 0.994 0.968 Flt Protected 0.950 0.963 Satd. Flow (prot) 3518 0 1770 3539 1736 0 Flt Permitted 0.950 0.963 Satd. Flow (perm) 3518 0 1770 3539 1736 0 Link Speed (mph) 30 35 30 Link Distance (ft) 406 522 232 Travel Time (s) 9.2 10.2 5.3 Intersection Summary Area Type: Other Attachment 7 HCM 2010 TWSC Long Bkgrd AM 6: US287 & Elderhaus Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates lb am.syn Intersection Int Delay, s/veh 0 Movement EBL EBR NBL NBT SBT SBR Vol, veh/h 0 0 0 1545 1075 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length - 0 200 - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 0 0 0 1626 1132 0 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 1783 566 1132 0 - 0 Stage 1 1132 - - - - - Stage 2 651 - - - - - Critical Hdwy 5.74 7.14 5.34 - - - Critical Hdwy Stg 1 6.64 - - - - - Critical Hdwy Stg 2 6.04 - - - - - Follow-up Hdwy 3.82 3.92 3.12 - - - Pot Cap-1 Maneuver 122 400 338 - - - Stage 1 201 - - - - - Stage 2 438 - - - - - Platoon blocked, % - - - Mov Cap-1 Maneuver 122 400 338 - - - Mov Cap-2 Maneuver 201 - - - - - Stage 1 201 - - - - - Stage 2 438 - - - - - Approach EB NB SB HCM Control Delay, s 0 0 0 HCM LOS A Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR Capacity (veh/h) 338 ---- HCM Lane V/C Ratio ----- HCM Control Delay (s) 0 - 0 - - HCM Lane LOS A - A - - HCM 95th %tile Q(veh) 0 ---- Attachment 7 Lanes and Geometrics Long Bkgrd AM 6: US287 & Elderhaus Pedcor Apartments 1/14/2016 Synchro 9 Light Report Delich Associates lb am.syn Lane Group EBL EBR NBL NBT SBT SBR Lane Configurations Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Lane Width (ft) 12 12 12 12 12 12 Grade (%) 0% 0% 0% Storage Length (ft) 0 0 200 200 Storage Lanes 0 1 1 0 Taper Length (ft) 25 25 Lane Util. Factor 1.00 1.00 1.00 0.91 0.91 0.91 Ped Bike Factor Frt Flt Protected Satd. Flow (prot) 0 1863 1863 5085 5085 0 Flt Permitted Satd. Flow (perm) 0 1863 1863 5085 5085 0 Link Speed (mph) 30 55 55 Link Distance (ft) 373 542 1401 Travel Time (s) 8.5 6.7 17.4 Intersection Summary Area Type: Other Attachment 7 HCM 2010 TWSC Long Bkgrd PM 6: US287 & Elderhaus Pedcor Apartments 1/17/2016 Synchro 9 Light Report Delich Associates lb pm.syn Intersection Int Delay, s/veh 0 Movement EBL EBR NBL NBT SBT SBR Vol, veh/h 0 1 0 1595 1760 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length - 0 200 - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 0 1 0 1679 1853 0 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 2525 926 1853 0 - 0 Stage 1 1853 - - - - - Stage 2 672 - - - - - Critical Hdwy 5.74 7.14 5.34 - - - Critical Hdwy Stg 1 6.64 - - - - - Critical Hdwy Stg 2 6.04 - - - - - Follow-up Hdwy 3.82 3.92 3.12 - - - Pot Cap-1 Maneuver 48 232 148 - - - Stage 1 71 - - - - - Stage 2 427 - - - - - Platoon blocked, % - - - Mov Cap-1 Maneuver 48 232 148 - - - Mov Cap-2 Maneuver 48 - - - - - Stage 1 71 - - - - - Stage 2 427 - - - - - Approach EB NB SB HCM Control Delay, s 20.6 0 0 HCM LOS C Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR Capacity (veh/h) 148 - 232 - - HCM Lane V/C Ratio - - 0.005 - - HCM Control Delay (s) 0 - 20.6 - - HCM Lane LOS A - C - - HCM 95th %tile Q(veh) 0 - 0 - - Attachment 7 Lanes and Geometrics Long Bkgrd PM 6: US287 & Elderhaus Pedcor Apartments 1/17/2016 Synchro 9 Light Report Delich Associates lb pm.syn Lane Group EBL EBR NBL NBT SBT SBR Lane Configurations Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Lane Width (ft) 12 12 12 12 12 12 Grade (%) 0% 0% 0% Storage Length (ft) 0 0 200 200 Storage Lanes 0 1 1 0 Taper Length (ft) 25 25 Lane Util. Factor 1.00 1.00 1.00 0.91 0.91 0.91 Ped Bike Factor Frt 0.865 Flt Protected Satd. Flow (prot) 0 1611 1863 5085 5085 0 Flt Permitted Satd. Flow (perm) 0 1611 1863 5085 5085 0 Link Speed (mph) 30 55 55 Link Distance (ft) 373 542 1401 Travel Time (s) 8.5 6.7 17.4 Intersection Summary Area Type: Other Attachment 7 APPENDIX F Attachment 7 HCM 2010 Signalized Intersection Summary Short Total AM 3: US287 & Trilby City Signal Timing Pedcor Apartments 2/24/2016 Synchro 9 Light Report Delich Associates st am.syn Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h) 243 372 185 88 259 188 149 1162 89 93 681 77 Future Volume (veh/h) 243 372 185 88 259 188 149 1162 89 93 681 77 Number 7 4 14 3 8 18 5 2 12 1 6 16 Initial Q (Qb), veh 000000000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Adj Sat Flow, veh/h/ln 1863 1863 1900 1863 1863 1900 1863 1863 1863 1863 1863 1863 Adj Flow Rate, veh/h 273 418 190 99 291 184 167 1306 20 104 765 7 Adj No. of Lanes 110110121121 Peak Hour Factor 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 Percent Heavy Veh, % 222222222222 Cap, veh/h 303 430 196 188 328 208 323 1318 589 176 1277 571 Arrive On Green 0.11 0.35 0.35 0.06 0.31 0.30 0.07 0.37 0.37 0.06 0.36 0.36 Sat Flow, veh/h 1774 1214 552 1774 1068 675 1774 3539 1583 1774 3539 1583 Grp Volume(v), veh/h 273 0 608 99 0 475 167 1306 20 104 765 7 Grp Sat Flow(s),veh/h/ln 1774 0 1765 1774 0 1744 1774 1770 1583 1774 1770 1583 Q Serve(g_s), s 11.3 0.0 37.3 4.1 0.0 28.5 6.4 40.4 0.9 4.0 19.4 0.3 Cycle Q Clear(g_c), s 11.3 0.0 37.3 4.1 0.0 28.5 6.4 40.4 0.9 4.0 19.4 0.3 Prop In Lane 1.00 0.31 1.00 0.39 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 303 0 626 188 0 536 323 1318 589 176 1277 571 V/C Ratio(X) 0.90 0.00 0.97 0.53 0.00 0.89 0.52 0.99 0.03 0.59 0.60 0.01 Avail Cap(c_a), veh/h 303 0 626 207 0 555 323 1318 589 197 1277 571 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 26.2 0.0 35.1 28.3 0.0 36.4 21.6 34.3 21.9 26.7 28.7 22.6 Incr Delay (d2), s/veh 28.1 0.0 28.8 2.3 0.0 15.5 1.4 22.8 0.1 3.8 2.1 0.0 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 7.9 0.0 23.1 2.1 0.0 16.0 3.2 23.8 0.4 2.1 9.8 0.1 LnGrp Delay(d),s/veh 54.3 0.0 63.9 30.5 0.0 52.0 23.1 57.1 22.1 30.5 30.8 22.6 LnGrp LOS D E C D C E CCCC Approach Vol, veh/h 881 574 1493 876 Approach Delay, s/veh 60.9 48.3 52.9 30.7 Approach LOS E D D C Timer 12345678 Assigned Phs 12345678 Phs Duration (G+Y+Rc), s 9.7 46.5 9.8 44.0 11.0 45.2 15.0 38.8 Change Period (Y+Rc), s 4.0 6.5 4.0 6.0 4.0 6.5 4.0 6.0 Max Green Setting (Gmax), s 7.0 37.5 7.0 38.0 7.0 37.5 11.0 34.0 Max Q Clear Time (g_c+I1), s 6.0 42.4 6.1 39.3 8.4 21.4 13.3 30.5 Green Ext Time (p_c), s 0.0 0.0 0.0 0.0 0.0 11.2 0.0 2.1 Intersection Summary HCM 2010 Ctrl Delay 48.9 HCM 2010 LOS D Attachment 7 Timing Report, Sorted By Phase Short Total AM 3: US287 & Trilby City Signal Timing Pedcor Apartments 2/24/2016 Synchro 9 Light Report Delich Associates st am.syn Phase Number 12345678 Movement SBL NBTL WBL EBTL NBL SBTL EBL WBTL Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag Lead-Lag Optimize Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None C-Max None None None C-Max None None Maximum Split (s) 11 44 11 44 11 44 15 40 Maximum Split (%) 10.0% 40.0% 10.0% 40.0% 10.0% 40.0% 13.6% 36.4% Minimum Split (s) 11 23.5 11 33 11 23.5 11 34 Yellow Time (s) 3 5.5 3 4 3 5.5 3 4 All-Red Time (s) 11121112 Minimum Initial (s) 4 15 4 7 4 15 4 7 Vehicle Extension (s) 33333333 Minimum Gap (s) 33333333 Time Before Reduce (s) 00000000 Time To Reduce (s) 00000000 Walk Time (s) 7777 Flash Dont Walk (s) 10 20 10 21 Dual Entry No Yes No Yes No Yes No Yes Inhibit Max Yes Yes Yes Yes Yes Yes Yes Yes Start Time (s) 71 82 16 27 71 82 16 31 End Time (s) 82 16 27 71 82 16 31 71 Yield/Force Off (s) 78 9.5 23 65 78 9.5 27 65 Yield/Force Off 170(s) 78 109.5 23 45 78 109.5 27 44 Local Start Time (s) 55 66 0 11 55 66 0 15 Local Yield (s) 62 103.5 7 49 62 103.5 11 49 Local Yield 170(s) 62 93.5 7 29 62 93.5 11 28 Intersection Summary Cycle Length 110 Control Type Actuated-Coordinated Natural Cycle 110 Offset: 16 (15%), Referenced to phase 2:NBTL and 6:SBTL, Start of Red Splits and Phases: 3: US287 & Trilby Attachment 7 HCM 2010 Signalized Intersection Summary Short Total PM 3: US287 & Trilby City Signal Timing Pedcor Apartments 2/24/2016 Synchro 9 Light Report Delich Associates st pm.syn Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h) 149 332 148 142 372 118 266 1060 98 197 1298 258 Future Volume (veh/h) 149 332 148 142 372 118 266 1060 98 197 1298 258 Number 7 4 14 3 8 18 5 2 12 1 6 16 Initial Q (Qb), veh 000000000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Adj Sat Flow, veh/h/ln 1863 1863 1900 1863 1863 1900 1863 1863 1863 1863 1863 1863 Adj Flow Rate, veh/h 166 369 148 158 413 120 296 1178 45 219 1442 149 Adj No. of Lanes 110110121121 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 Percent Heavy Veh, % 222222222222 Cap, veh/h 225 321 129 219 347 101 267 1515 678 287 1426 638 Arrive On Green 0.09 0.25 0.24 0.09 0.25 0.24 0.12 0.43 0.43 0.09 0.40 0.40 Sat Flow, veh/h 1774 1266 508 1774 1388 403 1774 3539 1583 1774 3539 1583 Grp Volume(v), veh/h 166 0 517 158 0 533 296 1178 45 219 1442 149 Grp Sat Flow(s),veh/h/ln 1774 0 1773 1774 0 1792 1774 1770 1583 1774 1770 1583 Q Serve(g_s), s 8.1 0.0 30.4 7.7 0.0 30.0 14.0 34.2 2.0 8.5 48.4 7.4 Cycle Q Clear(g_c), s 8.1 0.0 30.4 7.7 0.0 30.0 14.0 34.2 2.0 8.5 48.4 7.4 Prop In Lane 1.00 0.29 1.00 0.23 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 225 0 449 219 0 448 267 1515 678 287 1426 638 V/C Ratio(X) 0.74 0.00 1.15 0.72 0.00 1.19 1.11 0.78 0.07 0.76 1.01 0.23 Avail Cap(c_a), veh/h 237 0 449 237 0 448 267 1515 678 287 1426 638 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 0.00 1.00 1.00 0.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 32.3 0.0 44.9 32.5 0.0 45.1 38.9 29.4 20.2 24.7 35.8 23.6 Incr Delay (d2), s/veh 11.0 0.0 90.9 9.4 0.0 105.8 87.4 4.0 0.2 11.4 26.5 0.9 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 4.6 0.0 26.2 4.3 0.0 28.0 15.3 17.5 0.9 5.0 28.8 3.4 LnGrp Delay(d),s/veh 43.3 0.0 135.9 41.9 0.0 151.0 126.3 33.4 20.4 36.0 62.4 24.5 LnGrp LOS D F D F F C C D F C Approach Vol, veh/h 683 691 1519 1810 Approach Delay, s/veh 113.4 126.0 51.1 56.1 Approach LOS F F D E Timer 12345678 Assigned Phs 12345678 Phs Duration (G+Y+Rc), s 14.0 56.9 13.7 35.4 17.0 53.9 14.1 35.0 Change Period (Y+Rc), s 4.0 6.5 4.0 6.0 4.0 6.5 4.0 6.0 Max Green Setting (Gmax), s 10.0 49.5 11.0 29.0 13.0 46.5 11.0 29.0 Max Q Clear Time (g_c+I1), s 10.5 36.2 9.7 32.4 16.0 50.4 10.1 32.0 Green Ext Time (p_c), s 0.0 11.4 0.0 0.0 0.0 0.0 0.0 0.0 Intersection Summary HCM 2010 Ctrl Delay 73.1 HCM 2010 LOS E Attachment 7 Timing Report, Sorted By Phase Short Total PM 3: US287 & Trilby City Signal Timing Pedcor Apartments 2/24/2016 Synchro 9 Light Report Delich Associates st pm.syn Phase Number 12345678 Movement SBL NBTL WBL EBTL NBL SBTL EBL WBTL Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag Lead-Lag Optimize Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None C-Max None None None C-Max None None Maximum Split (s) 14 56 15 35 17 53 15 35 Maximum Split (%) 11.7% 46.7% 12.5% 29.2% 14.2% 44.2% 12.5% 29.2% Minimum Split (s) 11 23.5 11 33 11 23.5 11 34 Yellow Time (s) 3 5.5 3 4 3 5.5 3 4 All-Red Time (s) 11121112 Minimum Initial (s) 4 15 4 7 4 15 4 7 Vehicle Extension (s) 33333333 Minimum Gap (s) 33333333 Time Before Reduce (s) 00000000 Time To Reduce (s) 00000000 Walk Time (s) 7777 Flash Dont Walk (s) 10 20 10 21 Dual Entry No Yes No Yes No Yes No Yes Inhibit Max Yes Yes Yes Yes Yes Yes Yes Yes Start Time (s) 67.5 81.5 17.5 32.5 67.5 84.5 17.5 32.5 End Time (s) 81.5 17.5 32.5 67.5 84.5 17.5 32.5 67.5 Yield/Force Off (s) 77.5 11 28.5 61.5 80.5 11 28.5 61.5 Yield/Force Off 170(s) 77.5 1 28.5 41.5 80.5 1 28.5 40.5 Local Start Time (s) 56.5 70.5 6.5 21.5 56.5 73.5 6.5 21.5 Local Yield (s) 66.5 0 17.5 50.5 69.5 0 17.5 50.5 Local Yield 170(s) 66.5 110 17.5 30.5 69.5 110 17.5 29.5 Intersection Summary Cycle Length 120 Control Type Actuated-Coordinated Natural Cycle 110 Offset: 11 (9%), Referenced to phase 2:NBTL and 6:SBTL, Start of Yellow Splits and Phases: 3: US287 & Trilby Attachment 7 HCM 2010 Signalized Intersection Summary Short Total AM 3: US287 & Trilby City Signal Timing with EB & WB RT Lanes Pedcor Apartments 2/24/2016 Synchro 9 Light Report Delich Associates st am with eb & wb rt lanes.syn Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h) 243 372 185 88 259 188 149 1162 89 93 681 77 Future Volume (veh/h) 243 372 185 88 259 188 149 1162 89 93 681 77 Number 7 4 14 3 8 18 5 2 12 1 6 16 Initial Q (Qb), veh 000000000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Adj Sat Flow, veh/h/ln 1863 1863 1863 1863 1863 1863 1863 1863 1863 1863 1863 1863 Adj Flow Rate, veh/h 273 418 39 99 291 54 167 1306 28 104 765 14 Adj No. of Lanes 111111121121 Peak Hour Factor 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 0.89 Percent Heavy Veh, % 222222222222 Cap, veh/h 348 507 416 240 426 348 391 1611 721 222 1555 695 Arrive On Green 0.11 0.27 0.26 0.07 0.23 0.22 0.07 0.46 0.46 0.06 0.44 0.44 Sat Flow, veh/h 1774 1863 1583 1774 1863 1583 1774 3539 1583 1774 3539 1583 Grp Volume(v), veh/h 273 418 39 99 291 54 167 1306 28 104 765 14 Grp Sat Flow(s),veh/h/ln 1774 1863 1583 1774 1863 1583 1774 1770 1583 1774 1770 1583 Q Serve(g_s), s 12.0 23.2 2.0 4.6 15.7 3.0 5.5 35.1 1.1 3.5 17.0 0.6 Cycle Q Clear(g_c), s 12.0 23.2 2.0 4.6 15.7 3.0 5.5 35.1 1.1 3.5 17.0 0.6 Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 348 507 416 240 426 348 391 1611 721 222 1555 695 V/C Ratio(X) 0.78 0.83 0.09 0.41 0.68 0.16 0.43 0.81 0.04 0.47 0.49 0.02 Avail Cap(c_a), veh/h 348 660 547 252 593 489 391 1611 721 250 1555 695 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 30.0 37.6 30.6 30.7 38.8 34.7 16.0 25.9 16.6 21.6 22.1 17.4 Incr Delay (d2), s/veh 11.2 6.6 0.1 1.1 1.9 0.2 0.7 4.5 0.1 1.5 1.1 0.1 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 3.3 12.8 0.9 2.3 8.3 1.3 2.7 18.1 0.5 1.8 8.5 0.3 LnGrp Delay(d),s/veh 41.2 44.2 30.7 31.8 40.7 34.9 16.7 30.4 16.7 23.1 23.2 17.5 LnGrp LOS DDCCDCBCBCCB Approach Vol, veh/h 730 444 1501 883 Approach Delay, s/veh 42.3 38.0 28.6 23.1 Approach LOS DDCC Timer 12345678 Assigned Phs 12345678 Phs Duration (G+Y+Rc), s 9.3 55.6 10.3 34.9 11.0 53.8 15.0 30.2 Change Period (Y+Rc), s 4.0 6.5 4.0 6.0 4.0 6.5 4.0 6.0 Max Green Setting (Gmax), s 7.0 37.5 7.0 38.0 7.0 37.5 11.0 34.0 Max Q Clear Time (g_c+I1), s 5.5 37.1 6.6 25.2 7.5 19.0 14.0 17.7 Green Ext Time (p_c), s 0.0 0.4 0.0 3.7 0.0 12.4 0.0 4.2 Intersection Summary HCM 2010 Ctrl Delay 31.2 HCM 2010 LOS C Attachment 7 Timing Report, Sorted By Phase Short Total AM 3: US287 & Trilby City Signal Timing with EB & WB RT Lanes Pedcor Apartments 2/24/2016 Synchro 9 Light Report Delich Associates st am with eb & wb rt lanes.syn Phase Number 12345678 Movement SBL NBTL WBL EBTL NBL SBTL EBL WBTL Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag Lead-Lag Optimize Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None C-Max None None None C-Max None None Maximum Split (s) 11 44 11 44 11 44 15 40 Maximum Split (%) 10.0% 40.0% 10.0% 40.0% 10.0% 40.0% 13.6% 36.4% Minimum Split (s) 11 23.5 11 33 11 23.5 11 34 Yellow Time (s) 3 5.5 3 4 3 5.5 3 4 All-Red Time (s) 11121112 Minimum Initial (s) 4 15 4 7 4 15 4 7 Vehicle Extension (s) 33333333 Minimum Gap (s) 33333333 Time Before Reduce (s) 00000000 Time To Reduce (s) 00000000 Walk Time (s) 7777 Flash Dont Walk (s) 10 20 10 21 Dual Entry No Yes No Yes No Yes No Yes Inhibit Max Yes Yes Yes Yes Yes Yes Yes Yes Start Time (s) 71 82 16 27 71 82 16 31 End Time (s) 82 16 27 71 82 16 31 71 Yield/Force Off (s) 78 9.5 23 65 78 9.5 27 65 Yield/Force Off 170(s) 78 109.5 23 45 78 109.5 27 44 Local Start Time (s) 55 66 0 11 55 66 0 15 Local Yield (s) 62 103.5 7 49 62 103.5 11 49 Local Yield 170(s) 62 93.5 7 29 62 93.5 11 28 Intersection Summary Cycle Length 110 Control Type Actuated-Coordinated Natural Cycle 90 Offset: 16 (15%), Referenced to phase 2:NBTL and 6:SBTL, Start of Red Splits and Phases: 3: US287 & Trilby Attachment 7 HCM 2010 Signalized Intersection Summary Short Total PM 3: US287 & Trilby Adjusted Signal Timing with EB & WB RT Lanes Pedcor Apartments 2/24/2016 Synchro 9 Light Report Delich Associates st pm with eb & wb rt lanes.syn Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h) 149 332 148 142 372 118 266 1060 98 197 1298 258 Future Volume (veh/h) 149 332 148 142 372 118 266 1060 98 197 1298 258 Number 7 4 14 3 8 18 5 2 12 1 6 16 Initial Q (Qb), veh 000000000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Adj Sat Flow, veh/h/ln 1863 1863 1863 1863 1863 1863 1863 1863 1863 1863 1863 1863 Adj Flow Rate, veh/h 166 369 30 158 413 10 296 1178 50 219 1442 150 Adj No. of Lanes 111111121121 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 Percent Heavy Veh, % 222222222222 Cap, veh/h 203 450 369 231 450 369 314 1638 733 311 1461 654 Arrive On Green 0.07 0.24 0.23 0.07 0.24 0.23 0.14 0.46 0.46 0.09 0.41 0.41 Sat Flow, veh/h 1774 1863 1583 1774 1863 1583 1774 3539 1583 1774 3539 1583 Grp Volume(v), veh/h 166 369 30 158 413 10 296 1178 50 219 1442 150 Grp Sat Flow(s),veh/h/ln 1774 1863 1583 1774 1863 1583 1774 1770 1583 1774 1770 1583 Q Serve(g_s), s 8.0 22.5 1.8 8.0 25.9 0.6 15.5 32.2 2.1 8.4 48.5 7.4 Cycle Q Clear(g_c), s 8.0 22.5 1.8 8.0 25.9 0.6 15.5 32.2 2.1 8.4 48.5 7.4 Prop In Lane 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Lane Grp Cap(c), veh/h 203 450 369 231 450 369 314 1638 733 311 1461 654 V/C Ratio(X) 0.82 0.82 0.08 0.68 0.92 0.03 0.94 0.72 0.07 0.70 0.99 0.23 Avail Cap(c_a), veh/h 203 450 369 231 450 369 314 1638 733 311 1461 654 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 36.3 43.1 36.0 34.3 44.4 35.5 38.3 26.0 17.9 22.3 34.9 22.9 Incr Delay (d2), s/veh 22.6 11.5 0.1 8.0 23.8 0.0 35.7 2.8 0.2 7.1 20.7 0.8 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 2.9 13.0 0.8 1.7 16.3 0.3 12.8 16.3 1.0 4.7 27.8 3.4 LnGrp Delay(d),s/veh 58.9 54.6 36.1 42.3 68.2 35.5 74.0 28.7 18.1 29.4 55.6 23.7 LnGrp LOS E D D D E D E C B C E C Approach Vol, veh/h 565 581 1524 1811 Approach Delay, s/veh 54.9 60.6 37.2 49.8 Approach LOS D E D D Timer 12345678 Assigned Phs 12345678 Phs Duration (G+Y+Rc), s 14.0 61.0 11.0 34.0 20.0 55.0 11.0 34.0 Change Period (Y+Rc), s 4.0 6.5 4.0 6.0 4.0 6.5 4.0 6.0 Max Green Setting (Gmax), s 10.0 54.5 7.0 28.0 16.0 48.5 7.0 28.0 Max Q Clear Time (g_c+I1), s 10.4 34.2 10.0 24.5 17.5 50.5 10.0 27.9 Green Ext Time (p_c), s 0.0 16.5 0.0 1.6 0.0 0.0 0.0 0.0 Intersection Summary HCM 2010 Ctrl Delay 47.5 HCM 2010 LOS D Attachment 7 Timing Report, Sorted By Phase Short Total PM 3: US287 & Trilby Adjusted Signal Timing with EB & WB RT Lanes Pedcor Apartments 2/24/2016 Synchro 9 Light Report Delich Associates st pm with eb & wb rt lanes.syn Phase Number 12345678 Movement SBL NBTL WBL EBTL NBL SBTL EBL WBTL Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag Lead-Lag Optimize Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None C-Max None None None C-Max None None Maximum Split (s) 14 61 11 34 20 55 11 34 Maximum Split (%) 11.7% 50.8% 9.2% 28.3% 16.7% 45.8% 9.2% 28.3% Minimum Split (s) 11 23.5 11 33 11 23.5 11 34 Yellow Time (s) 3 5.5 3 4 3 5.5 3 4 All-Red Time (s) 11121112 Minimum Initial (s) 4 15 4 7 4 15 4 7 Vehicle Extension (s) 33333333 Minimum Gap (s) 33333333 Time Before Reduce (s) 00000000 Time To Reduce (s) 00000000 Walk Time (s) 7777 Flash Dont Walk (s) 10 20 10 21 Dual Entry No Yes No Yes No Yes No Yes Inhibit Max Yes Yes Yes Yes Yes Yes Yes Yes Start Time (s) 62.5 76.5 17.5 28.5 62.5 82.5 17.5 28.5 End Time (s) 76.5 17.5 28.5 62.5 82.5 17.5 28.5 62.5 Yield/Force Off (s) 72.5 11 24.5 56.5 78.5 11 24.5 56.5 Yield/Force Off 170(s) 72.5 1 24.5 36.5 78.5 1 24.5 35.5 Local Start Time (s) 51.5 65.5 6.5 17.5 51.5 71.5 6.5 17.5 Local Yield (s) 61.5 0 13.5 45.5 67.5 0 13.5 45.5 Local Yield 170(s) 61.5 110 13.5 25.5 67.5 110 13.5 24.5 Intersection Summary Cycle Length 120 Control Type Actuated-Coordinated Natural Cycle 110 Offset: 11 (9%), Referenced to phase 2:NBTL and 6:SBTL, Start of Yellow Splits and Phases: 3: US287 & Trilby Attachment 7 HCM 2010 TWSC Short Total AM 6: US287 & Elderhaus/Site Access City Signal Timing Pedcor Apartments 2/29/2016 Synchro 9 Light Report Delich Associates st am.syn Intersection Int Delay, s/veh 1.1 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Traffic Vol, veh/h 0 0 0 26 0 48 0 1352 6 12 942 0 Future Vol, veh/h 0 0 0 26 0 48 0 1352 6 12 942 0 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - - - - 200 - 200 200 - 200 Veh in Median Storage, # - 2 - - 2 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 90 89 90 89 89 89 90 90 89 89 90 90 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 0 0 0 29 0 54 0 1502 7 13 1047 0 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 1825 2576 523 2052 2576 751 1047 0 0 1502 0 0 Stage 1 1074 1074 - 1502 1502 - - - - - - - Stage 2 751 1502 - 550 1074 - - - - - - - Critical Hdwy 7.54 6.54 6.94 7.54 6.54 6.94 4.14 - - 4.14 - - Critical Hdwy Stg 1 6.54 5.54 - 6.54 5.54 - - - - - - - Critical Hdwy Stg 2 6.54 5.54 - 6.54 5.54 - - - - - - - Follow-up Hdwy 3.52 4.02 3.32 3.52 4.02 3.32 2.22 - - 2.22 - - Pot Cap-1 Maneuver 48 25 499 32 25 353 660 - - 442 - - Stage 1 235 294 - 127 183 - - - - - - - Stage 2 369 183 - 487 294 - - - - - - - Platoon blocked, % - - - - Mov Cap-1 Maneuver 40 24 499 31 24 353 660 - - 442 - - Mov Cap-2 Maneuver 178 138 - 117 145 - - - - - - - Stage 1 235 285 - 127 183 - - - - - - - Stage 2 313 183 - 473 285 - - - - - - - Approach EB WB NB SB HCM Control Delay, s 0 33.6 0 0.2 HCM LOS A D Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1 SBL SBT SBR Capacity (veh/h) 660 - - - 207 442 - - HCM Lane V/C Ratio ---- 0.402 0.031 - - HCM Control Delay (s) 0 - - 0 33.6 13.4 - - HCM Lane LOS A - - A D B - - HCM 95th %tile Q(veh) 0 - - - 1.8 0.1 - - Attachment 7 Lanes and Geometrics Short Total AM 6: US287 & Elderhaus/Site Access City Signal Timing Pedcor Apartments 2/29/2016 Synchro 9 Light Report Delich Associates st am.syn Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Lane Width (ft) 12 12 12 12 12 12 12 12 12 12 12 12 Grade (%) 0% 0% 0% 0% Storage Length (ft) 0 0 0 0 200 200 200 200 Storage Lanes 0 0 0 0 1 1 1 1 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.95 1.00 1.00 0.95 1.00 Ped Bike Factor Frt 0.912 0.850 Flt Protected 0.983 0.950 Satd. Flow (prot) 0 1863 0 0 1670 0 1863 3539 1583 1770 3539 1863 Flt Permitted 0.983 0.950 Satd. Flow (perm) 0 1863 0 0 1670 0 1863 3539 1583 1770 3539 1863 Link Speed (mph) 30 30 55 55 Link Distance (ft) 373 347 542 1401 Travel Time (s) 8.5 7.9 6.7 17.4 Intersection Summary Area Type: Other Attachment 7 HCM 2010 TWSC Short Total PM 6: US287 & Elderhaus/Site Access City Signal Timing Pedcor Apartments 2/29/2016 Synchro 9 Light Report Delich Associates st pm.syn Intersection Int Delay, s/veh 0.7 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Traffic Vol, veh/h 0 0 1 14 0 27 0 1397 27 49 1539 0 Future Vol, veh/h 0 0 1 14 0 27 0 1397 27 49 1539 0 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - - - - - 200 - 200 200 - 200 Veh in Median Storage, # - 2 - - 2 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 90 90 90 90 90 90 90 90 90 90 90 90 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 0 0 1 16 0 30 0 1552 30 54 1710 0 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 2595 3371 855 2516 3371 776 1710 0 0 1552 0 0 Stage 1 1819 1819 - 1552 1552 - - - - - - - Stage 2 776 1552 - 964 1819 - - - - - - - Critical Hdwy 7.54 6.54 6.94 7.54 6.54 6.94 4.14 - - 4.14 - - Critical Hdwy Stg 1 6.54 5.54 - 6.54 5.54 - - - - - - - Critical Hdwy Stg 2 6.54 5.54 - 6.54 5.54 - - - - - - - Follow-up Hdwy 3.52 4.02 3.32 3.52 4.02 3.32 2.22 - - 2.22 - - Pot Cap-1 Maneuver 12 8 302 ~ 14 8 340 367 - - 423 - - Stage 1 80 127 - 119 173 - - - - - - - Stage 2 356 173 - 274 127 - - - - - - - Platoon blocked, % - - - - Mov Cap-1 Maneuver 10 7 302 ~ 13 7 340 367 - - 423 - - Mov Cap-2 Maneuver 72 75 - 100 86 - - - - - - - Stage 1 80 111 - 119 173 - - - - - - - Stage 2 325 173 - 238 111 - - - - - - - Approach EB WB NB SB HCM Control Delay, s 17 30.3 0 0.5 HCM LOS C D Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1 SBL SBT SBR Capacity (veh/h) 367 - - 302 187 423 - - HCM Lane V/C Ratio - - - 0.004 0.244 0.129 - - HCM Control Delay (s) 0 - - 17 30.3 14.8 - - HCM Lane LOS A - - C D B - - HCM 95th %tile Q(veh) 0 - - 0 0.9 0.4 - - Notes ~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon Attachment 7 Lanes and Geometrics Short Total PM 6: US287 & Elderhaus/Site Access City Signal Timing Pedcor Apartments 2/29/2016 Synchro 9 Light Report Delich Associates st pm.syn Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Lane Width (ft) 12 12 12 12 12 12 12 12 12 12 12 12 Grade (%) 0% 0% 0% 0% Storage Length (ft) 0 0 0 0 200 200 200 200 Storage Lanes 0 0 0 0 1 1 1 1 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.95 1.00 1.00 0.95 1.00 Ped Bike Factor Frt 0.865 0.912 0.850 Flt Protected 0.983 0.950 Satd. Flow (prot) 0 1611 0 0 1670 0 1863 3539 1583 1770 3539 1863 Flt Permitted 0.983 0.950 Satd. Flow (perm) 0 1611 0 0 1670 0 1863 3539 1583 1770 3539 1863 Link Speed (mph) 30 30 55 55 Link Distance (ft) 373 337 542 1401 Travel Time (s) 8.5 7.7 6.7 17.4 Intersection Summary Area Type: Other Attachment 7 APPENDIX G Attachment 7 HCM 2010 Signalized Intersection Summary Long Total AM 3: US287 & Trilby Pedcor Apartments 2/24/2016 Synchro 9 Light Report Delich Associates lt am.syn Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h) 275 425 210 120 300 230 170 1310 90 110 775 90 Future Volume (veh/h) 275 425 210 120 300 230 170 1310 90 110 775 90 Number 7 4 14 3 8 18 5 2 12 1 6 16 Initial Q (Qb), veh 000000000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Adj Sat Flow, veh/h/ln 1863 1863 1863 1863 1863 1863 1863 1863 1900 1863 1863 1900 Adj Flow Rate, veh/h 289 447 57 126 316 82 179 1379 89 116 816 82 Adj No. of Lanes 111111130130 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Percent Heavy Veh, % 222222222222 Cap, veh/h 379 540 444 253 404 329 387 2072 134 249 1893 189 Arrive On Green 0.15 0.29 0.28 0.07 0.22 0.21 0.08 0.42 0.42 0.06 0.40 0.40 Sat Flow, veh/h 1774 1863 1583 1774 1863 1583 1774 4882 315 1774 4700 470 Grp Volume(v), veh/h 289 447 57 126 316 82 179 958 510 116 588 310 Grp Sat Flow(s),veh/h/ln 1774 1863 1583 1774 1863 1583 1774 1695 1807 1774 1695 1780 Q Serve(g_s), s 13.3 24.7 3.0 6.0 17.6 4.8 6.2 24.9 24.9 4.1 13.8 13.9 Cycle Q Clear(g_c), s 13.3 24.7 3.0 6.0 17.6 4.8 6.2 24.9 24.9 4.1 13.8 13.9 Prop In Lane 1.00 1.00 1.00 1.00 1.00 0.17 1.00 0.26 Lane Grp Cap(c), veh/h 379 540 444 253 404 329 387 1439 767 249 1365 717 V/C Ratio(X) 0.76 0.83 0.13 0.50 0.78 0.25 0.46 0.67 0.67 0.47 0.43 0.43 Avail Cap(c_a), veh/h 379 627 518 253 491 403 478 1439 767 266 1365 717 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 27.6 36.5 29.5 31.3 40.6 36.4 16.8 25.4 25.4 20.2 23.7 23.8 Incr Delay (d2), s/veh 8.8 8.0 0.1 1.5 6.6 0.4 0.9 2.4 4.5 1.4 1.0 1.9 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 7.4 13.9 1.3 3.0 9.8 2.1 3.1 12.1 13.3 2.1 6.6 7.2 LnGrp Delay(d),s/veh 36.4 44.6 29.7 32.9 47.2 36.8 17.6 27.8 29.9 21.6 24.7 25.7 LnGrp LOS DDCCDDBCCCCC Approach Vol, veh/h 793 524 1647 1014 Approach Delay, s/veh 40.5 42.1 27.4 24.7 Approach LOS DDCC Timer 12345678 Assigned Phs 12345678 Phs Duration (G+Y+Rc), s 10.0 52.2 11.0 36.9 12.3 49.8 19.0 28.9 Change Period (Y+Rc), s 4.0 6.5 4.0 6.0 4.0 6.5 4.0 6.0 Max Green Setting (Gmax), s 7.0 39.5 7.0 36.0 14.0 32.5 15.0 28.0 Max Q Clear Time (g_c+I1), s 6.1 26.9 8.0 26.7 8.2 15.9 15.3 19.6 Green Ext Time (p_c), s 0.0 9.7 0.0 3.5 0.2 12.1 0.0 3.3 Intersection Summary HCM 2010 Ctrl Delay 31.2 HCM 2010 LOS C Attachment 7 Timing Report, Sorted By Phase Long Total AM 3: US287 & Trilby Pedcor Apartments 2/24/2016 Synchro 9 Light Report Delich Associates lt am.syn Phase Number 12345678 Movement SBL NBTL WBL EBTL NBL SBTL EBL WBTL Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag Lead-Lag Optimize Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None C-Max None None None C-Max None None Maximum Split (s) 11 46 11 42 18 39 19 34 Maximum Split (%) 10.0% 41.8% 10.0% 38.2% 16.4% 35.5% 17.3% 30.9% Minimum Split (s) 11 23.5 11 33 11 23.5 11 34 Yellow Time (s) 3 5.5 3 4 3 5.5 3 4 All-Red Time (s) 11121112 Minimum Initial (s) 4 15 4 7 4 15 4 7 Vehicle Extension (s) 33333333 Minimum Gap (s) 33333333 Time Before Reduce (s) 00000000 Time To Reduce (s) 00000000 Walk Time (s) 7777 Flash Dont Walk (s) 10 20 10 21 Dual Entry No Yes No Yes No Yes No Yes Inhibit Max Yes Yes Yes Yes Yes Yes Yes Yes Start Time (s) 59.5 70.5 6.5 17.5 59.5 77.5 6.5 25.5 End Time (s) 70.5 6.5 17.5 59.5 77.5 6.5 25.5 59.5 Yield/Force Off (s) 66.5 0 13.5 53.5 73.5 0 21.5 53.5 Yield/Force Off 170(s) 66.5 100 13.5 33.5 73.5 100 21.5 32.5 Local Start Time (s) 59.5 70.5 6.5 17.5 59.5 77.5 6.5 25.5 Local Yield (s) 66.5 0 13.5 53.5 73.5 0 21.5 53.5 Local Yield 170(s) 66.5 100 13.5 33.5 73.5 100 21.5 32.5 Intersection Summary Cycle Length 110 Control Type Actuated-Coordinated Natural Cycle 90 Offset: 0 (0%), Referenced to phase 2:NBTL and 6:SBTL, Start of Yellow Splits and Phases: 3: US287 & Trilby Attachment 7 HCM 2010 Signalized Intersection Summary Long Total PM 3: US287 & Trilby Pedcor Apartments 2/24/2016 Synchro 9 Light Report Delich Associates lt pm.syn Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (veh/h) 170 385 170 165 425 145 300 1200 105 240 1465 295 Future Volume (veh/h) 170 385 170 165 425 145 300 1200 105 240 1465 295 Number 7 4 14 3 8 18 5 2 12 1 6 16 Initial Q (Qb), veh 000000000000 Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Adj Sat Flow, veh/h/ln 1863 1863 1863 1863 1863 1863 1863 1863 1900 1863 1863 1900 Adj Flow Rate, veh/h 179 405 54 174 447 55 316 1263 103 253 1542 285 Adj No. of Lanes 111111130130 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Percent Heavy Veh, % 222222222222 Cap, veh/h 205 481 396 227 466 383 338 2048 167 344 1673 308 Arrive On Green 0.08 0.26 0.25 0.07 0.25 0.24 0.15 0.43 0.43 0.11 0.39 0.39 Sat Flow, veh/h 1774 1863 1583 1774 1863 1583 1774 4793 391 1774 4318 795 Grp Volume(v), veh/h 179 405 54 174 447 55 316 893 473 253 1210 617 Grp Sat Flow(s),veh/h/ln 1774 1863 1583 1774 1863 1583 1774 1695 1794 1774 1695 1722 Q Serve(g_s), s 9.0 24.7 3.2 8.0 28.4 3.3 16.2 24.6 24.6 10.0 40.8 41.1 Cycle Q Clear(g_c), s 9.0 24.7 3.2 8.0 28.4 3.3 16.2 24.6 24.6 10.0 40.8 41.1 Prop In Lane 1.00 1.00 1.00 1.00 1.00 0.22 1.00 0.46 Lane Grp Cap(c), veh/h 205 481 396 227 466 383 338 1449 766 344 1314 667 V/C Ratio(X) 0.87 0.84 0.14 0.77 0.96 0.14 0.94 0.62 0.62 0.74 0.92 0.93 Avail Cap(c_a), veh/h 205 481 396 227 466 383 338 1449 766 385 1314 667 HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Upstream Filter(I) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Uniform Delay (d), s/veh 34.3 42.2 34.9 36.0 44.4 35.7 36.2 26.7 26.7 22.0 35.0 35.1 Incr Delay (d2), s/veh 31.4 12.7 0.2 14.6 31.5 0.2 32.8 2.0 3.7 6.4 11.9 20.7 Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 %ile BackOfQ(50%),veh/ln 6.2 14.4 1.4 2.8 18.7 1.5 13.4 11.9 13.0 5.5 21.2 23.4 LnGrp Delay(d),s/veh 65.7 54.9 35.1 50.6 75.9 35.9 69.0 28.7 30.4 28.4 46.9 55.7 LnGrp LOS E D D D E D E CCCDE Approach Vol, veh/h 638 676 1682 2080 Approach Delay, s/veh 56.2 66.2 36.8 47.3 Approach LOS E E D D Timer 12345678 Assigned Phs 12345678 Phs Duration (G+Y+Rc), s 16.2 56.8 11.0 36.0 21.0 52.0 12.0 35.0 Change Period (Y+Rc), s 4.0 6.5 4.0 6.0 4.0 6.5 4.0 6.0 Max Green Setting (Gmax), s 15.0 47.5 7.0 30.0 17.0 45.5 8.0 29.0 Max Q Clear Time (g_c+I1), s 12.0 26.6 10.0 26.7 18.2 43.1 11.0 30.4 Green Ext Time (p_c), s 0.2 18.0 0.0 1.7 0.0 2.3 0.0 0.0 Intersection Summary HCM 2010 Ctrl Delay 47.4 HCM 2010 LOS D Attachment 7 Timing Report, Sorted By Phase Long Total PM 3: US287 & Trilby Pedcor Apartments 2/24/2016 Synchro 9 Light Report Delich Associates lt pm.syn Phase Number 12345678 Movement SBL NBTL WBL EBTL NBL SBTL EBL WBTL Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag Lead-Lag Optimize Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None C-Max None None None C-Max None None Maximum Split (s) 19 54 11 36 21 52 12 35 Maximum Split (%) 15.8% 45.0% 9.2% 30.0% 17.5% 43.3% 10.0% 29.2% Minimum Split (s) 11 23.5 11 33 11 23.5 11 34 Yellow Time (s) 3 5.5 3 4 3 5.5 3 4 All-Red Time (s) 11121112 Minimum Initial (s) 4 15 4 7 4 15 4 7 Vehicle Extension (s) 33333333 Minimum Gap (s) 33333333 Time Before Reduce (s) 00000000 Time To Reduce (s) 00000000 Walk Time (s) 7777 Flash Dont Walk (s) 10 20 10 21 Dual Entry No Yes No Yes No Yes No Yes Inhibit Max Yes Yes Yes Yes Yes Yes Yes Yes Start Time (s) 64.5 83.5 17.5 28.5 64.5 85.5 17.5 29.5 End Time (s) 83.5 17.5 28.5 64.5 85.5 17.5 29.5 64.5 Yield/Force Off (s) 79.5 11 24.5 58.5 81.5 11 25.5 58.5 Yield/Force Off 170(s) 79.5 1 24.5 38.5 81.5 1 25.5 37.5 Local Start Time (s) 53.5 72.5 6.5 17.5 53.5 74.5 6.5 18.5 Local Yield (s) 68.5 0 13.5 47.5 70.5 0 14.5 47.5 Local Yield 170(s) 68.5 110 13.5 27.5 70.5 110 14.5 26.5 Intersection Summary Cycle Length 120 Control Type Actuated-Coordinated Natural Cycle 100 Offset: 11 (9%), Referenced to phase 2:NBTL and 6:SBTL, Start of Yellow Splits and Phases: 3: US287 & Trilby Attachment 7 HCM 2010 TWSC Long Total AM 9: Debra & Trilby Pedcor Apartments 2/24/2016 Synchro 9 Light Report Delich Associates lt am.syn Intersection Int Delay, s/veh 1.7 Movement EBT EBR WBL WBT NBL NBR Traffic Vol, veh/h 610 15 10 580 70 15 Future Vol, veh/h 610 15 10 580 70 15 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 100 - 0 - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 642 16 11 611 74 16 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 658 0 976 329 Stage 1 - - - - 650 - Stage 2 - - - - 326 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 926 - 248 667 Stage 1 - - - - 481 - Stage 2 - - - - 704 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 926 - 245 667 Mov Cap-2 Maneuver - - - - 245 - Stage 1 - - - - 481 - Stage 2 - - - - 696 - Approach EB WB NB HCM Control Delay, s 0 0.2 24.2 HCM LOS C Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h) 276 - - 926 - HCM Lane V/C Ratio 0.324 - - 0.011 - HCM Control Delay (s) 24.2 - - 8.9 - HCM Lane LOS C - - A - HCM 95th %tile Q(veh) 1.4 - - 0 - Attachment 7 Lanes and Geometrics Long Total AM 9: Debra & Trilby Pedcor Apartments 2/24/2016 Synchro 9 Light Report Delich Associates lt am.syn Lane Group EBT EBR WBL WBT NBL NBR Lane Configurations Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Lane Width (ft) 12 12 12 12 12 12 Grade (%) 0% 0% 0% Storage Length (ft) 0 100 0 0 Storage Lanes 0 1 1 0 Taper Length (ft) 25 25 Lane Util. Factor 0.95 0.95 1.00 0.95 1.00 1.00 Ped Bike Factor Frt 0.996 0.976 Flt Protected 0.950 0.961 Satd. Flow (prot) 3525 0 1770 3539 1747 0 Flt Permitted 0.950 0.961 Satd. Flow (perm) 3525 0 1770 3539 1747 0 Link Speed (mph) 30 35 30 Link Distance (ft) 406 522 232 Travel Time (s) 9.2 10.2 5.3 Intersection Summary Area Type: Other Attachment 7 HCM 2010 TWSC Long Total PM 9: Debra & Trilby Pedcor Apartments 2/24/2016 Synchro 9 Light Report Delich Associates lt pm.syn Intersection Int Delay, s/veh 1 Movement EBT EBR WBL WBT NBL NBR Traffic Vol, veh/h 680 50 15 695 40 10 Future Vol, veh/h 680 50 15 695 40 10 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - 0 - 0 - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 716 53 16 732 42 11 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 768 0 1139 384 Stage 1 - - - - 742 - Stage 2 - - - - 397 - Critical Hdwy - - 4.14 - 6.84 6.94 Critical Hdwy Stg 1 - - - - 5.84 - Critical Hdwy Stg 2 - - - - 5.84 - Follow-up Hdwy - - 2.22 - 3.52 3.32 Pot Cap-1 Maneuver - - 842 - 195 614 Stage 1 - - - - 432 - Stage 2 - - - - 648 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 842 - 191 614 Mov Cap-2 Maneuver - - - - 191 - Stage 1 - - - - 432 - Stage 2 - - - - 636 - Approach EB WB NB HCM Control Delay, s 0 0.2 26.2 HCM LOS D Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h) 222 - - 842 - HCM Lane V/C Ratio 0.237 - - 0.019 - HCM Control Delay (s) 26.2 - - 9.4 - HCM Lane LOS D - - A - HCM 95th %tile Q(veh) 0.9 - - 0.1 - Attachment 7 Lanes and Geometrics Long Total PM 9: Debra & Trilby Pedcor Apartments 2/24/2016 Synchro 9 Light Report Delich Associates lt pm.syn Lane Group EBT EBR WBL WBT NBL NBR Lane Configurations Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 Lane Width (ft) 12 12 12 12 12 12 Grade (%) 0% 0% 0% Storage Length (ft) 0 0 0 0 Storage Lanes 0 1 1 0 Taper Length (ft) 25 25 Lane Util. Factor 0.95 0.95 1.00 0.95 1.00 1.00 Ped Bike Factor Frt 0.990 0.972 Flt Protected 0.950 0.962 Satd. Flow (prot) 3504 0 1770 3539 1742 0 Flt Permitted 0.950 0.962 Satd. Flow (perm) 3504 0 1770 3539 1742 0 Link Speed (mph) 30 35 30 Link Distance (ft) 406 522 232 Travel Time (s) 9.2 10.2 5.3 Intersection Summary Area Type: Other Attachment 7 HCM 2010 TWSC Long Total AM 6: US287 & Elderhaus/Site Access Pedcor Apartments 2/24/2016 Synchro 9 Light Report Delich Associates lt am.syn Intersection Int Delay, s/veh 0.2 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Traffic Vol, veh/h 0 0 0 0 0 25 0 1545 5 5 1100 0 Future Vol, veh/h 0 0 0 0 0 25 0 1545 5 5 1100 0 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - 0 - - 0 200 - - 200 - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 95 95 95 95 95 95 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 0 0 0 0 0 26 0 1626 5 5 1158 0 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 1819 2800 579 2103 2797 816 1158 0 0 1632 0 0 Stage 1 1168 1168 - 1629 1629 - - - - - - - Stage 2 651 1632 - 474 1168 - - - - - - - Critical Hdwy 6.44 6.54 7.14 6.44 6.54 7.14 5.34 - - 5.34 - - Critical Hdwy Stg 1 7.34 5.54 - 7.34 5.54 - - - - - - - Critical Hdwy Stg 2 6.74 5.54 - 6.74 5.54 - - - - - - - Follow-up Hdwy 3.82 4.02 3.92 3.82 4.02 3.92 3.12 - - 3.12 - - Pot Cap-1 Maneuver 82 18 393 55 18 275 328 - - 192 - - Stage 1 152 266 - 72 159 - - - - - - - Stage 2 386 158 - 494 266 - - - - - - - Platoon blocked, % - - - - Mov Cap-1 Maneuver 73 18 393 54 18 275 328 - - 192 - - Mov Cap-2 Maneuver 73 18 - 54 18 - - - - - - - Stage 1 152 259 - 72 159 - - - - - - - Stage 2 349 158 - 481 259 - - - - - - - Approach EB WB NB SB HCM Control Delay, s 0 19.5 0 0.1 HCM LOS A C Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1 SBL SBT SBR Capacity (veh/h) 328 - - - 275 192 - - HCM Lane V/C Ratio ---- 0.096 0.027 - - HCM Control Delay (s) 0 - - 0 19.5 24.3 - - HCM Lane LOS A - - A C C - - HCM 95th %tile Q(veh) 0 - - - 0.3 0.1 - - Attachment 7 Lanes and Geometrics Long Total AM 6: US287 & Elderhaus/Site Access Pedcor Apartments 2/24/2016 Synchro 9 Light Report Delich Associates lt am.syn Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Lane Width (ft) 12 12 12 12 12 12 12 12 12 12 12 12 Grade (%) 0% 0% 0% 0% Storage Length (ft) 0 0 0 0 200 200 200 200 Storage Lanes 0 1 0 1 1 0 1 0 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.91 0.91 1.00 0.91 0.91 Ped Bike Factor Frt 0.865 Flt Protected 0.950 Satd. Flow (prot) 0 0 1863 0 0 1611 1863 5085 0 1770 5085 0 Flt Permitted 0.950 Satd. Flow (perm) 0 0 1863 0 0 1611 1863 5085 0 1770 5085 0 Link Speed (mph) 30 30 55 55 Link Distance (ft) 373 337 542 1401 Travel Time (s) 8.5 7.7 6.7 17.4 Intersection Summary Area Type: Other Attachment 7 HCM 2010 TWSC Long Total PM 6: US287 & Elderhaus/Site Access Pedcor Apartments 2/24/2016 Synchro 9 Light Report Delich Associates lt pm.syn Intersection Int Delay, s/veh 0.3 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Traffic Vol, veh/h 0 0 1 0 0 10 0 1595 25 25 1775 0 Future Vol, veh/h 0 0 1 0 0 10 0 1595 25 25 1775 0 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - - None - - None - - None - - None Storage Length - - 0 - - 0 200 - - 200 - - Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 - Grade, % - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 95 95 95 95 95 95 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 0 0 1 0 0 11 0 1679 26 26 1868 0 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 2593 3626 934 2492 3613 853 1868 0 0 1705 0 0 Stage 1 1921 1921 - 1692 1692 - - - - - - - Stage 2 672 1705 - 800 1921 - - - - - - - Critical Hdwy 6.44 6.54 7.14 6.44 6.54 7.14 5.34 - - 5.34 - - Critical Hdwy Stg 1 7.34 5.54 - 7.34 5.54 - - - - - - - Critical Hdwy Stg 2 6.74 5.54 - 6.74 5.54 - - - - - - - Follow-up Hdwy 3.82 4.02 3.92 3.82 4.02 3.92 3.12 - - 3.12 - - Pot Cap-1 Maneuver 27 5 230 31 5 260 146 - - 176 - - Stage 1 44 113 - 64 147 - - - - - - - Stage 2 375 145 - 313 113 - - - - - - - Platoon blocked, % - - - - Mov Cap-1 Maneuver 23 4 230 27 4 260 146 - - 176 - - Mov Cap-2 Maneuver 23 4 - 27 4 - - - - - - - Stage 1 44 96 - 64 147 - - - - - - - Stage 2 360 145 - 266 96 - - - - - - - Approach EB WB NB SB HCM Control Delay, s 20.7 19.4 0 0.4 HCM LOS C C Minor Lane/Major Mvmt NBL NBT NBR EBLn1WBLn1 SBL SBT SBR Capacity (veh/h) 146 - - 230 260 176 - - HCM Lane V/C Ratio - - - 0.005 0.04 0.15 - - HCM Control Delay (s) 0 - - 20.7 19.4 29 - - HCM Lane LOS A - - C C D - - HCM 95th %tile Q(veh) 0 - - 0 0.1 0.5 - - Attachment 7 Lanes and Geometrics Long Total PM 6: US287 & Elderhaus/Site Access Pedcor Apartments 2/24/2016 Synchro 9 Light Report Delich Associates lt pm.syn Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Lane Width (ft) 12 12 12 12 12 12 12 12 12 12 12 12 Grade (%) 0% 0% 0% 0% Storage Length (ft) 0 0 0 0 200 200 200 200 Storage Lanes 0 1 0 1 1 0 1 0 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.91 0.91 1.00 0.91 0.91 Ped Bike Factor Frt 0.865 0.865 0.998 Flt Protected 0.950 Satd. Flow (prot) 0 0 1611 0 0 1611 1863 5075 0 1770 5085 0 Flt Permitted 0.950 Satd. Flow (perm) 0 0 1611 0 0 1611 1863 5075 0 1770 5085 0 Link Speed (mph) 30 30 55 55 Link Distance (ft) 373 337 542 1401 Travel Time (s) 8.5 7.7 6.7 17.4 Intersection Summary Area Type: Other Attachment 7 APPENDIX H Attachment 7 Trilby 287 Debra Stoney Brook SCALE: 1"=500' PEDESTRIAN INFLUENCE AREA DELICH ASSOCIATES Pedcor Apartments TIS, February 2016 Attachment 7 Pedestrian LOS Worksheet Project Location Classification: Other Description of Applicable Destination Area Within 1320’ Destination Area Classification Level of Service (minimum based on project location classification) Directness Continuity Street Crossings Visual Interest & Amenities Security Commercial area to the north of the site Residential Minimum C C C C C 1 Actual A D A C C Proposed A D A C C Residential neighborhood to the north of the site Residential Minimum C C C C C 2 Actual B D A B C Proposed B D A B C Residential neighborhood to the east of the site Residential Minimum C C C C C 3 Actual F E A B C Proposed F E A B C Residential neighborhood to the southwest of the site Residential Minimum C C C C C 4 Actual F E F C C Proposed F E F C C Minimum 5 Actual Proposed Minimum 6 Actual Proposed Minimum 7 Actual Proposed Minimum 8 Actual Proposed Minimum 9 Actual Proposed Minimum 10 Actual Proposed Attachment 7 Trilby 287 Debra Stoney Brook SCALE: 1"=500' BICYCLE INFLUENCE AREA DELICH ASSOCIATES Pedcor Apartments TIS, February 2016 Attachment 7 Bicycle LOS Worksheet Level of Service – Connectivity Minimum Actual Proposed Base Connectivity: C B B Specific connections to priority sites: Description of Applicable Destination Area Within 1320’ Destination Area Classification Commercial area to the 1 north of the site Commercial C A A 2 3 4 Attachment 7 PEDCOR Neighborhood Meeting Notes Page 1 of 10 PEDCOR Neighborhood Meeting ‐ Lakeview On The Rise 3/24/16 Ashley Estates 6403 Eden Garden Drive Loveland, CO 80538 Overview  Low‐density mixed‐use neighborhood (LMN) zone district  Planning and Zoning Board is the decision maker  Multi‐family housing is an allowed use in LMN Applicant Presentation  Applicant team o Patrick Stoffregen ‐ Developer o Ryan Rodgers – Developer o Bruce Hagen – Engineer o Phil Stoffregen – Executive Vice President, Development o Amy Moorehead – Property Manager, Ashley Estates  To view presentation for the next 30 days: Bit.ly/LOTR324  Developers of workforce housing for more than 25 years  Vertically integrated company – all functions in one company. Development, management, construction, etc.  Residential screening criteria, including background check, 3rd party income verification, sex offender list check, no tolerance drug policy, etc.  Ground‐floor units are handicap‐accessible or adaptable  Have developed 2 apt complexes in Colorado – Meadows at Dunker (Aurora) and Ashley Estates (Loveland)  3321 inquiries at Ashley Estates for 224 apartments; 3697 inquiries for 204 apartments in Aurora  Apartment type: workforce multifamily apartments o Everyone needs to have an income source o Recent college grads, firefighters, nurses, seniors, city employees o Workforce housing is in high demand in FC/Loveland o Target 60% of Area Median Income  Estimate that there are 5,783 renter households within a 15 minute drive of the site that are in the target income range, only 1,101 apartments within the same area  Required to have 312 parking spaces, have 315 in addition to 24 garage spaces. Expanded on‐ street parking on both sides of the street, estimate 60 spaces there.  Providing connections to properties on north and east  12‐unit and 8‐unit buildings, varied in color, architectural detail, and materials Attachment 8 PEDCOR Neighborhood Meeting Notes Page 2 of 10 Q and A Clarification (City): Address everyone’s Stonybrook question – we try to connect streets when we can. We have a Master Street Plan that shows the location of all the streets. Stonybrook is a collector, which means it’s a smaller street, distributing traffic to neighborhoods. Stonybrook is not shown on the Master Street Plan as connecting to College. Still an open question about whether Stonybrook will connect to College. Open to feedback about what you’d like to see, and I think we heard loud and clear tonight that there’s some disagreement. Q (citizen): Hard to get onto Trilby from Debra, City hasn’t done anything to address traffic in that whole area. Even further west, at Shields and Trilby there’s no left turn. Traffic has never been addressed. Q: When and where is the appropriate place to address the Stonybrook question? A (City): This is step 1. My job is to take this feedback to the rest of the City departments. Q: How do we find out what else we can do? A (City): Take my card, send me an email, and I’ll keep you up to date. I will send out all of the notes from this meeting as soon as I can, and then after that I will get answers to these open questions. We aren’t going to be able to answer all of the questions tonight. Q: There is a property on a cul‐de‐sac that we own – if it’s going to be a major artery, we can’t even consider redeveloping it. Q: Will you bring the picture back up of the site? (Google Earth) I’ve seen this place, it seems nice, but the pressure of the population if Stonybrook is opened up will hurt our neighborhood (Pelican Ridge). We need a commitment that they’re not going to put Stonybrook through. We can’t have a collector going into a bunch of residential 25 mph streets. I’m hoping that the people from the City will keep that in mind when they’re making the decision. From the skate park we already get a lot of traffic, trash, noise, and putting Stonybrook through will increase these problems even more. A (Applicant): What we’re doing is what the City requires, and we’re glad to hear your feedback. It sounds like you have concerns about that, and we want to make sure that feedback is heard. We’re concerned about through‐traffic as well. Q: Sounds to me like you’re developing an I‐25 up to Trilby (Debra, if it connects) Q: I’m concerned about the traffic. To get in and out of Shenandoah. Serious traffic issue, and if they can’t take immediate steps to fix it, this development will aggravate an already serious traffic problem. A (Applicant): We’ve had a Traffic Impact Study conducted, and that study found that given the current traffic alone, a right turn lane is warranted on Trilby. We’re accountable for the impact we have on that situation. We will be stepping up to do our part to help in that solution. Q: So you’re saying PEDCOR will be contributing financially? Attachment 8 PEDCOR Neighborhood Meeting Notes Page 3 of 10 A: Yes, we will be paying our share. A (City): We haven’t gotten a traffic study, so we don’t have conclusions yet. IT’s helpful to hear the feedback so we can incorporate it when we work through the development process. College and Trilby is congested, and we’re monitoring it very closely. There are a couple things we use to analyze it. We can’t legally require a development to come in and mitigate existing deficiencies. We can only require them to mitigate their impact. Along College, the complicating factor is that 287 is under the jurisdiction of the Department of Transportation. We need to work with DOT on that. In the entire region (CDOT Region 4) College and Trilby is getting close to the top of their list. That creates opportunities to get some funding to make improvements. We know the problems exist, we’re working on a plan, and we can only hold this development responsible for their impact. Q: I’m concerned that Pelican Ridge is going to be surrounded by low‐income housing. That directly impacts the value of my home and resale. What is the City’s view on that, and why are we being surrounded by low‐income housing? Q: And they all go to the same school (Loveland school) A (City): Most of the low income housing in FC has been located in Downtown and on the North end of the City, and is not just concentrated in one location. When reviewing development proposals, we do not take property values into account. We don’t have a way to predict what the housing impact is going to be. A (Applicant): In our experience over the last 25 years, we’ve seen that homes next to our developments don’t have reduced property values. What does have an impact is a “fly‐by‐night” management company. We’ve seen single‐family homes come in after our projects are built. We are a better neighbor than a single‐family home because we have rules, regulations, leases that allow us to fix problems when they happen. You can’t do that with a single‐family neighbor that’s not a good neighbor. A (Applicant): You can see from the demand that there are thousands of people who can replace anyone who misbehaves. Q: One more comment about Trilby – Trilby from College to Lemay is so dangerous to cross. It’s a huge problem. A (City): It’s probably from College to Shields as well. What’s hard is that a lot of times the improvements come as development comes, but people don’t want to see the development until the improvements are made. Q: What about grocery stores? There’s no grocery store anywhere near here. Q: Is there going to be an entrance/exit right off of College? A (Applicant): Yes. Q: Will there be a traffic light? Attachment 8 PEDCOR Neighborhood Meeting Notes Page 4 of 10 A (City): The DOT has an Access Control Plan for 287 that identifies what the access will look like along College. In this development they are not signalized, they allow left turns in but not left turns out Q: I know this is an LMN zone, and there are certain things that have to happen. How large is this site? Developments over 10 acres are supposed to have a community park open to everyone. I know you have your park there, and a pool…just want to make sure it’s open to the public. Schools are another issue. Where are these students going to go? We bought in with CARE affordable housing already there, so obviously we don’t have an issue living next to affordable housing. What about overall infrastructure? Commercial access, grocery stores, schools, bike trails, etc. I would encourage the City to re‐look at access to these things. It feels like our end of town is getting saddled with low‐income housing without infrastructure to support our neighborhood. A (Applicant): The site is 19.995 acres A (City): We send development proposals to 27 or more departments, including school districts. In this case, that’s Loveland. As far as grocery stores and the King Soopers discussion, King Soopers still owns that site. The City’s approach to development is that the developer pays its own way. They pay for stormwater improvements, streets, trails, etc. In the case of the King Soopers site, drainage was a big and expensive issue. A (Applicant): The park will be available to the public. The pool will not. There will be a pelican viewing area for birdwatchers. Q: This whole section of the City is all Loveland school district Q: Just want to be clear – while we appreciate Martina’s comments, our comments weren’t focused to PEDCOR or CDOT, they were focused to the City, which is responsible for Trilby. A (City): Thank you. Q: Who is addressing the impacts to wildlife? A (City): We have very strict buffer standards – 300 foot buffer. Wetlands must be protected, and there is a buffer requirement there too. The applicant had to do an Ecological Characterization Study (ECS), which was done this fall/winter. The new site plan is meeting the buffer requirements. A (Applicant): Because we did our ECS in the fall, it was difficult to say if there was waterfowl activity. City was amenable to a variable buffer that was 300 feet on average. The tradeoff from buildings within the buffer and buildings further away is an average of 300 feet. We will also do an additional ECS when it’s warmer to see the full extent of the wetlands. If the wetlands come back bigger, we’ll do more to protect them. Q: What about cleanup and trash? A (Applicant): Our maintenance staff will be responsible for cleanup. Attachment 8 PEDCOR Neighborhood Meeting Notes Page 5 of 10 Q: Is there another way we can get our comments in about wildlife in particular? This area is very diverse – duck, bald eagle, and lots of other species. A (City): Take my card and please send me comments. Q: Who does the study? A (Applicant): We hire someone. A (City): Our environmental planners also go out to check the site and review the study. Q: Potential impact if Debra and Stonybrook go through – you’re funneling people who use Trilby onto College through this site. That’s a tremendous amount of traffic. Something for the City to look at. It’s a lot of traffic going through their site without a light, and is a major safety concern. By being able to force people to use certain roads to get to certain arterials, it helps spread out the problem. A (City): Those are great comments. The way we’re requiring these folks to look at their traffic impact is assuming that all of their traffic goes in and out on College, because as of right now they can’t connect to the north or east. But we’re requiring them to structure the site so that they could connect in the future. As we update the master street plan, we’ll need to look at it. Those are conversations we need to have. Q: What about the dirt road to the north? A (Applicant): That’s not our property. Q: Would it be impossible to make the road go straight and not curve through the neighborhood? If the roads are going to connect. A (Applicant): Actually there is an emergency access plan for fire access. If we were to switch the layout of the site, we might not meet the fire and site planning requirements. Q: Do you own the property now? A (Applicant): We have it under contract. Q: A few things: One of the City’s criteria is proximity to employment, schools, transportation, retail, and recreation. This site doesn’t have any of those. We’ve got our share of affordable housing in this part of the City. Give it to somebody else. That’s burdening our section of town with no amenities for the people who are moving in. How many more cars? At least 2 per unit. Is this by the bedroom or by unit? Will this be another Summit? A (City): There were no parking requirements when the Summit was built. A (Applicant): 2 to 1 parking ratio. We average 1.1 persons per bedroom across 16,000 units in the country. We’re meeting the City’s parking requirements for parking spaces. Our minimum was 312, and Attachment 8 PEDCOR Neighborhood Meeting Notes Page 6 of 10 we have 315 + 24 + on‐street (approximately 60). We can’t count the on‐street spots toward the City requirements, but they are there. Q: The City decided not to work with King Soopers, and they could sell that to anyone. There are no amenities here. A (Applicant): We believe demand is going to be high here. It’s a fair question – there’s a chicken‐and‐ egg issue. When no development has gone in, it doesn’t look good for retail. If we put in these households, maybe demand for retail will go up. A (Applicant): What about this development (Ashley Estates)? You could say that about this area, but demand for this development is high. The rents that we’re charging here are $100‐$300 cheaper than market rate apartments, but they’re market‐rate quality. For a lot of people that’s enough. Q: What incentives do people have to maintain things? A (Applicant): We take care of our places all across the country. We have full‐time, on‐site maintenance personnel. Q: Is this parcel one that was purchased for affordable housing by the city? A (City): No. Q: What is workforce housing? 30‐60% or 60‐100% of Area Median Income (AMI)? A (Applicant): 60% maximum AMI. Rents: $780 for a 1 bedroom, $930 for a 2 bedroom, $1075 for 3 bedrooms. Income ranges from $32,700‐$54,000 annual income depending on household size Q: So there are no market‐rate apartments? A (Applicant): No Q: What is the timeline for the project and impact to infrastructure? A (Applicant): Hope to break ground in about 1 year, construction would take 12 months, totally leased within 24 months. Utility impacts – we’re in the South Fort Collins Sanitation District – there was a question about capacity, but we have addressed that and have found a solution. Q: How many units? A (Applicant): 224 Q: How many residents are under 20 years old? A (Applicant): We don’t have kids in our 1‐bedroom apartments. We can get back to you with information about how many school‐age children we can expect to see. Attachment 8 PEDCOR Neighborhood Meeting Notes Page 7 of 10 Q: This is a great complex, but with one lousy playground. I would think you’d have 2‐3 playgrounds around to provide more places for kids to play, both in this development and from the neighborhood. Q: Has the City thought about expanding Carpenter Road? A (City): Carpenter is still planned to end at College because of restrictions to the west (community separators and open space). We’re about to update our Transportation Master Plan, which lays out the overall plan for the street and transportation network. Currently the Master Street Plan shows Trilby as a 2‐lane arterial. Are there classifications that need to change? As we embark on these projects we’ll need to look at that. Q: Why aren’t there left turn arrows at Shields and Trilby? It’s even worse on Taft Hill. A (City): Point taken, and great question. Anyone who wants to stay after, I’d be happy to explain when we put in arrows and why – it’s not specifically relevant to this development. I know it’s frustrating, and there is a reason for it. Q: Explain to me what the undeveloped space to the north of the site is, and what the potential is. A (City): Part is owned by the City, purchased by the Land Bank program. That site has expansive soils issues, so we’re not sure exactly what to do with it. The other piece of property is privately owned to the north, and not sure what the owner’s plans are for that site. Q: Maybe suitable for a large park? Q: I want to make a statement that I feel the City of Fort Collins drops the ball on traffic issues in this town. I think the City needs to push the state to expand Carpenter west. There’s nothing that takes you west. The other problem – the City is going to be built out soon. How is the City going to pay for roads, etc. if development is supposed to pay for things? I’m for your project, people need housing and its good looking. But the City is not taking care of traffic in this town. A (City): We collect fees as part of development projects. There’s also a fee called the street oversizing fee that goes to expanding arterials. City departments prioritize road projects and capital improvements based on need. As Martina said, one of the most constrained intersections in the City is College and Trilby. I can’t say exactly when it will be improved, but it’s on the list. And all development (not just this project) pays into it. The other way we fund things is through tax initiatives and ballot issues. It’s not a perfect system, but that’s the system we have in place. These are comments we need to hear, and I appreciate your feedback. Q: There’s an irrigation ditch in the northeast corner – what are your plans for that? A (Applicant): As part of the ECS, they mentioned that it needs to be maintained. We will be adjusting the site plan to ensure that we protect the ditch. Q: The people who head toward Loveland will need to turn around to go south again without a left‐out turn. Attachment 8 PEDCOR Neighborhood Meeting Notes Page 8 of 10 Q: What about Triangle? You could put a signal there. A (Applicant): We’re open to ideas. Ideally people would be able to turn left, but the City and CDOT have their requirements. Q: Are you going to be building some sort of fence around the complex? A (Applicant): If it’s required for noise mitigation we will, but our plan is to have heavy landscaping along College. Q: This is Loveland schools, right? If you can’t make a left to get south on College, buses and teenagers driving to school ‐ that’s a disaster. Q: I think most of what we’re saying is that the City needs to look at traffic more closely in this area. A (City): I hear what you’re saying. There are a number of different issues we’re thinking about. Part of what we gave to the applicant is the Access Control Plan for 287, which includes the no‐left turn out. What we need to figure out is whether we allow the left turn out or implement the full Access Control Plan. These are great comments, and we’ll take these back to the DOT. We’ll work with them on it and with the applicant to try to find a reasonable solution both in the interim and long‐term. Q: Even if the Master Street Plan does include all the connections, it could be 50 years before someone develops that. A (City): That’s why we need to think about this. We want to make sure that we’re thinking both about the interim and the long‐term potential. We have a long ways to go. Q: Has the site been looked at for light pollution and night sky protection? I can see the stars from my backyard, and I don’t want that to change. A (City): Yes. All lights have to be cut‐off and directed downward. For LED lights, we’re recommending warmer color temperatures. Q: I can’t express enough the concern I have about Debra drive being used to access Trilby. Q: What access would your residents use to get to Waterview Park? A (Applicant): Sidewalks that connect to Stonybrook. If that connection doesn’t come through, I don’t know what the answer is. We’d need to look at that. Q: Could maybe allow pedestrian only access? If Stonybrook doesn’t go through. Q: It seems like this area of town is a stepchild. None of this seems reasonable. We can’t get public transportation, these residents are being forced right and can’t take a left, the roads don’t get widened… Attachment 8 PEDCOR Neighborhood Meeting Notes Page 9 of 10 A (Applicant): If CDOT allows ¾ access, they will require an acceleration/deceleration lane, with the long‐term plan that the lane becomes an extra lane on College. Q: Why not put in a light rail system before it’s too expensive? A (Applicant): We’ve partnered before with UHaul car share, and if that’s something the City wants or that you want we could look at that. A (City): Transit requires a certain population density to make it work. For buses, that’s about 15 dwelling units/acre. This is coming in well below that, and the surrounding area is even less dense. Q: How many units/acre? A (Applicant): Just about 9 dwelling units/acre. We’re well below the maximum. And part of the issues we’re talking about with schools and infrastructure is included in zoning, so our development should be well within the capacity of the surrounding infrastructure. Q: How do you keep your rental rates below market and your properties looking beautiful? A (Applicant): Low‐Income Housing Tax Credits are the program we use to keep rental rates below market. We also rely on keeping occupancy rates at 95‐97%, and on cost savings from being a vertically integrated company. Q: What happens when a resident makes too much income? A (Applicant): They qualify when they initially come in, they can stay if their income goes up. We’re not allowed to charge more than the set maximum. We can’t exclude or kick them out if their income goes up. Q: What I’m hearing from everyone is that the City needs to get its priorities straight. Why put in new development when the existing infrastructure is inadequate? A (City): Point taken. Q (Applicant): Is there any way that our development coming in will advance the City’s goal to improve College and Trilby? A (City): If there’s more development, and more people using the streets, that would seem to indicate that improvement needs to happen sooner. Improvements are expensive, and construction costs have gone up dramatically over the last few years. Contractors are all busy building roads for flood recovery, so costs have gone up. We do look for partner projects with larger developers. We put a lot of requirements on developers, and we get criticized sometimes for that because we charge a lot of fees. Is that enough for all the improvements we need? No. We’re always looking for partners to help us make things happen. The short answer is, it depends, but it can’t hurt. Q: Where in the process do the streets and infrastructure get evaluated? Attachment 8 PEDCOR Neighborhood Meeting Notes Page 10 of 10 A (City): This development will generate enough traffic that it requires a Traffic Impact Study to help us look at those things. Once we get that study we’ll have some numbers to take a look at. The access point they’re showing now is not planned for signalization. In general, when we put in a signal safety goes down because it creates rear‐end crashes. We evaluate all of these things when the project is formally submitted. Q: Did the Traffic Impact Study include College only or also Trilby? A (Applicant): The Traffic Impact Study included College, Trilby, and Carpenter. Q: At what point do we as citizens have another look at this? A (City): There are a couple of options. We post all of the submittal documents online at http://fcgov.com/citydocs. One neighborhood meeting is required. Another neighborhood meeting could happen, but that is completely up to the Applicant. The next time officially is at the Planning and Zoning Board hearing. If you received a letter for this meeting, you will also receive a letter about that hearing. Please also feel free to contact me anytime and take one of my cards. Q: What is your timeframe for submitting to the City after this meeting? A (Applicant): It will be at least a month. Attachment 8 14 2015-2019 AFFORDABLE HOUSING STRATEGIC PLAN Fort Collins refines its affordable housing policies in light of these trends to ensure Fort Collins is a livable community for all. 1.3 Short-Term and Long-Term Goals The short-term goal for this plan is to ensure that by 2020, 6% of all housing units in Fort Collins will be comprised of housing utilizing affordable housing programs. This goal represents an increase of one percentage point above the current amount of affordable housing in Fort Collins. While a 1% increase may seem small, the number of units needed to achieve this goal will require the City to bring a historic number of affordable units online in the next 5 years. As of 2015, there are approximately 61,294 housing units in Fort Collins, of which 3,075 are affordable. On average, the City of Fort Collins issues 1,100 building permits per year for housing units. Using this average building permit issuance rate of 1,100 per year, Fort Collins will have approximately 66,915 housing units in 2020. In order to achieve the 6% goal, Fort Collins will need to have 4,015 affordable housing units in 2020. This means the City needs to bring 940 more affordable housing units online in the next 5 years, or 188 units per year to achieve the 6% goal. Given that the City saw 452 affordable housing units come online from 2010-2014, the City would need to double the rate of affordable housing production in the coming 5 years to achieve the 6% goal. This is an ambitious goal but with the tools at the City’s disposal, it is an attainable goal that will require coordination between the City and its partners. Over the course of the next 25 years, the long-term goal identified in this plan is to increase the amount of affordable housing units to 10% of the overall housing stock. That means that the amount of affordable housing units as a percentage of the overall housing stock must increase one percentage point every five years. By using the same assumptions as the short-term goal, this means that Fort Collins will have approximately 87,807 housing units by 2040. To reach the 10% goal, 8,781 of the overall housing units in Fort Collins must be affordable by 2040. This requires that 5,706 affordable housing units will need to come online by 2040, which translates to an average of 228 units per year. What this means is that for every 5-year plan between now and 2040, the City will have to increase the amount of affordable housing by one percentage point as a ratio to the overall housing stock. This would represent a historically high rate of affordable housing production (Figure 15). Attachment 9 2015-2019 AFFORDABLE HOUSING STRATEGIC PLAN 15 FIGURE 15 - TOTAL NUMBER OF UNITS BUILT UTILIZING AFFORDABLE HOUSING PROGRAMS NEEDED TO MEET LONG-TERM GOAL Source: City of Fort Collins, Planning Department The 10% goal is an ambitious goal. To meet this goal, the City will likely have to implement a series of programs and policies that may not be palatable currently. But as the City approaches build out in 2040 providing affordable housing will require further incentives to reduce costs and money from the City to bridge the financial gap on affordable housing projects. By quantifying these aspirations, future iterations of this plan will be better equipped to make targeted recommendations to achieve the long-term, 10% goal. 1,592 2,502 2,799 3,075 4,015 5,069 6,233 7,408 8,781 0 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 9,000 10,000 1999 2004 2009 2015 2020 2025 2030 2035 2040 Attachment 9 1 Memorandum To: Bruce Hagen, Pedcor From: Scott Severs, E&E Date: June 9, 2017 Re: Narrative analysis of compliance with Buffer Zone Performance Standards, City of Ft. Collins LUC Section 3.4.1, for proposed Lakeview on the Rise development Lakeview on the Rise (Project) is a proposed 20‐acre multi‐family residential development that would be located in south Fort Collins, Colorado in an area of mixed residential, commercial, and industrial uses. To the east of the proposed site is agriculture land and the Provincetown neighborhood. To the immediate south is Robert Benson Lake (Natural Area), a City of Fort Collins Natural Area. College Avenue border the west boundary with associated commercial development. To the north is a small, occupied farmstead, bordered by mixed residential and commercial uses. During the review of the Lakeview on the Rise Project Development Plan, City of Fort Collins staff requested additional information with regard to protection of natural areas and special features. Special features identified in the project area during an ecological review include the two large plains cottonwood trees in the northeastern corner; the prevalence of milkweed in unmown areas; and the native wetland vegetation on the fringe of Robert Benson Lake. The lake and adjacent wetlands are considered concentration areas for nesting and migratory shorebirds and waterfowl. The general ecological functions provided by these features include open space, open views of the lake, butterfly and insect habitat, and a water quality filter for water entering the lake from existing fields uphill/north of the wetlands. City of Fort Collins Land Use Code (LUC), Section 3.4.1 defines protective buffer zones for natural habitats and features. The purpose of the buffer zones is to protect the ecological character of these areas. The Robert Benson Lake and adjacent wetlands are considered concentration areas for nesting and migratory shorebirds and waterfowl. The standard buffer zone for a natural area is 300 feet. Currently, a 300 foot buffer from the Robert Benson Lake shore, and 192 to 300+ foot buffer from associated wetlands, are integrated into the Project Development Plan. Fort Collins has determined that these buffer zone widths will be acceptable if they satisfy Buffer Zone Performance Standards outlined in Fort Collins Land Use Code section 3.4.1(E)(1). The following section comprises a narrative response for the Lakeview on the Rise Project Development Plan to each of the Buffer Zone Performance Standards. Attachment 10 2 (a) The project shall be designed to preserve or enhance the ecological character or function and wildlife use of the natural habitat or feature and to minimize or adequately mitigate the foreseeable impacts of development. Pedcor has committed to preserving the ecological function and character of the Project site and nearby natural area and associated buffer. This includes:  Pedcor will adhere to the limits of construction established by the Director of Planning.  All trees within the Project, as well as a natural areas buffer, will be protected or replaced thereby preserving nesting, perching, and feeding areas for birds and wildlife. Native trees and shrubs will be planted adjacent to the natural areas buffer including but not limited to plains cottonwood (Populus deltoides), Rocky Mountain juniper (Juniperus scopulorum), American plum (Prunus americana), skunkbush sumac (Rhus trilobata), and golden current (Ribes aureum).  Native seed mixes (detailed in Landscape Plan) used to revegetate areas of disturbance will provide increased vegetation diversity and will enhance habitats for invertebrates and pollinators. Specifically, two native milkweed species, swamp milkweed (Asclepias incarnata) and showy milkweed (Asclepias speciosa) will be seeded near the overlook gazebo, near the buffer area boundary. The current herbaceous vegetation in this area consists of a near monoculture of the non‐native pasture grass, smooth brome (Bromus inermis).  The approach to managing stormwater follows the low‐impact development (LID) approach. New detention ponds, rain gardens, and erosion control features are intended to comply with City of Fort Collins standards by filtering and treating water before it reaches the waters of Robert Benson Lake, and adjacent wetlands, reducing impacts to vegetation, invertebrates, amphibians, fish, and waterfowl.  Proposed new detention ponds and associated native vegetation will enhance feeding and roosting areas for ducks, geese, shorebirds, and blackbirds over the smooth brome field that currently occurs on the higher areas above Robert Benson Lake. Reptiles, amphibians, and invertebrates may also benefit from installation of the proposed detention ponds. (b) The project, including, by way of example and not by way of limitation, its fencing, pedestrian/bicycle paths and roadways, shall be designed to preserve or enhance the existence of wildlife movement corridors between natural habitats and features, both within and adjacent to the site.  The areas of most wildlife movement likely occur within the wetland fringe and the proposed 300 foot lake buffer. No known areas of concentrated movements or designated migration corridors are known in the Natural Area, itself.  No fencing is included in the Project Plan. Proposed pedestrian/bicycle paths and roadways are kept out of the wetland fringe and the 300 foot natural area buffer.  An active irrigation ditch flows adjacent to the northern boundary of, and slightly crossing, the Project site. This feature currently provides minimal function as a wildlife corridor, due to the limited native vegetation cover. The addition of multiple trees and shrubs, per the landscaping plan, adjacent to the south side of this ditch will improve the ability of wildlife to use this corridor. Attachment 10 3  No fencing or other barriers to wildlife movement will be purposely placed along the south edge of the proposed Project area. Therefore, wildlife would not be prevented from moving freely across the Project area, should the circumstances arise. (c) The project shall be designed to preserve significant existing trees and other significant existing vegetation on the site.  Mature plains cottonwood (Populus deltoides) trees identified as significant within the project area will be protected, thereby preserving existing nesting, perching, and feeding areas for birds and wildlife.  All existing herbaceous wetland vegetation on the Project site, except a portion where land will be re‐graded to accommodate two detention basins, will be preserved. Detention basin bottoms will be seeded with native wetland and transitional grass species and slopes will be seeded with native grasses (detailed in the Landscape Plan). (d) The project shall be designed to protect from adverse impact species utilizing special habitat features such as key raptor habitat features, including nest sites, night roosts and key feeding areas as identified by the Colorado Parks and Wildlife Division ("CPW") or the Fort Collins Natural Areas Department ("NAD"); key production areas, wintering areas and migratory feeding areas for waterfowl; heron rookeries; key use areas for wading birds and shorebirds; key use areas for migrant songbirds; key nesting areas for grassland birds; fox and coyote dens; mule deer winter concentration areas as identified by the CPW or NAD; prairie dog colonies one (1) acre or greater in size; key areas for rare, migrant or resident butterflies as identified by the NAD; areas of high terrestrial or aquatic insect diversity as identified by the NAD; remnant native prairie habitat; mixed foothill shrubland; foothill ponderosa pine forest; plains cottonwood riparian woodlands; and wetlands of any size.  Currently the Project area supports very limited special habitat features that benefit wildlife, with the exception of some bird species and possibly invertebrate species (Ecology and Environment, Inc. 2015).  Robert Benson Lake is noted for providing habitat and concentration areas for migratory shorebirds, waterfowl, and American white pelicans (Pelecanus erythrorhynchos). These concentration areas are protected by the 300 foot buffer on the lake shoreline, which also encompasses the wetland fringe, important foraging habitat for birds. Two onsite water detention ponds will treat residential runoff and storm water before it is returned to Robert Benson Lake, reducing the effect of pollutants and sediments on bird species and their habitats.  Potential habitat for key butterfly species will be protected by the 300 foot buffer (Ecology and Environment, Inc. 2015). In addition, portions of the buffer as well as adjacent land will be planted in the Natural Area Seed Mix, which will provide more diversity of plants to butterfly species than currently exists with the smooth brome field.  Areas of potentially high terrestrial or aquatic insect diversity would be protected by the 300 foot buffer (Ecology and Environment, Inc. 2015). In addition, portions of the buffer as well as adjacent land will be planted in the Natural Area Seed Mix providing a higher plant species diversity for terrestrial insect species that currently exists with the smooth brome field. Two onsite water detention ponds will treat residential runoff and storm water before it is returned Attachment 10 4 to Robert Benson Pond, reducing the effect of pollutants and sediments on aquatic invertebrate species and their habitats. (e) The project shall be designed so that the character of the proposed development in terms of use, density, traffic generation, quality of runoff water, noise, lighting and similar potential development impacts shall minimize the degradation of the ecological character or wildlife use of the affected natural habitats or features.  Measures to minimize degradation of the ecological character of the Natural Area include strategies to exclude pedestrian traffic, as well as resultant noise and physical disruption.  Grading for the rain gardens and detention ponds would create a physical barrier that would deter pedestrian access from the residential area and the Natural Area. In addition, evergreen trees and dense shrubs will be placed in locations where people could potentially walk through the buffer and into the Natural Area. Signs will be placed at the boundary of the Natural Area stating City policy that prohibits access.  Project lighting has been designed to minimize disturbance and overflow into the Natural Area and adjacent land (detailed in the Lighting Plan). (f) The project shall be designed to integrate with and otherwise preserve existing site topography, including, but not limited to, such characteristics as steepness of slopes, existing drainage features, rock outcroppings, river and stream terraces, valley walls, ridgelines and scenic topographic features.  Topographic variation on the Project site is negligible and notable topographic features do not exist. The overall slope from the northwest corner to the southeast corner of the property is 2.9 percent. (g) The project shall be designed to enhance the natural ecological characteristics of the site. If existing landscaping within the buffer zone is determined by the decision maker to be incompatible with the purposes of the buffer zone, then the applicant shall undertake restoration and mitigation measures such as regrading and/or the replanting of native vegetation.  Native grasses, perennial forbs, shrubs, and trees are to be seeded and planted throughout the Project site (detailed in Landscape Plan), and are designed to enhance the natural ecological characteristics of the setting. Existing vegetation within the buffer zone consists primarily of undisturbed native plant species, contiguous to the wetland fringe of Robert Benson Lake. These existing conditions negate the need for vegetation restoration or mitigation within the buffer area. (h) The project may be designed to provide appropriate human access to natural habitats and features and their associated buffer zones in order to serve recreation purposes, provided that such access is compatible with the ecological character or wildlife use of the natural habitat or feature.  The Project Development Plan does not provide human access into the Natural Area. A trail and overlook gazebo will be situated on a high point at the southern end of the project site and will provide views toward Robert Benson Lake. Shrubs (detailed in Landscape Plan) will be planted on the south side of the gazebo to discourage people from walking into the buffer area. Attachment 10 5 (i) Fencing associated with the project shall be designed to be compatible with the ecological character and wildlife use of the natural habitat or feature.  The Project Development Plan does not include fencing. Reference Ecology and Environment, Inc. 2015. Ecological Characterization Study, 6740 S. College, Fort Collins, CO. December 9. Attachment 10 DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS 10 11 7 13 8 13 11 15 9 15 LORIEN LANE 10 Rivendell Rd (Private Drive) Rohan Rise (Private Drive) 7 15 9 15 COLLEGE (HWY 287) 14 DS DS DS Attachment 12 From: Diane Davis [mailto:deemerdavis@gmail.com] Sent: Friday, July 07, 2017 10:53 AM To: Clay Frickey Subject: Lakeview on the Rise project Mr. Frickey, I am a resident of Pelican Ridge in the Provincetown subdivision and I have concerns regarding this project and how traffic will be handled now and into the future which could impact our area. I believe I read that the developer was not able to obtain the necessary right-of-ways in order to tie into Stoney Brook or Debra at this time, but could in the future. There is already quite a bit of traffic that goes through Autumn Ridge with cars parked on both sides of the street most of the day and night. There are also quite a few children who live along this area. Unless there are additional roads added to lead out to Trilby to accommodate the additional 200+ cars this one development could add to the traffic which already runs through Autumn Ridge, it could make it almost impossible to navigate Autumn Ridge and Stoney Brook. I understand there is another proposed subdivision to run along Trilby under consideration which could also impact travel through the community. Trilby is already very congested and the additional traffic will only exacerbate the problem. This property really is not a good fit for housing and seems better suited for commercial use. I am very concerned how this additional traffic will affect our community. I do not believe I will be able to attend the meeting on July 20th and wanted to express my concerns. Thanks for your consideration, Diane Davis Attachment 13 From: Danielle Vernelson [mailto:pelicanridgedanielle@gmail.com] Sent: Friday, July 07, 2017 4:00 PM To: Clay Frickey Subject: Re: Development near Pelican Ridge Thank you so much. My concerns are that that large field is currently owned by 4 developers, and so far, 2 of them (and eventually Care Housing) will be building low income type housing. That is a lot for our area! The head of our HOA board plans to come to the meeting to talk about this more. Danielle On Fri, Jul 7, 2017 at 2:57 PM, Clay Frickey <cfrickey@fcgov.com> wrote: Of course. It’s fine, I understand the purpose of your map and I think it makes sense. Yes, some of these documents can be confusing so please feel free to get in touch if you have any further questions, comments, or concerns. Thanks, Clay Clay Frickey | City Planner City of Fort Collins | 281 North College Ave. Fort Collins, CO 80524 W: 970.224.6045 | E: cfrickey@fcgov.com From: Danielle Vernelson [mailto:pelicanridgedanielle@gmail.com] Sent: Friday, July 07, 2017 2:32 PM To: Clay Frickey Subject: Re: Development near Pelican Ridge Oh ok perfect. That's all good to know. Thanks so much for your reply :) And don't worry, we aren't using this map for anything official, just for visualization (because just reviewing the maps from the developer paperwork can be a little bit confusing)! Thanks again, Danielle Attachment 13 On Thu, Jul 6, 2017 at 3:13 PM, Clay Frickey <cfrickey@fcgov.com> wrote: Hi Danielle, Lisa and you are saying the same thing in different words. PEDCOR is proposing to install their portions of Debra Dr. and Stoney Brook Rd. At this time, though, these roads will not connect to existing Debra Dr. and Stoney Brook Rd. since there are intervening parcels that prevent these connections at this time. When and if these adjacent parcels redevelop, however, these streets will all connect, as you have shown on your diagram with the white dashed lines. We don’t have a map that would show these street connections. We know that the streets will connect but we wait for a specific development proposal and work with the development team on the final design of these streets at that time. Your map is pretty accurate in showing where the streets will likely connect. One thing to keep in mind is that the EcoInstead folks have not formally submitted a development application with the City. While it is useful to know what could potentially happen on that property, I wouldn’t count on that development moving forward until the City receives a formal development application. Let me know if you have any further questions, comments, or concerns. Thanks, Clay Clay Frickey | City Planner City of Fort Collins | 281 North College Ave. Fort Collins, CO 80524 W: 970.224.6045 | E: cfrickey@fcgov.com From: Danielle Vernelson [mailto:pelicanridgedanielle@gmail.com] Sent: Thursday, July 06, 2017 1:20 PM To: Clay Frickey Subject: Development near Pelican Ridge Hi Clay, My name is Danielle Vernelson, and I live on Stoney Brook Road in Fort Collins. The Pedcor and Eco District developments will be taking place across the street from me. I am also on the Pelican Ridge HOA board. Awhile back, I created the attachment to use internally, to help us all get our heads around the development coming soon. However, a neighbor, Lisa Nothern told me "Last time I spoke to Clay Frickey, city planner, Pedcor development will not connect to Stoney Brook and Debra. Pedcor was unable to get right away to make connections. At some point when the next parcel gets developed, EcoINstead section, they will connect to Stoney Brook, Crown Ridge Lane and Kevin (this is per development plan). Lakeview on the Rise (Pedcor) residents will only be able to make right turns onto and from College." Attachment 13 I've been trying to find an updated map that shows how the streets will connect so I can correct my map, but can't find anything (Lisa sent me this link http://citydocs.fcgov.com/?cmd=convert&vid=185&docid=2934269&dt=SUBMITTAL+DOCUMENTS, but the streets still seem to point the same directions). So, my question for you is, is there an easy way to correct my existing map, or an updated one somewhere that shows how the streets will actually connect? Thanks very much, Danielle Attachment 14 From: Sandy Dana-Kildow [mailto:sabledk@aol.com] Sent: Wednesday, July 12, 2017 12:10 PM To: Clay Frickey Subject: Re: Lakeview on the Rise staff report and documents posted Mr. Frickey, Thank you! This is helpful. Just for the record, I am very unhappy that Stony Brook will be a through street. There are tons of people and children who use the park at the end of San Juan and increased traffic will only be a bad thing for our community and for all those who use the park daily for exercise, playgrounds, dogs, play, skating etc. People from this new development WILL use our residential streets to cut through, especially since they won't be able to turn left onto College. I am very disappointed in this decision that will negatively impact our homes and our neighborhood. Please share at the meeting, as we will be unable to attend. Sandy Dana-Kildow On Jul 12, 2017, at 11:56 AM, Clay Frickey <cfrickey@fcgov.com> wrote: Hey Sandy, At this point, they are not proposing speed bumps or other traffic calming measures. The City has a fund that builds these sorts of traffic calming measures for neighborhoods experiencing lots of cut through traffic on local streets. Here’s a link to the program on our website: http://www.fcgov.com/traffic/neighborhoodsafety.php. How the program typically works is our Traffic Operations folks will head out to your neighborhood and study the traffic occurring on your streets. Our Traffic Operations folks will then work with the neighborhood on traffic calming solutions if there is a cut through traffic issue. This is a consensus based program so your neighborhood has to agree on a solution as well. We’ve done these on a proactive basis before so it could be an option for this project. With that being said, we also don’t want to spend money on traffic calming if there isn’t an issue and there isn’t consensus. Thanks, Clay From: Sandy Dana-Kildow [mailto:sabledk@aol.com] Sent: Wednesday, July 12, 2017 11:36 AM To: Clay Frickey Subject: Re: Lakeview on the Rise staff report and documents posted Mr. Frickey, Thanks for your fast response, which did help somewhat. I guess I want to know what the final outcome on Stony Brook will be. The proposal does have the development connecting to Stony Brook without a roundabout to help slow traffic. Will there be speed bumps like those already on Ticonderoga and Boardwalk? I live on San Juan Drive and we are very concerned about the added traffic and speed this will bring to our neighborhood. Sandy Dana-Kildow On Jul 12, 2017, at 10:53 AM, Clay Frickey <cfrickey@fcgov.com> wrote: Attachment 14 Hi Sandy, Sure, the street will not connect to Stoney Brook until the project between Pelican Ridge and PEDCOR develops. For now, PEDCOR is proposing to install Stoney Brook to their property line. Normally, we would require a 100’ radius turnaround where Stoney Brook terminates to provide emergency vehicles and other cars to turnaround. Since the site has a series of streets that would allow vehicles to turnaround without a 100’ turnaround, we are recommending approval of a modification to allow Stoney Brook to be built without this turnaround. This is not the case with Debra Dr., since there is not an adequate location to turnaround in case a vehicle turns north onto Debra Dr. Does this answer your question? Let me know if you have any follow-up questions or other questions, comments, or concerns relating to this proposal. Thanks, Clay From: Sandy Dana-Kildow [mailto:sabledk@aol.com] Sent: Wednesday, July 12, 2017 10:49 AM To: Clay Frickey Subject: Re: Lakeview on the Rise staff report and documents posted Hello, Upon reading the proposed project, I am unclear about the future of Stony Brook Road. Will it be connected to the development or will there be a dirt road connecting Rohan to Stony Brook Road for emergency access only? There will not be a roundabout? I reread it several times and am confused. Can you please clarify? Thank you Sandy Dana-Kildow On Jul 12, 2017, at 10:21 AM, Clay Frickey <cfrickey@fcgov.com> wrote: Good morning, The link below contains the staff report and the documents for the Planning & Zoning Board’s consideration for Lakeview on the Rise. The Lakeview on the Rise documents begin on page 153. If you have any testimony you would like to provide to the Planning & Zoning Board but can’t make the hearing, please send me an e-mail and I will forward your testimony to the Board. http://citydocs.fcgov.com/?cmd=convert&vid=46&dt=AGENDA&docid=2974855&board=PLANNING+AN D+ZONING+BOARD&docdate=JUL-20-2017 Thanks, Clay Clay Frickey | City Planner City of Fort Collins | 281 North College Ave. Fort Collins, CO 80524 W: 970.224.6045 | E: cfrickey@fcgov.com DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS 100' WETLAND BUFFER 300' LAKE BUFFER DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS 12 12 10 7 9 8 2 COMBINED PARK AREA AND NEIGHBORHOOD ACTIVITY CENTER 33,710 SF, .74 AC PASSIVE PARK AREA, WALKING PATHS, BENCHES, PELICAN VIEWING AREA 12,419 SF .28 AC NATURAL HABITAT BUFFER ZONE BUILDING 1 TYPE 8A-2 BUILDING 2 TYPE 12B-2 BUILDING 3 TYPE 12A-2 BUILDING 4 TYPE 12A BUILDING 5 TYPE 8B BUILDING 6 TYPE 12B BUILDING 7 TYPE 12B BUILDING 8 TYPE 12C BUILDING 9 TYPE 12C BUILDING 11 TYPE 12C BUILDING 10 TYPE 12B BUILDING 12 TYPE 12B-2 BUILDING 13 TYPE 8B-2 BUILDING 14 TYPE 8B-2 BUILDING 15 TYPE 8A BUILDING 16 TYPE 12B BUILDING 17 TYPE 8A COMMUNITY BUILDING DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS D S DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DEBRA DRIVE STONEY BROOK RD DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS 41 157 116 B B B B B B B B B B B B B B B 15.0' 15.0' 34.5' EMERGENCY ACCESS TRASH AND RECYCLING DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS VAN HC HC HC HC 29.4' 4G 4G 4G 4G 4G B EXISTING TREES TO REMAIN 27.0' 15.5' 25.5' 17.0' 24.0' 6' WALKS AT PARKING (TYP) 19.2' 24.0' 19.2' EDGE OF WETLANDS 300' LAKE BUFFER SITE WALLS NEW COLLEGE ROW 8' WALK 9' PARKWAY 8.5' 18.0' 17.0' 24.0' 17.0' 30.4' 33.8' 29.2' 30.4' 15.0' 57.0' 16.3' 52.8' CURRENT ROW PROPOSED ROW 85.3' 10' ALL WEATHER PATH FOR IRRIGATION DITCH ACCESS 10' ALL WEATHER PATH FOR IRRIGATION DITCH ACCESS 64.7' 16.2' 15.0' 15.0' 57.0' 36.0' 57.0' 36.0' POOL PLAYGROUND 5' WIDE CONCRETE PATHS (TYP) TRASH DUMPSTER TRASH DUMPSTER TRASH DUMPSTER TRASH DUMPSTER 19.2' 24.0' 19.2' 6.0' 5.0' 14 57.0' 36.0' 4.5 WALKS (TYP) 15.0' 15.0' 18.0' 16.9' 9.0' 9.0' 17.0' 24.0' 38.0' 24.0' 17.0' 10 6' WALKS 4' ENTRY WALKS (TYP) 4G 6' WALK 4' ENTRY WALKS (TYP) FUTURE ROW 192.0' 10.0' 13.2' 24.0' NATURAL HABITAT BUFFER ZONE NATURAL HABITAT BUFFER ZONE EXISTING RUSSIAN OLIVE, OFF SITE EXISTING RUSSIAN OLIVE GROVE, OFF SITE AC PADS (TYP) AC PADS (TYP) AC PADS (TYP) AC PADS (TYP) LIFT STATION GRAVEL ACCESS RAIN GARDENS (TYP) RAIN GARDENS 9' UTIL. EASEMENT (TYP) 12 12 10 9' UTIL. EASEMNT (TYP) 4' WALK GAZEBO CB(2) 100' DIAMETER TURNAROUND NATURAL AREA FENCE TO BE CONSTRUCTED ON PROPERTY LINE 11 3 17.2' CB CB @5' @2' @3' @4' @2' @4' @4' @4' @6' @2' @3' 17.0' 24.0' 27.0' WALKS TO BE INSTALLED WHEN TEMP TURNAROUND IS REMOVED 3' FENCE FOR SCREENING (TYP) PROPERTY LINE UTILITY EASEMENT FLOWLINE, CURB & GUTTER PROPOSED WALK MATCHLINE 6' IRON FENCE AT POOL LOT LINE RIGHT OF WAY LINE NATURAL HABITAT BUFFER ZONE 100 FT WETLAND BUFFER HIGH WATER LINE OPEN RAIL FENCE CENTERLINE 300' LAKE BUFFER WETLANDS B BIKE RACK CB COVERED BIKE RACK 3' FENCE VIGNETTE studios NORTH Planning Landscape Architecture Graphics SHEET TITLE: SHEET NO: OF PO Box 1889 Fort Collins, Colorado 80522-1889 970.472.9125 T 970.494.0728 F www.vignettestudios.com ACAD FILE: DRAWN: CHECKED: JOB NO: REVISIONS DATE ISSUE DATE: CLIENT PEDCOR INVESTMENTS a limited liability company 770 3RD AVENUE SW CARMEL, IN 46032 SCALE 1"=50' 0 25 50 FORT COLLINS, COLORADO PROJECT DEVELOPMENT PLANS Lakeview on the Rise SITE PLAN NORTH 2 3 CITY COMMENTS CITY COMMENTS 25025 25025 PDP3 TCH TCH 6-14-17 7-3-17 4-26-17 100 REQUIRED PARKING PROVIDED PARKING UNIT TYPE QTY REQ. PARKING TOTAL 1 BDR 48 1.5 72 2 BDR 96 1.75 168 3 BDR 36 2 72 TOTAL 304 312 STANDARD PARKING 302 LONG TERM PARKING 0 HANDICAP PARKING 12 TOTAL STANDARD PARKING 314 EXTERNAL GARAGES 24 TOTAL 338 LANDUSE BREAKDOWN AREA GROSS 875,075 SF 20.09 AC±±± LESS DEDICATED ARTERIAL ROW 41,677 SF 0.96 AC NATURAL HABITAT BUFFER 261,897 SF 6.01 AC NET 571,501 SF 13.12 AC COVERAGE PUBLIC ROW 124,979 SF 14.23% PARKING & DRIVES 106,728 SF 12.20% BUILDINGS 108,230 SF 12.36% MULTIFAMILY BUILDINGS 101,870 SF COMMUNITY BUILDING 4,585 SF (INC. IN PARK AREA) GARAGES 6,360 SF LANDSCAPE AREA 239,531 SF 27.37% PARK AREA ACTIVE PARK AREA 33,710 SF 3.85% PASSIVE PARK AREA 12,419 SF (INC. IN NAT. AREA BUFFER) NATURAL AREA BUFFER 261,897 SF 29.93% TOTAL 875,075 SF DENSITY GROSS 8.96 DU/AC NET 13.72 DU/AC REQUIRED BIKE PARKING PROVIDED BIKE PARKING BEDROOM COUNT QTY 348 348 60% COVERED 209 40% FIXED 139 PATIO STORAGE SHEDS (TYPE 8A) 12 4 PER BUILDING, BLDGS 1, 15, 17 PATIO STORAGE SHEDS (TYPE 8B) 24 8 PER BUILDING, BLDGS 5, 13, 14 PATIO STORAGE SHEDS (TYPE 12A) 12 6 PER BUILDING, BLDGS 3 & 4 PATIO STORAGE SHEDS (TYPES 12B&12C) 108 12 PER BUILDING, BLDGS 2, 6 - 12, 16 EXTERNAL COVERED BIKE RACKS 36 (4 RACKS) 9 PER RACK GARAGE 24 1 PER GARAGE SPACE TOTAL COVERED 216 FIXED RACK 144 (16 RACKS) 9 PER RACK TOTAL 360 NOTE: ALL PATIO STORAGE IS ON GROUND FLOOR UNITS AND IS IN ENCLOSED STORAGE SHEDS BUILDING STORIES SQ. FT. 1 BDR 2 BDR 3 BDR TOTAL BUILDING 1 2 6,780 8 0 0 8 BUILDING 2 2 13,926 0 12 0 12 BUILDING 3 2 10,150 12 0 0 12 BUILDING 4 2 10,150 12 0 0 12 BUILDING 5 2 8,674 0 8 0 8 BUILDING 6 2 13,926 0 12 0 12 BUILDING 7 2 13,926 0 12 0 12 BUILDING 8 2 17,244 0 0 12 12 BUILDING 9 2 17,244 0 0 12 12 BUILDING 10 2 13,926 0 12 0 12 BUILDING 11 2 17,244 0 0 12 12 BUILDING 12 2 13,926 0 12 0 12 BUILDING 13 2 8,674 0 8 0 8 BUILDING 14 2 8,674 0 8 0 8 BUILDING 15 2 6,780 8 0 0 8 BUILDING 16 2 13,926 0 12 0 12 BIULDING 17 2 6,780 8 0 0 8 TOTAL 201,950 48 96 36 180 BUILDING SUMMARY SITE PLAN LEGEND MATCHLINE SHEET 3 NATURAL HABITAT BUFFER ZONE NOTE THE NATURAL HABITAT BUFFER ZONES ARE INTENDED TO BE MAINTAINED IN A NATIVE LANDSCAPE CONDITION.PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES IN THE NATURAL HABITAT BUFFER ZONES. ~ u.Ot/. c 'l .00 ..J C'tI V'> U ~ 0- -Z <z V)' UQ.. C:::J -Q.Q) c .V') .••.- Q) ••• B~ fr;Uf- u2 8 ~ACAO FJLE DRAWN=-. CHrCl:(O: ttH ISSU( DATE; IIXlHII DAlE CONCEPT PLAN St'fEnNQ 1 OF Attachment 7 Total Cover Vegetation % Bare Ground in Herb Stratum Present? Yes No Remarks: US Army Corps of Engineers . Great Plains - Version 2.0 Attachment 6 2. Hydrophytic % Bare Ground in Herb Stratum Total Cover Vegetation Present? Yes V No Remarks: US Army Corps of Engineers Great Plains - Version 2.0 Attachment 6 Tamarisk Delineated wetland Irrigation ditch U:\Projects_2015\Pedcor\Fig2_EcologicalFeatures.mxd 18 Dec 2015 1 inch = 0 miles NAD 1983 StatePlane Colorado North FIPS 0501 Feet 0 500 Feet Attachment 6 Fort Collins Loveland Windsor Greeley Source: USDA/NRCS Soils, 2013; USFWS NWI, 2010 Attachment 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 0.0 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 0.0 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 0.0 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 0.0 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 0.0 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 0.0 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 0.0 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 0.0 0.0 0.0 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 0.1 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 0.1 0.1 0.2 0.1 0.1 0.2 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 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.1 0.1 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.4 0.4 0.4 0.4 0.3 0.2 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 0.1 0.2 0.4 0.7 0.7 0.7 0.6 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.3 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.2 0.2 0.1 0.1 0.2 0.3 0.6 0.7 0.7 0.7 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.6 1.4 2.3 2.1 1.1 0.5 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.7 1.5 3.0 2.6 1.3 0.6 0.3 0.2 0.2 0.2 0.3 0.3 0.3 0.3 0.3 0.4 0.8 1.7 2.2 1.7 0.8 0.4 0.2 0.1 0.1 0.1 0.3 0.5 0.0 0.0 0.0 0.0 0.0 0.0 0.6 0.3 0.2 0.3 0.6 1.4 2.8 2.8 1.4 0.6 0.3 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.3 0.7 1.7 3.4 3.0 1.4 0.6 0.3 0.3 0.3 0.3 0.3 0.3 0.4 0.3 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.3 0.3 0.4 0.5 0.5 0.5 0.5 0.5 0.6 1.1 2.3 3.4 2.3 1.0 0.4 0.2 0.1 0.1 0.2 0.6 1.9 1.8 0.6 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.3 0.4 0.4 0.6 0.6 0.4 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.6 0.7 0.7 0.8 0.8 0.8 0.8 0.7 0.4 0.2 0.0 0.0 0.1 0.1 0.1 0.3 0.8 3.0 2.7 0.7 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.4 0.5 0.6 0.7 0.9 0.8 0.5 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.7 1.0 1.3 1.2 1.2 1.3 1.1 0.7 0.5 0.1 0.1 0.2 0.2 0.4 0.7 1.7 0.4 1.3 3.3 3.2 1.2 0.5 1.6 0.7 0.3 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.5 0.7 0.8 1.0 0.9 0.9 0.7 0.4 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.7 0.9 1.5 1.7 1.7 1.6 1.1 0.7 0.5 0.1 0.1 0.1 0.3 0.4 0.4 0.5 0.7 0.8 0.4 1.1 2.4 2.2 1.2 0.7 1.0 0.7 0.5 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.6 0.8 1.0 1.0 0.9 0.8 0.5 0.4 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.7 1.1 1.3 1.9 1.9 1.5 1.0 0.7 0.2 0.2 0.1 0.2 0.5 0.7 0.9 0.8 0.9 0.8 0.7 0.8 1.0 1.1 1.1 1.2 1.2 1.0 0.7 0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.4 0.8 1.1 1.2 1.2 0.9 0.9 0.6 0.4 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.4 0.8 0.9 1.5 1.8 1.8 1.6 1.1 0.7 0.5 0.1 0.0 0.2 0.5 0.8 1.2 1.4 1.3 1.1 0.9 0.9 1.0 1.1 1.3 1.6 1.4 1.0 0.7 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.4 1.5 1.8 1.5 1.2 1.1 0.9 0.6 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.7 1.1 1.5 1.4 1.3 1.4 1.2 0.7 0.5 0.1 0.0 0.2 0.6 0.7 1.2 1.6 1.6 1.4 1.2 1.2 1.1 1.3 1.6 1.8 1.3 0.9 0.7 0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 1.6 1.9 1.6 1.0 0.9 0.8 0.5 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.7 1.0 1.0 1.0 1.0 1.0 1.0 0.8 0.5 0.3 0.5 0.8 1.0 1.5 1.7 1.7 1.6 1.3 1.5 1.7 1.5 1.7 1.3 0.9 0.7 0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.5 1.6 1.8 1.6 0.9 0.7 0.6 0.5 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.4 0.6 0.7 0.8 0.8 0.7 0.6 0.5 0.3 0.2 0.0 0.2 0.6 0.7 1.2 1.6 1.5 1.3 1.5 1.5 1.6 1.3 1.2 1.5 1.4 1.0 0.7 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.6 0.8 0.0 0.5 1.7 1.1 1.0 0.9 1.3 1.3 1.2 0.8 0.7 0.6 0.4 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.2 0.4 0.5 0.6 0.7 0.6 0.4 0.4 0.3 0.2 3.1 3.2 1.2 0.5 0.6 0.8 1.2 1.4 1.1 1.0 1.0 1.0 1.0 0.9 0.9 1.1 1.1 1.0 0.7 0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.7 1.6 3.4 3.6 3.4 4.0 2.4 1.3 1.1 1.0 1.0 0.8 0.9 1.1 0.8 0.5 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.5 0.7 0.8 0.7 0.5 0.4 0.4 0.4 0.8 1.7 1.8 0.9 0.5 0.6 0.8 1.0 0.9 0.9 0.8 0.8 0.8 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.9 1.3 1.5 1.3 0.1 0.1 0.1 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.4 0.8 0.9 0.9 0.1 0.4 0.8 0.9 0.9 0.9 1.8 3.3 2.3 0.9 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.6 0.8 1.0 0.9 0.7 0.6 0.5 0.5 0.5 0.6 0.6 0.4 0.4 0.5 0.6 0.7 0.8 0.9 0.9 0.9 0.9 0.8 0.7 0.7 0.6 0.6 0.6 0.6 0.8 1.1 1.4 1.3 0.8 0.6 0.5 0.3 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.3 0.5 0.7 0.7 0.9 3.0 3.3 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 0.3 0.9 1.3 1.4 1.2 1.2 1.0 0.8 0.7 0.5 0.5 0.5 0.4 0.6 0.9 0.7 0.9 1.3 1.1 1.3 1.4 1.4 1.1 1.0 0.9 0.8 1.1 1.1 1.2 1.2 1.0 1.1 1.2 1.0 0.9 0.7 0.8 0.6 0.5 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.3 0.6 0.7 0.7 0.6 2.2 8.9 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 1.1 1.9 2.2 1.9 1.7 1.6 1.3 0.9 0.6 0.5 0.5 0.6 0.8 1.5 1.8 1.9 1.7 1.5 1.8 1.6 1.6 1.6 1.2 1.0 1.0 1.5 1.7 1.7 1.4 1.0 1.1 1.3 1.1 0.8 0.9 0.7 0.8 0.6 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.3 0.6 0.7 0.8 0.7 2.1 4.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.2 0.3 1.3 2.0 2.5 2.0 1.5 1.2 1.4 1.2 0.7 0.5 0.6 0.7 0.9 1.4 1.8 1.9 1.7 1.8 1.6 1.4 1.3 1.4 1.4 1.1 1.1 1.3 1.7 1.7 1.3 1.0 1.1 1.3 1.4 1.2 1.0 1.1 1.1 0.6 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.3 0.9 1.0 1.0 0.7 1.0 1.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.8 1.9 2.9 2.0 0.9 0.4 0.3 0.4 1.2 2.0 2.2 1.5 1.1 1.0 0.9 1.0 0.7 0.5 0.4 0.6 0.7 0.9 1.1 1.2 1.3 1.3 1.2 1.0 0.9 0.9 1.1 1.0 0.9 0.9 1.0 1.0 0.9 0.8 0.9 1.0 1.3 1.5 1.4 1.3 0.8 0.5 0.3 0.2 0.1 0.0 0.0 0.0 0.1 0.3 1.4 1.7 1.4 0.8 0.6 0.4 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 3.2 2.3 1.0 0.4 0.3 0.4 0.8 1.2 1.5 1.3 1.0 0.7 0.9 0.8 0.6 0.4 0.3 0.4 0.4 0.5 0.6 0.7 0.8 0.9 0.9 0.7 0.7 0.7 0.8 0.8 0.7 0.6 0.5 0.5 0.5 0.5 0.6 0.6 0.8 0.9 0.9 0.8 0.6 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.2 1.4 1.8 1.6 1.1 1.8 3.6 3.2 1.1 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.5 0.8 1.1 0.9 0.8 0.8 0.6 0.5 0.3 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.4 0.4 0.3 0.4 0.4 0.3 0.4 0.6 0.7 0.6 0.3 0.2 0.3 0.3 0.4 0.4 0.4 0.4 0.4 0.5 0.4 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.3 1.4 1.7 1.5 1.0 1.3 2.3 2.0 0.9 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.5 0.7 0.8 1.0 1.3 1.2 0.7 0.6 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.3 0.7 1.0 1.0 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.5 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.3 0.8 1.0 1.0 0.8 0.8 1.0 0.8 0.6 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.4 0.6 0.8 1.6 3.0 2.7 1.3 1.0 0.1 0.1 0.1 0.1 0.1 1.0 2.1 0.1 0.8 0.6 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.5 0.7 0.9 0.8 0.8 0.9 0.6 0.4 0.2 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 0.1 0.3 0.5 0.6 0.6 0.5 0.9 1.6 1.4 3.6 1.7 1.2 0.4 0.1 0.0 0.0 0.0 0.0 0.0 0.3 0.5 0.7 0.8 0.8 0.9 0.9 0.6 0.4 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 0.1 0.3 0.7 0.9 1.0 0.8 1.0 3.0 2.3 2.9 3.3 1.9 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.4 0.5 0.6 0.9 0.8 0.8 0.7 0.5 0.2 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 0.2 0.6 0.7 1.2 1.2 1.0 2.8 3.6 1.7 3.1 1.8 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.3 0.4 0.5 0.8 0.7 0.8 0.4 0.0 0.3 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 0.3 0.6 0.7 1.0 1.3 0.8 1.4 2.7 1.2 1.5 1.1 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.5 0.7 0.7 0.8 0.7 0.5 0.2 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 0.3 0.5 0.7 0.9 1.3 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 1.3 0.7 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.6 0.5 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.2 0.4 0.6 0.8 0.8 0.5 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.5 1.1 1.4 1.2 0.7 0.3 0.3 0.7 0.7 1.0 1.3 0.7 0.0 0.2 0.3 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 0.6 0.4 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.3 0.7 1.5 3.0 3.0 1.6 0.7 0.4 0.3 0.3 0.3 0.4 0.5 0.7 0.5 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 0.8 1.1 0.9 0.5 0.3 0.3 0.6 0.8 1.1 0.8 0.6 0.4 0.3 0.2 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 0.2 0.2 0.1 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 0.2 0.4 0.9 1.2 1.2 1.0 0.5 0.3 0.2 0.2 0.3 0.3 0.3 0.4 0.4 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.3 0.4 0.5 0.5 0.3 0.2 0.3 0.5 0.6 0.6 0.5 0.4 0.3 0.2 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 0.1 0.1 0.1 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 0.2 0.2 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.3 0.2 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 0.1 0.1 0.1 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 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 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 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 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 0.2 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 0.3 0.3 0.3 0.2 0.2 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 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 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 0.3 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.3 0.4 0.4 0.3 0.2 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 0.1 0.1 0.2 0.3 0.3 0.4 0.5 0.6 0.8 0.7 0.5 0.3 0.2 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.3 0.2 0.3 0.3 0.3 0.3 0.2 0.2 0.1 0.2 0.2 0.3 0.4 0.3 0.4 0.3 0.2 0.2 0.2 0.4 0.4 0.5 0.4 0.3 0.3 0.3 0.3 0.3 0.4 0.3 0.4 0.4 0.3 0.3 0.4 0.4 0.6 0.6 0.4 0.3 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 0.1 0.1 0.2 0.4 0.9 1.5 1.6 1.6 1.7 2.3 1.8 1.1 0.6 0.7 0.8 1.1 0.8 0.6 0.7 1.0 1.0 1.0 0.7 0.5 0.5 0.5 0.5 0.4 0.3 0.3 0.2 0.3 0.4 0.8 1.7 2.2 1.6 0.7 0.4 0.2 0.2 0.3 0.5 0.8 0.7 0.5 0.4 0.4 0.4 0.7 1.3 1.7 1.6 1.0 0.6 0.5 0.5 0.7 0.8 0.6 0.4 0.2 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 0.1 0.2 0.6 1.4 2.9 3.5 2.7 3.6 4.8 4.4 2.1 1.1 1.8 2.4 3.6 2.0 1.1 1.2 2.2 3.4 2.3 1.2 0.8 0.8 1.0 0.9 0.7 0.5 0.4 0.3 0.4 0.6 1.1 2.4 3.4 2.2 1.0 0.4 0.2 0.2 0.4 0.7 0.9 0.9 0.8 0.5 0.3 0.2 0.1 1.9 3.4 2.8 1.5 0.8 0.6 0.8 0.9 0.8 0.8 0.6 0.3 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 3.9 1.6 6.6 3.1 1.7 2.2 2.3 4.6 3.3 0.3 0.6 0.9 1.3 1.1 0.7 0.5 0.4 0.3 0.2 0.0 0.1 0.3 0.5 0.6 1.0 0.9 0.9 0.7 0.4 0.3 0.1 0.3 0.5 0.8 0.9 0.9 0.8 0.5 0.4 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 2.5 2.8 4.5 2.0 1.4 3.1 5.5 6.6 3.0 0.3 0.7 0.8 1.3 1.4 0.9 0.7 0.6 0.4 0.3 0.1 0.1 0.2 0.6 0.6 1.0 1.0 1.1 0.8 0.6 0.3 0.1 0.3 0.6 0.9 1.1 1.0 1.0 0.5 0.4 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 1.1 1.7 1.8 1.1 0.9 1.6 2.5 2.7 1.7 0.4 0.7 1.0 1.1 1.5 1.1 0.9 0.7 0.5 0.3 0.1 0.1 0.3 0.6 0.9 1.1 1.3 1.4 0.8 0.5 0.3 0.3 0.6 0.9 1.3 1.3 0.9 0.6 0.3 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 0.4 0.7 0.6 0.5 0.5 0.7 1.1 1.0 0.7 0.4 0.7 0.9 1.4 1.4 1.0 1.0 1.0 0.8 0.4 0.1 0.1 0.2 0.5 0.8 1.4 1.5 1.2 0.9 0.5 0.2 0.1 0.3 0.7 1.0 1.3 1.2 0.9 0.5 0.3 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 0.6 0.7 0.6 0.5 0.4 0.5 0.6 0.5 0.3 0.4 0.7 1.0 1.2 1.0 1.0 1.3 1.6 1.5 0.4 0.1 0.1 0.3 0.5 0.8 1.3 1.1 1.1 0.7 0.6 0.3 0.1 0.4 1.1 1.6 1.5 1.1 0.8 0.5 0.3 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 1.4 2.0 1.3 0.8 0.7 0.9 1.1 0.5 0.4 0.3 0.6 0.7 0.7 0.8 0.9 1.4 1.8 1.9 0.3 0.1 0.1 0.3 0.5 0.7 1.0 0.9 1.0 0.6 0.6 0.2 0.1 0.3 1.1 1.7 1.7 1.1 0.6 0.4 0.2 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 3.6 5.1 3.1 1.6 1.3 2.5 3.3 2.3 1.0 0.2 0.4 0.4 0.5 0.6 0.8 1.3 1.7 1.6 0.4 0.1 0.1 0.2 0.4 0.6 0.9 0.9 0.9 0.8 0.5 0.2 0.3 1.0 1.6 1.6 1.0 0.6 0.3 0.2 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 0.1 0.1 5.7 2.2 5.1 2.2 2.1 3.6 2.8 3.7 1.3 0.2 0.3 0.4 0.5 0.6 0.7 1.0 1.1 1.0 0.5 0.1 0.1 0.2 0.3 0.4 0.7 0.9 0.9 0.6 0.4 0.2 0.1 0.3 0.9 1.1 1.1 1.1 0.6 0.3 0.2 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 0.1 0.1 0.1 0.1 4.1 3.3 3.4 1.3 1.8 4.4 7.1 5.2 1.9 0.3 0.5 0.6 0.7 0.7 0.7 0.8 0.8 0.5 0.4 0.1 0.1 0.2 0.3 0.4 0.5 0.6 0.7 0.5 0.4 0.2 0.1 0.3 0.7 0.6 0.7 2.0 0.9 0.4 0.2 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 0.1 0.2 0.3 0.4 0.3 1.9 2.2 1.6 1.0 1.2 2.4 3.4 2.3 1.1 0.4 0.7 0.9 1.1 0.9 0.8 0.8 0.7 0.5 0.6 0.1 0.1 0.2 0.3 0.4 0.5 0.5 0.6 0.5 0.3 0.2 0.2 0.5 1.2 3.6 1.2 0.4 0.2 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 0.1 0.2 0.4 0.7 1.0 0.8 0.5 0.4 0.8 1.0 0.6 0.6 0.7 1.0 1.3 0.8 0.5 0.3 0.7 0.9 1.3 1.2 0.8 0.6 0.9 0.1 0.1 0.2 0.4 0.5 0.6 0.6 0.6 0.5 0.3 0.2 1.2 3.5 2.4 1.1 0.4 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 0.1 0.3 0.9 2.0 3.0 2.2 1.2 1.2 1.1 1.8 1.3 0.7 0.5 0.5 0.5 0.4 0.2 0.3 0.7 0.8 1.1 1.4 0.9 0.4 1.8 0.0 0.1 0.2 0.5 0.8 1.0 0.9 0.8 0.6 0.3 0.2 0.1 1.5 8.9 1.5 0.8 0.3 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 0.1 0.2 0.5 1.8 4.6 6.8 4.4 2.0 2.3 3.7 5.1 2.9 1.1 0.5 0.3 0.2 0.2 0.1 0.3 0.7 0.8 1.1 1.3 0.8 0.4 3.3 0.0 0.1 0.1 0.4 0.7 1.0 1.4 1.1 0.7 0.4 0.4 0.9 1.9 5.0 2.7 1.0 0.3 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 0.1 0.2 0.6 1.8 3.1 2.0 4.7 2.9 3.3 3.3 3.7 4.6 1.7 0.6 0.3 0.2 0.1 0.1 0.3 0.6 0.8 1.2 1.1 0.6 0.3 2.6 0.0 0.1 0.1 0.4 0.8 0.9 1.4 1.5 0.9 0.7 0.9 1.2 1.8 2.4 2.6 2.1 1.8 2.2 3.0 1.0 0.3 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 0.1 0.1 0.2 0.5 1.6 3.3 4.9 3.6 2.2 2.9 4.7 5.7 3.3 1.3 0.5 0.2 0.1 0.1 0.1 0.4 0.6 0.9 1.0 0.8 0.5 0.3 1.3 0.0 0.1 0.2 0.4 0.7 1.0 1.1 1.4 1.0 0.7 0.7 1.1 1.6 2.1 2.2 2.0 1.4 1.7 1.0 0.5 1.4 0.6 0.2 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 0.1 0.1 0.3 0.7 1.8 3.0 3.9 2.8 1.9 2.4 3.3 2.9 2.1 0.9 0.4 0.2 0.2 0.1 0.1 0.3 0.5 0.5 0.5 0.6 0.7 1.8 3.6 2.9 1.7 1.0 1.3 1.4 1.0 0.5 0.3 0.1 0.1 0.4 0.7 0.9 1.4 1.3 0.8 0.5 0.4 0.4 0.4 1.9 1.5 0.5 0.5 0.3 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 0.1 0.2 0.4 1.0 2.8 6.0 5.3 3.9 2.3 3.5 5.7 4.2 2.3 0.7 0.4 0.3 0.3 0.3 0.3 0.5 0.9 1.4 1.4 1.0 0.5 0.3 0.3 0.3 0.3 0.4 0.6 1.2 2.2 1.7 1.2 0.9 0.9 1.0 0.7 0.5 0.3 0.2 0.2 0.4 0.7 1.1 1.3 1.0 0.7 0.5 0.3 0.2 3.5 2.4 0.5 0.2 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 0.1 0.2 0.5 1.3 3.4 4.2 2.2 3.2 3.0 5.2 4.0 3.4 3.1 1.2 0.6 0.5 0.5 0.6 0.6 0.6 0.8 1.1 1.1 0.8 0.4 0.3 0.2 0.2 0.2 0.4 0.6 0.8 1.0 0.9 0.8 0.8 0.8 0.9 0.8 0.5 0.3 0.2 0.3 0.4 0.7 0.9 0.9 0.8 0.7 0.5 0.3 0.2 0.1 3.2 2.3 0.5 0.2 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 0.1 0.2 0.4 0.9 2.4 4.6 4.0 4.2 3.4 4.2 6.4 5.9 4.2 2.4 1.3 0.8 0.9 1.1 1.1 0.8 0.6 0.7 0.6 0.5 0.3 0.2 0.1 0.1 0.2 0.3 0.7 1.1 1.3 1.1 0.8 0.8 1.1 1.3 1.1 0.6 0.4 0.3 0.3 0.4 0.5 0.7 0.9 1.0 1.0 0.7 0.4 0.1 0.0 2.0 1.6 0.6 0.2 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 0.1 0.2 0.3 0.7 1.3 2.2 3.4 4.4 3.5 2.9 3.4 3.8 4.5 3.3 1.6 1.0 1.2 1.5 1.4 1.0 0.5 0.6 0.5 0.5 0.2 0.1 0.1 0.1 0.2 0.3 0.7 1.3 1.5 1.2 0.8 0.8 1.3 1.5 1.3 0.7 0.5 0.3 0.3 0.3 0.5 0.7 1.1 1.4 1.0 0.6 0.3 0.1 0.0 2.0 1.8 0.7 0.2 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 0.1 0.1 0.3 0.5 0.7 0.3 0.3 0.5 0.6 0.8 0.7 0.1 0.0 0.1 0.1 0.7 0.7 0.7 0.0 0.4 0.4 0.4 0.4 0.5 0.8 1.4 1.2 0.7 0.8 0.3 0.0 0.0 3.4 2.7 0.6 0.2 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 0.1 0.3 0.9 1.2 1.4 1.1 1.4 0.0 1.0 0.8 0.5 0.4 0.5 0.9 1.4 1.0 0.9 0.7 0.2 0.1 3.4 2.7 0.6 0.2 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 0.1 0.3 1.7 2.6 2.8 1.3 2.7 2.9 1.4 1.1 0.7 0.4 0.5 0.8 1.4 1.2 0.7 0.8 0.3 0.0 0.0 2.0 1.8 0.7 0.2 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 0.1 0.3 1.9 3.4 3.2 1.3 2.9 3.1 1.4 1.1 0.7 0.5 0.5 0.7 1.1 1.3 1.0 0.7 0.3 0.1 0.0 1.8 1.6 0.7 0.2 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 0.1 0.3 1.4 2.0 1.7 1.3 1.6 1.6 0.9 0.8 0.5 0.5 0.6 0.7 0.9 1.0 1.0 0.7 0.4 0.1 0.0 3.0 2.5 0.6 0.2 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 0.1 0.2 0.6 0.9 0.9 0.7 0.8 0.7 0.4 0.4 0.4 0.5 0.8 1.0 1.0 0.9 0.7 0.5 0.3 0.1 3.4 2.8 0.6 0.2 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 0.1 0.2 0.3 0.4 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.1 0.5 0.5 0.5 0.4 0.1 0.1 0.1 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.2 0.2 0.3 0.5 0.7 1.1 1.3 1.0 0.7 0.4 0.3 0.2 0.1 1.8 1.6 0.6 0.2 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 0.1 0.1 0.2 0.3 0.2 0.1 0.2 0.2 0.2 0.2 0.3 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.2 0.2 0.4 0.4 0.4 0.4 0.3 0.3 0.2 0.2 0.2 0.1 0.2 0.2 0.2 0.3 0.2 0.2 0.3 0.2 0.2 0.3 0.2 0.2 0.4 0.8 0.9 1.3 1.4 0.8 0.5 0.4 0.4 0.7 1.4 3.0 3.3 0.0 0.8 0.7 0.3 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 0.1 0.1 0.2 0.3 0.5 0.4 0.4 0.5 0.6 0.6 0.6 0.4 0.6 0.4 0.3 0.4 0.5 0.3 0.4 0.4 0.5 0.6 0.6 0.6 0.9 0.6 0.5 0.8 0.5 0.4 0.3 0.3 0.4 0.6 0.6 0.6 0.3 0.6 0.5 0.5 0.3 0.3 0.5 0.7 1.0 1.1 1.4 0.9 0.6 0.6 0.8 1.0 1.6 2.8 2.8 1.5 0.4 0.4 0.2 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 0.1 0.1 0.2 0.4 0.7 0.7 0.8 0.8 0.8 1.0 1.0 0.8 1.0 1.5 1.9 1.5 0.9 0.6 0.6 0.6 0.7 0.8 1.0 1.1 1.6 1.9 1.9 1.5 0.8 0.6 0.5 0.4 0.5 0.8 0.8 0.7 0.8 0.7 0.8 0.7 0.4 0.2 0.4 0.8 0.9 1.4 1.4 0.9 0.7 0.9 1.6 2.7 2.7 1.6 1.0 0.7 0.5 0.2 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 0.1 0.1 0.2 0.5 0.9 1.0 1.0 1.1 1.2 1.3 1.2 1.0 1.2 1.8 1.8 1.7 1.0 0.8 0.7 0.7 0.9 1.2 1.6 1.8 2.0 2.2 2.1 1.5 1.0 0.8 0.6 0.5 0.6 1.0 1.3 1.2 0.9 1.1 1.1 0.8 0.4 0.3 0.5 0.7 1.1 1.3 1.1 0.8 0.7 0.9 1.8 3.4 3.2 0.0 0.1 0.1 0.2 0.2 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 0.1 0.1 0.2 0.4 0.8 1.3 1.3 1.3 1.5 1.4 1.2 1.0 1.1 1.3 1.4 1.2 0.9 0.8 0.7 0.7 1.0 1.5 1.8 1.8 2.1 2.0 1.6 1.2 0.9 0.8 0.7 0.6 0.7 0.9 1.4 1.5 1.4 1.4 1.2 0.7 0.5 0.4 0.6 0.8 1.0 1.0 0.8 0.6 0.5 0.3 0.0 0.2 0.2 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 0.1 0.1 0.2 0.4 0.6 0.9 1.3 1.4 1.3 1.2 1.1 1.0 1.0 1.0 0.9 0.9 0.7 0.6 0.6 0.7 1.1 1.4 1.4 1.3 1.5 1.6 1.2 0.9 0.8 0.8 0.7 0.8 0.9 1.0 1.2 1.3 1.4 1.1 0.8 0.6 0.6 0.7 0.9 0.9 0.8 0.8 0.9 0.8 0.7 0.4 0.0 0.4 0.3 0.2 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 0.1 0.2 0.3 0.4 0.5 0.7 0.8 0.9 1.0 1.1 1.3 1.3 1.2 1.0 0.8 0.7 0.5 0.5 0.6 0.9 0.9 0.9 1.0 0.9 1.0 1.0 0.7 0.7 0.8 0.9 1.1 1.5 1.5 1.3 1.1 1.0 0.8 0.6 0.5 0.7 1.7 2.7 1.8 1.0 1.0 1.2 1.1 0.7 0.4 0.0 0.0 1.0 0.7 0.3 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 0.1 0.1 0.2 0.2 0.3 0.4 0.6 0.8 0.9 1.1 1.7 1.8 1.7 1.1 0.8 0.7 0.5 0.5 0.5 0.7 0.7 0.7 0.7 0.8 0.7 0.7 0.6 0.6 0.7 0.9 1.4 1.8 1.8 1.3 0.9 0.8 0.6 0.4 0.4 0.7 2.4 3.9 2.5 1.1 1.3 1.4 1.0 0.7 0.4 0.0 2.3 1.4 0.3 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 0.1 0.1 0.1 0.2 0.3 0.4 0.6 0.6 0.9 1.6 1.6 1.5 1.0 0.6 0.5 0.4 0.5 0.4 0.4 0.4 0.3 0.3 0.4 0.4 0.4 0.4 0.4 0.5 0.7 1.4 1.8 1.7 1.2 0.6 0.5 0.4 0.3 0.2 0.2 0.5 0.8 1.4 1.2 1.0 0.7 0.4 0.2 3.4 1.7 0.3 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 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.4 0.6 0.8 0.3 0.7 0.6 0.3 0.3 0.3 0.5 0.5 0.4 0.3 0.2 0.3 0.3 0.2 0.2 0.2 0.3 0.3 0.3 0.4 0.3 0.3 0.4 0.3 0.3 0.2 0.2 0.1 0.2 0.9 1.1 1.5 1.3 0.9 0.7 0.4 0.0 2.4 1.5 0.3 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 0.1 0.1 0.2 0.1 0.1 0.1 0.1 0.2 0.1 0.2 0.2 0.1 0.2 0.1 0.1 0.2 0.1 0.9 0.7 0.5 0.3 0.3 0.5 0.6 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 0.3 2.8 2.1 1.4 1.4 1.0 0.6 0.4 0.0 1.1 0.7 0.2 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 0.1 0.1 0.3 0.4 0.0 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 1.4 1.1 0.7 0.4 0.5 0.8 1.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.6 3.9 2.7 1.1 0.9 1.0 0.7 0.4 0.0 0.4 0.3 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 0.1 0.2 0.6 0.9 1.6 1.4 0.8 0.5 0.6 1.0 1.4 1.4 2.0 1.5 0.7 0.5 0.5 0.4 0.3 0.0 0.2 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 0.1 0.3 1.4 2.0 1.4 1.2 0.8 0.7 0.7 1.0 1.3 2.8 0.9 0.2 0.5 0.5 0.4 0.3 0.3 0.3 0.3 0.4 0.9 2.1 3.2 2.3 1.0 0.5 0.2 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 0.1 0.3 1.9 3.4 1.0 1.1 1.0 0.9 0.8 0.8 0.9 3.0 0.9 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.4 0.8 1.9 2.9 2.0 0.9 0.4 0.2 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 0.1 0.3 1.7 2.7 0.9 0.9 0.8 0.8 0.9 0.8 0.6 1.6 0.8 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.4 0.5 0.5 0.5 0.4 0.2 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 0.1 0.3 0.9 1.2 0.8 0.8 0.9 0.8 0.9 0.8 0.6 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.7 0.4 0.1 0.1 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 0.1 0.2 0.4 0.6 0.1 0.3 0.8 2.0 3.5 2.9 1.6 1.5 2.5 3.6 2.5 1.2 0.7 0.6 0.6 0.8 0.5 0.7 0.6 0.6 0.5 0.3 0.4 0.7 1.5 3.0 3.4 2.0 1.4 1.9 3.3 3.1 1.5 0.6 0.3 0.1 0.3 0.2 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 0.1 0.1 0.2 0.3 0.1 0.3 0.7 1.5 2.3 2.0 1.3 1.2 1.9 2.5 1.9 1.0 0.6 0.5 0.4 0.5 0.5 0.5 0.4 0.4 0.4 0.3 0.3 0.5 1.0 1.7 1.8 1.4 1.0 1.3 1.5 1.5 1.0 0.4 0.2 0.1 0.2 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 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.3 0.3 0.2 0.3 0.3 0.3 0.2 0.2 0.3 0.2 0.2 0.2 0.3 0.3 0.4 0.4 0.4 0.4 0.3 0.3 0.3 0.2 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 0.1 0.1 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.1 0.1 0.1 0.2 0.1 0.1 0.1 0.1 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 0.0 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 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 0.1 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 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 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 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 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 AA-1 @ 25' AA1-1 @ 25' AA1-2 @ 25' AA1-4 @ 25' AA1-5 @ 25' AA1-6 @ 25' AA1-7 @ 25' AA1-8 @ 25' AA-2 @ 25' BB1-1 @ 10' BB1-2 @ 10' BB1-3 @ 10' AA1-10 @ 25' AA1-11 @ 25' AA-3 @ 25' AA1-12 @ 25' AA1-14 @ 25' BB1-4 @ 10' AA-4 @ 25' BB-2 @ 16' BB-3 @ 16' BB1-5 @ 16' BB-4 @ 16' BB-5 @ 16' BB-6 @ 16' BB-7 @ 16' BB-8 @ 16' BB-9 @ 16' BB-10 @ 16' BB-11 @ 16' BB1-6 @ 16' CC-2 @ 15' CC-3 @ 15' CC-4 @ 15' CC-5 @ 15' CC-6 @ 15' CC-7 @ 15' CC-8 @ 15' CC-9 @ 15' BB-12 @ 16' BB-13 @ 16' BB-14 @ 16' BB1-7 @ 16' BB1-8 @ 10' BB-15 @ 16' BB1-9 @ 16' BB1-10 @ 16' BB1-11 @ 16' BB1-12 @ 16' BB-16 @ 16' BB-17 @ 16' BB-18 @ 16' BB-19 @ 16' BB-20 @ 16' BB-21 @ 16' AA2-1 @ 25' AA2-2 @ 25' AA-5 @ 25' AA-6 @ 25' BB-22 @ 16' BB1-15 @ 10' BB1-17 @ 10' BB-23 @ 10' BB1-16 @ 10' BB-24 @ 16' BB-25 @ 16' BB-26 @ 16' BB-28 @ 16' BB-29 @ 16' BB-30 @ 16' BB-31 @ 16' BB-32 @ 16' BB-34 @ 16' BB-33 @ 16' BB-36 @ 16' BB-35 @ 16' BB-37 @ 16' AA1-15 @ 25' AA-10 @ 25' AA-11 @ 25' AA-12 @ 25' AA-13 @ 25' AA1-16 @ 25' AA1-17 @ 25' AA1-18 @ 25' AA1-19 @ 25' BB-41 @ 25' BB-42 @ 25' AA-15 @ 25' AA2-3 @ 25' AA2-4 @ 25' AA2-5 @ 25' AA1-26 @ 25' BB-43 @ 10' AA2-9 @ 25' BB1-19 @ 10' BB1-18 @ 10' AA1-28 @ 25' BB1-23 @ 16' BB1-24 @ 16' BB-44 @ 16' BB1-25 @ 10' BB1-26 @ 10' BB1-27 @ 16' 0.0 20' BEYOND PROPERTY LINE (TYPICAL) 20' BEYOND NATURAL AREA MODIFIED NATURAL AREA BUFFER BUFFER (TYPICAL) 300' LAKE BUFFER APS..615-17 PM.1 MPP RJB 7-5-17 APS, INC. ELECTRICAL ENGINEERS · GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 8' - 0" 0' - 0" TRUSS BEARING TOP OF CONCRETE MAILBOX UNIT (TYP.) BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR PARCEL BOX (TYP.) MAILBOX UNIT (TYP.) 8' - 0" 0' - 0" TRUSS BEARING TOP OF CONCRETE BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 8' - 0" 0' - 0" TRUSS BEARING TOP OF CONCRETE BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 8' - 0" 0' - 0" TRUSS BEARING TOP OF CONCRETE BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 7' - 6" 0' - 0" TRUSS BEARING TOP OF CONCRETE FIBER CEMENT TRIM GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR WOOD COLUMNS AND RAILINGS PREFABRICATED CUPOLA 0' - 0" T/O CONCRETE 8' - 9 1/8" TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR BIKE RACKS BIKE RACKS 0' - 0" T/O CONCRETE 8' - 9 1/8" TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR LAKEVIEW ON THE RISE PEDCOR INVESTMENTS - 6740 S. COLLEGE AVE, FORT COLLINS, CO GARAGES, MAIL KIOSK, & GAZEBO ELEVATIONS 06/07/17 16109 1 GARAGE FRONT ELEVATION 3/16" = 1'-0" 2 GARAGE REAR ELEVATION 3/16" = 1'-0" 4 GARAGE RIGHT ELEVATION 3/16" = 1'-0" 3 GARAGE LEFT ELEVATION 3/16" = 1'-0" 5 MAIL KIOSK FRONT ELEVATION 3/16" = 1'-0" 6 MAIL KIOSK REAR ELEVATION 3/16" = 1'-0" 9 MAIL KIOSK LEFT ELEVATION 3/16" = 1'-0" 10 MAIL KIOSK RIGHT ELEVATION 3/16" = 1'-0" 0 4' 8' 12' 3/16" = 1'-0" 11 GAZEBO ELEVATION 3/16" = 1'-0" COLOR SCHEME: NAVAJO BEIGE (LIGHT COLOR) 7 GARAGE W/ BIKE RACKS FRONT ELEVATION 3/16" = 1'-0" 8 GARAGE W/ BIKE RACKS RIGHT ELEVATION 3/16" = 1'-0" BOX RIB CORRUGATED METAL SHEETS PAINTED STEEL TUBE 8" 6' - 0" 6' - 8" BRICK CRAFT "COUNTRY ROAD" BRICK VENEER BRICK CRAFT "COUNTRY ROAD" ROWLOCK COURSE 6' - 8" 6' - 2" PAINTED STEEL TUBE BRICK CRAFT "COUNTRY ROAD" BRICK VENEER BRICK CRAFT "COUNTRY ROAD" ROWLOCK COURSE PAINTED STEEL TUBE BRICK CRAFT "COUNTRY ROAD" BRICK VENEER BRICK CRAFT "COUNTRY ROAD" ROWLOCK COURSE 6' - 8" 0 2' 4' 8' 16' LAKEVIEW ON THE RISE PEDCOR INVESTMENTS - 6740 S. COLLEGE AVE, FORT COLLINS, CO CLUBHOUSE & DUMPSTER EXTERIOR ELEVATIONS 04/26/17 16109 1 1/8" = 1'-0" CLUBHOUSE FRONT ELEVATION - SD 2 1/8" = 1'-0" CLUBHOUSE REAR ELEVATION - SD 3 1/8" = 1'-0" CLUBHOUSE LEFT ELEVATION - SD 4 1/8" = 1'-0" CLUBHOUSE RIGHT ELEVATION - SD 5 3/16" = 1'-0" DUMPSTER ENCLOSURE FRONT ELEVATION 6 3/16" = 1'-0" DUMPSTER ENCLOSURE REAR ELEVATION 7 3/16" = 1'-0" DUMPSTER ENCLOSURE LEFT ELEVATION 8 3/16" = 1'-0" DUMPSTER ENCLOSURE RIGHT ELEVATION 0 4' 8' 12' 3/16" = 1'-0" 1/8" = 1'-0" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING 9' - 7 7/8" 0 2' 4' 8' 16' LAKEVIEW ON THE RISE PEDCOR INVESTMENTS - 6740 S. COLLEGE AVE, FORT COLLINS, CO BUILDING TYPE 12C EXTERIOR ELEVATIONS 04/26/17 16109 1 BUILDING TYPE 12C FRONT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 8, 9, & 11 2 BUILDING TYPE 12C REAR ELEVATION - SD 1/8" = 1'-0" BUILDINGS 8, 9, & 11 3 BUILDING TYPE 12C LEFT ELEVATION - SD 4 1/8" = 1'-0" BUILDINGS 8, 9, & 11 BUILDING TYPE 12C RIGHT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 8, 9, & 11 1/8" = 1'-0" "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING 0 2' 4' 8' 16' LAKEVIEW ON THE RISE PEDCOR INVESTMENTS - 6740 S. COLLEGE AVE, FORT COLLINS, CO BUILDING TYPE 12B-2 EXTERIOR ELEVATIONS 04/26/17 16109 1 BUILDING TYPE 12B-2 FRONT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 2, 6, 7, 10, 12, & 16 2 BUILDING TYPE 12B-2 REAR ELEVATION - SD 1/8" = 1'-0" BUILDINGS 2, 6, 7, 10, 12, & 16 3 BUILDING TYPE 12B-2 LEFT ELEVATION - SD 4 1/8" = 1'-0" BUILDINGS 2, 6, 7, 10, 12, & 16 BUILDING TYPE 12B-2 RIGHT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 2, 6, 7, 10, 12, & 16 1/8" = 1'-0" "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING 0 2' 4' 8' 16' LAKEVIEW ON THE RISE PEDCOR INVESTMENTS - 6740 S. COLLEGE AVE, FORT COLLINS, CO BUILDING TYPE 12B EXTERIOR ELEVATIONS 04/26/17 16109 1 BUILDING TYPE 12B FRONT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 2, 6, 7, 10, 12, & 16 2 BUILDING TYPE 12B REAR ELEVATION - SD 1/8" = 1'-0" BUILDINGS 2, 6, 7, 10, 12, & 16 3 BUILDING TYPE 12B LEFT ELEVATION - SD 4 1/8" = 1'-0" BUILDINGS 2, 6, 7, 10, 12, & 16 BUILDING TYPE 12B RIGHT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 2, 6, 7, 10, 12, & 16 1/8" = 1'-0" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 0 2' 4' 8' 16' LAKEVIEW ON THE RISE PEDCOR INVESTMENTS - 6740 S. COLLEGE AVE, FORT COLLINS, CO BUILDING TYPE 12A-2 EXTERIOR ELEVATIONS 04/26/17 16109 1 BUILDING TYPE 12A-2 FRONT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 3 & 4 2 BUILDING TYPE 12A-2 REAR ELEVATION - SD 1/8" = 1'-0" BUILDINGS 3 & 4 3 BUILDING TYPE 12A-2 LEFT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 3 & 4 4 BUILDING TYPE 12A-2 RIGHT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 3 & 4 1/8" = 1'-0" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 0 2' 4' 8' 16' LAKEVIEW ON THE RISE PEDCOR INVESTMENTS - 6740 S. COLLEGE AVE, FORT COLLINS, CO BUILDING TYPE 12A EXTERIOR ELEVATIONS 04/26/17 16109 1 BUILDING TYPE 12A FRONT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 3 & 4 2 BUILDING TYPE 12A REAR ELEVATION - SD 1/8" = 1'-0" BUILDINGS 3 & 4 3 BUILDING TYPE 12A LEFT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 3 & 4 4 BUILDING TYPE 12A RIGHT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 3 & 4 1/8" = 1'-0" "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 0 2' 4' 8' 16' LAKEVIEW ON THE RISE PEDCOR INVESTMENTS - 6740 S. COLLEGE AVE, FORT COLLINS, CO BUILDING TYPE 8B-2 EXTERIOR ELEVATIONS 04/26/17 16109 1 BUILDING TYPE 8B-2 FRONT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 5, 13, & 14 2 BUILDING TYPE 8B-2 REAR ELEVATION - SD 1/8" = 1'-0" BUILDINGS 5, 13, & 14 3 BUILDING TYPE 8B-2 LEFT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 5, 13, & 14 4 BUILDING TYPE 8B-2 RIGHT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 5, 13, & 14 1/8" = 1'-0" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 0 2' 4' 8' 16' LAKEVIEW ON THE RISE PEDCOR INVESTMENTS - 6740 S. COLLEGE AVE, FORT COLLINS, CO BUILDING TYPE 8B EXTERIOR ELEVATIONS 04/26/17 16109 1 BUILDING TYPE 8B FRONT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 5, 13, & 14 2 BUILDING TYPE 8B REAR ELEVATION - SD 4 1/8" = 1'-0" BUILDINGS 5, 13, & 14 BUILDING TYPE 8B RIGHT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 5, 13, & 14 3 BUILDING TYPE 8B LEFT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 5, 13, & 14 1/8" = 1'-0" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 0 2' 4' 8' 16' LAKEVIEW ON THE RISE PEDCOR INVESTMENTS - 6740 S. COLLEGE AVE, FORT COLLINS, CO BUILDING TYPE 8A-2 EXTERIOR ELEVATIONS 04/26/17 16109 1 BUILDING TYPE 8A-2 FRONT ELEVATION - SD 3 1/8" = 1'-0" BUILDINGS 1, 15, & 17 BUILDING TYPE 8A-2 RIGHT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 1, 15, & 17 2 BUILDING TYPE 8A-2 REAR ELEVATION - SD 4 1/8" = 1'-0" BUILDINGS 1, 15, & 17 BUILDING TYPE 8A-2 LEFT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 1, 15, & 17 1/8" = 1'-0" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 17' - 9" 9' - 7 7/8" 8' - 1 1/8" 0' - 0" TRUSS BEARING 1ST FLOOR T/O CONCRETE 2ND FLOOR T/O SHEATHING TRUSS BEARING BRICK CRAFT "COUNTRY ROAD" AT BRICK BASE BRICK CRAFT "WABASH" ABOVE LOWER BRICK ROWLOCK FIBER CEMENT SIDING, REFER TO COLOR SCHEMES GAF TIMERLINE SERIES ROOFING SHINGLES, "DIMENSIONAL" STYLE IN "WEATHERED WOOD" COLOR 0 2' 4' 8' 16' LAKEVIEW ON THE RISE PEDCOR INVESTMENTS - 6740 S. COLLEGE AVE, FORT COLLINS, CO BUILDING TYPE 8A EXTERIOR ELEVATIONS 04/26/17 16109 1 BUILDING TYPE 8A FRONT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 1, 15, & 17 2 BUILDING TYPE 8A REAR ELEVATION - SD 1/8" = 1'-0" BUILDINGS 1, 15, & 17 3 BUILDING TYPE 8A RIGHT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 1, 15, & 17 4 BUILDING TYPE 8A LEFT ELEVATION - SD 1/8" = 1'-0" BUILDINGS 1, 15, & 17 1/8" = 1'-0" JOB NO: REVISIONS DATE ISSUE DATE: CLIENT PEDCOR INVESTMENTS a limited liability company 770 3RD AVENUE SW CARMEL, IN 46032 SCALE 1"=20' 0 20 40 FORT COLLINS, COLORADO PROJECT DEVELOPMENT PLAN Landscape Plans Lakeview on the Rise LANDSCAPE PLAN SOUTH WEST L-10 CITY COMMENTS CITY COMMENTS 25025 25025L1 TCH TCH 6-14-17 7-3-17 April 26, 2017 60 LANDSCAPE PLAN LEGEND STREET TREE NOTES 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. MATCHLINE SHEET L-7 NATURAL HABITAT BUFFER ZONE NOTE THE NATURAL HABITAT BUFFER ZONES ARE INTENDED TO BE MAINTAINED IN A NATIVE LANDSCAPE CONDITION.PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES IN THE NATURAL HABITAT BUFFER ZONES. CARMEL, IN 46032 SCALE 1"=20' 0 20 40 FORT COLLINS, COLORADO PROJECT DEVELOPMENT PLAN Landscape Plans Lakeview on the Rise LANDSCAPE PLAN SOUTH EAST L-9 CITY COMMENTS CITY COMMENTS 25025 25025L1 TCH TCH 6-14-17 7-3-17 April 26, 2017 60 LANDSCAPE PLAN LEGEND STREET TREE NOTES 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. MATCHLINE SHEET L-7 MATCHLINE SHEET L-6 NATURAL HABITAT BUFFER ZONE NOTE THE NATURAL HABITAT BUFFER ZONES ARE INTENDED TO BE MAINTAINED IN A NATIVE LANDSCAPE CONDITION.PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES IN THE NATURAL HABITAT BUFFER ZONES. STOP SIGN NATURAL HABITAT BUFFER ZONE 100 FT WETLAND BUFFER HIGH WATER LINE WETLANDS NATURAL AREA SEED MIX EVERGREEN TREES 6' IRON FENCE AT POOL OPEN RAIL FENCE 3' FENCE VIGNETTE studios NORTH Planning Landscape Architecture Graphics SHEET TITLE: SHEET NO: PO Box 1889 Fort Collins, Colorado 80522-1889 970.472.9125 T 970.494.0728 F www.vignettestudios.com ACAD FILE: DRAWN: CHECKED: JOB NO: REVISIONS DATE ISSUE DATE: CLIENT PEDCOR INVESTMENTS a limited liability company 770 3RD AVENUE SW CARMEL, IN 46032 SCALE 1"=20' 0 20 40 FORT COLLINS, COLORADO PROJECT DEVELOPMENT PLAN Landscape Plans Lakeview on the Rise LANDSCAPE PLAN NA WEST L-8 CITY COMMENTS CITY COMMENTS 25025 25025L1 TCH TCH 6-14-17 7-3-17 April 26, 2017 60 CROWNE PARTNERS 508 N. 20TH STREET SUITE 1050 BIRMINGHAM, AL 35203 LANDSCAPE PLAN LEGEND STREET TREE NOTES 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. MATCHLINE SHEET L-9 MATCHLINE SHEET L-8 MATCHLINE SHEET L-5 NATURAL HABITAT BUFFER ZONE NOTE THE NATURAL HABITAT BUFFER ZONES ARE INTENDED TO BE MAINTAINED IN A NATIVE LANDSCAPE CONDITION.PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES IN THE NATURAL HABITAT BUFFER ZONES. E E E E E E E G G G G G G G G G G G G G G G G (3) QUMA (3) ULDA (3) POAN (5) RHTR (6) RHTR (3) GLTS 3" CAL MITIGATION (3) QUMA (6) PRBE (8) PRBE (6) ERNA (4) RHTR (7) ERNA (5) PRVM (6) PRVM NATURAL HABITAT BUFFER ZONE (10) RIAU (10) RIAU (5) RIAU (3) JUSC (3) JUSC (1) PRAM (1) PRAM (3) PRBE (4) GLTS 3" CAL MITIGATION (4) ULDA (4) ULDA (3) CASP (4) CEOC (1) GYDI (4) PIPG (4) MARA (1) PINI (1) MASS (1) TICO (2) PINI (1) CEOC (2) GLTI (2) GLTI (1) MASS (2) MARA (2) PIPG (2) PIFL (1) GYDI (1) CRCI (3) GLTI (1) GLTI (1) PYCA (1) PYCA (1) PYCA (1) PYCA STONEY BROOK RD ROHAN RISE DEBRA LANE (5) RHTR (4) PRAM (4) POAN (2) JUSC (9) ROWO LANDSCAPE PLAN LEGEND PROPERTY LINE SHADE TREES ORNAMENTAL TREES DECIDUOUS SHRUBS ORNAMENTAL GRASSES SOD GRASS EVERGREEN SHRUBS UTILITY EASEMENT FLOWLINE, CURB & GUTTER PROPOSED WALK MATCHLINE RIGHT OF WAY LINE CENTERLINE DRYLAND SEED MIX DETENTION SEED MIX SHRUB BEDS STOP SIGN NATURAL HABITAT BUFFER ZONE 100 FT WETLAND BUFFER HIGH WATER LINE WETLANDS NATURAL AREA SEED MIX EVERGREEN TREES 6' IRON FENCE AT POOL OPEN RAIL FENCE 3' FENCE VIGNETTE studios NORTH Planning Landscape Architecture Graphics SHEET TITLE: SHEET NO: PO Box 1889 Fort Collins, Colorado 80522-1889 970.472.9125 T 970.494.0728 F www.vignettestudios.com ACAD FILE: DRAWN: CHECKED: JOB NO: REVISIONS DATE ISSUE DATE: CLIENT PEDCOR INVESTMENTS a limited liability company 770 3RD AVENUE SW CARMEL, IN 46032 SCALE 1"=20' 0 20 40 FORT COLLINS, COLORADO PROJECT DEVELOPMENT PLAN Landscape Plans Lakeview on the Rise LANDSCAPE PLAN MIDDLE EAST L-7 CITY COMMENTS CITY COMMENTS 25025 25025L1 TCH TCH 6-14-17 7-3-17 April 26, 2017 60 LANDSCAPE PLAN LEGEND STREET TREE NOTES 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. MATCHLINE SHEET L-7 MATCHLINE SHEET L-4 MATCHLINE SHEET L-5 NATURAL HABITAT BUFFER ZONE NOTE THE NATURAL HABITAT BUFFER ZONES ARE INTENDED TO BE MAINTAINED IN A NATIVE LANDSCAPE CONDITION.PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES IN THE NATURAL HABITAT BUFFER ZONES. (4) QUSH (4) ULDA (3) CASP (2) ULDA (3) GLTS 3" CAL MITIGATION (3) PIPG (1) CEOC (2) GLTI (2) GLTI (1) GLTI (1) GLTI (3) PINI (1) MARA (5) JUSG (1) GLTI (2) PINI (1) PYCA (1) MATH (1) CRPH (1) CRPH (1) PIFL (1) MARA (1) MARA (1) MARA (2) JUSC (1) CEOC (1) CEOC (1) CEOC (1) CEOC (1) CRPH (1) CRPH (1) CRPH (1) PYCA (1) PYCA DEBRA LANE S. COLLEGE AVE (8) PRBE (6) PRBE 14 16 15 13 17 (1) GLTI NATURAL HABITAT BUFFER ZONE (3) POAN LANDSCAPE PLAN LEGEND PROPERTY LINE SHADE TREES ORNAMENTAL TREES DECIDUOUS SHRUBS ORNAMENTAL GRASSES SOD GRASS EVERGREEN SHRUBS UTILITY EASEMENT FLOWLINE, CURB & GUTTER PROPOSED WALK MATCHLINE RIGHT OF WAY LINE CENTERLINE DRYLAND SEED MIX DETENTION SEED MIX SHRUB BEDS STOP SIGN NATURAL HABITAT BUFFER ZONE 100 FT WETLAND BUFFER HIGH WATER LINE WETLANDS NATURAL AREA SEED MIX EVERGREEN TREES 6' IRON FENCE AT POOL OPEN RAIL FENCE 3' FENCE VIGNETTE studios NORTH Planning Landscape Architecture Graphics SHEET TITLE: SHEET NO: PO Box 1889 Fort Collins, Colorado 80522-1889 970.472.9125 T 970.494.0728 F www.vignettestudios.com ACAD FILE: DRAWN: CHECKED: JOB NO: REVISIONS DATE ISSUE DATE: CLIENT PEDCOR INVESTMENTS a limited liability company 770 3RD AVENUE SW CARMEL, IN 46032 SCALE 1"=20' 0 20 40 FORT COLLINS, COLORADO PROJECT DEVELOPMENT PLAN Landscape Plans Lakeview on the Rise LANDSCAPE PLAN MIDDLE WEST L-6 CITY COMMENTS CITY COMMENTS 25025 25025L1 TCH TCH 6-14-17 7-3-17 April 26, 2017 60 LANDSCAPE PLAN LEGEND STREET TREE NOTES 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. MATCHLINE SHEET L-7 MATCHLINE SHEET L-6 MATCHLINE SHEET L-3 NATURAL HABITAT BUFFER ZONE NOTE THE NATURAL HABITAT BUFFER ZONES ARE INTENDED TO BE MAINTAINED IN A NATIVE LANDSCAPE CONDITION.PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES IN THE NATURAL HABITAT BUFFER ZONES. G G G G G G (3) TICO (1) GYDI (4) QUMA (1) GYDI (3) ULMA (3) CEOC (1) CASP (1) CASP (1) MASS (1) MASS (2) GLTS (2) CEOC (1) MASS (1) PIPG (3) JUSC (4) ULMA (1) CASP (1) CASP (3) PRAM (2) PRAM (3) PRAM (2) CEOC (2) MATH (1) GLTI (2) GLTS (4) CEOC (1) CASP ROHAN RISE RIVENDELL RD DEBRA LANE EXISTING TREES TO REMAIN (1) MASS NATURAL HABITAT BUFFER ZONE (6) ERNA (2) JUSC (4) PRAM (3) ARTR (5) ARTR (1) TICO (1) PYRA (1) PYRA (1) CEOC (1) CEOC 3' FENCE FOR SCREENING LANDSCAPE PLAN LEGEND PROPERTY LINE SHADE TREES ORNAMENTAL TREES DECIDUOUS SHRUBS ORNAMENTAL GRASSES SOD GRASS EVERGREEN SHRUBS UTILITY EASEMENT FLOWLINE, CURB & GUTTER PROPOSED WALK MATCHLINE RIGHT OF WAY LINE CENTERLINE DRYLAND SEED MIX DETENTION SEED MIX SHRUB BEDS STOP SIGN NATURAL HABITAT BUFFER ZONE 100 FT WETLAND BUFFER HIGH WATER LINE WETLANDS NATURAL AREA SEED MIX EVERGREEN TREES 6' IRON FENCE AT POOL OPEN RAIL FENCE 3' FENCE VIGNETTE studios NORTH Planning Landscape Architecture Graphics SHEET TITLE: SHEET NO: PO Box 1889 Fort Collins, Colorado 80522-1889 970.472.9125 T 970.494.0728 F www.vignettestudios.com ACAD FILE: DRAWN: CHECKED: JOB NO: REVISIONS DATE ISSUE DATE: CLIENT PEDCOR INVESTMENTS a limited liability company 770 3RD AVENUE SW CARMEL, IN 46032 SCALE 1"=20' 0 20 40 FORT COLLINS, COLORADO PROJECT DEVELOPMENT PLAN Landscape Plans Lakeview on the Rise LANDSCAPE PLAN NORTH EAST L-5 CITY COMMENTS CITY COMMENTS 25025 25025L1 TCH TCH 6-14-17 7-3-17 April 26, 2017 60 LANDSCAPE PLAN LEGEND STREET TREE NOTES 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. MATCHLINE SHEET L-3 MATCHLINE SHEET L-6 NATURAL HABITAT BUFFER ZONE NOTE THE NATURAL HABITAT BUFFER ZONES ARE INTENDED TO BE MAINTAINED IN A NATIVE LANDSCAPE CONDITION.PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES IN THE NATURAL HABITAT BUFFER ZONES. G G G G E E E E E E E E E E E E E E E G G G G G G G G G G G G G G E E E E E E E E E E E E E E E E E G G G G G G G G G E E E E E E E E E E E E E G (2) CASP (2) PRAM (3) JUSC (4) RHTR (2) CASP (6) TIAM 3" CAL MITIGATION (6) QUMA (1) CASP (1) GLTS (1) CEOC (1) GLTS (1) GLTS (1) CEOC (2) QUSH (2) ULDA (1) CEOC (1) CEOC (3) PIPG (1) CRPH (1) CRCI (2) CRCI (1) MASS (1) MASS (1) GLTI (1) MARA (1) MARA DEBRA LANE (3) PINI (1) PYCA LORIEN LANE (3) PIPG (4) JUSC S. COLLEGE AVE NATURAL HABITAT BUFFER ZONE (6) ERNA (3) ERNA (5) ARTR (3) ERNA (1) CASP (1) CASP (2) JUSC LANDSCAPE PLAN LEGEND PROPERTY LINE SHADE TREES ORNAMENTAL TREES DECIDUOUS SHRUBS ORNAMENTAL GRASSES SOD GRASS EVERGREEN SHRUBS UTILITY EASEMENT FLOWLINE, CURB & GUTTER PROPOSED WALK MATCHLINE RIGHT OF WAY LINE CENTERLINE DRYLAND SEED MIX DETENTION SEED MIX SHRUB BEDS STOP SIGN NATURAL HABITAT BUFFER ZONE 100 FT WETLAND BUFFER HIGH WATER LINE WETLANDS NATURAL AREA SEED MIX EVERGREEN TREES 6' IRON FENCE AT POOL OPEN RAIL FENCE 3' FENCE 8'-0" POST SPACING (TYP.) 2' - 6" 4" POLE RAILS 6" ROUND POST (TYP) POST SET IN COMPACTED BACKFILL SOIL (ALT. SET IN CONCRETE) FINISH GRADE 3'-0" 3'-0" 8'-0" O.C. (TYP.) FRONT BACK 6" 3'-0" 3'-0" 1x4 PICKETS (TYP) 2X4 RAIL (TYP) 2X6 CAP RAIL (TYP) 2" MAXIMUM GAP TO FINAL GRADE 4x4 POST, 8' O.C. (TYP) 2X6 CAP RAIL 1X4 PICKET FLUSH WITH BACK OF POST 2X4 RAILS ON BACK SIDE OF FENCE (TYP) 2X4 RAIL FINISH GRADE HOLD TOP OF FOOTING 3" BELOW FINISH GRADE 10" DIA. CONCRETE FOOTING (TYP ALL POSTS) THIS SIDE FACES STREET/O.S. 4x4 POST (TYP) VIGNETTE studios NORTH Planning Landscape Architecture Graphics SHEET TITLE: SHEET NO: PO Box 1889 Fort Collins, Colorado 80522-1889 970.472.9125 T 970.494.0728 F www.vignettestudios.com ACAD FILE: DRAWN: CHECKED: JOB NO: REVISIONS DATE ISSUE DATE: CLIENT PEDCOR INVESTMENTS a limited liability company 770 3RD AVENUE SW CARMEL, IN 46032 SCALE 1"=20' 0 20 40 FORT COLLINS, COLORADO PROJECT DEVELOPMENT PLAN Landscape Plans Lakeview on the Rise LANDSCAPE PLAN NORTH WEST L-4 CITY COMMENTS CITY COMMENTS 25025 25025L1 TCH TCH 6-14-17 7-3-17 April 26, 2017 60 LANDSCAPE PLAN LEGEND STREET TREE NOTES 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. MATCHLINE SHEET L-5 MATCHLINE SHEET L-4 NATURAL HABITAT BUFFER ZONE NOTE THE NATURAL HABITAT BUFFER ZONES ARE INTENDED TO BE MAINTAINED IN A NATIVE LANDSCAPE CONDITION.PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES IN THE NATURAL HABITAT BUFFER ZONES. NATURAL AREA FENCE DETAIL NOT TO SCALE 3' SCREEN FENCE DETAIL NOT TO SCALE E E E G E E E E E E G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E G G G G G G G G G G G G G G G G G G G G G G G 1 2 3 4 5 6 7 9 8 12 11 10 14 16 15 13 17 18 19 20 21 22 23 24 26 25 VIGNETTE studios NORTH Planning Landscape Architecture Graphics SHEET TITLE: SHEET NO: PO Box 1889 Fort Collins, Colorado 80522-1889 970.472.9125 T 970.494.0728 F www.vignettestudios.com ACAD FILE: DRAWN: CHECKED: JOB NO: REVISIONS DATE ISSUE DATE: CLIENT PEDCOR INVESTMENTS a limited liability company 770 3RD AVENUE SW CARMEL, IN 46032 SCALE 1"=100' 0 50 100 FORT COLLINS, COLORADO PROJECT DEVELOPMENT PLANS Landscape Plans Lakeview on the Rise TREE MITIGATION L-3 CITY COMMENTS CITY COMMENTS 25025 25025L1 TCH TCH 6-14-17 7-3-17 April 26, 2017 200 G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E G G G G G G G G G G G G G G G G G G G G G G G E 8" PVC SEWER 253.59 E E G G G G G G G G G G G G G E E E E E E E E E E E E E E E G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E G E E E E E E G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E G G G G G G G G G G G G G G G G G G G G G G G DECIDUOUS TREE PLANTING NOTES 1. DO NOT CUT OR DAMAGE LEADER. PRUNE DAMAGED OR DEAD WOOD IMMEDIATELY PRIOR TO PLANTING. NEVER LEAVE "V" CROTCHES OR DOUBLE LEADER UNLESS TYPICAL OF SPECIES. 2. CUT TWINE AND BURLAP FROM AROUND TRUNK, PULL BACK. REMOVE ALL BURLAP AND WIRE BASKETS BEFORE PLACING IN TREE PIT. 3. ANY BROKEN OR CRUMBLING ROOT BALL WILL BE REJECTED. REMOVING THE WIRE WILL NOT BE AN EXCUSE FROM DAMAGED ROOT BALLS. 4. STAKE TREE LEAVING ENOUGH SLACK SO TREE CAN SWAY IN WIND. 5. USE 2 STAKES FOR TREES 2 1/2" CAL. AND SMALLER. USE 3 STAKES FOR TREES LAGER THAN 2 1/2" CAL. REMOVE ALL STAKES 1 YEAR AFTER PLANTING. 6. FOR WINTERIZATION WRAP ENTIRE SURFACE OF TRUNK TO SECOND BRANCH WITH TREE WRAPPING. SECURE AT 2' INTERVALS WITH VINYL ELECTRICAL TAPE. (REMOVE IN SUMMER.) 2 X BALL DIA. INSTALL TOP OF ROOTBALL 2" ABOVE SURROUNDING FINISH GRADE FOR TREES PLANTED IN TURF, CREATE TREE RING 1' PAST PLANTING HOLE, 4' MIN DIA, PLACE 3 INCHES OF NON-DYED SHREDDED CEDAR MULCH IN TREE RING. FOR TREES PLANTED IN SHRUB BEDS, MULCH WITH SHRUB BED MULCH. FINISH GRADE PLACE DISH 2" ABOVE GRADE 1 1 2" WIDE HEAVY NYLON STRAP WITH EYELETS. 12 GAUGE GALVANIZED WIRE. (DOUBLE STANDARD) LODGEPOLE TREE STAKES ADJUST TREE STAKES SO TOP IS LEVEL WITH OR BELOW FIRST BRANCHES. SPECIFIED BACKFILL MIX. ROUGHENED SIDE SLOPES OF PIT EXISTING SOIL 2 X BALL DIA. 30° TO 45 ° 3" 1 2 HEIGHT OF TREE CONIFEROUS TREE PLANTING NOTES 1. DO NOT CUT OR DAMAGE LEADER. PRUNE DAMAGED OR DEAD WOOD IMMEDIATELY PRIOR TO PLANTING. 2. CUT TWINE AND BURLAP FROM AROUND TRUNK, PULL BACK. REMOVE ALL BURLAP AND WIRE BASKETS BEFORE PLACING IN TREE PIT. 3. ANY BROKEN OR CRUMBLING ROOT BALL WILL BE REJECTED. REMOVING THE WIRE WILL NOT BE AN EXCUSE FROM DAMAGED ROOT BALLS. 4. STAKE TREE LEAVING ENOUGH SLACK SO TREE CAN DANCE. 5. USE 2 STAKES FOR TREES 8' AND SMALLER. USE 3 OR MORE STAKES FOR TREES LARGER THAN 8'. 6. REMOVE ALL STAKES 1 YEAR AFTER PLANTING. INSTALL TOP OF ROOTBALL 2" ABOVE SURROUNDING FINISH GRADE FOR TREES PLANTED IN TURF, CREATE TREE RING 1' PAST PLANTING HOLE, PLACE 3 INCHES OF SHREDDED CEDAR MULCH IN TREE RING. FOR TREES PLANTED IN SHRUB BEDS, MULCH WITH SHRUB BED MULCH. FINISH GRADE PLACE DISH 2" ABOVE GRADE WOOD STAKE TYP. 1 1 2" WIDE HEAVY NYLON STRAP WITH EYELETS. 12 GAUGE GALVANIZED WIRE. (DOUBLE STANDARD) SPECIFIED BACKFILL MIX. ROUGHENED SIDE SLOPES OF PIT EXISTING SOIL SHRUB PLANTING NOTES: 1. ANY BROKEN OR CRUMBLING ROOT BALL WILL BE REJECTED. 2. PRUNE ALL DAMAGED OR DEADWOOD IMMEDIATELY PRIOR TO PLANTING. 2 X BALL DIA. INSTALL TOP OF ROOTBALL 2" ABOVE SURROUNDING FINISH GRADE FINISH GRADE PLACE DISH 2" ABOVE GRADE SPECIFIED BACKFILL MIX. ROUGHENED SIDE SLOPES OF PIT EXISTING SOIL SPECIFIED MULCH 3-4" OVER FILTER FABRIC SHRUB BEDS TURF GRASS DRYLAND SEED MIX NATURAL AREA SEED MIX DETENTION SEED MIX VIGNETTE studios NORTH Planning Landscape Architecture Graphics SHEET TITLE: SHEET NO: PO Box 1889 Fort Collins, Colorado 80522-1889 970.472.9125 T 970.494.0728 F www.vignettestudios.com ACAD FILE: DRAWN: CHECKED: JOB NO: REVISIONS DATE ISSUE DATE: CLIENT PEDCOR INVESTMENTS a limited liability company 770 3RD AVENUE SW CARMEL, IN 46032 SCALE 1"=50' 0 25 50 FORT COLLINS, COLORADO PROJECT DEVELOPMENT PLANS Landscape Plans Lakeview on the Rise NOTES L-2 CITY COMMENTS CITY COMMENTS 25025 25025L1 TCH TCH 6-14-17 7-3-17 April 26, 2017 100 NORTH PARKING LANDSCAPE AREA SCALE 1" = 100' PARKING PARKING LANDSCAPE AREA LANDSCAPE AREA LOT ID AREA (SF) REQUIRED (SF) PROVIDED (SF) A 14,050 843 1,327 B 59,378 3,562 6,167 C 60,547 3,633 6,597 C B Code Scientific Name Common Name Qty. Size Diversity Comments DECIDUOUS SHADE TREES 163 CASP Catalpa speciosa Western Catalpa 18 2" cal 6.9% CEOC Celtis occidentalis Western Hackberry 27 2" cal 10.3% GLTI Gleditsia triacanthos inermis 'Shademaster' Shademaster Honeylocust 16 2" cal 6.1% GLTS Gleditsia triacanthos inermis 'Skyline' Skyline Honeylocust 10 3" cal 6.9% Mitigation GLTS Gleditsia triacanthos inermis 'Skyline' Skyline Honeylocust 8 2" cal GYDI Gymnocladus dioica 'Espresso' Espresso Kentucky Coffeetree 4 2" cal 1.5% Seedless clone. QUMA Quercus macrocarpa Burr Oak 16 2" cal 6.1% POAN Populus angustifolia Plains Cottonwood 21 2" cal 8.0% QUSH Quercus shumardii Shumard Oak 6 2" cal 2.3% TIAM Tilia americana 'Redmond' Redmond Linden 6 3" cal 2.3% Mitigatio TICO Tilia cordata 'Greenspire' Greenspire Linden 5 2" cal 1.9% ULMA Ulmus Accolade Accolade Elm 7 2" cal 2.7% ULDA Ulmus davidina var. Japonica Discovery Elm 19 2" cal 7.3% ORNAMENTAL TREES 68 CRCI Crataegus crus-galli inermis Thornless Cockspur Hawthorne 4 1.5" 1.7% CRPH Crataegus phaenopyrum Washington Hawthorne 6 1.5" 2.3% MARA Malus 'Radiant' Radiant Crabapple 12 1.5" 4.6% MASS Malus 'Spring Snow' Spring Snow Crabapple 8 1.5" 3.0% MATH Malus 'Thunderchild' Thunderchild Crabapple 3 1.5" 1.2% PRAM Prunus americana American Plum 25 #15 9.6% PYRA Pyrus calleryana 'Chanticleer' Chanticleer Pear 10 1.5" 3.9% EVERGREEN TREES 30 PIPG Picea pungens glauca Colorado Blue Spruce 16 6' ht 6.1% PIFL Pinus flexilis 'Vanderwolf's Pyramid' Vanderwolf's Limber Pine 3 6' ht 1.2% PINI Pinus nigra Austrian Pine 11 6' ht 4.2% TOTAL TREES 261 DECIDUOUS SHRUBS AMCA Amorpha canascens Leadplant - #5 AMGR Amelanchier x grandiflora 'A. Brilliance' Autumn Brilliance Serviceberry - #15 Multistem ARTR Artemisica tridentata Tall Western Sage 13 #5 CACL Caryopteris x clandonensis ' Dark Knight' Dark Night Blue Mist Spirea - #1 COLU Cotoneaster lucidus Peking Cotoneaster - #5 COSB Cornus sericea 'Baileyi' Bailey Dogwood - #5 COSI Cornus sericea 'Isanti' Isanti Dogwood - #5 DABC Daphne x burkwoodi 'Carol Mackie' Carol Mackie Daphne - #5 ERNA Chrysothamnus nauseosus albicaulis Tall Blue Rabbitbrush 33 #5 PHMO Physocarpus monogynus Native Ninebark - #5 PHOS Physocarpus opulifolius 'Summer Wine' Summer Wine Ninebark - #5 POFR Potentilla fruticosa 'Gold Drop' Gold Drop Potentilla - #5 PRBE Prunus bessyi Western Sandcherry 31 #5 PRVM Prunus virginiana melanocarpa Native Chokcecherry 17 #5 RIAU Ribes aureum Yellow Flowering Currant 45 #5 RHTR Rhus trilobata Skunkbush sumac 42 #5 RIAL Ribes alpinum Alpine Currant - #5 ROSB Rosa x 'Bonica' Bonica Rose - #5 Parkland Series: Pink ROCS Rosa x 'Carefree Sunshine Carefree Sunshine Rose - #5 ROJF Rosa x 'John Franklin' John Franklin Rose - #5 ROWO Rosa woodsii Wood's Rose 9 #2 Co. native; Pink SPJF Spiraea japonica 'Froebelli' Froebel Spirea - #5 SPVR Spiraea x vanhoutti 'Renessance' Renessance Spirea - #5 SYVU Syringa vulgaris Common Lilac - #5 SYAL Symphoricarpos albus White Snowberry - #5 SYMK Syringa patula 'Miss Kim' Miss Kim Lilac - #5 VIDE Viburnum dentatum Arrowwood Viburnum - #5 EVERGREEN SHRUBS JUSC Juniperus scopulorum 'Medora' Rocky Mtn Juniper 32 #5 JSCO Ju. scopulorum 'Cologreen' Cologreen Juniper - #5 JUCA Juniperus chiensis 'Armstrong' Armstrong Juniper - #5 JUCH Juniperus chinensis 'Hobert' Holbert Juniper - #5 JUHH Juniperus horizontalis 'Hughes' Hughes Huniper - #5 JUSG Juniperus x media 'Sea Green' Sea Green Juniper - #5 JUST J. scopulorum 'Table Top Blue' Table Top Blue Juniper - #5 ORNAMENTAL GRASSES CAAK Calamagrostis x acutiflora 'Karl Foerster' KF Feather Reed Grass - #1 HESE Helictotrichon sempervirons 'Blue Sapphire' Sapphire Blue Oat Grass - #1 MISG Miscanthus sinensis gracimillus Maiden Grass - #1 PAVD Panicum virgatum 'Dallas Blues' Dallas Blues Switchgrass - #1 PAVP Panicum virgatum 'Prairie Sky' Blue Switchgrass - #1 PAVS Panicum virgatum 'Shenandoh' Shenandoah Switchgrass - #1 NORTH HYDROZONE MAP SCALE 1" = 100' LANDSCAPE HYDROZONE CALCULATIONS Item Area (sf) Hydrozone Annual Water Use Turf Grass 77,038 SF High @ 18 Gal / SF 1,386,684 Gal Dryland Grass Seed Mix 247,182 SF Very Low @ 0 Gal / SF 0 Gal Wetland Seed Mix 34,670 SF Very Low @ 0 Gal / SF 0 Gal Low Water Shrub Beds 74,375 SF Low @ 3 Gal / SF 223,125 Gal Mod Water Shrub Beds 0 SF Moderate @ 10 Gal / SF 0 Gal TOTAL 433,265 SF 1,609,809 Gal Average Seasonal Consumption: 3.72 Gal / SF PLANT LIST A DECIDUOUS TREE PLANTING DETAIL NOT TO SCALE CONIFEROUS TREE PLANTING DETAIL NOT TO SCALE SHRUB PLANTING DETAIL NOT TO SCALE DRYLAND NATIVE GRASS SEED MIX Scientific Name Common Name Percent Seeded Rate of Mix Lbs/ Acre (drilled) Schizachyrium scoparium 'Cimarron' Little Bluestem 5.0% 0.50 Pasopyrum smithii 'Arriba' Western Wheatgrass 23.0% 5.46 Bouteloua gracilis 'Hachita' Blue Grama 25.0% 0.79 Sporobolus alroides Alkali sacaton 9.0% 0.13 Achnatherum hymenoides Indian Ricegrass 5.0% 0.93 Elymus Trachycaulus 'Prior' Slender Wheatgrass 15.0% 2.47 Artemisia millefolium Prairie Sage* 1.0% 0.01 Nasslla Viridula 'Lodorm' Green Needle Grass 15.0% 2.17 Achillea millefolium White Yarrow* 0.1% 0.001 Sphaeralcea coccinea Scarlet Globemallow 0.9% 0.05 Ratibida columnifera Prairie Coneflower 1.0% 0.04 100% 12.54 *Package seed separately Seeding rate: 60 seeds per square foot, drilled 80% Bluegrass / 20% Fescue, "80/20 Xeriscape Blend" by Korby Sod, LLC, or approved equal. Install per supplier's direction. TURF GRASS SPECIFICATION SEED MIXES DETENTION GRASS SEED MIX Scientific Name Common Name Percent Seeded Rate of Mix Lbs/ Acre (drilled) Leymus cinereus 'Manger' Great Basin Wildrye 5% 1.3 Pasopyrum smithii 'Ariba' Western Wheatgrass 20% 6.3 Sorghastrum nutans 'Holt' Indiangrass 5% 1.0 Sporobolus alroides Alkali sacaton* 20% 0.4 Elymus Trachycaulus 'Prior' Slender Wheatgrass 15% 3.3 Andropogon gerardii Big Bluestem 5% 1.3 Panicum virgatum 'Pathfinder' Switchgrass 10% 0.9 Distichilis spicata Inland saltgrass 18% 1.2 Rosa Woodsii Woods rose 2% 1.5 100% 17.2 *Package seed separately Seeding rate: 80 seeds per square foot, drilled HYDROZONE LEGEND NATURAL AREA GRASS SEED MIX Species Preferred Varieties Percent Seeded Rate of Mix Lbs/ Acre (drilled) Sorghastum nutans 'Holt' Indiangrass 5% 0.77 Pasopyrum smithii 'Ariba' Western Wheatgrass 20% 4.75 Bouteloua gracilis 'Hachita' Blue Grama 15% 0.48 Sporobolus alroides Alkali sacaton* 20% 0.3 Elymus Trachycaulus 'Prior' Slender Wheatgrass 15% 2.47 Andropogon gerardii Big Bluestem 5% 1.01 Panicum virgatum 'Pathfinder' Switchgrass 9% 0.6 Rosa Woodsii Woods rose 3% 1.73 Spartina pectinata Prairie cordgrass 6% 0.80 Achillea millefolium White Yarrow* 0.1% 0.001 Sphaeralcea coccinea Scarlet Globemallow 0.9% 0.05 Ratibida columnifera Prairie Coneflower 1.0% 0.04 100% 13.001 *Package seed separately Seeding rate: 60 seeds per square foot, drilled G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E G G G G G G G G G G G G G G G G G G G G G G G VIGNETTE studios NORTH Planning Landscape Architecture Graphics SHEET TITLE: SHEET NO: PO Box 1889 Fort Collins, Colorado 80522-1889 970.472.9125 T 970.494.0728 F www.vignettestudios.com ACAD FILE: DRAWN: CHECKED: JOB NO: REVISIONS DATE ISSUE DATE: CLIENT PEDCOR INVESTMENTS a limited liability company 770 3RD AVENUE SW CARMEL, IN 46032 SCALE 1"=50' 0 25 50 FORT COLLINS, COLORADO PROJECT DEVELOPMENT PLANS Landscape Plans Lakeview on the Rise COVER SHEET L-1 CITY COMMENTS CITY COMENTS 25025 25025L1 TCH TCH 6-14-17 7-3-17 April 26, 2017 100 SHEET INDEX L-1 COVER SHEET L-2 NOTES L-3 TREE MITIGATION L-4 LANDSCAPE PLAN NORTH WEST L-5 LANDSCAPE PLAN NORTH EAST L-6 LANDSCAPE PLAN MIDDLE WEST L-7 LANDSCAPE PLAN MIDDLE EAST L-8 LANDSCAPE PLAN NA WEST L-9 LANDSCAPE PLAN SOUTH EAST L-10 LANDSCAPE PLAN SOUTH WEST NORTH OVERALL LANDSCAPE PLAN/ SHEET KEY SCALE 1" = 70' SIGHT DISTANCE EASEMENT - THE SIGHT DISTANCE EASEMENT IS AN EASEMENT REQUIRED BY THE CITY AT SOME STREET INTERSECTIONS WHERE IT IS NECESSARY TO PROTECT THE LINE OF SIGHT FOR A MOTORIST NEEDING TO SEE APPROACHING TRAFFIC AND TO REACT SAFELY FOR MERGING THEIR VEHICLE INTO THE TRAFFIC FLOW. THE FOLLOWING ARE REQUIREMENTS FOR CERTAIN OBJECTS THAT MAY OCCUPY A SIGHT DISTANCE EASEMENT FOR LEVEL GRADE: (1) STRUCTURES AND LANDSCAPING WITHIN THE EASEMENT SHALL NOT EXCEED (24) INCHES IN HEIGHT WITH THE FOLLOWING EXCEPTIONS. A) FENCES UP TO 42 INCHES IN HEIGHT MAY BE ALLOWED AS LONG AS THEY DO NOT OBSTRUCT THE LINE OF SIGHT FOR MOTORISTS B) DECIDUOUS TREES MAY BE ALLOWED AS LONG AS ALL BRANCHES OF THE TREES ARE TRIMMED SO THAT NO PORTION THEREOF OR LEAVES THEREON HANG LOWER THAN (6) FEET ABOVE THE GROUND, AND THE TREES ARE SPACED SUCH THAT THEY DO NOT OBSTRUCT LINE OF SIGHT FOR MOTORISTS. DECIDUOUS TREES WITH TRUNKS LARGE ENOUGH TO OBSTRUCT THE LINE OF SIGHT FOR MOTORISTS SHALL BE REMOVED BY THE OWNER. SIGHT DISTANCE EASEMENT 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. THE NATURAL AREA BUFFER ZONE IS INTENDED TO BE MAINTAINED AS A NATURAL LANDSCAPE. 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. NATURAL AREA BUFFER NOTES: THE PROPERTY OWNER SHALL BE ESTABLISHED FOR THE DEVELOPMENT AND SHALL BE RESPONSIBLE FOR THE CONTINUED MAINTENANCE OF ALL COMMON ELEMENTS. ALL OPEN SPACE TRACTS, MEDIANS, AND ALL PRIVATE DRIVES, COMMUNITY FACILITIES, AND NATURAL HABITAT BUFFERS. MAINTENANCE OF COMMON ELEMENTS TOTAL NATURAL AREA BUFFER REQUIRED WITH STANDARD 300 FOOT BUFFER TO WETLANDS 306,966 SF TOTAL NATURAL AREA BUFFER PROVIDED 261,897 SF NATURAL AREA BUFFER REQUIREMENTS: STONEY BROOK DRIVE 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. STREET TREE NOTES 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. GENERAL LANDSCAPE NOTES SHEET L-3 TREE PROTECTION NOTES 1. ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL AREA BUFFER ZONES SHALL REMAIN AND BE PROTECTED UNLESS NOTED ON THESE PLANS 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 (1/2) 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: 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 NATIVE SEED MIX NOTES 1. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE SEED MIX SPECIES THROUGH AERATION AND ADDITION OF AMENDMENTS, THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER ENTIRE AREA. 2. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER. 3. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED). 4. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN ½ INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD 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 WITH APPROPRIATE HERBICIDE TO PROACTIVELY MITIGATE HERBACEOUS WEED SPECIES GROWTH DURING ESTABLISHMENT PERIOD THEN AFTER APPROPRIATE TIME PERIOD APPLY NATIVE SEED AS CALLED FOR ON APPROVED PLANS. 6. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW OR OTHER APPROPRIATE METHODS AND PROVIDED TEMPORARY IRRIGATION UNTIL SEED IS ESTABLISHED. 7. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER. 8. THE APPROVED SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. IF AND WHEN MOWING OCCURS IN NATIVE GRASS SEED MIX AREAS DO NOT MOW LOWER THAN 6-8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH. 9. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY PERCENT TOTAL COVER IS REACHED WITH NO LARGER THAN ONE FOOT SQUARE BARE SPOTS AND/OR UNTIL DEEMED ESTABLISHED BY CITY PLANNING SERVICES. SONG BIRD NESTING 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. SHEET L-4 SHEET L-5 SHEET L-6 SHEET L-7 SHEET L-8 SHEET L-9 LORIEN LANE RIVENDELL ROAD ROHAN RISE DEBRA LANE S. COLLEGE AVE 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: SOIL AMENDMENTS SHALL BE PROVIDED AND DOCUMENTED IN ACCORDANCE WITH CITY CODE SECTION 12-132. 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. PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY, A WRITTEN CERTIFICATION MUST BE SUBMITTED TO THE CITY THAT ALL PLANTED AREAS, OR AREAS TO BE PLANTED, HAVE BEEN THOROUGHLY LOOSENED AND THE SOIL AMENDED, CONSISTENT WITH THE REQUIREMENTS SET FORTH IN SECTION 12-132. 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 ON ALL DRIVEWAYS, PRIVATE DRIVES AND PARKING AREAS WITHIN THE DEVELOPMENT. [OR THE FOLLOWING NOTE:] 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 REVEILLE OR APPROVED EQUAL 17. EDGING BETWEEN GRASS AND SHRUB BEDS SHALL BE 18" X 4" STEEL SET LEVEL WITH TOP OF SOD OR APPROVED EQUAL. NATURAL HABITAT BUFFER ZONE NOTE THE NATURAL HABITAT BUFFER ZONES ARE INTENDED TO BE MAINTAINED IN A NATIVE LANDSCAPE CONDITION.PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES IN THE NATURAL HABITAT BUFFER ZONES. ROW 8' WALK 9' PARKWAY 8.5' 18.0' 30.4' 57.0' 36.0' 4.5 WALKS (TYP) 18.0' 4' ENTRY WALKS (TYP) 192.0' 10.0' 13.2' 24.0' EXISTING RUSSIAN OLIVE, OFF SITE EXISTING RUSSIAN OLIVE GROVE, OFF SITE AC PADS (TYP) LIFT STATION GRAVEL ACCESS RAIN GARDENS (TYP) RAIN GARDENS 15' UTIL. EASEMENT 9' UTIL. EASEMNT (TYP) 4' WALK GAZEBO NATURAL AREAS FENCE TOP OF NATURAL AREA FENCE TO DIE INTO THE SLOPE. NATURAL AREA FENCE TO BE CONSTRUCTED ON PROPERTY LINE @2' @5' @3' PROPERTY LINE UTILITY EASEMENT FLOWLINE, CURB & GUTTER PROPOSED WALK MATCHLINE 6' IRON FENCE AT POOL LOT LINE RIGHT OF WAY LINE NATURAL HABITAT BUFFER ZONE 100 FT WETLAND BUFFER HIGH WATER LINE OPEN RAIL FENCE CENTERLINE 300' LAKE BUFFER WETLANDS B BIKE RACK CB COVERED BIKE RACK 3' FENCE VIGNETTE studios NORTH Planning Landscape Architecture Graphics SHEET TITLE: SHEET NO: OF PO Box 1889 Fort Collins, Colorado 80522-1889 970.472.9125 T 970.494.0728 F www.vignettestudios.com ACAD FILE: DRAWN: CHECKED: JOB NO: REVISIONS DATE ISSUE DATE: CLIENT PEDCOR INVESTMENTS a limited liability company 770 3RD AVENUE SW CARMEL, IN 46032 SCALE 1"=50' 0 25 50 FORT COLLINS, COLORADO PROJECT DEVELOPMENT PLANS Lakeview on the Rise SITE PLAN SOUTH 3 3 CITY COMMENTS CITY COMMENTS 25025 25025 PDP3 TCH TCH 6-14-17 7-3-17 4-26-17 100 NATURAL AREA BUFFER REQUIRED NATURAL AREA BUFFER @ 300' TO WETLANDS 306,966 SF PROVIDED NATURAL AREA BUFFER 261,897 SF SITE PLAN LEGEND MATCHLINE SHEET 3 NATURAL HABITAT BUFFER ZONE NOTE THE NATURAL HABITAT BUFFER ZONES ARE INTENDED TO BE MAINTAINED IN A NATIVE LANDSCAPE CONDITION.PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES IN THE NATURAL HABITAT BUFFER ZONES. KEYSTONE BLOCK, OR SIMILAR TYPICAL RETAINING WALL 14 DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS 100' WETLAND BUFFER 300' LAKE BUFFER DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS 12 12 10 7 9 8 2 COMBINED PARK AREA AND NEIGHBORHOOD ACTIVITY CENTER 33,710 SF, .74 AC PASSIVE PARK AREA, WALKING PATHS, BENCHES, PELICAN VIEWING AREA 12,419 SF .28 AC NATURAL HABITAT BUFFER ZONE BUILDING 1 TYPE 8A-2 BUILDING 2 TYPE 12B-2 BUILDING 3 TYPE 12A-2 BUILDING 4 TYPE 12A BUILDING 5 TYPE 8B BUILDING 6 TYPE 12B BUILDING 7 TYPE 12B BUILDING 8 TYPE 12C BUILDING 9 TYPE 12C BUILDING 11 TYPE 12C BUILDING 10 TYPE 12B BUILDING 12 TYPE 12B-2 BUILDING 13 TYPE 8B-2 BUILDING 14 TYPE 8B-2 BUILDING 15 TYPE 8A BUILDING 16 TYPE 12B BUILDING 17 TYPE 8A COMMUNITY BUILDING DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DEBRA DRIVE STONEY BROOK RD DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS 41 157 116 B B B B B B B B B B B B B B B 15.0' 15.0' 34.5' EMERGENCY ACCESS TRASH AND RECYCLING DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS VAN HC HC HC HC 29.4' 4G 4G 4G 4G 4G B EXISTING TREES TO REMAIN 27.0' 15.5' 25.5' 17.0' 24.0' 6' WALKS AT PARKING (TYP) 19.2' 24.0' 19.2' EDGE OF WETLANDS 300' LAKE BUFFER SITE WALLS NEW COLLEGE ROW 8' WALK 9' PARKWAY 8.5' 18.0' 17.0' 24.0' 17.0' 30.4' 33.8' 29.2' 30.4' 15.0' 57.0' 16.3' 52.8' CURRENT ROW PROPOSED ROW 85.3' 10' ALL WEATHER PATH FOR IRRIGATION DITCH ACCESS 10' ALL WEATHER PATH FOR IRRIGATION DITCH ACCESS 64.7' 16.2' 15.0' 15.0' 57.0' 36.0' 57.0' 36.0' POOL PLAYGROUND 5' WIDE CONCRETE PATHS (TYP) TRASH DUMPSTER TRASH DUMPSTER TRASH DUMPSTER TRASH DUMPSTER 24.0' 19.2' 19.2' 6.0' 5.0' 14 57.0' 36.0' 4.5 WALKS (TYP) 15.0' 15.0' 18.0' 16.9' 9.0' 9.0' 17.0' 24.0' 38.0' 24.0' 17.0' 10 6' WALKS 4' ENTRY WALKS (TYP) 4G 6' WALK 4' ENTRY WALKS (TYP) FUTURE ROW 192.0' 10.0' 13.2' 24.0' NATURAL HABITAT BUFFER ZONE NATURAL HABITAT BUFFER ZONE EXISTING RUSSIAN OLIVE, OFF SITE EXISTING RUSSIAN OLIVE GROVE, OFF SITE AC PADS (TYP) AC PADS (TYP) AC PADS (TYP) AC PADS (TYP) LIFT STATION GRAVEL ACCESS RAIN GARDENS (TYP) RAIN GARDENS 9' UTIL. EASEMENT (TYP) 12 12 10 9' UTIL. EASEMNT (TYP) 4' WALK GAZEBO CB(2) 100' DIAMETER TURNAROUND NATURAL AREA FENCE TO BE CONSTRUCTED ON PROPERTY LINE 11 3 17.2' CB CB @5' @2' @3' @4' @2' @4' @4' @4' @6' @2' @3' 17.0' 24.0' 27.0' WALKS TO BE INSTALLED WHEN TEMP TURNAROUND IS REMOVED 3' FENCE FOR SCREENING (TYP) PROPERTY LINE UTILITY EASEMENT FLOWLINE, CURB & GUTTER PROPOSED WALK MATCHLINE 6' IRON FENCE AT POOL LOT LINE RIGHT OF WAY LINE NATURAL HABITAT BUFFER ZONE 100 FT WETLAND BUFFER HIGH WATER LINE OPEN RAIL FENCE CENTERLINE 300' LAKE BUFFER WETLANDS B BIKE RACK CB COVERED BIKE RACK 3' FENCE VIGNETTE studios NORTH Planning Landscape Architecture Graphics SHEET TITLE: SHEET NO: OF PO Box 1889 Fort Collins, Colorado 80522-1889 970.472.9125 T 970.494.0728 F www.vignettestudios.com ACAD FILE: DRAWN: CHECKED: JOB NO: REVISIONS DATE ISSUE DATE: CLIENT PEDCOR INVESTMENTS a limited liability company 770 3RD AVENUE SW CARMEL, IN 46032 SCALE 1"=50' 0 25 50 FORT COLLINS, COLORADO PROJECT DEVELOPMENT PLANS Lakeview on the Rise SITE PLAN NORTH 2 3 CITY COMMENTS CITY COMMENTS 25025 25025 PDP3 TCH TCH 6-14-17 7-3-17 4-26-17 100 REQUIRED PARKING PROVIDED PARKING UNIT TYPE QTY REQ. PARKING TOTAL 1 BDR 48 1.5 72 2 BDR 96 1.75 168 3 BDR 36 2 72 TOTAL 304 312 STANDARD PARKING 302 LONG TERM PARKING 0 HANDICAP PARKING 12 TOTAL STANDARD PARKING 314 EXTERNAL GARAGES 24 TOTAL 338 LANDUSE BREAKDOWN AREA GROSS 875,075 SF 20.09 AC±±± LESS DEDICATED ARTERIAL ROW 41,677 SF 0.96 AC NATURAL HABITAT BUFFER 261,897 SF 6.01 AC NET 571,501 SF 13.12 AC COVERAGE PUBLIC ROW 124,979 SF 14.23% PARKING & DRIVES 106,728 SF 12.20% BUILDINGS 108,230 SF 12.36% MULTIFAMILY BUILDINGS 101,870 SF COMMUNITY BUILDING 4,585 SF (INC. IN PARK AREA) GARAGES 6,360 SF LANDSCAPE AREA 239,531 SF 27.37% PARK AREA ACTIVE PARK AREA 33,710 SF 3.85% PASSIVE PARK AREA 12,419 SF (INC. IN NAT. AREA BUFFER) NATURAL AREA BUFFER 261,897 SF 29.93% TOTAL 875,075 SF DENSITY GROSS 8.96 DU/AC NET 13.72 DU/AC REQUIRED BIKE PARKING PROVIDED BIKE PARKING BEDROOM COUNT QTY 348 348 60% COVERED 209 40% FIXED 139 PATIO STORAGE SHEDS (TYPE 8A) 12 4 PER BUILDING, BLDGS 1, 15, 17 PATIO STORAGE SHEDS (TYPE 8B) 24 8 PER BUILDING, BLDGS 5, 13, 14 PATIO STORAGE SHEDS (TYPE 12A) 12 6 PER BUILDING, BLDGS 3 & 4 PATIO STORAGE SHEDS (TYPES 12B&12C) 108 12 PER BUILDING, BLDGS 2, 6 - 12, 16 EXTERNAL COVERED BIKE RACKS 36 (4 RACKS) 9 PER RACK GARAGE 24 1 PER GARAGE SPACE TOTAL COVERED 216 FIXED RACK 144 (16 RACKS) 9 PER RACK TOTAL 360 NOTE: ALL PATIO STORAGE IS ON GROUND FLOOR UNITS AND IS IN ENCLOSED STORAGE SHEDS BUILDING STORIES SQ. FT. 1 BDR 2 BDR 3 BDR TOTAL BUILDING 1 2 6,780 8 0 0 8 BUILDING 2 2 13,926 0 12 0 12 BUILDING 3 2 10,150 12 0 0 12 BUILDING 4 2 10,150 12 0 0 12 BUILDING 5 2 8,674 0 8 0 8 BUILDING 6 2 13,926 0 12 0 12 BUILDING 7 2 13,926 0 12 0 12 BUILDING 8 2 17,244 0 0 12 12 BUILDING 9 2 17,244 0 0 12 12 BUILDING 10 2 13,926 0 12 0 12 BUILDING 11 2 17,244 0 0 12 12 BUILDING 12 2 13,926 0 12 0 12 BUILDING 13 2 8,674 0 8 0 8 BUILDING 14 2 8,674 0 8 0 8 BUILDING 15 2 6,780 8 0 0 8 BUILDING 16 2 13,926 0 12 0 12 BIULDING 17 2 6,780 8 0 0 8 TOTAL 201,950 48 96 36 180 BUILDING SUMMARY SITE PLAN LEGEND MATCHLINE SHEET 3 NATURAL HABITAT BUFFER ZONE NOTE THE NATURAL HABITAT BUFFER ZONES ARE INTENDED TO BE MAINTAINED IN A NATIVE LANDSCAPE CONDITION.PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES IN THE NATURAL HABITAT BUFFER ZONES. Ct Ct Sundown Ct Pluto Ct Galaxy Way Constellation Dr Solar Ct Lunar Ct Orbit Way Uranus St Pulsar St Park Pl Park Place Ct C o ll a n d Dr Allott Ave Diamond Dr Victoria Ct Victo ria Ct Victoria Dr Regina Dr Kevin Dr Pitner Dr Rick Dr Gary Dr Debra Dr Victoria Rd Ct Westbourn Edge- St Portner Dr Vivian St Lynn Dr Kyle Ave Kent Ave Cherylen St Skyway Dr Ct Aran St Tralee Ct Colby St Derry Dr Saturn Dr Balling Ct Colby Ct Fossil Crest SITE LOCATION S. College Ave S. Lemay Ave Trilby Road Skyway Dr DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS VIGNETTE studios NORTH Planning Landscape Architecture Graphics SHEET TITLE: SHEET NO: OF PO Box 1889 Fort Collins, Colorado 80522-1889 970.472.9125 T 970.494.0728 F www.vignettestudios.com ACAD FILE: DRAWN: CHECKED: JOB NO: REVISIONS DATE ISSUE DATE: CLIENT PEDCOR INVESTMENTS a limited liability company 770 3RD AVENUE SW CARMEL, IN 46032 SCALE 1"=100' 0 50 100 FORT COLLINS, COLORADO PROJECT DEVELOPMENT PLANS Lakeview on the Rise COVER SHEET 1 3 CITY COMMENTS CITY COMMENTS 25025 25025PDP3 TCH TCH 6-14-17 7-3-17 4-26-17 200 NORTH VICINITY MAP SCALE 1"=2000' APPROXIMATE 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 SINGLE FAMILY DETACHED HOMES SHALL MEET OR EXCEED THE GARAGE DOOR STANDARDS AS OUTLINED IN 3.5.2(E) OF THE LAND USE CODE. 7. A MINIMUM OF (4) FOUR HOUSING MODELS FOR THE SINGLE FAMILY HOMES SHALL BE REQUIRED. THESE HOUSING MODELS SHALL MEET OR EXCEED THE STANDARDS AS OUTLINED IN 3.5.2(C) OF THE LAND USE CODE. 8. 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. 9. 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. 10. FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL BUILDINGS MUST PROVIDE AN APPROVED FIRE EXTINGUISHING SYSTEM. 11. ALL BIKE RACKS PROVIDED MUST BE PERMANENTLY ANCHORED. 12. ALL SIDEWALKS AND RAMPS MUST CONFORM TO CITY STANDARDS. ACCESSABLE RAMPS MUST BE PROVIDED AT ALL STREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSABLE PARKING SPACES. ACCESSABLE 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. 13. 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. 14. THE PROPERTY OWNER FOR EACH RESIDENTIAL LOT IS RESPONSIBLE FOR SNOW REMOVAL ON ALL STREET SIDEWALKS ADJACENT TO EACH RESIDENTIAL LOT. 15. 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. 16. 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. 17. 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. 18. 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 OWNER'S CERTIFICATION THE UNDERSIGNED DOES/DO HEREBY CERTIFY THAT I/WE ARE THE LAWFUL OWNERS OF 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. NOTARY CERTIFICATE STATE OF COLORADO ss.) COUNTY OF ) SUBSCRIBED and sworn to before this day of 20 by. WITNESS my hand and official seal. My commission expires: Notary Public OWNER DATE DIRECTOR OF PLANNING APPROVED BY THE DIRECTOR OF PLANNING OF THE CITY OF FORT COLLINS, COLORADO, THIS DAY OF A.D. 20 CDNS DIRECTOR SHEET INDEX 1. COVER SHEET 2. SITE PLAN NORTH 3. SITE PLAN SOUTH A parcel of land located in the Northwest Quarter (NW1/4) of Section Thirteen (13), Township Six North (T.6N.), Range Sixty-nine West (R.69W.), of the Sixth Principal Meridian (6th P.M), City of Fort Collins, County of Larimer, State of Colorado and being more particularly described as follows: COMMENCING at the West Quarter Corner of said Section 13 and assuming the West line of said NW1/4 as bearing North 00°14'53" West being a Grid Bearing of the Colorado State Plane Coordinate System, North Zone, North American Datum 1983/2007, a distance of 2661.30 feet and with all other bearings contained herein relative thereto: THENCE North 89°58'19" East along the South line of said NW1/4 a distance of 50.00 feet to the Easterly Right-of-Way (ROW) of State Highway 287 a.k.a. South College Avenue per Reception No. 743137 as recorded May 6, 1958 of the records of the Larimer County Clerk and Recorder (LCCR) and to the POINT OF BEGINNING; THENCE North 00°06'23" West along said Easterly ROW a distance of 1564.48 feet; THENCE South 84°05'40" East a distance of 872.71 feet to the Westerly line of those parcels described as Tract A and Tract B of Reception No. 97025124 of the LCCR; THENCE South 00°08'09" East along said Westerly lines a distance of 969.49 feet; THENCE North 53°33'54" West a distance of 126.04 feet; THENCE North 28°19'07" West a distance of 150.00 feet; THENCE North 75°29'07" West a distance of 200.00 feet; THENCE South 58°13'53" West a distance of 180.00 feet; THENCE South 26°10'53" West a distance of 300.00 feet; THENCE South 15°42'53" West a distance of 300.00 feet; THENCE South 02°12'07" East a distance of 109.47 feet to the South line of said NW1/4; THENCE South 89°58'19" West 138.86 feet to the POINT OF BEGINNING. Said parcel of land contains 20.089 Acres, more or less and may be subject to any rights-of-way or other easements of record or as now existing on said described parcel of land. NORTH CONTEXT DIAGRAM SCALE 1" = 200' PROPERTY DESCRIPTION SIGHT DISTANCE EASEMENT - THE SIGHT DISTANCE EASEMENT IS AN EASEMENT REQUIRED BY THE CITY AT SOME STREET INTERSECTIONS WHERE IT IS NECESSARY TO PROTECT THE LINE OF SIGHT FOR A MOTORIST NEEDING TO SEE APPROACHING TRAFFIC AND TO REACT SAFELY FOR MERGING THEIR VEHICLE INTO THE TRAFFIC FLOW. THE FOLLOWING ARE REQUIREMENTS FOR CERTAIN OBJECTS THAT MAY OCCUPY A SIGHT DISTANCE EASEMENT FOR LEVEL GRADE: (1) STRUCTURES AND LANDSCAPING WITHIN THE EASEMENT SHALL NOT EXCEED (24) INCHES IN HEIGHT WITH THE FOLLOWING EXCEPTIONS. A) FENCES UP TO 42 INCHES IN HEIGHT MAY BE ALLOWED AS LONG AS THEY DO NOT OBSTRUCT THE LINE OF SIGHT FOR MOTORISTS B) DECIDUOUS TREES MAY BE ALLOWED AS LONG AS ALL BRANCHES OF THE TREES ARE TRIMMED SO THAT NO PORTION THEREOF OR LEAVES THEREON HANG LOWER THAN (6) FEET ABOVE THE GROUND, AND THE TREES ARE SPACED SUCH THAT THEY DO NOT OBSTRUCT LINE OF SIGHT FOR MOTORISTS. DECIDUOUS TREES WITH TRUNKS LARGE ENOUGH TO OBSTRUCT THE LINE OF SIGHT FOR MOTORISTS SHALL BE REMOVED BY THE OWNER. SITE PLAN NOTES: SIGNATURES SIGHT DISTANCE EASEMENT NOTES A HOMEOWNERS ASSOCIATION OR OTHER APPROVED CITY ENTITY SHALL BE ESTABLISHED FOR THE DEVELOPMENT AND SHALL BE RESPONSIBLE FOR THE CONTINUED MAINTENANCE OF ALL COMMON ELEMENTS. ALL OPEN SPACE TRACTS, MEDIANS AND ROUND-A-BOUTS WITHIN MORNINGSTAR WAY, PLANK LANE, AND MIDSHIP WAY, ALL PRIVATE DRIVES, COMMUNITY FACILITIES, NATURAL HABITAT BUFFERS, AND OIL WELL SETBACK BUFFERS SHALL BE MAINTAINED BY THE HOMEOWNERS ASSOCIATION. MAINTENANCE OF COMMON ELEMENTS STONEY BROOK RD CONIFER STREET S. COLLEGE AVE. TRIANGLE DRIVE CITY OF FORT COLLINS POL ZONING PROVINCETOWN LMN ZONING MIXED COMMERCIAL MMN ZONING RESIDENTIAL RL ZONING LAKEVIEW ON THE RISE SITE DEBRA DRIVE ROBERT BENSON LAKE MIXED USES LMN ZONING UNDEVELOPED LMN ZONING UNDEVELOPED LMN ZONING COMMERCIAL CL ZONING FOSSIL CREEK NURSERY MMN ZONING PROPOSED FUTURE NEIGHBORHOOD COMMERCIAL UNDEVELOPED LMN ZONING PLANNING AND ZONING BOARD CONDITIONS OF APPROVAL 1. TBD MODIFICATIONS, CONDITIONS OF APPROVAL: DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS DS STONEY BROOK RD LOCATION OF TEMP TURNAROUND NORTH LAKEVIEW ON THE RISE NOT TO SCALE LORIEN LANE DEBRA DRIVE S. COLLEGE AVE. EMERGENCY ACCESS Attachment 3 Dr Pe y t o n Dr Gary Dr Solar Ct Vivian Ct Pitner Dr S had y B e n d Dr Lyfka St Egyp t i a n C t Hudson Ct Bellew ood L n Cleopatra St Sparrow Pl Pulsar St Bow Cr e e k Ln Strader Ln Tiflin Ct Wray Ct Avondale Rd Triangle Dr S College Ave E Trilby Rd W Trilby Rd © Lakeview on the Rise 1 inch = 667 feet Vicinity Map Site Attachment 1 SS 8'' UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD W 8'' W 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' BLOCK 3 BLOCK 4 BLOCK 6 BLOCK 7 BLOCK 8 BLOCK 2 BLOCK 5 BLOCK 2 BLOCK 2 BLOCK 2 BLOCK 1 W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" russell + mills studios 141 s. college ave., suite 104 fort collins, co 80524 p: 970.484.8855 www.russellmillsstudios.com OVERALL LANDSCAPE PLAN 80' 0 40' 80' 160' N O R T H LP105 UD UD UD UD UD UD UD UD UD UD UD UD W 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' BLOCK 3 BLOCK 4 BLOCK 6 BLOCK 7 BLOCK 8 BLOCK 2 BLOCK 5 BLOCK 2 BLOCK 2 BLOCK 2 BLOCK 1 PHASE TWO PHASE FOUR PHASE THREE PHASE ONE russell + mills studios 141 s. college ave., suite 104 fort collins, co 80524 p: 970.484.8855 www.russellmillsstudios.com PHASING PLAN 80' 0 40' 80' 160' N O R T H LP103 UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' 10 5 6 1 1 2 4 7 9 8 25 24 russell + mills studios 141 s. college ave., suite 104 fort collins, co 80524 p: 970.484.8855 www.russellmillsstudios.com TREE PROTECTION AND MITIGATION PLAN 50' 0 25' 50' 100' N O R T H LP102 W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' UD UD UD UD UD UD UD UD UD UD UD UD UD UD SS 8'' SS 8'' SS 8'' UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD SS 8'' SS 8'' SS 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' W 8'' BLOCK 6 BLOCK 7 BLOCK 8 BLOCK 5 BLOCK 2 BLOCK 1 russell + mills studios 141 s. college ave., suite 104 fort collins, co 80524 p: 970.484.8855 www.russellmillsstudios.com SITE ENLARGEMENT PLAN 50' 0 25' 50' 100' N O R T H LS402 UD UD UD UD UD UD UD UD UD UD UD UD UD UD W 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' BLOCK 3 BLOCK 4 BLOCK 6 BLOCK 7 BLOCK 8 BLOCK 2 BLOCK 5 BLOCK 2 BLOCK 2 BLOCK 2 BLOCK 1 ’ ’ russell + mills studios 141 s. college ave., suite 104 fort collins, co 80524 p: 970.484.8855 www.russellmillsstudios.com OVERALL SITE PLAN 120' 0 60' 120' 240' N O R T H LS102 UD UD UD UD UD UD UD UD UD UD UD UD W 8'' SS 8'' SS 8'' W 8'' W 8'' W 8'' BLOCK 3 BLOCK 4 BLOCK 6 BLOCK 7 BLOCK 8 BLOCK 2 BLOCK 5 BLOCK 2 BLOCK 2 BLOCK 2 BLOCK 1 PHASE TWO PHASE FOUR PHASE THREE PHASE ONE russell + mills studios 141 s. college ave., suite 104 fort collins, co 80524 p: 970.484.8855 www.russellmillsstudios.com PHASING PLAN 80' 0 40' 80' 160' N O R T H LS101 Either framed or unframed: 1 per property frontage; or 1 per 100 ft. of property frontage if secured to temporary construction fencing related to permitted construction (may be clustered) Either framed or unframed: 1 per property frontage; or 1 per 100 ft. of property frontage if secured to temporary construction fencing related to permitted construction (may be clustered) Not allowed Attachment 5 applicable regulation. (4) Administrative Interpretations. Materials for signage that are not listed in this Section 3.8.7.2(G) may be introduced into the market. When a material is proposed that is not listed in this Section 3.8.7.2(G), the Director shall determine the class of materials with which the new material is most closely comparable, based on the new material’s appearance, durability, and colorfastness. No temporary sign shall be displayed for a longer period than a site sign constructed of class 5 material, regardless of the durability material (although such a sign may be permissible under Land Use Code Section 3.8.7.1). (H) Temporary Sign Maintenance. Temporary signs and temporary sign structures of all types shall be maintained as follows: (1) Paint and Finishes. Paint and other finishes shall be maintained in good condition. Peeling finishes shall be repaired. Signs with running colors shall be repainted, repaired, or removed if the running colors were not a part of the original design. Attachment 5 (“coroplast”) ü Wood or metal ü (3) Duration of Display. (a) In general, a temporary sign shall be removed as of the earlier of the date that: Attachment 5 riders 5 sf., including riders Max. Sign Height N/A N/A 5 ft. 5 ft. Allowed Lighting N/A N/A None None Setbacks and Spacing N/A N/A 2 ft. from all property lines 2 ft. from all property lines Other Standards N/A N/A Swing signs shall be installed in permeable landscaped areas that are at least 4 ft. in every horizontal dimension and at least 20 sf. in area Swing signs shall be installed in permeable landscaped areas that are at least 4 ft. in every horizontal dimension and at least 20 sf. in area Feather Flags Max. # 1 per 100 ft. of property frontage or fraction thereof; may be clustered 1 per 100 ft. of property frontage or fraction thereof; may be clustered 1 per 100 ft. of property frontage or fraction thereof; may be clustered Not allowed Max. sign area 40 sf. 40 sf. 40 sf. N/A Max. sign height 15 ft. 15 ft. 15 ft. N/A Attachment 5 Buildings: Not Limited Nonresidential and Residential Mixed Use Buildings: 1 per property 1 per 600 ft. of property frontage or fraction thereof 1 per 600 ft. of property frontage or fraction thereof, provided that the area of the property is at least 2 acres; properties that are less than 2 acres shall not display site signs 1 per 600 ft. of property frontage or fraction thereof, provided that the area of the property is at least 2 acres; properties that are less than 2 acres shall not display site signs Max. Sign Area 16 sf. 32 sf. 32 sf. 32 sf. Max. Sign Height 6 ft. 6 ft. 6 ft. 6 ft. Allowed Lighting External, down directional and concealed light source External, down directional and concealed light source External, down directional and concealed light source External, down directional and concealed light source Setbacks and Spacing 2 ft. from front property lines 10 ft. from all other property lines 10 ft. from all other signs 12 ft. from building walls 2 ft. from front property lines 10 ft. from all other property lines 10 ft. from all other signs 12 ft. from building walls 2 ft. from front property lines 10 ft. from all other property lines 10 ft. from all other signs 12 ft. from building walls 2 ft. from front property lines 10 ft. from all other property lines 10 ft. from all other signs 12 ft. from building walls Attachment 5 Multi-Family Residential Buildings: 1 per 20 ft. of property frontage or fraction thereof Nonresidential and Residential Mixed Use Buildings: 1 per 80 ft. of property frontage or fraction thereof Residential Buildings: Not limited Nonresidential and Residential Mixed Use Buildings: 1 per 80 ft. of property frontage or fraction thereof Attachment 5 (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W EXISTING BUILDING MAGNOLIA STREET 4996 4996 4997 4996 4995 4995 FORT COLLINS 100-YR FLOOD FRINGE FORT COLLINS 100-YEAR FLOODWAY FORT COLLINS 100-YEAR FLOOD FRINGE FORT COLLINS 100-YEAR FLOODWAY FORT COLLINS 100-YEAR FLOOD FRINGE DRAINS TO PAVER SECTION #2 AREA = 2,771 SQ FT DRAINS TO STREET AREA = 598 SQ FT FORT COLLINS MODERATE RISK FLOODPLAIN PLANTING AREA LANDSCAPING AREA PLANTING AREA 7 24.0' 24.0' 24.0' 25.0' 24.0' 5.0' 5.0' 6.00' 6.0' 8.0' 8.0' 8.0' 6.0' 11.5' 6.5' 11.5' 25.0 20.0' ROW 18.81' 4996 4997 4996 4996 FORT COLLINS 100-YEAR FLOOD FRINGE PROPERTY LINE UNDERDRAIN INV: 93.83' UNDERDRAIN INV: 93.79' C/O INV: 94.22' UNDERDRAIN INV: 93.57' UNDERDRAIN INV: 93.33' UNDERDRAIN INV: 93.33' UNDERDRAIN INV: 93.29' PROPOSED 18" CATCH BASIN UNDERDRAIN INV: 92.89' UNDERDRAIN INV: 93.03' C/O INV: 93.11' UNDERDRAIN INV: 93.34' UNDERDRAIN INV: 93.30' C/O INV: 93.77' C/O INV: 93.51' UNDERDRAIN INV: 92.7' EXISTING STORM INLET FORT COLLINS 100-YEAR FLOODWAY FORT COLLINS 100-YEAR FLOOD FRINGE PAVER SECTION #1 PAVER SECTION #2 PAVER SECTION #4 30.9' 64.2' 5.0' LINCOLN CENTER FLOODPLAIN REVISION HEC-RAS MODEL CROSS-SECTION RIVER: MAGNOLIA7 REACH: MASON-COLLEGE RIVER STATION: 2068 BASE FLOOD ELEVATION: 4992.63' 11 19.0' TYP 9.0' TYP 11 C/O INV: 93.75' UNDERDRAIN INV: 93.61' UNDERDRAIN INV: 93.61' 8 5 DRAINS TO PAVER SECTION #1 AREA = 1,146 SQ FT DRAINS TO PAVER SECTION #3 AREA = 2,811 SQ FT FORT COLLINS MODERATE RISK FLOODPLAIN DRAINS TO PAVER SECTION #4 AREA = 1,246 SQ FT PAVER SECTION #3 4995 4995 4995 4996 4996 4995 4995 4996 4996 DRAINAGE PLAN C5.0 10' SCALE: 1" = 10' 0 20' DRAINAGE LEGEND D1 112 W. MAGNOLIA ST. PARKING 112 WEST MAGNOLIA STREET FORT COLLINS CO, 80525 FOR BURIED UTILITY INFORMATION THREE (3) BUSINESS DAYS BEFORE YOU DIG CALL 811 (OR 1-800-922-1987) UTILITY NOTIFICATION CENTER OF COLORADO (UNCC) WWW.UNCC.ORG R D1 L.I.D. LEGEND BASIN ID MINOR "C" COEFFICIENT MAJOR "C" COEFFICIENT DRAINAGE AREA CITY OF FORT COLLINS, COLORADO UTILITY PLAN APPROVAL E1 N SYMBOL LEGEND G G (UP) (UT) SS X WS WS WS WS WS SS R/W WS W R/W (OHP) 10.00 2.05% W W FS E E E 11 FLOODPLAIN NOTES ENGINEERING & SURVEYING 4045 St. Cloud Drive, Suite 180 Loveland, CO 80538 [P] 970-622-2095 [F] 970-461-4469 Attachment 7 24.55% 24.95% 0+00 1+00 1+56 1.37% 2.16% 2.00% 1.35% 94.57 95.34 94.64 94.74 (94.34) (94.26) 95.15 (96.48) 95.83 95.46 (94.03) 94.84 95.13 95.16 96.68 (95.20SW) 95.71 (95.17) (96.55) 7.99% 95.38 94.68 1.00% 2.18% 2.10% (94.29) 2.01% 1.05% 17.5' 15.5' 18.81' EXISTING ALLEY TO BE REPAVED WITH CONCRETE 20.0' ROW 8.5' CURB CUT TO PROTECT TREE FORT COLLINS MODERATE RISK FLOODPLAIN FORT COLLINS 100-YR FLOOD FRINGE FORT COLLINS 100-YEAR FLOODWAY FORT COLLINS 100-YEAR FLOOD FRINGE ELEVATION ELEVATION STATION STATION Alignment - ALLEY FLOWLINE STA: 0+00.00 THRU 1+56.47 4992 4992 0+00 1+00 1+56 0+00 1+00 1+56 -1.60% -1.78% -0.91% -0.27% -0.50% -1.68% -3.58% -2.11% -5.01% 2.28% 1.63% BP: 0+00.00 ELEV: 4996.65 EP: 1+56.47 ELEV: 4994.90 -2.77% -0.74% EXISTING GROUND PROPOSED GRADE MATCH ALLEY FLOWLINE TO EXISTING SIDEWALK STA: 1+08.25 ELEVATION: 4995.17' FLOWLINE OF MAGNOLIA BACK OF EXISTING SIDEWALK GRADE BREAK STA: 0+35.85 ELEVATION: 4995.71' 4993 4994 4995 4996 4997 4998 4993 4994 4995 4996 4997 4998 -11.88% MATCH ALLEY FLOWLINE TO EXISTING ALLEY STA: 0+06.15 ELEVATION: 4996.54' CENTERLINE OF MAGNOLIA 19.0' EXISTING GROUND R.O.W R.O.W 20.0' ROW MIN. SLOPE 1.5% PARKING LOT APPROACH SCARIFY AND RECOMPACT SUBGRADE TO 95% MAX. DRY 2" OF 1" DENSITY MINUS ROCK 8" OF 1" CLEAN ROCK 6" OF FIBER REINFORCED CONCRETE PROPOSED GRADE 19.0' INFLOW CURB & GUTTER SEE DETAIL 701 ON SHEET C6.0 EXISTING GROUND PROPOSED GRADE R.O.W R.O.W 20.0' ROW LANDSCAPED AREA 3:1 MAX MIN. SLOPE 1.5% PAVERS SCARIFY AND RECOMPACT SUBGRADE TO 95% MAX. DRY DENSITY 2" OF 1" MINUS ROCK 8" OF 1" CLEAN ROCK 6" OF FIBER REINFORCED CONCRETE PROPOSED GRADE R.O.W R.O.W 20.0' ROW 19.0' TRANSITION TO EXISTING SLOPE OF 1.21% LANDSCAPED AREA SCARIFY AND RECOMPACT SUBGRADE TO 95% MAX. 2" OF 1" DRY DENSITY MINUS ROCK 8" OF 1" CLEAN ROCK 6" OF FIBER REINFORCED CONCRETE EXISTING GROUND ALLEY PLAN AND PROFILE C5.2 112 W. MAGNOLIA ST. PARKING 112 WEST MAGNOLIA STREET FORT COLLINS CO, 80525 10' 20' SCALE: 1" = 10' 0 FOR BURIED UTILITY INFORMATION THREE (3) BUSINESS DAYS BEFORE YOU DIG CALL 811 (OR 1-800-922-1987) UTILITY NOTIFICATION CENTER OF COLORADO (UNCC) WWW.UNCC.ORG R SCALE: 1" = 5' 0 10 20 SCALE: VERTICAL: 1" = 1' HORIZONTAL: 1" = 10' 1 NOTE: SECTIONS SHOWN ARE FOR REFERENCE ONLY. REFERENCE GEOTECHICAL REPORT AND ALL ADDENDA FOR ACTUAL PAVEMENT CONSTRUCTION SECTION A-A SCALE: 1" = 5' SECTION B-B SCALE: 1" = 5' SECTION C-C A A SYMBOL LEGEND H Y D B B C C N ENGINEERING & SURVEYING 4045 St. Cloud Drive, Suite 180 Loveland, CO 80538 [P] 970-622-2095 [F] 970-461-4469 (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W EXISTING BUILDING EROSION CONTROL PLAN C5.1 10' SCALE: 1" = 10' 0 20' N EROSION CONTROL LEGEND 112 W. MAGNOLIA ST. PARKING 112 WEST MAGNOLIA STREET FORT COLLINS CO, 80525 CITY OF FORT COLLINS, COLORADO UTILITY PLAN APPROVAL FOR BURIED UTILITY INFORMATION THREE (3) BUSINESS DAYS BEFORE YOU DIG CALL 811 (OR 1-800-922-1987) UTILITY NOTIFICATION CENTER OF COLORADO (UNCC) WWW.UNCC.ORG R STANDARD EROSION AND SEDIMENT CONSTRUCTION PLAN NOTES SEPTEMBER 2003 (REVISED JULY 2010) EROSION CONTROL NOTE: SYMBOL LEGEND G G G (UP) (UT) SS X X WS WS WS WS SS R/W WS WS W W R/W (OHP) 10.00 2.05% W FS E E 11 ENGINEERING & SURVEYING 4045 St. Cloud Drive, Suite 180 Loveland, CO 80538 [P] 970-622-2095 [F] 970-461-4469 (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W EXISTING BUILDING MAGNOLIA STREET 4996 4996 4997 4996 4995 4995 FORT COLLINS 100-YR FLOOD FRINGE FORT COLLINS 100-YEAR FLOODWAY FORT COLLINS 100-YEAR FLOOD FRINGE FORT COLLINS 100-YEAR FLOODWAY FORT COLLINS 100-YEAR FLOOD FRINGE DRAINS TO PAVER SECTION #2 AREA = 2,771 SQ FT DRAINS TO STREET AREA = 598 SQ FT FORT COLLINS MODERATE RISK FLOODPLAIN PLANTING AREA LANDSCAPING AREA PLANTING AREA 7 24.0' 24.0' 24.0' 25.0' 24.0' 5.0' 5.0' 6.00' 6.0' 8.0' 8.0' 8.0' 6.0' 11.5' 6.5' 11.5' 25.0 20.0' ROW 18.81' 4996 4997 4996 4996 FORT COLLINS 100-YEAR FLOOD FRINGE PROPERTY LINE UNDERDRAIN INV: 93.83' UNDERDRAIN INV: 93.79' C/O INV: 94.22' UNDERDRAIN INV: 93.57' UNDERDRAIN INV: 93.33' UNDERDRAIN INV: 93.33' UNDERDRAIN INV: 93.29' PROPOSED 18" CATCH BASIN UNDERDRAIN INV: 92.89' UNDERDRAIN INV: 93.03' C/O INV: 93.11' UNDERDRAIN INV: 93.34' UNDERDRAIN INV: 93.30' C/O INV: 93.77' C/O INV: 93.51' UNDERDRAIN INV: 92.7' EXISTING STORM INLET FORT COLLINS 100-YEAR FLOODWAY FORT COLLINS 100-YEAR FLOOD FRINGE PAVER SECTION #1 PAVER SECTION #2 PAVER SECTION #4 30.9' 64.2' 5.0' LINCOLN CENTER FLOODPLAIN REVISION HEC-RAS MODEL CROSS-SECTION RIVER: MAGNOLIA7 REACH: MASON-COLLEGE RIVER STATION: 2068 BASE FLOOD ELEVATION: 4992.63' 11 19.0' TYP 9.0' TYP 11 C/O INV: 93.75' UNDERDRAIN INV: 93.61' UNDERDRAIN INV: 93.61' 8 5 DRAINS TO PAVER SECTION #1 AREA = 1,146 SQ FT DRAINS TO PAVER SECTION #3 AREA = 2,811 SQ FT FORT COLLINS MODERATE RISK FLOODPLAIN DRAINS TO PAVER SECTION #4 AREA = 1,246 SQ FT PAVER SECTION #3 4995 4995 4995 4996 4996 4995 4995 4996 4996 DRAINAGE PLAN C5.0 10' SCALE: 1" = 10' 0 20' DRAINAGE LEGEND D1 112 W. MAGNOLIA ST. PARKING 112 WEST MAGNOLIA STREET FORT COLLINS CO, 80525 FOR BURIED UTILITY INFORMATION THREE (3) BUSINESS DAYS BEFORE YOU DIG CALL 811 (OR 1-800-922-1987) UTILITY NOTIFICATION CENTER OF COLORADO (UNCC) WWW.UNCC.ORG R D1 L.I.D. LEGEND BASIN ID MINOR "C" COEFFICIENT MAJOR "C" COEFFICIENT DRAINAGE AREA CITY OF FORT COLLINS, COLORADO UTILITY PLAN APPROVAL E1 N SYMBOL LEGEND G G (UP) (UT) SS X WS WS WS WS WS SS R/W WS W R/W (OHP) 10.00 2.05% W W FS E E E 11 FLOODPLAIN NOTES ENGINEERING & SURVEYING 4045 St. Cloud Drive, Suite 180 Loveland, CO 80538 [P] 970-622-2095 [F] 970-461-4469 (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W EXISTING BUILDING PLANTING AREA 7 5 11 8 11 MAGNOLIA STREET HIGH POINT HIGH POINT HIGH POINT 4996 4997 4996 4995 4995 4995 4995 4997 4996 4996 4995 4995 4995 4995 4996 4995 4995 4995 4996 0.51% 1.00% 0.53% 0.56% 1.97% 2.12% 0.54% 0.54% 1.26% 1.02% 2.80% 1.36% (0.34%) (0.24%) (1.26%) 0.82% 0.97% 0.94% 1.09% 0.79% 1.00% 1.00% 0.57% 0.85% 3.96% (1.21%) (0.32%) 2.08% 1.51% 0.73% 1.16% 24.55% 24.95% 1.37% 1.08% 1.92% 0.56% 2.73% 0.32% 3.01% 2.00% 2.30% 1.00% 2.16% 0.36% 0.77% 1.44% 2.00% 2.55% 2.49% 2.70% 1.35% 0.61% 0.55% 0.38% 0.67% 1.00% 2.61% 0.58% 1.84% 1.31% 4.53% 0.90% 1.08% 0.74% 1.94% 1.25% 94.57 95.34 94.64 94.74 94.73 94.68 95.04 95.35 95.18 95.35 95.33 HP 95.14 95.28 94.90 94.95 95.04 95.13 95.04 95.66SW/CONC 95.56SW/CONC (97.00) (96.00) (95.30SW) 94.51 (94.39) (94.34) (94.26) 95.15 (96.48) 95.69SW/FL 95.83 95.50 (94.61) 95.16 95.16 95.12 95.24 95.49 SW/FL 95.46 95.34 95.40 95.65 95.35 (95.38) (95.42) (95.36SW) (95.33SW) (95.69) (95.26) (94.03) 95.17 95.31 95.22 95.32 94.84 94.84 95.13 95.30 95.16 95.62 95.16 95.16 95.49 95.04 96.68 (94.44) 94.80 95.09 95.55 (95.20SW) 95.71 (95.17) (96.55) 7.99% 7.67% 95.38 95.38 95.38 95.36 95.30 95.66 95.54 94.68 2.01% 1.00% 1.29% 1.98% 2.17% 2.38% 1.31% 1.00% 1.71% 2.18% 2.10% 1.72% 95.36 95.40 95.00 95.50 94.82 95.53 (94.29) (94.99) 2.01% 1.05% 1.04% 94.84 95.25 95.51 95.52 1.05% 2.39% HIGH POINT PROPERTY LINE PARKING SCREENING PER LANDSCAPE PLAN 6" CURB TO MATCH EXISTING EXISTING SIGN TO BE RELOCATED COLLEGE AVENUE Label conta CONSTRUCTION NOTES 4 GRADING PLAN C4.0 FOR BURIED UTILITY INFORMATION THREE (3) BUSINESS DAYS BEFORE YOU DIG CALL 811 (OR 1-800-922-1987) UTILITY NOTIFICATION CENTER OF COLORADO (UNCC) WWW.UNCC.ORG R 112 W. MAGNOLIA ST. PARKING 112 WEST MAGNOLIA STREET FORT COLLINS CO, 80525 (16.57) 16.25 SPOT ELEVATIONS CITY OF FORT COLLINS, COLORADO UTILITY PLAN APPROVAL 6 9 6 5 5 5 5 3 4 4 1 1 1 1 2 2 2 8 8 3 12 4 4 4 3 3 4 4 12 12 STREET CUT NOTE: 10' SCALE: 1" = 10' 0 20' N SYMBOL LEGEND G G (UP) (UT) SS X WS WS WS WS WS SS R/W WS W R/W (OHP) 10.00 2.05% W W FS E E E 7 7 7 7 11 10 10 13 11 4 13 13 FLOODPLAIN NOTES: ENGINEERING & SURVEYING 4045 St. Cloud Drive, Suite 180 Loveland, CO 80538 [P] 970-622-2095 [F] 970-461-4469 NOTE: 15 14 (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W EXISTING BUILDING PLANTING AREA 7 5 11 L1 L2 L3 L4 C2 L5 L6 L7 L8 L9 L10 L11 L12 L13 L14 L15 L16 L17 L21 L22 L24 L25 C3 C4 C5 C6 C7 C8 C9 C10 C11 C12 C13 C14 C15 C16 C17 C18 C19 19.0' TYP 9.0' TYP 25.0' 24.0' 5.0' 5.0' 6.00' 6.0' 8.0' 8.0' 8.0' 6.0' 64.2' 11.5' 6.5' 11.5' 5.0' 25.0 30.9' L26 L27 L28 L29 L30 L31 L32 L33 20.0' ROW 18.81' L23 L35 L34 8 11 PROPOSED 3 4" IRRIGATION METER PROPOSED 3 4" IRRIGATION WITH TAPPING SADDLE 24.0' 24.0' 24.0' 2' MAX CURB STOP 43.9 LF OF 4" PVC PIPE @ 0.4% PROPOSED 4' SCREEN WALL RE: LANDSCAPE FORT COLLINS MODERATE RISK FLOODPLAIN FORT COLLINS 100-YR FLOOD FRINGE FORT COLLINS MODERATE RISK FLOODPLAIN FORT COLLINS 100-YEAR FLOOD FRINGE 39.0 LF OF 4" PERFORATED PVC PIPE @ 0.67% 39.0 LF OF 4" PERFORATED PVC PIPE @ 1.2% 39.0 LF OF 4" PERFORATED PVC PIPE @ 0.5% 56.0 LF OF 4" PERFORATED PVC PIPE @ 0.7% ACCESS RAMP WITH TRUNCATED DOMES (TYP) PROPOSED BIKE RACK S 89°53'41" E, 190.00' N 00°06'19" E, 100.00' N 89°53'41" W, 190.00' S 00°06'19" W, 100.00' MAGNOLIA STREET PROPERTY LINE/ROW EXISTING 5' SW EXISTING 5' SW EXISTING FIBER EXISTING GAS EXISTING ELECTRIC LINE EXISTING 8" WATER MAIN EXISTING LIGHT POLE EXISTING ALLEY TO BE REPAVED WITH CONCRETE EXISTING STORM INLET PROPERTY LINE/ROW C/O C/O C/O C/O LANDSCAPE SETBACK FORT COLLINS 100-YEAR FLOODWAY FORT COLLINS 100-YEAR FLOOD FRINGE FORT COLLINS 100-YR FLOODWAY FORT COLLINS 100-YR FLOOD FRINGE FORT COLLINS 100-YEAR FLOODWAY FORT COLLINS 100-YEAR FLOOD FRINGE COLLEGE AVENUE PROPOSED CURB 54.5' 2.00' 7.0' 9.5' 31.6' 4.0' 4.0' 4.0' 17.5' 38.0' 38.0' 19.0' 6.0' 8.5' 22.0' 4.5' 18.2' 2.00' STREET CUT STREET CUT 9.5' 9.5' 9.5' 9.5' PROPOSED CLAY CUTOFF WALL EXISTING SIGN TO BE RELOCATED UNDERDRAIN INV: 93.83' UNDERDRAIN INV: 93.79' UNDERDRAIN INV: 94.22' UNDERDRAIN INV: 93.75' UNDERDRAIN INV: 93.57' UNDERDRAIN INV: 93.61' UNDERDRAIN INV: 93.61' UNDERDRAIN INV: 93.33' UNDERDRAIN UNDERDRAIN INV: 93.33' INV: 93.29' UNDERDRAIN INV: 93.34' UNDERDRAIN INV: 93.30' UNDERDRAIN INV: 93.77' UNDERDRAIN INV: 93.51' UNDERDRAIN INV: 92.7' 20.4' LF OF 8" PVC PIPE @ 0.4% 60.9 LF OF 4" PVC PIPE @ 0.4% 60.0 LF OF 4" PVC PIPE @ 0.3% 11.0 LF OF 4" PVC PIPE @ 1.7% 8" CATCH BASIN 8" CATCH BASIN 8" CATCH BASIN 8" CATCH BASIN PROPOSED 18" CATCH BASIN UNDERDRAIN INV: 92.89' UNDERDRAIN INV: 93.03' C/O INV: 93.11' 15.5' 19.17' 9.0' UTILITY EASEMENT 15.0' UTILITY EASEMENT 8.0' UTILITY EASEMENT UTILITY CROSSING TOP SS: 4988.35' INV STORM: 4992.78' CLEARANCE: 4.43' PROPERTY LINE/ROW EXISTING HYDRANT PROPERTY LINE/ROW PROPERTY LINE/ROW EXISTING 4" WATERLINE EXISTING 6" SANITARY SEWER LANDSCAPING AREA PROPOSED WHEEL STOP PROPOSED WHEEL STOP EXISTING BOLLARD TO BE REMOVED AND REPLACED IF NECESSARY S 8.5' CURB CUT TO PROTECT TREE 20.0' ROW 18.81' 48.1 LF OF 8" PVC PIPE @ 0.4% 24.0 LF OF 3/4" TYPE K COPPER PIPE CURVE TABLE CURVE # C2 C3 C4 C5 C6 C7 C8 C9 C10 C11 LENGTH 2.356 2.356 2.356 2.356 2.356 19.203 19.277 2.356 2.356 3.927 RADIUS 1.500 1.500 1.500 1.500 1.500 15.000 15.000 1.500 1.500 2.500 DELTA 090.0000 090.0062 090.0000 090.0000 090.0000 073.3515 073.6334 090.0000 090.0000 090.0000 CURVE TABLE CURVE # C12 C13 C14 C15 C16 C17 C18 C19 LENGTH 3.927 2.356 3.927 2.356 3.927 2.356 3.927 2.356 RADIUS 2.500 1.500 2.500 1.500 2.500 1.500 2.500 1.500 DELTA 090.0000 090.0000 090.0000 090.0000 090.0000 090.0000 090.0000 090.0000 LINE TABLE LINE # L1 L2 L3 L4 L5 L6 L7 L8 L9 L10 L11 L12 L13 L14 L15 L16 BEARING S63°10'58"E S89°53'41"E N00°06'20"E S89°53'41"E N00°06'19"E S89°53'19"E S00°06'41"W S89°53'41"E S00°06'19"W S89°53'41"E N00°06'19"E S89°53'41"E S00°06'19"W S89°53'41"E N00°06'19"E S89°53'41"E DISTANCE 6.11 160.08 62.50 17.50 3.50 25.00 3.50 17.50 9.00 16.50 3.50 25.00 3.50 16.50 9.00 17.50 LINE TABLE LINE # L17 L21 L22 L23 L24 L25 L26 L27 L28 L29 L30 L31 L32 L33 L34 L35 BEARING N00°06'19"E N00°06'19"E N89°53'41"W N00°06'19"E S89°53'41"E N89°53'41"W S63°41'22"W S89°53'41"E N89°53'41"W N89°53'41"W S89°53'41"E N00°59'30"E N00°26'58"W S89°54'53"W N00°06'19"E N00°03'25"E DISTANCE 14.02 23.07 13.50 46.00 13.50 9.40 5.73 32.00 34.00 32.00 34.00 12.25 5.97 31.64 50.40 13.13 HORIZONTAL CONTROL AND UTILITY PLAN 10' C3.0 SCALE: 1" = 10' 0 20' N NOTE: 1.) ALL LINE AND CURVE TAGS ARE MEASURED AS THE FLOWLINE UNLESS OTHERWISE NOTED 112 W. MAGNOLIA ST. PARKING 112 WEST MAGNOLIA STREET FORT COLLINS CO, 80525 CITY OF FORT COLLINS, COLORADO UTILITY PLAN APPROVAL FOR BURIED UTILITY INFORMATION THREE (3) BUSINESS DAYS BEFORE YOU DIG CALL 811 (OR 1-800-922-1987) UTILITY NOTIFICATION CENTER OF COLORADO (UNCC) WWW.UNCC.ORG R UTILITY NOTES SYMBOL LEGEND G G G G (UP) (UP) (UT) (UT) SS SS X X WS WS WS WS WS SS R/W WS WS WS W W R/W R/W (OHP) (OHP) 10.00 2.05% W W FS E E E 11 FLOODPLAIN NOTES ENGINEERING & SURVEYING 4045 St. Cloud Drive, Suite 180 Loveland, CO 80538 [P] 970-622-2095 [F] 970-461-4469 (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) (UP) SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W EXISTING BUILDING CONCRETE WHEEL STOPS TO BE REMOVED CONCRETE WHEEL STOPS TO BE REMOVED EXISTING LIGHT POLE PROPERTY LINE REMOVE BOLLARD REMOVE BOLLARD EXISTING BUILDING EXISTING 5' SW EXISTING GRAVEL PARKING LOT TO BE PAVED PER GEOTECHNICAL REPORT MAGNOLIA STREET COLLEGE AVENUE EXISTING 5' SW EXISTING ASPHALT ALLEY TO BE REPAVED WITH CONCRETE EXISTING STORM INLET TO REMAIN EXISTING SIGN TO REMAIN/RELOCATED PER OWNER 10.7' 54.5' 26.4' 52.0' EXISTING CONCRETE ACCESS TO REMAIN (NO POTHOLING) DEMOLITION PLAN 10' C2.0 SCALE: 1" = 10' 0 20' N CONSTRUCTION NOTES 112 W. MAGNOLIA ST. PARKING 112 WEST MAGNOLIA STREET FORT COLLINS CO, 80525 CITY OF FORT COLLINS, COLORADO UTILITY PLAN APPROVAL FOR BURIED UTILITY INFORMATION THREE (3) BUSINESS DAYS BEFORE YOU DIG CALL 811 (OR 1-800-922-1987) UTILITY NOTIFICATION CENTER OF COLORADO (UNCC) WWW.UNCC.ORG R 11.2' CURB & GUTTER TO REMAIN CURB & GUTTER TO REMAIN TREES TO REMAIN (TYP) TREES TO REMAIN (TYP) SYMBOL LEGEND G G G G (UP) (UP) (UT) (UT) SS SS X X WS WS WS WS WS SS R/W WS WS WS W W R/W R/W (OHP) (OHP) 10.00 2.05% W W FS E E E STREET CUT NOTE: TREES TO REMAIN (TYP) 11 ENGINEERING & SURVEYING 4045 St. Cloud Drive, Suite 180 Loveland, CO 80538 [P] 970-622-2095 [F] 970-461-4469 CITY OF FORT COLLINS, COLORADO UTILITY PLAN APPROVAL FOR BURIED UTILITY INFORMATION THREE (3) BUSINESS DAYS BEFORE YOU DIG CALL 811 (OR 1-800-922-1987) UTILITY NOTIFICATION CENTER OF COLORADO (UNCC) WWW.UNCC.ORG R VICINITY MAP North College Avenue South College Avenue Mountain Avenue Mulberry Street Riverside Avenue Magnolia Street Mason Street ENGINEER AFFIRMATION STATEMENT LANDSCAPE ARCHITECT LOTS 1 AND 2, BLOCK 113 TOWN OF FORT COLLINS, LOCATED IN THE NORTHEAST QUARTER (NE 1/4) OF SECTION 11, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH P.M. IN FORT COLLINS, LARIMER COUNTY, COLORADO. ENGINEERING & SURVEYING 4045 St. Cloud Drive, Suite 180 Loveland, CO 80538 [P] 970-622-2095 [F] 970-461-4469 5 TREE GUYNG DETAIL 4 TREE NOT TO SCALE STAKING DETAIL NOT TO SCALE 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. GENERAL LANDSCAPE NOTES STREET TREE NOTES 2 SHRUB NOT TO SCALE PLANTING DETAIL ROOTBALL DIA. 2 X PLANTING SETBACK 3'-0" DEPTH OF 2". TO CONTAIN WATER TO A EDGE OF PLANTING PIT RING AROUND SHRUB AT CONSTRUCT WATERING BACKFILL MATERIAL MULCH WEED BARRIER AREA. EDGE OF PLANTING C L PIT PLANT OF BOTTOM SCARIFY SIDES & O O 60 MAX. 45 MIN. GENERAL NOTES 1. GUY CONIFER TREES AND DECIDUOUS TREES LARGER THAN 2 1/2'' CAL. 2. WEBBING SHALL BE LONG ENOUGH TO ACCOMODATE 1 1/2'' OF GROWTH. 3. WIRE SHALL NOT TOUCH OR RUB ADJACENT BRANCHES. 4. TUCK LOOSE ENDS OF THE WIRE INTO THE WIRE WRAP SO THAT NO SHARP WIRE ENDS ARE EXPOSED. 5. USE 12 GAUGE WIRE FOR TREES LARGER THAN 2 1/2'' CAL. USE 14 GAUGE WIRE FOR TREES LESS THAN 2 1/2'' CAL. 6. REMOVE STAKING AS SOON AS THE TREE HAS GROWN SUFFICIENT ROOTS TO OVERCOME THE PROBLEM THAT REQUIRED THE TREE TO BE STAKED. STAKES SHALL BE REMOVED NO LATER THAN THE END OF THE FIRST GROWING SEASON AFTER PLANTING. GALVANIZED WIRE OR CABLE, KEEP SLIGHTLY LOOSE. TWIST WIRE TO TIGHTEN. USE TURNBUCKLES FOR TREES WEBBING LOOPS OVER 6" CAL. ATTACH MIN. OF 5' ABOVE FINISH GRADE. 7. INSTALL 3 GUY WIRES PER TREE, SPACE EVENLY 1/2'' DIA. X 2' LONG PVC SLEEVE ON GUY WIRES, FOR TREES IN LAWN AREAS. METAL DRIVE ANCHORS, INSTALLED PER MANUFACTURER'S DIRECTIONS BARK. USE BIO-DEGRADABLE PLASTIC TAPE TO SECURE. BOTTOM UP WITH SUFFICIENT OVERLAP TO COVER ALL TRUNK FLARE TO FIRST BRANCH. WRAP PAPER FROM BREATHABLE PAPER OR FABRIC TREE WRAP APPLIED FROM WRAPPED, EXCEPT TREES WITH VERY THIN BARK. CHANGED FROM THE NURSERY DO NOT NEED TO BE 9. TREES WHOSE NORTH ORIENTATION IS NOT LATER THAN 12 MONTHS AFTER PLANTING. TIME OF PLANTING AND BE REMOVED NO 8. TREE WRAP SHOULD BE INSTALLED AT REMOVE MIN TOP 2/3 OF WIRE BASKET PULL BACK ALL BURLAP AND CUT ALL STRINGS INSTALL SPECIFIED BACKFILL AND TAPER MOUND BACK INTO EXISTING GRADE PLANT TREE 2"-3" HIGHER THAN SURROUNDING SOIL THE DIAMETER OF THE ROOTBALL. 10. OVER EXCAVATE PLANTING PIT TO 2 TIMES 3X DIA. ROOTBALL AROUND THE TREE. 36" MIN. 36" TO 48" 1" WIDE WEBBING WITH GROMMETS OR 1/2" DIA. GENERAL NOTES 2. REMOVE STAKING AT THE END OF THE FIRST GROWING SEASON AFTER PLANTING. 4. TREE WRAP SHOULD BE INSTALLED AT TIME OF PLANTING AND BE REMOVED NO LATER THAN 12 MONTHS AFTER PLANTING. 5. TREES WHOSE NORTH ORIENTATION IS NOT CHANGED FROM THE NURSERY DO NOT NEED TO BE WRAPPED, EXCEPT TREES WITH VERY THIN BARK. 1. STAKE DECIDUOUS TREES UP TO AND INCLUDING 2 1/2'' CAL. DO NOT STAKE CONIFERS. BREATHABLE PAPER TREE WRAP APPLIED FROM TRUNK FLARE TO FIRST BRANCH. WRAP PAPER FROM BOTTOM UP WITH SUFFICIENT OVERLAP TO COVER ALL BARK. USE BIO-DEGRADABLE PLASTIC TAPE TO SECURE. TREE STAKE. ADJUST TREE STAKE SO THAT TOP IS LEVEL WITH, OR JUST BELOW, FIRST BRANCHES. 3. TREE STAKES TO BE DRIVEN OUTSIDE OF ROOT BALL. 6. OVER EXCAVATE PLANTING PIT TO 2 TIMES THE DIAMETER OF THE ROOTBALL. PLANT TREE 2"-3" HIGHER THAN SURROUNDING SOIL AND TAPER MOUND BACK INTO EXISTING GRADE BACKFILL MATERIAL PULL BACK ALL BURLAP AND CUT ALL STRINGS REMOVE MIN TOP 2/3 OF WIRE BASKET 6' MIN. 3X DIA. ROOTBALL GALVANIZED WIRE OR CABLE, TWIST WIRE TO TIGHTEN PLASTIC HOSE MULCH RING ADJACENT PLANTING AREA 3 SANDSTONE NOT TO SCALE BOULDER DETAIL COMPACTED SUB GRADE (95 S.P.D.) SLOPE TO DRAIN SOIL MIN. 6" BELOW GRADE PARTIALLY BURY BOULDER INTO 6" MIN 18"-36" PAVEMENT OR PLANTING AREA, SEE LANDSCAPE PLAN FOR ADJACENT SURFACES SET TOP SURFACE APPROXIMATELY LEVEL SANDSTONE BOULDER (1/2 TO 1 TON SIZE RANGE) PLACE STONE PRIOR TO PLACING PAVEMENT. OWNER REPRESENTATIVE SHALL APPROVE BOULDER PLACEMENT PRIOR TO INSTALLING PAVEMENT OR LANDSCAPE PLANT SCHEDULE, L3 NOTES & DETAILS 1. 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. 2. 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. 3. 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. 4. 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. 5. A FREE PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY STREET TREES ARE PLANTED IN PARKWAYS BETWEEN THE SIDEWALK AND CURB. STREET TREE LOCATIONS AND NUMBERS MAY CHANGE TO MEET ACTUAL UTILITY/ TREE SEPARATION STANDARDS. LANDSCAPE CONTRACTOR MUST OBTAIN APPROVAL OF STREET TREE LOCATION AFTER UTILITY LOCATES. STREET TREES MUST BE INSPECTED AND APPROVED BEFORE PLANTING. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CODE OF THE CITY OF FORT COLLINS. 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 4. SOIL AMENDMENTS: SOIL AMENDMENTS SHALL BE PROVIDED AND DOCUMENTED IN ACCORDANCE WITH CITY CODE SECTION 12-132. THE SOIL IN ALL LANDSCAPE AREAS, INCLUDING 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. PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY, A WRITTEN CERTIFICATION MUST BE SUBMITTED TO THE CITY THAT ALL PLANTED AREAS, OR AREAS TO BE PLANTED, HAVE BEEN THOROUGHLY LOOSENED AND THE SOIL AMENDED, CONSISTENT WITH THE REQUIREMENTS SET FORTH IN SECTION 12-132. 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. THE PARKWAY SECTION ON THE SOUTH BOUNDARY OF THE PROPERTY IS TO BE MAINTAINED BY THE DEVELOPER. THIS SECTION EXTENDS FROM MAGNOLIA CURB CUT EAST TO THE EXISTING LANDSCAPE (WHICH IS MAINTAINED BY THE CITY). 8. REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS OTHERWISE REMOVED, SHALL BE PROMPTLY REPLACED IN ACCORDANCE WITH THE REQUIREMENTS OF THESE PLANS. 9. 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 10. 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). 11. 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. 12. 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 ON ALL DRIVEWAYS, PRIVATE DRIVES AND PARKING AREAS WITHIN THE DEVELOPMENT. 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. TREE/SHRUB RINGS AND PERENNIAL BEDS TO BE MULCHED WITH 3'' DEPTH SHREDDED HARDWOOD NO WEED BARRIER SHALL BE PLACED IN PERENNIAL BEDS. 16. SHRUB BEDS SHALL BE MULCHED WITH A 4'' LAYER OF COBBLE MULCH PLACED OVER A NON-WOVEN POLYPROPYLENE WEED BARRIER SUCH AS TYPAR OR MIRAFI. 17. ALL PLANTINGS SHALL BE PLACED A MINIMUM OF 3' FROM THE BUILDING FOUNDATION. THIS 3' WIDE BUILDING PERIMETER SHALL BE MULCHED WITH COBBLE MULCH 4" IN DEPTH. 18. IRRIGATED TURF SHALL BE TEXAS BLUEGRASS/KENTUCKY BLUEGRASS HYBRID REVEILLE OR APPROVED EQUAL. 19. EDGING BETWEEN GRASS AND SHRUB BEDS SHALL BE 18" X 4" STEEL SET LEVEL WITH TOP OF SOD OR APPROVED EQUAL. 20. REFER TO CIVIL DRAWINGS FOR FINAL GRADING, DRAINAGE, HORIZONTAL CONTROL AND UTILITY INFORMATION. GENERAL LANDSCAPE NOTES (cont.) (6) GA OD (14) MI ML (8) PH SN (7) JU CC (3) JU SK (2) JU SP (2) JU SK (2) JU SK (3) JU SP (3) JU SP C C C C C 7 5 11 11 11 (2) PR PB (14) MI ML (6) IB CA (17) SA SP FORT COLLINS MODERATE RISK FLOODPLAIN FORT COLLINS 100 YR FLOOD FRINGE FORT COLLINS 100 YR FLOOD FRINGE FORT COLLINS 100 YR FLOODWAY EXISTING DECIDUOUS TREE TO REMAIN EXISTING EVERGREEN TREE TO REMAIN EXISTING SIDEWALK EXISTING CURB & GUTTER PLANTING AREA DECIDUOUS SHADE TREE ORNAMENTAL TREES EVERGREEN TREE SHRUBS PERENNIALS/ORNAMENTAL GRASSES SOD SANDSTONE BOULDER EDGER BIKE RACK BIKE RACK SCREEN WALL PERMEABLE PAVERS, RE: CIVIL DWGS. LIGHTING COMPACT PARKING SPACES (5) C design cs incorporated 2519 S. Shields St. #129 Fort Collins, CO 80526 970.420.9462 www.csdesigncorp.com C:\Users\Cara\Dropbox\CS Design Inc\Logo\CS Design\Leaf Logo\2-leafs.tif FORT COLLINS, CO 80524 LOTS 1 AND 2, BLOCK 113, TOWN OF FORT COLLINS 112 W. MAGNOLIA ST. PARKING PROJECT DEVELOPMENT PLAN SHEET NO.: REVISIONS: SHEET NAME: NORTH 0 5' 10' 20' SCALE: 1"=10'-0" ISSUED FOR: CITY REVIEW DATE: SEPTEMBER 7, 2016 DRAWN BY: BC CHECKED BY: CS PROJECT NO.: 1610 REV 1 REV 2 REV 3 RE SUBMITTAL 5/9/17 LANDSCAPE PLAN L2 LEGEND WATER BUDGET TABLE HIGH AREA (s.f.) ANNUAL WATER USE (gallons) MODERATE LOW VERY LOW 18 0 HYDROZONES WATER NEED (gallons/s.f.) 10 3 0 38,630 12,375 0 4,125 0 3,863 0 TOTAL 7,988 AVG: 6.4 51,005 PARKING LOT LANDSCAPE REQUIREMENTS TOTAL PARKING LOT AREA 14,931 S.F. REQUIRED INTERIOR PARKING 896 S.F. LANDSCAPE (6%) REQUIRED PARKING PERIMETER LANDSCAPE TREES REQ'D TREES PROVIDED WEST (ALLEY) - 59 L.F. 2 *1 NORTH (SIDELOT) - 185 L.F. 7 15 EAST (COLLEGE AVE.) - (88 L.F.) 5 *6 SOUTH (W. MAGNOLIA ST.) - 185 L.F. 7 *10 * EXISTING TREES ARE COUNTED TOWARDS TOTAL INTERIOR PARKING LANDSCAPE PROVIDED 1,400 S.F. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS 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 EXISTING TREE NOTES: TOTAL TREES ON SITE: 9 TOTAL TREES TO BE REMOVED: 0 TOTAL TREES TO BE PRESERVED: 9 TOTAL MITIGATION TREES REQ'D: 0 LEGEND MITIGATION TREE REQUIREMENTS: SHADE TREES: 3" CALIPER ORNAMENTAL TREES: 2.5" CALIPER EVERGREEN TREES: 8 FEET 1 TREE PROTECTION 1/4" = 1'-0" Crown drip line or other limit of Tree Protection area. See tree preservation plan for fence alignment. 4'-0" Maintain existing grade with the tree protection fence unless otherwise indicated on the plans. 2" x 6' steel posts or approved equal. Tree Protection fence: High density polyethylene fencing with 3.5" x 1.5" openings; Color- orange. Steel posts installed at 8' o.c. 5" thick layer of mulch. Notes: 1- See specifications for additional tree protection requirements. 2- If there is no existing irrigation, see specifications for watering requirements. 3- No pruning shall be performed except by approved arborist. 4- No equipment shall operate inside the protective fencing including during fence installation and removal. 5- See site preparation plan for any modifications with the Tree Protection area. KEEP OUT TREE PROTECTION AREA 8.5" x 11" sign laminated in plastic spaced every 50' along the fence. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE design cs incorporated 2519 S. Shields St. #129 Fort Collins, CO 80526 970.420.9462 www.csdesigncorp.com C:\Users\Cara\Dropbox\CS Design Inc\Logo\CS Design\Leaf Logo\2-leafs.tif FORT COLLINS, CO 80524 LOTS 1 AND 2, BLOCK 113, TOWN OF FORT COLLINS 112 W. MAGNOLIA ST. PARKING PROJECT DEVELOPMENT PLAN SHEET NO.: REVISIONS: SHEET NAME: NORTH 0 5' 10' 20' SCALE: 1"=10'-0" ISSUED FOR: CITY REVIEW DATE: SEPTEMBER 7, 2016 DRAWN BY: BC CHECKED BY: CS PROJECT NO.: 1610 REV 1 REV 2 REV 3 RE SUBMITTAL 5/9/17 NORTH 0 10' 20' 40' SCALE: 1"=20'-0" METER LOCATION 15'-0" 24'-0" 3'-0" C C C C C 7 5 11 11 11 PROPOSED 6' WALK TRANSFORMER PROPOSED 6' WALK FORT COLLINS MODERATE RISK FLOODPLAIN FORT COLLINS 100 YR FLOOD FRINGE FORT COLLINS 100 YR FLOOD FRINGE FORT COLLINS 100 YR FLOODWAY EXISTING DECIDUOUS TREE TO REMAIN EXISTING EVERGREEN TREE TO REMAIN EXISTING SIDEWALK EXISTING CURB & GUTTER PLANTING AREA SANDSTONE BOULDER EDGER BIKE RACK SCREEN WALL PERMEABLE PAVERS, RE: CIVIL DWGS. LIGHTING COMPACT PARKING SPACES (5) C design cs incorporated 2519 S. Shields St. #129 Fort Collins, CO 80526 970.420.9462 www.csdesigncorp.com C:\Users\Cara\Dropbox\CS Design Inc\Logo\CS Design\Leaf Logo\2-leafs.tif FORT COLLINS, CO 80524 LOTS 1 AND 2, BLOCK 113, TOWN OF FORT COLLINS 112 W. MAGNOLIA ST. PARKING PROJECT DEVELOPMENT PLAN SHEET NO.: REVISIONS: SHEET NAME: NORTH 0 5' 10' 20' SCALE: 1"=10'-0" ISSUED FOR: CITY REVIEW DATE: SEPTEMBER 7, 2016 DRAWN BY: BC CHECKED BY: CS PROJECT NO.: 1610 REV 1 REV 2 REV 3 RE SUBMITTAL 5/9/17 SITE PLAN S1 LEGEND SITE COVERAGE DATA PARKING & DRIVES 14,930.61 S.F. .34 AC 78.6% SIDEWALKS 418.61 S.F. .01 AC 2.2% LANDSCAPE/OPEN SPACE 3,650.78 S.F. .09 AC 19.2% TOTAL SITE AREA 19,000.00 S.F. .44 AC 100% PARKING SUMMARY REQ'D PARKING SPACES MINIMUM MAXIMUM. FINANCIAL INSTITUTION 2/1,000 S.F. 3.5/1,000 S.F. (22,500 S.F. - EXISTING) 25 68 EXISTING PARKING SPACES 28 (WEST SIDE OF WELLS FARGO) STANDARD SPACES 12 ACCESSIBLE SPACES 2 PROPOSED PARKING SPACES 35 STANDARD SPACES 28 COMPACT SPACES 5 ACCESSIBLE SPACES 2 ON STREET PROPOSED PARKING 7 (NOT COUNTED TOWARDS TOTAL PROVIDED) TOTAL PARKING PROVIDED 63 REQ'D BICYCLE PARKING 6 SPACES (1 PER 4,000 S.F., MIN. OF 4) EXISTING BICYCLE PARKING 10 SPACES (WEST SIDE OF WELLS FARGO) PROPOSED BICYCLE PARKING 6 SPACES 1 SCREEN NOT TO SCALE WALL DETAIL 12" 3" THICK SANDSTONE CAP, LOVELAND BUFF BRICK VENEER 36" THE UNDERSIGNED DOES/DO HEREBY CERTIFY THAT I/WE ARE THE LAWFUL OWNERS OF REAL PROPERTY DESCRIBED ON THIS SITE PLAN AND DO HEREBY CERTIFY THAT I/WE ACCEPT THE CONDITIONS AND RESTRICTIONS SET FORTH ON SAID PROJECT DEVELOPMENT PLAN WITHIN THE LIMIT OF DEVELOPMENT BOUNDARY. LOTS 8 AND 12 OF THE SPRING COURT SUBDIVISION NAME DATE 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 ACCESSABLE PARKING SPACES. ACCESSABLE 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 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. ELECTRICAL ENGINEER CHRIS WEAVER SRB CONSULTING ENGINEERING 37127 Cullison Ridge Road Severence, CO 80550 (970) 686-1004 NOTARIAL CERTIFICATE: STATE OF COLORADO ) COUNTY OF LARIMER ) THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME BY ___________________________, THIS _____ DAY OF ___________, 20___ MY COMMISSION EXPIRES: _________________________________________ NOTARY PUBLIC NOT TO SCALE OWNER'S REPRESENTATIVE CLAY AND COLLIN COX COX PAVEMENT CONSULTING, LLC 228 Stratton Park Road Bellvue, CO 80512 (970) 472-1972 PROPERTY OWNER SONJA BROWN WELLS FARGO PO Box 2609 Carlsbad, CA 92018 (970) 490-6275 PROJECT TEAM SITE SITE DATA ZONING: D-DOWNTOWN GROSS SITE AREA: 31,365 S.F. / .72 AC PREVIOUS LAND USE: UNDEVELOPED PARKING LOT PROPOSED LAND USE: PARKING LOT NUMBER OF BUILDINGS: 0 BUILDING SQUARE FOOTAGE: 22,500 (EXISTING) City Limits - Area Water Symbols Fossil Creek Reservoir Annexation Area Interstate Land ± Holdings Zoning Annexation Map City Zoning ZONE General Commercial (CG) Public Open Lands (POL) Annexation Area Attachment 2