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HomeMy WebLinkAbout10/18/2018 - Planning And Zoning Board - Agenda - Regular MeetingPlanning and Zoning Board Page 1 October 18, 2018 Jeffrey Schneider, Chair City Council Chambers Jeff Hansen, Vice Chair City Hall West Jennifer Carpenter 300 Laporte Avenue Michael Hobbs Fort Collins, Colorado Christine Pardee 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 October 18, 2018 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 Packet Pg. 1 Planning and Zoning Board Page 2 October 18, 2018 1. Draft Minutes for the P&Z September Hearing The purpose of this item is to approve the draft minutes of the September 20, 2018, Planning and Zoning Board hearing. • DISCUSSION AGENDA 2. Taft Place, Project Development Plan – PDP180008 PROJECT DESCRIPTION: This is a request to develop a 2 ½ story mixed-use building on 0.45 acres. The property located at 4101 S. Taft Hill Road is situated on the southwest corner of South Taft Hill Road and W CR 38 E intersection. The proposed building includes 4 dwelling units with approximately 4,369 S.F. of residential area and 1,056 S. F. of commercial space. The site is accessed on the east by an “entrance only” along Taft Hill Road, and by a full access drive on the north along W CR 38E. Parking is proposed interior to the site, including 14 parking spaces. The property is zoned Low Density Mixed-Use Neighborhood (L-M-N). Due to the commercial component of the mixed-use building, not considered to be part of a neighborhood center, this project is subject to a Type 2 Review and decision by the Planning and Zoning Board. APPLICANT: Courtney Lockwood Lockwood Architects, Inc. 415 E. Pitkin Street Fort Collins, CO 80524 OWNER: Aweida Properties, Inc. 500 Discovery Pkwy, Suite 300 Superior, CO 80027 STAFF ASSIGNED: Pete Wray, Senior City Planner • OTHER BUSINESS • ADJOURNMENT Packet Pg. 2 Date: Start Time: 6:00 PM Stop Time: 6:24 PM Roll Call Carpenter Hansen Hobbs Pardee Rollins Whitley Schneider Vote X X Absent X X X X 6 present 1 - Consent (Minutes) Rollins Whitley Hobbs Hansen Pardee Carpenter Schneider Y Y Absent Y Y Y Y 6:0 2 - Taft Place Whitley Hobbs Schneider Pardee Carpenter Rollins Hansen Y Absent Recused Y Y Y Y 5:0 Roll Call & Voting Record Planning & Zoning Board 10/18/2018 Agenda Item 1 Item 1, Page 1 AGENDA ITEM SUMMARY October 18, 2018 Planning and Zoning Board STAFF Shar Gerber, Customer and Administrative Manager SUBJECT MINUTES OF THE SEPTEMBER 20, 2018 P&Z HEARING EXECUTIVE SUMMARY The purpose of this item is the consideration and approval of the draft minutes of the September 20, 2018 Planning & Zoning Board hearing. ATTACHMENTS 1. Draft September 20, 2018 P&Z Minutes Packet Pg. 3 DRAFT Jeff Schneider, Chair City Council Chambers Jeff Hansen, Vice Chair City Hall West Jennifer Carpenter 300 Laporte Avenue Michael Hobbs Fort Collins, Colorado Christine Pardee 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 September 20, 2018 Chair Schneider called the meeting to order at 6:00 p.m. Roll Call: Carpenter, Hansen, Hobbs, Pardee, Rollins, Schneider and Whitley Absent: None Staff Present: Everette, Kleer, Frickey, Holland, Wray, Yatabe, Tatman-Burruss, Sullivan, Betley, Scheidenhelm, Olson, Lambrecht, Blochowiak, Van Zee and Gerber 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. Agenda Review Development Review Manager Everette reviewed the items on the Consent and Discussion agendas, stating that all items will be heard as originally advertised. Planning and Zoning Board Minutes ITEM 1, ATTACHMENT 1 Packet Pg. 4 DRAFT Planning & Zoning Board September 20, 2018 Page 2 of 11 Public Input on Items Not on the Hearing Agenda: Barbara Denny, 420 Sunset St., representing the 200 + members of the Sanctuary Field Neighborhood Network. They are in support of the LNM zoning and want to make sure that the development conforms to the Northwest Suburbia Plan and that it preserves the character of the existing neighborhood. Chair Schneider asked Mrs. Denny if she was wanting to pull the item from consent. Mrs. Denny responded no. Consent Agenda: 1. Draft Minutes from August 16, 2018, P&Z Hearing 2. Boardwalk Crossing, Final Development Plan Extension of Vested Rights, FDP130003 3. Sanctuary on the Green Annexation and Zoning, ANX180004 – Pulled from consent 4. The Updated Fort Collins Stormwater Criteria Manual 5. Hughes Stadium Annexation & Zoning, ANX180003 – Pulled from consent Public Input on Consent Agenda: Item pulled – 3. Sanctuary on the Green Annexation and Zoning, ANX180004 Item pulled – 5. Hughes Stadium Annexation & Zoning, ANX180003 Chair Schneider did a final review of the items that are on consent and reiterated that those items will not have a separate presentation unless pulled from the consent agenda. Member Hobbs made a motion that the Planning and Zoning Board approve the Consent agenda consisting of the draft minutes from the August 16, 2018 Planning and Zoning hearing, the Boardwalk Crossing, Final Development Plan Extension of Vested Rights, FDP 130003, and The Updated Fort Collins Stormwater Criteria Manual. Member Pardee seconded the motion. Vote: 7:0. Discussion Agenda: 6. 200 East Swallow Road Request for Professional Office as an Addition of Permitted Use, #APU180001 Project Description: This is a request to allow a Professional Office as a legal land use within the existing house at 200 East Swallow Road. The request is to use 100% of the house for a Professional Office versus the 50% which is allowed under the Home Occupation License. Professional Office is defined as: “an office for professionals such as physicians, dentists, lawyers, architects, engineers, artists, musicians, designers, teachers, accountants or others who through training are qualified to perform services of a professional nature and where no storage or sale of merchandise exists.” The house is 2,782 square feet and located on a lot that is 9,821 square feet and part of Thunderbird Estates. The request for a Professional Office at 200 E. Swallow Road will be considered as an Addition of Permitted Use in conjunction with a Minor Amendment. This is not a request to rezone the property to a higher classification of zone district where Professional Office is a use by right. Instead, as an Addition of Permitted Use, the underlying zoning would remain Low Density Residential (R-L) but only Professional Office would be added as an allowable land use, and no other uses, over and above the permitted uses in the R-L. Currently, 50% of the house is being used as a Home Occupation. The applicant has held the two required neighborhood information meetings. Recommendation: Approval Secretary Gerber reported that there were no citizen emails or letters received for this item. ITEM 1, ATTACHMENT 1 Packet Pg. 5 DRAFT Planning & Zoning Board September 20, 2018 Page 3 of 11 Staff and Applicant Presentations Planner Frickey gave a brief verbal/visual overview of this project. Susan Brabson, owner of 200 East Swallow Rd. provided a verbal presentation to the board regarding the details of the addition of permitted use request. Mrs. Brabson gave a detailed description of the surrounding area and stated her beliefs as to why this APU should be approved. Member Hansen enquired if the examples that were shown during presentation were at the 50% maximum for home occupations or if some of them were fully used as businesses. Planner Frickey replied that he believed it was mixed. Public Input (3 minutes per person) None noted Staff Response None noted Board Questions / Deliberation Member Hansen feels it is appropriate to have a business located here. Member Hansen made a motion that the Fort Collins planning and zoning board approve the 200 East Swallow Road Request for Professional office, APU180001 with the six conditions as listed in the staff report. This recommendation and conditions are based on the agenda materials, information and materials presented in the work session, and this hearing and the board discussion on this item with the following findings: That this APU complies with all the typical land use requirements as stated in the staff report prepared for this hearing and contained in the agenda materials. The information analysis, findings of fact and conclusions contained in the staff report included in the agenda materials for this hearing are adopted by this board. Chair Schneider requested an amendment be made to reflect that this is a motion for recommendation that Council approve this APU. Member Hansen accepted the amendment. Member Hobbs seconded. Member Whitley asked for clarification on the APU number. Member Chair confirmed the number. Chair Schneider feels this is a good use of the property. Vote: 7:0. 7. The Retreat at Fort Collins, PDP180002 Project Description: This is a request to develop the parcel that is east of Redwood Street, north of Suniga Road (as it would be extended east of Redwood Street to Lemay Avenue) and south of Conifer Street. The Lake Canal forms the southeastern boundary. The request is for a combination of housing types that would be managed as a unified, student-oriented development. The predominant housing type is multi-family. There would be 190 dwelling units divided among 46 buildings plus a clubhouse and parking garage. Leasing would be rent-by-the-bedroom and there would be 739 bedrooms. A 1,500-square foot area within the clubhouse would be leased to a commercial tenant(s). The plan includes a total 747 parking spaces, 262 of which would be located within the three-story parking garage. This proposal is located in the Low-Density Mixed-Use Neighborhood zone district. The site is 30.17 acres. Recommendation: Approval ITEM 1, ATTACHMENT 1 Packet Pg. 6 DRAFT Planning & Zoning Board September 20, 2018 Page 4 of 11 Secretary Gerber reported that there were two emails/letters received from citizens as well as documentation updates on additional items. • Scott Metz supports the alternative compliance plan submitted by Ripley Design, and feels that the language surrounding the future vehicular connection at Lupine Drive is intentionally vague. • Kelly Evans with Neighbor to Neighbor provided a letter of support explaining their agency’s partnership with the developer. • Updated Staff report (replaced in online packet) • Revised Pages 2 & 3 of applicant site plan (replaced in online packet) • Additional Applicant documents: o Approved jurisdictional determination o White Paper o Letter of Intent for Easement o LNM Memo from Lucia Liley (added to supplemental docs online) • Letter from Lucia Liley Disclosures by Board Members Member Carpenter disclosed that her husband and herself are under contract for a townhouse that is in Old Town North which is to the South and West of the item being discussed. She does not feel that there is bias present and can continue. Staff and Applicant Presentations Development Review Manager Everette (covering for Planner Shepard) gave a brief verbal/visual overview of this project. Linda Ripley of Ripley Design, Inc. along with Andrew Costas of Landmark Properties, provided a verbal/visual presentation giving full details of the project and business model to the Board. She believes this project complies with all codes and will incorporate all stated conditions. Mrs. Ripley feels that condition C is unfair to the neighborhood and leaves them vulnerable to have this happen to them over again. Member Rollins asked if anyone from transportation was going to be present. Development Review Manager Everette responded yes, Joe Olson. Member Hobbs asked if Landmark Properties owned and operated Landmark Apartments or any other apartment complexes in Ft. Collins. Mr. Costas responded that they do not currently own or operate any apartment projects in Ft. Collins, however, they are currently under construction here. The Standard of Ft. Collins. Member Hansen received clarification regarding off-street parking and if the parking calculation included public street parking. Development Review Manager Everette explained how parking calculations were run when a subdivision is new as opposed to infill. When new, on-street parking is used for the parking count. Member Pardee received clarification from the applicant as to there being one parking space per bedroom. Member Hansen inquired about condition B, landscaping enhancements on the western edge and what the enhancements entailed. Development Review Manager Everette explained the denser screening; increasing the plant material. Member Carpenter questioned how this condition would be enforced. Development Review Manager Everette responded that this condition was left open ended so that discussion could take place between staff and the applicant, but that the intent was to increase the quantity of plant material. Public Input (3 minutes per person) Scott Metz, 1013 Mullein Dr., read his previously submitted statement. Charles Clark, 1401 Lindenwood Dr., concerned with increased traffic and extra occupancy parking concerns. ITEM 1, ATTACHMENT 1 Packet Pg. 7 DRAFT Planning & Zoning Board September 20, 2018 Page 5 of 11 Amber Franzel, 625 Yarrow Circle, concerned with increased traffic and is concerned with loosing the culture and feel of the community. The HOA fully support the alternative plan as Landmark Properties and Ripley Designs have submitted, however they do not support the language and condition C which is vague and leaving the current community vulnerable to having this be a continuous fight. Trinity Oberndorf, 3416 Killarney Ct., Thanked Landmark Properties and Ripley Design for working with the neighborhood. She is in support of this project if the connections at Mullein and Lupine are pedestrian, bike and emergency access only. Dennis Harmon, 642 Spurge Circle, feels that the developer has gone a long way to make this project work as neighbors and it is appreciated. He is concerned with the Lupine connection and would like the project approved without the condition. Tony Wagner, 631 Lupine Dr., concerned with traffic and parking overflow. He would not like to see Lupine go through. Staff Response Mrs. Ripley addressed the 50’ buffer along the drainage ditch on the North of the property. There will not be a 50’ buffer along the entirety of the North edge. Development Review Manager Everette responded to the Lupine connection. Staff has found the criteria for the alternative compliance request have been met and without a connection to Lupine the project does meet the standards of the code. The condition of approval suggested highlights the portion of the street that runs up against Lupine would be designed for emergency access and designed as a street without a connection being made, it would be blocked off. There could be a time in the future when both neighborhoods agree to open the connection. Chair Schneider questioned who gets to make the final determination if the street gets opened as there is no definition in the condition for the future. Development Review Manager Everette agreed that the language is open- ended. It states interested parties which would be taken to mean residents in both neighborhoods, property owners, the City, etc. It would be brought back to the Planning and Zoning Board for a decision to be made. Attorney Yatabe commented that a note on the site plan should be added for notice purpose so that individuals understand that it is a possibility that it could occur. As a legal matter it is not more than a notification of the possibility and normally the decision rests with the City as to where connections are going to go through. Development Review Manager Everette addressed the extra occupancy units concern. The inclusion of the extra occupancy units does not put the project out of compliance. Development Review Manager Everette deferred to Traffic Engineer Joe Olson regarding the S curve along Conifer St. and potential additional hazard. Mr. Olson stated that the review comes at the final development review to ensure that there is adequate site distance and easements as required. Member Hobbs questioned if Poudre Fire Authority or another authority were requiring that there is the emergency access or if the other points of egress were enough; Development Review Manager Everette responded that Poudre Fire Authority has been extensively involved in the review of the application at every stage. Chair Schneider asked to see any conceptual review notes from Poudre Fire Authority. Member Hobbs enquired about the street being completed and a gate added to close it off, if this was the vision. Mrs. Ripley responded yes, that is exactly the condition, the street is there to allow emergency access to the street with key or code. Member Hansen feels that typically emergency access’ do not have the appearance of a street, just a gate in the middle. Development Review Manager Everette offered clarification; it can go both directions and be designed as a completed street. Member Rollins spoke of trip generation rates asking Mr. Olsen where the studies were done. Mr. Olsen responded that they were done around the City. What was found was it was random, the closer to the campus the units were, did not mean the less vehicular trip generation there would be. ITEM 1, ATTACHMENT 1 Packet Pg. 8 DRAFT Planning & Zoning Board September 20, 2018 Page 6 of 11 Member Hobbs wanted to know from the application if there would be 24/7 on-site management. Mr. Costas stated that there would be management on-site during business hours and after hours there would be available the use of a hotline. Member Rollins asked how many shuttles would be available and what their capacities would be. Mr. Costas replied, one bus would be available, possibly a 20-person bus with limited hours. Member Carpenter wanted more information on the paid parking. Mr. Costas responded that in the covered parking they are reserving the option to charge for the spaces. The number of spaces would be less than 25% of the parking. If this was taken out, they still exceed the code minimum for parking. Member Whitley asked if they would consider more electric charging stations. Mr. Costas responded that they could add more and wanted to know how many, and that they could commit to two (2) stations. Member Rollins asked how many visitor parking spaces were available. Mr. Costas responded that visitor parking was accounted for in the variance of those students that do not have a car to park. No visitor parking added. Residents will be issued parking stickers, no assigned parking. Member Hobbs asked how many parking spaces were available on the street. Mrs. Ripley shared that there were 205 spaces. Chair Schneider commented that public parking was for up to 48 hours, private drives and streets can be regulated by the site. Member Pardee enquired about bike spaces and if there were covered spaces, how they could be locked or secured. Mrs. Ripley commented that part of the 60% covered bike parking were in the parking garage where they can be locked. All spaces provide adequate locking ability, but they are not in structures that can be locked. Laura with Ripley Design stated there will be 306 bike parking spaces in the parking garage and 3 bike shelters that hold 48 bikes distributed throughout the site. Chair Schneider circled back to if an answer was discovered regarding Poudre Fire Authority conceptual review comments. Development Review Manager Everette responded that there were comments regarding perimeter access around all buildings and concerns that in the original proposal that there were buildings that had more than 150’ required to provide the perimeter access. It is unknown if this specifically relates to Lupine, however, the roadway/parking lot South of building 7A provided the necessary perimeter access to those buildings. Member Hansen wanted to know if the connection of Lupine is not continuous how it affects the overall street network in the area. Development Review Manager Everette does not have status of nearby parcels and whether Lupine could connect West to College and that Lupine to Lemay do not show a connection. Board Questions / Deliberation Member Hobbs would like to see the street stubbed into a hammerhead or turnaround so that the neighborhood will not have to continue to fight the street turning into a thoroughfare, and to clean up the open-endedness. Member Whitley will support if the bicycle and pedestrian traffic are addressed separately. Member Hansen gave thoughts on what the intent might be if there were just a gate. Member Carpenter agrees and would like to see something more attractive and not street like. Chair Schneider recommended changing the verbiage of condition C within the motion. Attorney Yatabe agreed. The applicant team also agrees. Member Rollins pointed out that the connection at Lupine is a parking lot. The current design is not such that it is a roadway in the future. The design almost eliminates this. Member Carpenter does not see the need for condition C, that it can be done in the future. Chair Schneider is concerned with removing condition C as it will also remove the multi-model access between the two. Development Review Manager Everette confirmed the plans and that condition C would not need to be kept. Member Rollins does not feel the trip generation that was used for the project is applicable with the number of units that are 4-5 bedroom. She does not feel or is convinced it supports high occupancy units, or if the S curve works. Another concern is with 700+ students and only one shuttle. Matt, City of Fort Collins commented that the sight distance on both side of the S curve is fantastic. Mr. Olson stated that the trip generation was based on beds, not units. Chair Schneider wanted confirmation that City Staff approved or agreed to the traffic study that was provided and that staff looked at the S curve. Mr. Olson confirmed. Member Carpenter asked if the applicant would be open to adding more busses. Mr. Costas replied they will not be adding any more busses. Chair Schneider added this is an amenity, not a required service. ITEM 1, ATTACHMENT 1 Packet Pg. 9 DRAFT Planning & Zoning Board September 20, 2018 Page 7 of 11 Member Hobbs made a motion that the Fort Collins Planning and Zoning Board approve The Retreat at Fort Collins, PDP180002 including conditions A, B, and D as specified in the staff report pg. 28 and to add condition E that states that the access between the Retreat and the existing streets of Lupine and Moline be restricted to fire lane, bike and pedestrian access only instead of a street-like connectivity. This approval is based upon the agenda materials and information and materials presented during the work session and this hearing and the board discussion on this item with the following findings; that the PDP complies with the applicable land use code requirements as stated in the staff report prepared for this hearing and contained in the agenda materials. Member Rollins seconded. Member Carpenter appreciates the cooperation between the neighborhood and development team. Member Rollins agreed. Member Schneider also appreciated the collaboration and additional parking. Vote: 7:0. 8. Willow Street Residences, Project Development Plan, PDP180006 Project Description: This is a request to construct a 5-story multi-family residential building on 2 acres located southwest of the intersection of Willow Street and Pine Street (223 Willow Street). A total of 197 dwelling units are proposed. A total of 59 parking spaces are provided. The project is located within the (R-D-R) River Downtown Redevelopment Zone District and the Transit-Oriented Development (TOD) overlay zone. A modification request is included with the PDP to LUC Section 3.2.2(L) to reduce the parking lot drive aisle width for two parking stalls. Alternative compliance is requested to satisfy the parking lot interior landscape standards described in Section 3.2.1(E)(5) and building foundation landscape standards in Section 3.2.1(E)(2)(d). Recommendation: Approval Secretary Gerber reported that there were no citizen emails or letters received and that the staff report was updated and replaced in the online packet. Staff and Applicant Presentations Planner Holland gave a brief verbal/visual overview of this project. Matt Puma of CA Ventures and Eduardo Illanes of OZ Architecture provided a verbal/visual presentation to the Board. Member Pardee questioned the single parking space. Chair Schneider responded that one space was all that was needed unless they completed a modification. They could pull that parking space out and still meet parking requirements without a modification request. Member Hobbs asked for a description regarding the administration of parking and if parking permits will be available. Mr. Puma reiterated that they are meeting the minimum code. Based on experience from a previous project, they are comfortable with the parking on this project. Parking is decoupled, no car, no parking fee. There will be reserved, a portion unreserved and guest parking. There should not be more cars than parking available. Future parking term limits on Willow Street will be 2-hour parking. Member Carpenter questioned if they might consider cargo cars. Mr. Puma responded sure, if there is a demand. Member Hansen mentioned bike parking is at code minimum and would like to know if they would add more if needed. Mr. Puma yielded to the design team, however; he believes they could if needed. Member Carpenter opened conversation regarding alternative compliance on the landscaping and if the planters meet the requirement. Planner Holland stated the code, 5 feet deep at least 50% of the building wall face, and that effectively the planter pots are along 100% of the building face. ITEM 1, ATTACHMENT 1 Packet Pg. 10 DRAFT Planning & Zoning Board September 20, 2018 Page 8 of 11 Public Input (3 minutes per person) None noted Staff Response None noted Board Questions / Deliberation Member Carpenter asked Attorney Yatabe about alternative compliance and modifications being standard to equal to or better than. Attorney Yatabe responded that typically it is equal to or better than to a plan that complies with the standard. Member Hansen commented that the standard for foundation plantings did not have a downtown urban environment in mind when it was written and there are no exceptions in the code to allow for that reality of building in a downtown setting. He feels that what they are proposing is a great solution for an urban setting. Member Carpenter would like to have this discussed at a work session and if this needs to be changed in the downtown setting. Member Hobbs is concerned about tenants not having places to park. Street side parking is tough, and this project could make it worse. Member Hansen likes the interaction of the setback mass with the ground plane, the only concern is that with this feature, it will be confusing as it looks like this is where the front of the building is. He is not recommending any changes, just a comment to bring awareness. Member Carpenter likes the architecture but is still having issues with the small planters. This is not an issue that would make her vote against the project, but she would like to see a rework to soften the look. She also has parking concerns. Member Whitley feels they have done a great job. Member Hobbs made a motion that the Fort Collins Planning and Zoning Board approve the modification of standard to land use code section 3.2.2(l) in regard to parking stall dimensions in relation to one parking stall on this project and that this approval is based upon the agenda materials, the information and materials presented during the work session and this hearing, and the board discussion on this item with the following findings; that the modification complies with all applicable land use code requirements as stated in the staff report prepared for this hearing and contained in the agenda materials. Member Whitley seconded. Vote: 6:0. Member Hansen made a motion that the Fort Collins planning and Zoning Board approve the PDP 180006 and this approval is based upon the agenda materials, the information presented during the work session and this hearing, and the board discussion on this item with the following findings; this PDP complies with all applicable land use code requirements as stated in the staff report prepared for this hearing and contained in the agenda materials. Member Pardee seconded. Chair Schneider feels this is a well-designed project. Vote 6:0 3. Sanctuary on the Green Annexation and Zoning, ANX180004 – Pulled from Consent Project Description: This is a request to annex and zone 16.98 acres located generally at the northwest corner of N. Taft Hill Road and LaPorte Avenue and addressed as 325 N. Taft Hill Road. This is a 100% voluntary annexation. The parcel is now vacant with the house recently demolished. In accordance with the City Plan’s Structure Plan Map and the Northwest Subarea Plan, the requested zoning for this annexation is L-M-N, Low Density Mixed-Use Neighborhood. The New Mercer Canal forms the western boundary. Recommendation: Approval to Council ITEM 1, ATTACHMENT 1 Packet Pg. 11 DRAFT Planning & Zoning Board September 20, 2018 Page 9 of 11 Member Hansen recused himself from this item Staff and Applicant Presentations Board decided they did not need a presentation on this item. Public Input (3 minutes per person) E. Frank, 242 N. Sunset St., requested time to have documents pulled up and presented to the board. He does not feel that this annexation is not in full compliance with State law. Mr. Frank is not for or against this annexation, he wants to get it out there that there is potential for public health hazards due to asbestos. He would like to have lab results publicized. Chair Schneider asked Mr. Frank what asbestos had to do with the annexation. Mr. Frank responded that if there was willingness to annex land contaminated by asbestos and 30 years from now someone comes down with asbestoses, they have no recourse. Staff Response Planner Kleer responded to potential asbestos and other site contaminations. The annexation would not be affected by contamination on the site. Stephanie Hansen of Ripley Design explained that they could provide documentation of asbestos abatement to Mr. Frank. Mrs. Hansen also confirmed that environmental studies will take place as this project moves forward. Board Questions / Deliberation Member Hobbs asked Mrs. Hansen if prior to any development or permit that there is an environmental assessment completed. Mrs. Hansen responded absolutely, and that they have already contracted with an outside consultant to do the environmental characterization study and they will be doing those environmental studies as the project moves forward. Chair Schneider commented that PFA also does their own testing before burning; this part of protocol. Member Hobbs made a motion that the Fort Collins Planning and Zoning Board send a recommendation of approval to City Council for the Sanctuary on the Green Annexation and Zoning, ANX180004. This recommendation is based upon the agenda materials, the information and materials presented during the work session and the board discussion and citizen participation on this item that we have heard tonight, along with the residential neighborhood code sign district requirement. Member Carpenter seconded. Vote 5:0 5. Hughes Stadium Annexation & Zoning, ANX 180003 – Pulled from Consent Project Description: This is a request to annex and zone 164.55 acres of land generally located at the northwest corner of Dixon Canyon Road and Overland Trail. The annexation area is owned by Colorado State University and is the former location of Hughes Stadium. The requested zoning for the property is Transition (T), which is intended for properties for which there are no specific and immediate plans for development. The surrounding properties are a mixture of recreational, residential and commercial land uses. Recommendation: Approval to Council Staff and Applicant Presentations Board did not require a presentation on this item. ITEM 1, ATTACHMENT 1 Packet Pg. 12 DRAFT Planning & Zoning Board September 20, 2018 Page 10 of 11 Public Input (3 minutes per person) Rex Miller, owner of 40-acres directly North of the site, addressed the board with comments he would like to have forwarded to Council. If the site is brought in as a T transition, the City makes the commitment, however, the State does not. If the State retains its ownership they are not required to adhere to the zoning, they do not have to submit plans for review, there are no City inspections conducted and they do not pay property tax. He would like to see an intergovernmental agreement with the State ensuring they will not do “what they want” and that they will pay property taxes. He feels that it would be a mistake if there were not a commitment made. James Miller, 3000 Ross Dr., questioned the notification process and would like to be more involved. He was not notified of any previous meetings. He would like to know what is planned for the site and is concerned about what he just learned from the previous speaker. Staff Response Planner Kleer deferred to Attorney Yatabe regarding the potential annexation, zoning T District and this project potentially being leased by the property owner and going under a site plan advisory review, which would not be subject to our City regulations or permitting. Chair Schneider explained that if CSU owns the property they would go through a SPAR process with any future development. The transition is a generic transition zoning, if a change was wanted, they would have to come back to the Board for another discussion and more public comment to change the zoning. A couple questions raised were, would CSU be willing to enter an IGA like the on-campus stadium? And, if it is owned by CSU do they just have to do a SPAR? Response to both questions; If CSU did sell the property off to an individual company or developer, then that developer would go through all the same regulations as any other development project. Attorney Yatabe responded that was correct and that there has been no development proposal submitted at this time. There is some fact specific analysis to be done once a proposal comes in as to how the review would be done. Generally, public facilities under State statute are generally come under a much more curtailed review, this is something that we have adopted in Land Use Code under the site plan advisory review. Chair Schneider followed up that this is outside of our growth management area and not in the City limits at this time. This is the beginning of the process for an intergovernmental agreement with Larimer County to potentially annex or bring this portion of land into the City limits. Fred Haberecht, CSU Planner of Facilities, spoke to the current completion of the demolition contracts. Soil and seeding will take place by October 15, 2018, the remaining crushed aggregate will be removed by December 2018. Regarding a SPAR, this is not the central intent. We need to better understand from the City what that means. Member Hansen commented that they can do what they wish within their own current guidelines and State guidelines. Chair Schneider commented that this is why this is a voluntary annexation, that this is to start the communication for this to go. Rick Calhan, CSURF Real Estate, the County has already stated that they do not have any objections to this being annexed into the GMA after the fact, once they go through a bigger process. We believe we are beyond the County’s approval. The University wants to divest themselves from this land. Developers understand that if they want to develop on this site, it will be under the direction of the City and will need to follow through with the T transitional zoning and take it through the review process. The intent of CSU is to sell the property and then the concern about SPARS and anything else in the future goes away and it becomes a normal development. Board Questions / Deliberation Member Hansen feels as though is a good annexation for the City. Member Schneider agrees. Deliberation Member Hansen feels that the move to annex this site gives the City and the residents in the area more input on what happens to the property in the future. He feels this is in the best interest of the City. Chair Schneider agrees. ITEM 1, ATTACHMENT 1 Packet Pg. 13 DRAFT Planning & Zoning Board September 20, 2018 Page 11 of 11 Member Whitley made a motion that the Fort Collins Planning and Zoning Board send a recommendation of approval to City Council for the Hughes Stadium Annexation & Zoning, ANX180003 this recommendation is based on the agenda material, information and materials presented during the work session and this hearing and the board discussion on this item. Member Carpenter seconded. Planner Kleer offered clarifying response regarding the IGA between the County and The City. The procedure under 8F of the IGA it is at the City’s discretion that we can annex outside of the GMA with notification to the County 35 days prior to first hearing. This annexation creates two (2) enclaves; to the North and to the East. Vote: 6:0. Other Business None Noted Adjournment Chair Schneider moved to adjourn the P&Z Board hearing. The meeting was adjourned at 10:55 pm. Minutes respectfully submitted by Shar Gerber. Minutes approved by a vote of the Board on: ____________. Rebecca Everette, Development Review Manager Jeff Schneider, Chair ITEM 1, ATTACHMENT 1 Packet Pg. 14 Agenda Item 2 Item 2, Page 1 STAFF REPORT October 18, 2018 Planning and Zoning Board PROJECT NAME TAFT PLACE, PROJECT DEVELOPMENT PLAN – PDP180008 STAFF Pete Wray, Senior City Planner PROJECT INFORMATION PROJECT DESCRIPTION: This is a request to develop a 2 ½ story mixed-use building on 0.45 acres. The property located at 4101 S. Taft Hill Road is situated on the southwest corner of South Taft Hill Road and W CR 38 E intersection. The proposed building includes 4 dwelling units with approximately 4,369 S.F. of residential area and 1,056 S. F. of commercial space. The site is accessed on the east by an “entrance only” along Taft Hill Road, and by a full access drive on the north along W CR 38E. Parking is proposed interior to the site, including 14 parking spaces. The property is zoned Low Density Mixed-Use Neighborhood (L-M-N). Due to the commercial component of the mixed-use building, not considered to be part of a neighborhood center, this project is subject to a Type 2 Review and decision by the Planning and Zoning Board. APPLICANT: Courtney Lockwood Lockwood Architects, Inc. 415 E. Pitkin Street Fort Collins, CO 80524 OWNER: Aweida Properties, Inc. 500 Discovery Pkwy, Suite 300 Superior, CO 80027 RECOMMENDATION: Approval EXECUTIVE SUMMARY The proposed Taft Place PDP complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically:  The PDP complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration.  The PDP complies with relevant standards located in Article 3 – General Development Standards.  The PDP complies with the relevant (L-M-N) Low Density Mixed-Use Neighborhood District standards in Division 4.5 of Article 4. Packet Pg. 15 Agenda Item 2 Item 2, Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North County - Commercial J J’s Country Corner commercial center South County - Residential Single-family, Taft Canyon PUD East Low Density Mixed-Use Neighborhood (L-M-N) Single-family, Harmony Cottages West County - Residential Single-family, Taft Canyon PUD The property located at 4101 S. Taft Hill Road was annexed on June 18, 2018 and zoned Low-Density Mixed- Use Neighborhood (L-M-N). The County zoning for properties to the west and south is Residential. The County zoning to the north is Commercial, with J J’s Country Corner business. The nearby Taft Canyon PUD was developed in 1987, with the same County Residential zoning. The property and original house located at 4101 S. Taft Hill Road were developed in 1910. The existing house was demolished in the County prior to annexation, so City Historic Review was not completed. 2. Compliance with the Low-Density Mixed-Use Neighborhood Zone District: The project complies with all applicable L-M-N District standards: A. Section 4.5(B)(2) – Land Use Mixed-use dwellings are a permitted use in the L-M-N District, in this case subject to a Type 1 administrative review. However, in Section 4.5 (B) (3) (c) (4), non-residential uses such as offices, clinics, and artisan studios and galleries which are not part of a neighborhood center, are subject to a Type II Review. Staff has determined that this small 0.45-acre lot is not feasible for a viable neighborhood center with direct connections to the existing adjacent residential neighborhood. The existing J J’s Country Corner commercial center across the street to the north, when annexed, will act as a viable neighborhood center for the surrounding neighborhoods. The proposed mixed-use building will include approximately 1,056 SF of commercial space. As such, a Type II Review is applicable. B. Section 4.5 (D)(1) – Land Use Standards – Density Residential developments containing twenty (20) acres or less shall have an overall minimum average density of three (3) dwelling units per net acre of residential land. The maximum density of any development plan taken as a whole shall be nine (9) dwelling units per gross acre of residential land. The PDP meets the requirements of this section. The PDP includes a net density of 11.6 dwelling units per net acre, and a gross density of 8.7 dwelling units per acre. C. Section 4.5 (E) (2). – Development Standards – Non-residential and Mixed-use Buildings (b) Maximum Size. No building footprint shall exceed a total of twenty thousand (20,000) square feet. Packet Pg. 16 Agenda Item 2 Item 2, Page 3 (c) Height. The maximum height shall be two and one-half (2.5) stories. (d) Roof Form. Buildings shall have either: 1) sloped roofs; 2) combined flat and sloped roofs, provided that the sloped portion(s) forms a substantial part of the building and is related to the integral structure, entries and activity areas; or 3) flat roofs with building massing stepped or terraced back to form usable roof terrace area(s). The minimum pitch of any sloped roof shall be 6:12. Buildings containing more than four thousand (4,000) square feet of gross floor area shall have at least three (3) roof planes that are directly related to building facade articulations. (f) Orientation. Building entrances shall face and open directly onto the adjoining local street with parking and any service functions located in side or rear yards. (g) Outdoor Storage. Outdoor storage shall be prohibited. (h) Hours of Operation. The decision maker may limit hours of operation, hours when trucking and deliveries may occur, and other characteristics of the nonresidential uses to enhance the compatibility with residential uses. The PDP meets these standards. The proposed mixed-use building has a footprint of 2,766 feet, building square footage of 5,423 SF, and is 2 ½ stories in height. The building has a combination of 2/3 sloped and 1/3 flat roofs, with roof planes that relate to building façade articulations. The building entrances open and connect directly to the adjoining streets, with parking and service functions located to the side and rear yard. No outside storage is proposed. The PDP does not include a schedule for hours of operation for the non-residential space, since a tenant is not confirmed. 3. Compliance with Article 3 of the Land Use Code – General Development Standards The project is compliance with all applicable General Development Standards with the following relevant comments provided: A. Division 3.2.1(D)(1)(c) – Tree Planting Standards - Full Tree Stocking The proposed landscaping meets the minimum tree stocking standards. The proposed landscape plan shows groups of canopy shade, coniferous evergreen, and ornamental trees planted in closer proximity than the minimum requirements outlined in the code. B. Section 3.2.1(D)(2) - Tree Planting Standards - Street Trees The Land Use Code requires canopy shade trees to be planted at thirty to forty-foot spacing in the center of parkway where the sidewalk is detached from the street. The landscape plan shows three trees planted along S. Taft Hill Road in parkway. The sidewalk is attached along W. CR 38 E and includes two new trees and one existing tree behind the walk, in accordance with this standard. C. Section 3.2.1(E)(3)(b)(2) – Water Conservation The annual water use of a site may not exceed 15 gallons/square foot over the site. The proposed landscaping plan will use 13 gallons/square foot annually over the site. Packet Pg. 17 Agenda Item 2 Item 2, Page 4 D. Section 3.2.1(E)(4) - Parking Lot Perimeter Landscaping The proposed parking lot perimeter landscaping meets this code requirement by screening parking areas from abutting uses, providing one tree every 25 feet along public streets and screening the parking lot from abutting uses and the street. The perimeter of the parking lot contains tall grasses, evergreen and deciduous shrubs, and a mix of deciduous and evergreen trees. E. Section 3.2.2(C)(4)(b) - Bicycle Parking Space Requirements The Land Use Code requires one bicycle parking space per 4,000 square feet of non-residential use with 20% provided in an enclosure and 80% provided via fixed racks. Since the proposed commercial office space is 1,056 SF, the office must provide a minimum of four bicycle parking spaces. The four dwellings in the mixed-use building include ten bedrooms, requiring one space per bedroom. The site plan shows six bicycle parking spaces via fixed racks and ten enclosed spaces near the entrance to the building, which meets this standard. F. Section 3.2.2(C)(5) - Walkways Walkways must be provided to link sidewalks with building entries through parking lots to street sidewalks. These walkways must also provide direct connections to off-site pedestrian and bicycle destinations. The proposed walkways connect the main entrances of the building to W. CR 38 E and S. Taft Hill Road sidewalks and street bike lanes. G. Section 3.2.2(C)(6) – Direct On-Site Access to Pedestrian and Bicycle Destinations The on-site pedestrian and bicycle circulation system must allow for connections to major pedestrian and bicycle destinations. As shown, the site provides direct sidewalk connections to both W. CR 38 E and S. Taft Hill Road, which facilitates pedestrians and bicyclists reaching destinations nearby, including the Fossil Creek Multi-Use Trail to the west. H. 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 a sidewalk network around the building and directly connecting to the street sidewalks without crossing a drive aisle or parking lot. The sidewalk is separated from vehicle use areas by a curb. I. Section 3.2.2(J) - Setbacks Parking lots must be setback more than 15 feet on average from arterial streets Right-of-way (ROW) with the parking lot no closer than 5 feet at any point. The PDP meets this standard. The parking lot setback from W. CR 38 E ROW is 38’, and 59’ from S. Taft Hill Road ROW. The side and rear setbacks are 5’ and 7’-11”. J. Section 3.2.2(K)(2) - Nonresidential Parking Requirements The minimum, maximum and proposed parking are contained in the table below. The proposed parking is within the range of required parking and thus meets the requirements of the Land Use Code. Packet Pg. 18 Agenda Item 2 Item 2, Page 5 Table 1: Proposed Parking Use Min. Parking Max. Parking Parking Provided General Retail/Office (1,056 square feet) 2/1,000 square feet = 2 parking spaces 4/1,000 square feet = 4 parking spaces 2 spaces 2 Bedrooms/DU; 3-Bedrooms/DU 1.75 spaces = 3.5 2 spaces = 4 NA 8 spaces K. Section 3.2.2(K)(5) - Handicap Parking Parking lots with less than 25 parking spaces are required to provide one handicap accessible space with that space being van accessible with an 8-foot wide access aisle. The parking lot has one van accessible handicap parking space in accordance with this standard. L. 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 building is designed and located to minimize the casting of shadows on adjacent properties and could accommodate future active and/or passive solar installations. M. Section 3.2.4 – Site Lighting A photometric plan was submitted for the project. As proposed, the project complies with the lighting design standards in Section 3.2.4. All exterior building lighting is provided by down- directional and sharp cut-off fixtures, with LED lighting with a color temperature of 3,000 degrees Kelvin or less. N. Section 3.2.5 – Trash and Recycling Enclosures Enclosed trash and recycling containers are provided on-site, are fully screened from public view, and provide separate pedestrian access, in accordance with the requirements of this section. O. Section 3.3.1 – Plat Standards The layout of driveways, utilities, drainage facilities, easements and other services are designed in accordance with the City’s engineering standards. The plat demonstrates proper dedication of public rights-of-way, drainage easements and utility easements that are needed to serve the area being developed. A variance was approved by the City Engineer for nine-foot utility easements vs. fifteen-feet for both W. CR 38E and S. Taft Hill Road at back of ROW due to unique site constraints. P. Section 3.5.1 – Building and Project Compatibility The purpose of this Section is to ensure that the physical and operational characteristics of proposed buildings and uses are compatible when considered within the context of the surrounding area. Buildings shall either be similar in size and height, or, if larger, be articulated and subdivided into massing that is proportional to the mass and scale of other structures, if any, on the same block face, abutting or adjacent to the subject property, opposing block face or cater-corner block face at the nearest intersection. New developments in or adjacent to existing developed areas shall be compatible with the established architectural character of such areas by using a design that is complementary. In areas where the existing architectural character is not definitively established or is not consistent with the purposes of this Code, the architecture of new development shall set an enhanced standard of quality for future projects or redevelopment in the area. Packet Pg. 19 Agenda Item 2 Item 2, Page 6 The proposed plan is consistent with the requirements of the Land Use Code in regard to building and project compatibility including building size, height, bulk, mass, scale, mechanical equipment screening and operational/physical compatibility. The proposed mixed-use building is primarily residential in character, including a height of 2 ½ stories, similar to the 1 – 2 ½ stories reflected with existing homes to the south, west, and east across Taft Hill Road at Harmony Cottages. The proposed building will be of a similar height and scale to majority of the developments in its immediate surroundings. The building has a combination of pitched and flat roofs that are similar to existing residential and commercial development to the north and west. The building contains projections and recesses to further break down the mass of the building, with variation of materials and colors. All of these features contribute to the proposed building meeting this code standard. The area surrounding this property does not have much of an established architectural character. Existing residential homes to the south and west include older 1-story and 2 ½-story buildings. Across S. Taft are new and under-construction homes in Harmony Cottages. The existing J J’s Country Corner commercial center reflects a franchise architectural design of convenience store and fuel sales business. The proposed mixed-use building sets an enhanced standard of quality reflected in the architectural design and use of quality building materials. Q. Section 3.5.3(C)(1) – Orientation to a Connecting Walkway At least one main entrance of any commercial or mixed-use building shall face and open directly onto a connecting walkway with pedestrian frontage. The proposed building opens onto a connecting walkway that connects to both W. CR 38 E and S. Taft Hill Road. R. Section 3.5.3(C)(2) – Orientation to Build-to Lines for Street-front Buildings Buildings abutting an arterial street shall be located 10-25 feet behind the street right-of-way. Buildings may also use a contextual build-to line that may fall at any point between the required build-to line and the build-to line that exists on a lot that abuts, and is oriented to, the same street as the subject lot. The proposed building has a setback that ranges from 12’-11” to 16 feet, in compliance with this standard. S. Section 3.5.3(D) - Variation in Massing The proposed building is consistent with the requirements of the Land Use Code in regard to horizontal massing and changes in massing being related to entrances, the integral structure and interior spaces of the building. No horizontal plane exceeds a 1:3 height-width ratio. The changes in massing also relate to building features such as doors and windows, which are integral to the interior spaces of the building. T. Section 3.5.3(E) - Character and Image The proposed building is consistent with the relevant requirements of this Land Use Code section including façade treatments, entrances, and base and top treatments. All walls break up their mass with windows, change in materials and fenestration pattern to provide a human scale. U. Section 3.6.6 – Emergency Access An emergency access easement is proposed that runs through the site and parking lot on the west side of the site. The emergency access easement ensures emergency vehicles can gain proper access and maneuvering to reach all portions of the proposed building. Packet Pg. 20 Agenda Item 2 Item 2, Page 7 V. Section 3.6.4 – Transportation Level of Service Requirements Given the very limited change in anticipated traffic from this project (less than 50 trips per day), the requirement of a Traffic Impact Study was waived by staff. However, through the plan review process the proposal was asked to address a couple transportation items related to access, adjacent frontage requirements and intersection improvements. The development is dedicating right-of-way and constructing arterial frontage along their property on both CR 38E (Harmony) and Taft Hill including sidewalks. In addition, the development will be constructing an eastbound right turn lane from CR 38E to southbound Taft Hill. This lane is warranted with existing traffic. The function of area intersections meets operations standards, and applicable Transportation Level of Service requirements are met. 4. Neighborhood Meeting A neighborhood meeting was held on March 22, 2018. This meeting included information for the annexation and zoning, and conceptual project development plans. A summary of the discussion from the meeting is included with this staff report. 5. Findings of Fact/Conclusions In evaluating the proposed Taft Place Project Development Plan, PDP #180008, staff makes the following findings of fact and conclusions: A. The PDP complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. B. The PDP complies with relevant standards located in Article 3 – General Development Standards. C. The PDP complies with the relevant (L-M-N) Low Density Mixed-Use Neighborhood District standards in Division 4.5 of Article 4. 6. Recommendation Approval of the Taft Place Project Development Plan, PDP #180008. ATTACHMENTS 1. Applicant’s Planning Objectives Narrative 2. Site Plan 3. Landscape Plan 4. Building Elevations 5. Lighting Plan 6. Lighting Photometric Spec Sheet 7. Plat 8. Utility Plans 9. Neighborhood Meeting Summary 10. Vicinity Map 11. Applicant Power Point Presentation Packet Pg. 21 AWEIDA PDP, at 4101 S. Taft Hill Rd., Fort Collins, Colorado LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 Page 1 of 10 13 June, 2018 Pete Wray, Planner 281 N College Avenue PO Box 580 Fort Collins, CO 80522 AWEIDA PDP (formerly referred to as 4101 S. Taft Hill Rd. Mix-Use Development0 STATEMENT OF PLANNING OBJECTIVES: Introduction • This is a request to construct a new mix-use project located on the south/west corner of Taft Hill Rd and Harmony Rd. • The property, 19,908s.f. (.45 acres), was recently annexed, as the Aweida Annexation, into the City of Fort Collins as an L-M-N (Low Density Mix-use Neighborhood) zoned district which allows mixed-use development as is being proposed. • Phasing: This is a single phase project. It is the intent to construct the project in one phase commencing soon after approval. • Ownership: The current and continued ownership of the property and proposed development is Aweida Properties, Inc. Contact: Dan Aweida and Neil Aweida. Address: 500 Discovery Pkwy, Suite 300, Superior, Colorado 80027. • The proposed development will provide additional rental housing and retail space to the community. It is anticipated that the majority of potential tenants will be young professionals. • The proposed number of dwelling units is four (4), with a total of ten (10) bedrooms. The maximum density for L-M-N zoning is 9du/ac; proposed are 8.7du/ac. One (1), 1,000s.f. +/-, Commercial Retail is also proposed. Site Planning & Landscaping • Tree Planting Standard - The project will provide trees as required as per city standards, in the parkway located on Harmony Rd, in and around parking lots, and in all landscape areas identified within the property and around the building, in order to add to the urban tree canopy in the immediate area. • Landscape Standards – It is the intent for the development’s landscaping to meet or exceed the standards where possible. • Tree Protection and Replacement - A minimal number of existing trees within the development may need to be removed to accommodate improvements. As many quality trees as possible will be saved. The landscape plans will accurately identify the locations, species, size and condition of all significant trees, each labeled showing the applicant’s intent to either remove or protect. • Bicycle Parking - Bicycle parking spaces are required to be provided. It is the intent for the project to provide fourteen (14) bike parking spaces total. There will also be a structure designed to accommodate at least seven (7) of that total to be covered bike parking at the exterior on site. • Walkways - Directness and continuity. 5’ walkways within the site that are located and aligned to directly and continuously connect areas or points of pedestrian origin and destination. 6’ detached walkways along major arterial parkways link surrounding street sidewalks with building entries. • Direct On-Site Access to Pedestrian and Bicycle Destinations - The on-site pedestrian and bicycle circulation system is designed to provide, and allow for, direct connections to pedestrian and bicycle destinations. • Transportation Impact Study – It has been determined by city staff that a TIS is not required for this proposed development. • Access and Parking Lot Requirement – The proposed fourteen (14) space parking lot is located at the back of the lot behind the Taft Hill Rd. oriented mix-use building. There are two (2) proposed access points into the site. A full access entry off of Harmony Rd. and a one-way entry off of Taft Hill Rd. ITEM 2, ATTACHMENT 1 Packet Pg. 22 AWEIDA PDP, at 4101 S. Taft Hill Rd., Fort Collins, Colorado LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 Page 2 of 10 • Trash and Recycling Enclosures – Provided to accommodate the collection, separation, storage, loading and pickup of recyclable materials that is adequate, convenient, and functionally located. Exterior finishes will be similar to architectural finishes. • Emergency Access – Basic emergency access is available from Harmony Rd onto site at the parking lot at a length less than150 feet, dead-ending at the south of the property. 150 foot hose lengths from the fire apparatus can access all sides of the building, so no additional fire lanes are required. The overall building height is 30’+/- (2 stories) and will be provided with an approved NFPA 13 sprinkler system. • There are no existing wetlands within the development. The closest feature to a natural habitat are existing trees at the south and west property lines. Undesirable trees will be removed and as many desirable trees and shrubs will be saved as possible. An on-site meeting with the city’s arborist has been performed. Parking • The project will provide fourteen (14) off-street automobile parking spaces. Two access points into the lot are provided. Traffic Impact • A Traffic Impact Study has not been required by city staff and is not provided. Per Traffic Operations comments; a right turn lane is be warranted off of Harmony Rd onto Taft Hill Rd improving the existing conditions at this intersection. Ant that no additional R.O.W. will be needed beyond the standard increase for this arterial. It is anticipated that considering this project’s modest scale that the proposed project will have minimal impact the on city’s traffic. Architecture • Building and Project Compatibility Section 3.5.1: It is the intent for the physical and operational characteristics of the proposed building and uses to be compatible considering the context of the surrounding area. o Architectural Character - A defined architectural character is not strongly established in this area. Architectural character ranges from single-family residential to the west, south, and east. And JJ’s commercial/retail and bar/restaurant facilities to the north. The character of these existing buildings range from traditional to modern. This project and its corner location can provide an aesthetically pleasing transition from a modest commercial/retail into residential that fits into the surrounding residential area. Due to its location, this project represents a logical, and modest, mix-use addition to our community. This project will replace a deteriorated single family residence that had no historic value and replace it with a traditional facility that will enhance the standard of quality for future projects or redevelopment in the area. o Building Size, Height, Bulk, Mass, Scale. This building’s size, height, bulk, mass, and scale are intended to be compatible with the surrounding area. The building “front” facing Taft Hill Rd is intentionally varied to simulate the scale and proportions of traditional residential architecture and character. The proposed building is well articulated and subdivided into varied massings to promote its function and visual interest with a massing of corner commercial with a parapet roof line transitioning into traditional residential with peaked roof lines. This building’s massing and scale will add positively to the neighborhood’s character and quality. o Operational/Physical Compatibility Standards. The property located on the corner of two arterials ideal location for housing and office geared toward active young professionals.  It is anticipated that the majority of tenants who will be attracted to this project will be active young professionals just getting into their careers. The close proximity to natural amenities, such as Horsetooth, will promote walking or biking. o Building Materials.  There is no current strong theme of building material usage in the area. Therefore common Colorado construction materials are to be utilized for the project. Building form, detailing, color and texture, shall be utilized to enhance the architectural experience in the area. Use of color and materials will be such as to ITEM 2, ATTACHMENT 1 Packet Pg. 23 AWEIDA PDP, at 4101 S. Taft Hill Rd., Fort Collins, Colorado LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 Page 3 of 10 simulate enough similarity for the building to be compatible will surrounding structures.  Glare. Building materials should not create excessive glare. No highly reflective building materials are proposed, such as polished aluminum, unpainted shiny metal or reflective glass.  Windows. Windows are individually defined elements, and placed to visually establish and define the building stories and establish human scale and proportion.  Building Color. Wall color shades are intended to be vibrant yet soft. The majority of the roofs are pitched to reflect a residential feel, however, portions of the roof (at the corner of the site) are designed to be flat (parapet) to reflect a brick/stone façade commercial feel. Pitched roofs are proposed to be shingles in an earth tone. The color shades of building materials shall draw from the range of color shades that already exist around the city and in the adjacent neighborhood. • Building Height: The affects of this project on access to sunlight and affect on desirable views has been considered. Minimal undesirable affects are anticipated. o Section 3.5.1(G) a height analysis for structures over 40 feet does not apply, however, Section 3.2.3(D) does apply. The analysis consists of a narrative and a shadow analysis. No major adverse consequences are apparent from shadows or views affected by this project. o The proposed building consists of two (2) stories, well within the limit imposed by Section 4.10(D)(2)(a) that state the maximum height is 5 stories. The definition of a story is in Section 3.8.17. • The developer of the project is well aware of its social responsibilities and is very supportive of green technologies which reduce human impact on our natural environment. Therefore the building design will incorporate energy efficient technologies such as high efficiency furnaces, on- demand water heaters, building materials and insulation. Schedule The schedule for the single phase of construction will be as follows:  Construction Start: Fall 2018  Construction Completion: Spring or Summer 2019 (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: This proposal meets the applicable City Plan Principles and Policies: Economic Health Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.1 - Prioritize Targeted Redevelopment Areas Policy EH 4.2 - Reduce Barriers to Infill Development and Redevelopment The Taft Hill Mix-Use Development will provide a compact redevelopment plan that is in an ideal location for a corner commercial/multi-family project that will provide an aesthetically pleasing transition into the surrounding established neighborhood infill area. Community and Neighborhood Livability Principle LIV 1: City development will be contained by well-defined boundaries that will be managed using various tools including utilization of a Growth Management Area, community coordination, and Intergovernmental Agreements. ITEM 2, ATTACHMENT 1 Packet Pg. 24 AWEIDA PDP, at 4101 S. Taft Hill Rd., Fort Collins, Colorado LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 Page 4 of 10 Policy LIV 1.1 – Utilize a Growth Management Area Policy LIV 1.3 – Coordinate at Community Edges The Taft Hill Mix-Use Development was recently annexed into the city which was consistent with the Growth Management Area of the City of Fort Collins, and is now in the city limits. Principle LIV 6: Infill and redevelopment within residential areas will be compatible with the established character of the neighborhood. In areas where the desired character of the neighborhood is not established, or is not consistent with the vision of City Plan, infill and redevelopment projects will set an enhanced standard of quality. Policy LIV 6.1 – Types of Infill and Redevelopment in Residential Areas Policy LIV 6.2 – Seek Compatibility with Neighborhoods This project is an infill development at the edge of the city, located on a well known intersection. This development is surrounded by a variety of residential lots with varying styles of architecture. This small scale mix-use project is a great opportunity to articulate some of styles from the surrounding neighborhood providing a wonderful transition at the intersection. 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 Policy LIV 7.4 - Maximize Land for Residential Development The project will construct a mix-use product, which provides a variety of housing types and introduces new densities in a neighborhood that is served by public transportation. 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 10.2 - Incorporate Street Trees Policy LIV 10.5 - Retrofit Existing Streetscapes The project will enhance the corner streetscape by providing street trees in newly designed parkway along the Taft Hill Rd. and where possible along Harmony road. Principle LIV 14: Require quality and ecologically sound landscape design practices for all public and private development projects throughout the community. Policy LIV 14.2 - Promote Functional Landscape Policy LIV 14.3 - Design Low Maintenance Landscapes This project will implement the use of xeriscape principles promote a functional and low maintenance landscape. Principle LIV 22: 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 Policy LIV 22.4 - Orient Buildings to Public Streets or Spaces Policy LIV 22.5 - Create Visually Interesting Streetscapes Policy LIV 22.8 - Reduce the Visual Prominence of Garages and Driveways ITEM 2, ATTACHMENT 1 Packet Pg. 25 AWEIDA PDP, at 4101 S. Taft Hill Rd., Fort Collins, Colorado LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 Page 5 of 10 Policy LIV 22.10 - Provide Transitions at Community Edges The project is designed to reflect and enhance the characteristics of the existing established residential neighborhood with a downtown commercial corner feel. The building fronts the arterial Taft Hill with its entrances to the units located at the back of the building near the parking lot. 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. Policy LIV 28.1 - Density Policy LIV 28.3 - Mix of Housing Types The project offers a variety of housing options within the L-M-N district. The housing type along the district edge is complimentary to the scale and massing of the surrounding neighborhoods. Transportation Principle T 8: Transportation that provides opportunities for residents to lead healthy and active lifestyles will be promoted. Policy T 8.1 - Support Active Transportation Policy T 8.2 - Design for Active Living The project supports active lifestyles by providing on-street sidewalks and designated bike lanes and will provide those elements where none currently exist. Principle T10: Using transit will be a safe, affordable, easy, and convenient mobility option for all ages and abilities. Policy T 10.1 - Transit Stops There are several existing transit stops adjacent to the site within walking distance on both Taft Hill and Harmony Roads. Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities The location of project will promote and support the idea of the residents utilizing alternative modes of transportation or public transportation. There are bike lanes and sidewalks proposed adjacent to this site where none currently exist. (ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. There are no wetlands or significant natural habitats within the boundaries of the site. (iii) Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. The developer will own the four (4) apartments as well as the one (1) commercial/retail space and lease them to tenants. (iv) Estimate of number of employees for business, commercial, and industrial uses. ITEM 2, ATTACHMENT 1 Packet Pg. 26 AWEIDA PDP, at 4101 S. Taft Hill Rd., Fort Collins, Colorado LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 Page 6 of 10 There will be one (1) office/commercial space for lease with an estimate of 2-5 employees. (v) Description of rationale behind the assumptions and choices made by the applicant. The rationale behind Taft Hill Mix-Use Development is to provide a for-lease product that is desirable in the current market. There is a growing need for multi-family rental housing in the community as well as a need for commercial/office space and this development will help fill the need. (vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. Utility easement variance has been approved. No other variances are anticipated. (vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. There are not existing wetlands, natural habitats or features currently located on site. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. The following is a summary of the neighborhood meeting produced by city staff. The answers provided at the meeting by the applicant and city staff generally address each of the comments and concerns as presented. Aweida Annexation/Conceptual Plans Neighborhood Meeting Summary (3/28/2018) Overview Neighborhood Meeting Date: March 22, 2018 Applicants: Dana Lockwood, Lockwood Architects Courtney Lockwood, Lockwood Architects Dan Aweida, Owner/Developer City Staff in Attendance: Pete Wray, Senior City Planner Sylvia Tatman-Burrus, Development Review Liaison Anna Simpkins, Planning Technician Martina Wilkinson, Assistant City Traffic Engineer Tim Tuttle, Civil Engineer II Proposed Project  The purpose of the neighborhood meeting is to share the developer’s proposal for annexation and zoning, conceptual plans for future project, and for staff to document comments received from attendees to be shared with Decision maker as part of record.  A formal Project Development Plan (PDP) application has not been submitted so this is early in the development review process. ITEM 2, ATTACHMENT 1 Packet Pg. 27 AWEIDA PDP, at 4101 S. Taft Hill Rd., Fort Collins, Colorado LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 Page 7 of 10  This property is currently located outside of City limits and this first step involves annexation and zoning.  City Council acts as the decision-maker for the annexation, plan amendment, and zoning.  This is a Type II Review, based on mixed-use dwelling and non-residential space in building. If approved, and Planning and Zoning Board would act as the decision-maker for the proposed development.  Neighbors will be notified in advance of the hearing held by the Planning and Zoning Board, and posted notice for a City Council Hearing.  Along with annexation the applicant is also sharing conceptual project development information ahead of a formal application. The proposed building is a 2-story, mixed-use dwelling with 4 units and 1000 square feet of office space.  14 parking spaces are proposed at the interior of the site.  A right-in, right-out access drive is proposed on CR38E and a right-in only on S. Taft Hill Rd.  A Structure Plan Amendment is proposed to zone the parcel Low-Density Mixed-Use (LMN) instead of Urban Estate (UE).  The applicant is Lockwood Architects, architect and landscape architect for the project.  The proposed non-residential space in building intended for professional office.  In the LMN zoning, the list of permitted uses for non-residential is limited if outside of a neighborhood center. The Code requires a separation distance of ¾ mile between neighborhood centers that include a retail store or convenience store with fuel sales uses. Since the JJ’s center is near this property, a neighborhood center is not proposed for this location.  Landscaping will be all ‘xeriscaping’ with no sod on site.  Proposal required right-of-way dedication to improve traffic function and safety at intersection.  The mixed-use building includes 4 proposed dwelling units: 2 two-bedroom and 2-three bedroom (10 total bedrooms). Questions/Comments and Answers Traffic/Roads  Will there be road improvements at the S Taft Hill Rd and County Road 38E intersection? The architect explained there will be a right-in, right-out driveway on the north side of the property along CR 38E and there will be a right-in only turn on the east side of the property along S Taft Hill Rd. They are required to dedicate approximately 12 feet of right-of way to the City for additional intersection improvements based on the roadway classification. Traffic Engineer Martina Wilkinson explained that the City is also in early conversations with Larimer County about improvements along S Taft Hill Rd between CR 38E and Horsetooth Rd. Traffic Engineering has also identified unusual traffic patterns at this intersection due to commuter traffic and vehicle traveling to and from Horsetooth Reservoir. Unique signal timing has been implements to try and address some of these irregularities.  How much traffic comes through this intersection daily? Traffic Engineer Martina Wilkinson explained that there are about 22,000 trips on S Taft Hill Rd north of Harmony Rd daily. This volume is where they begin discussions about widening. The proposal would not be responsible for all intersection improvements but would contribute.  How much additional traffic will this project generate? The applicant explained that they are not required to do a traffic study due to the small ITEM 2, ATTACHMENT 1 Packet Pg. 28 AWEIDA PDP, at 4101 S. Taft Hill Rd., Fort Collins, Colorado LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 Page 8 of 10 scale of the project. Traffic Engineer Martina Wilkinson explained that when they evaluate a 4-unit building they expect 3-4 trips per hour at peak traffic times, approximately 1 car every 15 minutes. The City cannot legally require one project to fix all deficiencies, but rather mitigate for their impact. This project could potentially contribute a right turn lane and frontage (curb and gutter) improvements along this lot.  What can be done at the intersection to improve mobility and the turning radius for large vehicles and vehicles with trailers? Traffic Engineer Martina Wilkinson explained that they are aware with turning radius issues at this corner and if this proposal necessitated adding a right turn lane from CR38 E onto S Taft Hill Rd then they would also be able to relocate signal poles which is one of the current constraints. Annexation  Is the property moved to City utilities when it is annexed? City Planner Pete Wray explained that electric service will switch from the current provider to Fort Collins Light and Power. A property can keep an existing septic system if it is adequate; future sanitation service provided by the City. Water services provided by the Fort Collins-Loveland Water District.  The County said they would never let this property go commercial, is the City trying to annex this parcel to make it commercial? City Planner Pete Wray explained that the annexation is spurred by the proposed development. The City and County have an agreement that if a development is proposed on a property that is contiguous with City limits and within the set Growth Management Area (GMA) then is will be annexed prior to development, as is the case with this parcel. The existing County zoning for this property is R1 Residential. The County zoning across W CR 38 E at the JJ’s Center is commercial. The City is not proposing to change zoning to Commercial for this location. The City Structure Plan has this quadrant of the intersection indicated as Urban Estate (UE) Land Use designation. As part of this annexation a plan amendment is proposed to change the land use from UE to Low Density Mixed-Use Neighborhood (LMN). This change is consistent with the LMN zoning to the east across S. Taft Hill Road, and to the north across W CR 38 E for future designation. Staff supports this change in part because building a single-family house in the UE zoning for this corner is challenging after street infrastructure improvements are implemented, further reducing the lot size. During the City Plan update process currently underway, if other property owners also desire a plan amendment to LMN, staff may consider a larger Structure Plan map change. However, to clarify that potential option is not part if this application for annexation. City Council would have to approve any Structure Plan amendments and annexation. The structure plan is available online: https://www.fcgov.com/planning/pdf/structure-plan.pdf  If the lot is annexed, are other property owners forced into the City? City Planner Pete Wray explained that properties come into City limits by one of two ways; voluntary annexation with development or involuntary annexation as a result of an enclave. This property is eligible for voluntary annexation because it meets the annexation criteria for being adjacent to existing City Limits and within the Growth ITEM 2, ATTACHMENT 1 Packet Pg. 29 AWEIDA PDP, at 4101 S. Taft Hill Rd., Fort Collins, Colorado LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 Page 9 of 10 Management Area (GMA). Enclaves are created when a parcel or parcels within the County are surrounded by City limits. If an enclave is established, City Council can consider forced annexation after a three-year period. Annexing this property into the City would not force others to do so now.  Do our taxes change if this property is annexed? City Planner Pete Wray explained that taxes for the property that is annexed would be based on the latest County Assessor’s information.  If an adjacent 2-acre lot annexed and they wanted LMN zoning, they could build 18 units [9 per acre]? City Planner Pete Wray explained that City Council would have to support the annexation and support any proposed change to the City Structure Plan. If this was supported, then yes, the maximum density in the LMN zone is 9 dwelling units per acre. But like this property, other design factors may reduce density such as street access, setbacks, parking and drainage requirements. Any future annexations and development proposals are not part of this proposal. The City is currently updating our comprehensive plan, City Plan, which will be looking at some of these areas where amendments to the structure plan may make sense. Residents and neighbors are encouraged to get involved in the City Plan process to have concerns heard with stakeholder groups and public events over the next 18 months. Please see the City Plan website for additional information on ways to get involved: https://ourcity.fcgov.com/cityplan Miscellaneous  Why do you [the applicant] not think this property is suitable for a single-family house? The applicant explained that this was his opinion, and although there was a single-family house on the lot for 100+ years, the area has changed and developed to the point where there is enough traffic that this site is not appealing for a single-family home. The UE zoning requires a minimum half acre lots, with the existing lot size of .44 acres. Additional Right of Way, setbacks and site drainage may further reduce lot size.  What is our role in the rest of this process? Can we vote on proposed zoning? Where do our comments go? City Planner Pete Wray explained that all comments from the meeting would be put in the official record and provided to the decision maker. Any other communication received (email, phone, etc.) will also be entered into the record. All hearings with these decision- makers are also public and citizens can attend and make additional comments. Neighbors will be provided mailed notice prior to the Planning and Zoning Board hearing. City Council Hearings include posted notice. Development Review Liaison Sylvia Tatman-Burrus encouraged those at the meeting to contact her as well and to share hearing notices with neighbors who may be interested but outside of the notification area. City Planner Pete Wray explained that, although not a Land Use Code requirement, this proposal could have another neighborhood meeting if the design changes significantly and it would benefit neighbors and the applicant see and receive additional feedback prior to moving to a decision-maker. ITEM 2, ATTACHMENT 1 Packet Pg. 30 AWEIDA PDP, at 4101 S. Taft Hill Rd., Fort Collins, Colorado LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 Page 10 of 10  What is the timeline for this project? City Planner Pete Wray explained that this project will go to a preliminary City Council hearing in April at which time they will determine a schedule as part of an initiating resolution. The Planning and Zoning Board Hearing is tentatively scheduled for May, to forward a recommendation to City Council on the annexation, plan amendment and zoning. The first reading is anticipated at a June City Council meeting and the second reading is expected in July. A hearing with the Planning and Zoning Board for a Project Development Plan item can occur after Council approves an annexation petition (July). Other citizen Comments:  One neighbor verbally opposing any changes to multi-family zoning. Keep it residential as-is.  To keep this property “residential and as is” may not be practical or marketable, and is non conforming to current R1 zoning. LMN zoning  One neighbor stated interest in future LMN zoning for their property.  This property could represent a good example. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. The project is called AWEIDA PDP (formerly referred to as 4101 S. Taft Hill Mix-Use Development at Conceptual Review). ITEM 2, ATTACHMENT 1 Packet Pg. 31 P R O P E R T Y D E S C R I P T I O N : A tract of land located in the Southeast Quarter of Section 33, Township 7 North, Range 69 West of the 6th P.M., City of Fort Collins, County of Larimer, State of Colorado, more particularly described as follows: Considering the North line of the Southeast Quarter of Section 33, Township 7 North, Range 69 West of the 6th P.M. as bearing North 89° 44' 27" East, and with all bearings contained herein relative thereto, COMMENCING at the East Quarter corner of Section 33, Township 7 North, Range 69 West of the 6th P.M., thence along the North line of the Southeast Quarter of said Section 33, South 89°44'27" West, 183.16 feet; thence departing said line, South 00°15'31" East, 30.00 feet a point on the South right-of-way line of West County Road 38E, said point being the POINT OF BEGINNING; thence along said right-of-way line North 89°44'27" East, 133.08 feet to the Westerly corner of a parcel recorded at Reception No. 20060041951 Larimer county Clerk and Recorder; thence along the Southwesterly line of said parcel, South 45°00'33" East, 28.13 feet; thence along the West right-of-way line of South Taft Hill Road, South 00°18'24" West, 112.14 feet; thence departing said line, South 89°53'33" West, 152.83 feet; thence, North 00°11'50" East, 131.71 feet to the POINT OF BEGINNING, contains 19,997 square feet or 0.458 acres, more or less. LAND AREA PARCEL TOTAL 19,980 0.456 SITE AREA (GROSS) 19,980 0.456 SITE AREA (NET) 19,980 0.456 100% BUILDING COVERAGE 2,766 0.125 13% DRIVEWAY AND PARKING COVERAGE 6,278 0.144 31% PUBLIC STREET RIGHT-OF -WAY 4,999 0.115 25% LANDSCAPED AREAS 5,862 0.146 29% OPEN SPACE 0 0 0% "ACTIVE RECREATIONAL USE" 0 0 0% TYPE - MIX-USE BUILDING SQUARE FOOTAGE 5,425 +/- RESIDENTIAL AREA 4,369 +/- COMMERCIAL/OFFICE AREA 1,056 +/- INTENSITY (FLOOR AREA RATIO-FAR) 0.272 BUILDING HEIGHT < 30' PROPOSED ZONING L-M-N NO. DWELLING UNITS 4 (2)-3 BR, (2)-2 BR 10 BR TTL. GROSS DENSITY 8.7 du/ac NET DENSITY 11.6 du/ac VEHICLE PARKING 14 REQUIRED COMMERCIAL PARKING 2 REQUIRED RESIDENTIAL PARKING 8 MAXIMUM PARKING NA PROPOSED PARKING STANDARD PARKING 13 CAR HANDICAP 0 VAN HANDICAP 1 TOTAL PARKING 14 BICYCLE PARKING TOTAL 14 COVERED BIKE PARKING 8 SITE BIKE PARKING 6 JOB # REVISIONS DATE DRAWN CHECKED SHEET 415 E. PITKIN STREET, FORT COLLINS COLORADO 80524 (970) 493-1023 TAFT PLACE MIX-USE DEVELOPMENT FORT COLLINS, CO 19 SEPT., 2018 CGL DWL JOB # REVISIONS DATE DRAWN CHECKED SHEET 415 E. PITKIN STREET, FORT COLLINS COLORADO 80524 (970) 493-1023 TAFT PLACE MIX-USE DEVELOPMENT FORT COLLINS, CO 19 SEPT., 2018 CGL DWL PRELIMINARY NOT FOR CONSTRUCTION R BIKE PARKING STRUCTURE - DETAIL PLAN 1 Scale: 1/4" = 1'-0" NORTH 6'-8" 13'-0" 2'-0" 3'-0" 3'-0" 3'-0" 2'-0" 1'-10" TYP. LINE OF ROOF STRUCTURE ABOVE INVERTED "U" BIKE RACK -SEE DETAIL THIS SHEET 1'-10" 2'-5" 1 2 3 44 5 6 77 8 2" SQUARE TUBE STL. POST 2" SQUARE TUBE STL. POST INVERTED "U" BIKE RACK - TYP 5 Scale: 1/2" = 1'-0" 1-7/8" TUBE STL. STL. BASE PLATE FIXED 1'-10" 3'-0" X X X X X X X X R OHU OHU OHU OHU OHU OHU OHU OHU O 3-CUBIC YARD RECYCLING T R A S H E N C L O S U R E - DETAIL PLAN 6 Scale: 1/4" = 1'-0" NORTH 8'-0" 5'-4" 4'-8" 13'-4" 8" 13'-4" 8" 19'-4" 13'-4" 4'-0" 8'-8" 6" CONC. CURB 6" CONC. CURB JOB # REVISIONS DATE DRAWN CHECKED SHEET 415 E. PITKIN STREET, FORT COLLINS COLORADO 80524 (970) 493-1023 TAFT PLACE MIX-USE DEVELOPMENT FORT COLLINS, CO 19 SEPT., 2018 CGL DWL PRELIMINARY NOT FOR CONSTRUCTION SO 1 RSC 1 KCT 1 WCJ 5 WCJ 2 ABSB 1 WPR WPR WPR OHU OHU OHU OHU OHU OHU S89°53'33"W 152.83' N00°11'50"E 131.75' OHU OHU C ONE WAY S S S S S S PBS B M M M M M BG BG BG RB RB RB RB RB RB RB RB RB RB RB RB RB B L-2 LANDSCAPE DETAILS 4' VINYL FENCE DETAIL -TYP 1 Scale: 1/2" = 1'-0" 4 '-0" 8'-0" JOB # REVISIONS DATE DRAWN CHECKED SHEET 415 E. PITKIN STREET, FORT COLLINS COLORADO 80524 (970) 493-1023 TAFT PLACE MIX-USE DEVELOPMENT FORT COLLINS, CO 19 SEPT., 2018 CGL DWL PRELIMINARY NOT FOR CONSTRUCTION SAUCER SHAPED PLANTING HOLE 2-3 TIMES THE SIZE OF ROOT BALL SAUCER SHAPED PLANTING HOLE 2-3 TIMES THE SIZE OF ROOT BALL BACKFILL W/ 2/3 NATIVE SOIL & 1/3 COMPOST. THOROUGHLY WATER TO SETTLE SOIL w/ SLOW RELEASE FERTILIZER TABLET - TYP. BACKFILL W/ 2/3 NATIVE SOIL & 1/3 COMPOST. THOROUGHLY WATER TO SETTLE SOIL w/ SLOW RELEASE FERTILIZER TABLET - TYP. 2'-0" MIN. 5'-0" MIN. REMOVE ALL WIRE CAGE AND/OR TWINE. OPEN BURLAP AWAY FROM TRUCK OF TREE AND CUT TOP 1/3 FROM TRUNK AND ROOT BALL. SET ROOT BALL ON COMPACTED SOIL TO PREVENT SETTLING. DRIVE TWO (2) STAKES PER TREE. TOP OF ROOT CROWN TO BE 1-2" HIGHER THAN FINISH GRADE. TIE GROMMETED NYLON STRAPS TO STAKE WITH WIRE. WIRE ENDS SHALL BE BENT BACK TO ELIMINATE BURRS AND WHITE PVC PIPE ALONG ENTIRE LENGTH OF WIRE FOR VISUAL AND SAFETY FINISH GRADE. 2" CEDAR MULCH @ 36" DIA. AROUND TREE IN ALL LAWN AREAS. TREE TRUNK. 2'-0" MIN. REMOVE ALL WIRE CAGE AND/OR TWINE. OPEN BURLAP AWAY FROM TRUCK OF TREE AND CUT TOP 1/3 FROM TRUNK AND ROOT BALL. SET ROOT BALL ON COMPACTED SOIL TO PREVENT SETTLING. DRIVE THREE (3) T-POSTS PER TREE FOR TREES OVER 6' IN HEIGHT. DRIVE TWO (2) T-POSTS FOR TREES 6' IN HEIGHT OR LESS. SPACE ANCHORS EQUALLY AROUND TRUNK. AVOID DAMAGE TO BRANCHES FIRST FLOOR F.F. 100' 0" SECOND FLOOR F.F. 111' 0" 11'-0" 10'-1" ROOF BRG 121' 1" N O R T H E L E V A T I O N Scale: 1/8" = 1'-0" 1 FIRST FLOOR F.F. 100' 0" SECOND FLOOR F.F. 111' 0" 11'-0" 10'-1" ROOF BRG 121' 0" E A S T E L E V A T I O N Scale: 1/8" = 1'-0" 2 5:12 SECOND FLOOR F.F. 111 0" 11'-0" 9'-1" ROOF BRG 120' 1" S O U T H E L E V A T I O N Scale: 1/8" = 1'-0" 3 5:12 5:12 5:12 SECOND FLOOR F.F. 111' 0" 11'-0" 10'-1" ROOF BRG 121' 1" W E S T E L E V A T I O N Scale: 1/8" = 1'-0" 4 FIRST FLOOR F.F. 100' 0" SECOND FLOOR F.F. 109' 3 3/4" 9'-3 3/4" 8'-1" ROOF BRG 119' 4 3/4" A3.1 TAFT PLACE BUILDING ELEVATIONS 25'-2 3/4" 27'-8 3/8" 8" 17'-4 3/4" 27'-0 3/8" FIRST FLOOR F.F. 100' 0" SECOND FLOOR F.F. 109' 3 3/4" 0.7 1.1 1.5 2.4 2.5 2.0 2.3 2.5 0.9 1.3 1.8 2.5 2.7 2.5 2.6 2.6 1.1 1.5 1.9 2.1 2.3 2.4 2.4 2.0 1.8 1.3 0.8 0.5 1.3 1.6 1.7 1.7 1.9 2.1 1.9 1.6 1.4 1.1 0.7 0.4 1.5 1.7 1.6 1.5 1.7 1.9 1.8 1.5 1.6 1.6 1.6 1.4 1.5 1.6 1.6 1.4 1.8 2.2 2.1 1.5 1.2 1.0 0.7 0.0 0.0 0.0 PRELIMINARY NOT FOR CONSTRUCTION AWEIDA PDP 4101 S. TAFT HILL ROAD FORT COLLINS, COLORADO Full Service MEP, Civil and Environmental Engineering WESTengineering E1.2 ITEM 2, ATTACHMENT 6 Packet Pg. 38 ITEM 2, ATTACHMENT 7 Packet Pg. 39 ITEM 2, ATTACHMENT 7 Packet Pg. 40 ITEM 2, ATTACHMENT 8 Packet Pg. 41 Aweida Annexation/Conceptual Plans Neighborhood Meeting Summary (3/28/2018) Overview Neighborhood Meeting Date: March 22, 2018 Applicants: Dana Lockwood, Lockwood Architects Courtney Lockwood, Lockwood Architects Dan Aweida, Owner/Developer City Staff in Attendance: Pete Wray, Senior City Planner Sylvia Tatman-Burrus, Development Review Liaison Anna Simpkins, Planning Technician Martina Wilkinson, Assistant City Traffic Engineer Tim Tuttle, Civil Engineer II Proposed Project  The purpose of the neighborhood meeting is to share the developer’s proposal for annexation and zoning, conceptual plans for future project, and for staff to document comments received from attendees to be shared with Decision maker as part of record.  A formal Project Development Plan (PDP) application has not been submitted so this is early in the development review process.  This property is currently located outside of City limits and this first step involves annexation and zoning.  City Council acts as the decision-maker for the annexation, plan amendment, and zoning.  This is a Type II Review, based on mixed-use dwelling and non-residential space in building. If approved, and Planning and Zoning Board would act as the decision-maker for the proposed development.  Neighbors will be notified in advance of the hearing held by the Planning and Zoning Board, and posted notice for a City Council Hearing.  Along with annexation the applicant is also sharing conceptual project development information ahead of a formal application. The proposed building is a 2-story, mixed-use dwelling with 4 units and 1000 square feet of office space.  14 parking spaces are proposed at the interior of the site.  A right-in, right-out access drive is proposed on CR38E and a right-in only on S. Taft Hill Rd.  A Structure Plan Amendment is proposed to zone the parcel Low-Density Mixed-Use (LMN) instead of Urban Estate (UE).  The applicant is Lockwood Architects, architect and landscape architect for the project.  The proposed non-residential space in building intended for professional office. Community Development and Neighborhood Services Planning Services 281 North College Ave. P.O. Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com/developmentreview ITEM 2, ATTACHMENT 9 Packet Pg. 42 Neighborhood Meeting Notes – 4101 S. Taft Hill Rd. Page 2  In the LMN zoning, the list of permitted uses for non-residential is limited if outside of a neighborhood center. The Code requires a separation distance of ¾ mile between neighborhood centers that include a retail store or convenience store with fuel sales uses. Since the JJ’s center is near this property, a neighborhood center is not proposed for this location.  Landscaping will be all ‘xeriscaping’ with no sod on site.  Proposal required right-of-way dedication to improve traffic function and safety at intersection.  The mixed-use building includes 4 proposed dwelling units: 2 two-bedroom and 2-three bedroom (10 total bedrooms). Questions/Comments and Answers Traffic/Roads  Will there be road improvements at the S Taft Hill Rd and County Road 38E intersection? The architect explained there will be a right-in, right-out driveway on the north side of the property along CR 38E and there will be a right-in only turn on the east side of the property along S Taft Hill Rd. They are required to dedicate approximately 12 feet of right-of way to the City for additional intersection improvements based on the roadway classification. Traffic Engineer Martina Wilkinson explained that the City is also in early conversations with Larimer County about improvements along S Taft Hill Rd between CR 38E and Horsetooth Rd. Traffic Engineering has also identified unusual traffic patterns at this intersection due to commuter traffic and vehicle traveling to and from Horsetooth Reservoir. Unique signal timing has been implements to try and address some of these irregularities.  How much traffic comes through this intersection daily? Traffic Engineer Martina Wilkinson explained that there are about 22,000 trips on S Taft Hill Rd north of Harmony Rd daily. This volume is where they begin discussions about widening. The proposal would not be responsible for all intersection improvements but would contribute.  How much additional traffic will this project generate? The applicant explained that they are not required to do a traffic study due to the small scale of the project. Traffic Engineer Martina Wilkinson explained that when they evaluate a 4-unit building they expect 3-4 trips per hour at peak traffic times, approximately 1 car every 15 minutes. The City cannot legally require one project to fix all deficiencies, but rather mitigate for their impact. This project could potentially contribute a right turn lane and frontage (curb and gutter) improvements along this lot.  What can be done at the intersection to improve mobility and the turning radius for large vehicles and vehicles with trailers? Traffic Engineer Martina Wilkinson explained that they are aware with turning radius issues at this corner and if this proposal necessitated adding a right turn lane from CR38 E onto S Taft Hill Rd then they would also be able to relocate signal poles which is one of the current constraints. ITEM 2, ATTACHMENT 9 Packet Pg. 43 Neighborhood Meeting Notes – 4101 S. Taft Hill Rd. Page 3 Annexation  Is the property moved to City utilities when it is annexed? City Planner Pete Wray explained that electric service will switch from the current provider to Fort Collins Light and Power. A property can keep an existing septic system if it is adequate; future sanitation service provided by the City. Water services provided by the Fort Collins- Loveland Water District.  The County said they would never let this property go commercial, is the City trying to annex this parcel to make it commercial? City Planner Pete Wray explained that the annexation is spurred by the proposed development. The City and County have an agreement that if a development is proposed on a property that is contiguous with City limits and within the set Growth Management Area (GMA) then is will be annexed prior to development, as is the case with this parcel. The existing County zoning for this property is R1 Residential. The County zoning across W CR 38 E at the JJ’s Center is commercial. The City is not proposing to change zoning to Commercial for this location. The City Structure Plan has this quadrant of the intersection indicated as Urban Estate (UE) Land Use designation. As part of this annexation a plan amendment is proposed to change the land use from UE to Low Density Mixed-Use Neighborhood (LMN). This change is consistent with the LMN zoning to the east across S. Taft Hill Road, and to the north across W CR 38 E for future designation. Staff supports this change in part because building a single-family house in the UE zoning for this corner is challenging after street infrastructure improvements are implemented, further reducing the lot size. During the City Plan update process currently underway, if other property owners also desire a plan amendment to LMN, staff may consider a larger Structure Plan map change. However, to clarify that potential option is not part if this application for annexation. City Council would have to approve any Structure Plan amendments and annexation. The structure plan is available online: https://www.fcgov.com/planning/pdf/structure-plan.pdf  If the lot is annexed, are other property owners forced into the City? City Planner Pete Wray explained that properties come into City limits by one of two ways; voluntary annexation with development or involuntary annexation as a result of an enclave. This property is eligible for voluntary annexation because it meets the annexation criteria for being adjacent to existing City Limits and within the Growth Management Area (GMA). Enclaves are created when a parcel or parcels within the County are surrounded by City limits. If an enclave is established, City Council can consider forced annexation after a three-year period. Annexing this property into the City would not force others to do so now.  Do our taxes change if this property is annexed? City Planner Pete Wray explained that taxes for the property that is annexed would be based on the latest County Assessor’s information.  If an adjacent 2-acre lot annexed and they wanted LMN zoning, they could build 18 units [9 per acre]? ITEM 2, ATTACHMENT 9 Packet Pg. 44 Neighborhood Meeting Notes – 4101 S. Taft Hill Rd. Page 4 City Planner Pete Wray explained that City Council would have to support the annexation and support any proposed change to the City Structure Plan. If this was supported, then yes, the maximum density in the LMN zone is 9 dwelling units per acre. But like this property, other design factors may reduce density such as street access, setbacks, parking and drainage requirements. Any future annexations and development proposals are not part of this proposal. The City is currently updating our comprehensive plan, City Plan, which will be looking at some of these areas where amendments to the structure plan may make sense. Residents and neighbors are encouraged to get involved in the City Plan process to have concerns heard with stakeholder groups and public events over the next 18 months. Please see the City Plan website for additional information on ways to get involved: https://ourcity.fcgov.com/cityplan Miscellaneous  Why do you [the applicant] not think this property is suitable for a single-family house? The applicant explained that this was his opinion, and although there was a single-family house on the lot for 100+ years, the area has changed and developed to the point where there is enough traffic that this site is not appealing for a single-family home. The UE zoning requires a minimum half acre lots, with the existing lot size of .44 acres. Additional Right of Way, setbacks and site drainage may further reduce lot size.  What is our role in the rest of this process? Can we vote on proposed zoning? Where do our comments go? City Planner Pete Wray explained that all comments from the meeting would be put in the official record and provided to the decision maker. Any other communication received (email, phone, etc.) will also be entered into the record. All hearings with these decision-makers are also public and citizens can attend and make additional comments. Neighbors will be provided mailed notice prior to the Planning and Zoning Board hearing. City Council Hearings include posted notice. Development Review Liaison Sylvia Tatman-Burrus encouraged those at the meeting to contact her as well and to share hearing notices with neighbors who may be interested but outside of the notification area. City Planner Pete Wray explained that, although not a Land Use Code requirement, this proposal could have another neighborhood meeting if the design changes significantly and it would benefit neighbors and the applicant see and receive additional feedback prior to moving to a decision-maker.  What is the timeline for this project? City Planner Pete Wray explained that this project will go to a preliminary City Council hearing in April at which time they will determine a schedule as part of an initiating resolution. The Planning and Zoning Board Hearing is tentatively scheduled for May, to forward a recommendation to City Council on the annexation, plan amendment and zoning. The first reading is anticipated at a June City Council meeting and the second reading is expected in July. A hearing with the Planning and Zoning Board for a Project Development Plan item can occur after Council approves an annexation petition (July). ITEM 2, ATTACHMENT 9 Packet Pg. 45 Neighborhood Meeting Notes – 4101 S. Taft Hill Rd. Page 5 Other citizen Comments:  One neighbor verbally opposing any changes to multi-family zoning. Keep it residential as-is.  One neighbor stated interest in future LMN zoning for their property. ITEM 2, ATTACHMENT 9 Packet Pg. 46 W Har m ony Rd W County Road 38e S Taft Hill Rd Lookout Ln P h ia Way Horsetooth Dr © Taft Place - PDP180008 1 inch = 125 feet Site Country JJ's Corner Harmony Cottages Vicinity Map ITEM 2, ATTACHMENT 10 Packet Pg. 47 P R O P E R T Y D E S C R I P T I O N : A tract of land located in the Southeast Quarter of Section 33, Township 7 North, Range 69 West of the 6th P.M., City of Fort Collins, County of Larimer, State of Colorado, more particularly described as follows: Considering the North line of the Southeast Quarter of Section 33, Township 7 North, Range 69 West of the 6th P.M. as bearing North 89° 44' 27" East, and with all bearings contained herein relative thereto, COMMENCING at the East Quarter corner of Section 33, Township 7 North, Range 69 West of the 6th P.M., thence along the North line of the Southeast Quarter of said Section 33, South 89°44'27" West, 183.16 feet; thence departing said line, South 00°15'31" East, 30.00 feet a point on the South right-of-way line of West County Road 38E, said point being the POINT OF BEGINNING; thence along said right-of-way line North 89°44'27" East, 133.08 feet to the Westerly corner of a parcel recorded at Reception No. 20060041951 Larimer county Clerk and Recorder; thence along the Southwesterly line of said parcel, South 45°00'33" East, 28.13 feet; thence along the West right-of-way line of South Taft Hill Road, South 00°18'24" West, 112.14 feet; thence departing said line, South 89°53'33" West, 152.83 feet; thence, North 00°11'50" East, 131.71 feet to the POINT OF BEGINNING, contains 19,997 square feet or 0.458 acres, more or less. LAND AREA PARCEL TOTAL 19,980 0.456 SITE AREA (GROSS) 19,980 0.456 SITE AREA (NET) 19,980 0.456 100% BUILDING COVERAGE 2,766 0.125 13% DRIVEWAY AND PARKING COVERAGE 6,278 0.144 31% PUBLIC STREET RIGHT-OF -WAY 4,999 0.115 25% LANDSCAPED AREAS 5,862 0.146 29% OPEN SPACE 0 0 0% "ACTIVE RECREATIONAL USE" 0 0 0% TYPE - MIX-USE BUILDING SQUARE FOOTAGE 5,425 +/- RESIDENTIAL AREA 4,369 +/- COMMERCIAL/OFFICE AREA 1,056 +/- INTENSITY (FLOOR AREA RATIO-FAR) 0.272 BUILDING HEIGHT < 30' PROPOSED ZONING L-M-N NO. DWELLING UNITS 4 (2)-3 BR, (2)-2 BR 10 BR TTL. GROSS DENSITY 8.7 du/ac NET DENSITY 11.6 du/ac VEHICLE PARKING 14 REQUIRED COMMERCIAL PARKING 2 REQUIRED RESIDENTIAL PARKING 8 MAXIMUM PARKING NA PROPOSED PARKING STANDARD PARKING 13 CAR HANDICAP 0 VAN HANDICAP 1 TOTAL PARKING 14 BICYCLE PARKING TOTAL 14 COVERED BIKE PARKING 8 SITE BIKE PARKING 6 JOB # REVISIONS DATE DRAWN CHECKED SHEET 415 E. PITKIN STREET, FORT COLLINS COLORADO 80524 (970) 493-1023 TAFT PLACE MIX-USE DEVELOPMENT FORT COLLINS, CO 19 SEPT., 2018 CGL DWL JOB # REVISIONS DATE DRAWN CHECKED SHEET 415 E. PITKIN STREET, FORT COLLINS COLORADO 80524 (970) 493-1023 TAFT PLACE MIX-USE DEVELOPMENT FORT COLLINS, CO 19 SEPT., 2018 CGL DWL PRELIMINARY NOT FOR CONSTRUCTION R BIKE PARKING STRUCTURE - DETAIL PLAN 1 Scale: 1/4" = 1'-0" NORTH 6'-8" 13'-0" 2'-0" 3'-0" 3'-0" 3'-0" 2'-0" 1'-10" TYP. LINE OF ROOF STRUCTURE ABOVE INVERTED "U" BIKE RACK -SEE DETAIL THIS SHEET 1'-10" 2'-5" 1 2 3 44 5 6 77 8 2" SQUARE TUBE STL. POST 2" SQUARE TUBE STL. POST INVERTED "U" BIKE RACK - TYP 5 Scale: 1/2" = 1'-0" 1-7/8" TUBE STL. STL. BASE PLATE FIXED 1'-10" 3'-0" X X X X X X X X R OHU OHU OHU OHU OHU OHU OHU OHU O 3-CUBIC YARD RECYCLING T R A S H E N C L O S U R E - DETAIL PLAN 6 Scale: 1/4" = 1'-0" NORTH 8'-0" 5'-4" 4'-8" 13'-4" 8" 13'-4" 8" 19'-4" 13'-4" 4'-0" 8'-8" 6" CONC. CURB 6" CONC. CURB JOB # REVISIONS DATE DRAWN CHECKED SHEET 415 E. PITKIN STREET, FORT COLLINS COLORADO 80524 (970) 493-1023 TAFT PLACE MIX-USE DEVELOPMENT FORT COLLINS, CO 19 SEPT., 2018 CGL DWL PRELIMINARY NOT FOR CONSTRUCTION SO 1 RSC 1 KCT 1 WCJ 5 WCJ 2 ABSB 1 WPR WPR WPR OHU OHU OHU OHU OHU OHU S89°53'33"W 152.83' N00°11'50"E 131.75' OHU OHU C ONE WAY S S S S S S PBS B M M M M M BG BG BG RB RB RB RB RB RB RB RB RB RB RB RB RB B ITEM 2, ATTACHMENT 11 Packet Pg. 51 L-2 LANDSCAPE DETAILS 4' VINYL FENCE DETAIL -TYP 1 Scale: 1/2" = 1'-0" 4 '-0" 8'-0" JOB # REVISIONS DATE DRAWN CHECKED SHEET 415 E. PITKIN STREET, FORT COLLINS COLORADO 80524 (970) 493-1023 TAFT PLACE MIX-USE DEVELOPMENT FORT COLLINS, CO 19 SEPT., 2018 CGL DWL PRELIMINARY NOT FOR CONSTRUCTION SAUCER SHAPED PLANTING HOLE 2-3 TIMES THE SIZE OF ROOT BALL SAUCER SHAPED PLANTING HOLE 2-3 TIMES THE SIZE OF ROOT BALL BACKFILL W/ 2/3 NATIVE SOIL & 1/3 COMPOST. THOROUGHLY WATER TO SETTLE SOIL w/ SLOW RELEASE FERTILIZER TABLET - TYP. BACKFILL W/ 2/3 NATIVE SOIL & 1/3 COMPOST. THOROUGHLY WATER TO SETTLE SOIL w/ SLOW RELEASE FERTILIZER TABLET - TYP. 2'-0" MIN. 5'-0" MIN. REMOVE ALL WIRE CAGE AND/OR TWINE. OPEN BURLAP AWAY FROM TRUCK OF TREE AND CUT TOP 1/3 FROM TRUNK AND ROOT BALL. SET ROOT BALL ON COMPACTED SOIL TO PREVENT SETTLING. DRIVE TWO (2) STAKES PER TREE. TOP OF ROOT CROWN TO BE 1-2" HIGHER THAN FINISH GRADE. TIE GROMMETED NYLON STRAPS TO STAKE WITH WIRE. WIRE ENDS SHALL BE BENT BACK TO ELIMINATE BURRS AND WHITE PVC PIPE ALONG ENTIRE LENGTH OF WIRE FOR VISUAL AND SAFETY FINISH GRADE. 2" CEDAR MULCH @ 36" DIA. AROUND TREE IN ALL LAWN AREAS. TREE TRUNK. 2'-0" MIN. REMOVE ALL WIRE CAGE AND/OR TWINE. OPEN BURLAP AWAY FROM TRUCK OF TREE AND CUT TOP 1/3 FROM TRUNK AND ROOT BALL. SET ROOT BALL ON COMPACTED SOIL TO PREVENT SETTLING. DRIVE THREE (3) T-POSTS PER TREE FOR TREES OVER 6' IN HEIGHT. DRIVE TWO (2) T-POSTS FOR TREES 6' IN HEIGHT OR LESS. SPACE ANCHORS EQUALLY AROUND TRUNK. AVOID DAMAGE TO BRANCHES 2FWREHU 67DIW+LOO5RDG)RUW&ROOLQV&RORUDGR 7$)73/$&( /2&.:22'$5&+,7(&76,1& $  $0'(&(0%(5 $0'(&(0%(5 30'(&(0%(5 30'(&(0%(5 62/$5 6+$'2: $1$/<6,6 &200(17$5<7KLVVRODUVWXG\LQGLFDWHVWKH VKDGRZVFDVWIURPWKHSURSRVHGEXLOGLQJKDV ]HURDIIHFWRQDGMDFHQWRFFXSLHGSURSHUWLHV UHTXLULQJDFFHVVWRVXQVKLQHIURPDP WRSP6KDGRZVFDVWDUHSULPDULO\OLPLWHG WRWKHSURSHUW\ VRZQSDUNLQJDUHDDQGWKH DGMDFHQWVWUHHWV ITEM 2, ATTACHMENT 11 Packet Pg. 53 2FWREHU 67DIW+LOO5RDG)RUW&ROOLQV&RORUDGR 7$)73/$&( /2&.:22'$5&+,7(&76,1& $  0$66,1*02'(/ ITEM 2, ATTACHMENT 11 Packet Pg. 54 FIRST FLOOR F.F. 100' 0" SECOND FLOOR F.F. 111' 0" 11'-0" 10'-1" ROOF BRG 121' 1" N O R T H E L E V A T I O N Scale: 1/8" = 1'-0" 1 FIRST FLOOR F.F. 100' 0" SECOND FLOOR F.F. 111' 0" 11'-0" 10'-1" ROOF BRG 121' 0" E A S T E L E V A T I O N Scale: 1/8" = 1'-0" 2 5:12 SECOND FLOOR F.F. 111 0" 11'-0" 9'-1" ROOF BRG 120' 1" S O U T H E L E V A T I O N Scale: 1/8" = 1'-0" 3 5:12 5:12 5:12 SECOND FLOOR F.F. 111' 0" 11'-0" 10'-1" ROOF BRG 121' 1" W E S T E L E V A T I O N Scale: 1/8" = 1'-0" 4 FIRST FLOOR F.F. 100' 0" SECOND FLOOR F.F. 109' 3 3/4" 9'-3 3/4" 8'-1" ROOF BRG 119' 4 3/4" A3.1 TAFT PLACE BUILDING ELEVATIONS 25'-2 3/4" 27'-8 3/8" 8" 17'-4 3/4" 27'-0 3/8" FIRST FLOOR F.F. 100' 0" SECOND FLOOR F.F. 109' 3 3/4" 9'-3 3/4" 8'-1" ROOF BRG 119' 4 3/4" ROOF BRG 119' 4 3/4" SECOND FLOOR F.F. 109' 3 3/4" 8'-1" 25'-2 3/4" BRICK MASONY "RED-BROWN" WINDOWS & DOOR FRAMES - "DARK BRONZE" CORBELED BRICK COURSE & SOLDIER COURSE LINTELS at WINDOWS METAL CAP FLASHING "BARK BRONZE" AWNINGS - STL. FRAME w/ MTL. ROOFING WOOD SIDING "HONEY" COLOR HARD COAT STUCCO "BEIGE" HARD COAT STUCCO "LIGHT-BEIGE" FIBERGLASS SHINGLE ROOF - "EARTH TONE BROWN-TONE" BOARD & BATTEN SYSTEM "OFF-WHITE" WOOD SIDING STAINED "HONEY-COLOR" HARD COAT STUCCO "BEIGE" HARD COAT STUCCO "LIGHT-BEIGE" BRICK MASONY "RED-BROWN" WINDOWS & DOOR FRAMES - "DARK BRONZE" AWNINGS - STL. FRAME w/ MTL. ROOFING RAILINGS STL. FRAME "DARK BRONZE" SHEET METAL SCUPPER & RAIN LEADER FIBERGLASS SHINGLE ROOF - "EARTH TONE BROWN-TONE" FIBERGLASS SHINGLE ROOF - "EARTH TONE BROWN-TONE" BOARD & BATTEN SYSTEM "OFF-WHITE" WOOD SIDING STAINED "HONEY-COLOR" HARD COAT STUCCO "BEIGE" BRICK MASONY "RED-BROWN" WINDOWS & DOOR FRAMES - "DARK BRONZE" AWNINGS - STL. FRAME w/ MTL. ROOFING FIRST FLOOR F.F. 100' 0" HARD COAT STUCCO "LIGHT-BEIGE" BRICK MASONY "RED-BROWN" WINDOWS & DOOR FRAMES - "OFF-WHITE" at B&B SIDING TYP. AWNINGS - STL. FRAME w/ MTL. ROOFING RAILINGS STL. FRAME "DARK BRONZE" FIBERGLASS SHINGLE ROOF - "EARTH TONE BROWN-TONE" WOOD SIDING STAINED "HONEY" 8:12 8:12 8:12 8:12 8:12 8:12 8:12 8:12 LIGHT FIXTURE -TYP FIRE ROOM FIRE ROOM BUILDING ELEVATIONS BUILDING MATERIALS LEGEND BRICK MASONRY, RUNNING BOND PATTERN "RED/BROWN" COLOR HARD COAT STUCCO, MEDIUM TEXTURE "BEIGE" COLOR BOARD & BATTEN SIDING, VERTICAL PATTERN "OFF-WHITE" COLOR - PAINTED WOOD SIDING - HORIZONTAL 6" PATTERN "HONEY" STAIN - COLOR FIBERGLASS SHINGLE ROOFING - STANDARD TEXTURE "EARTH TONE / BROWN TONE " COLOR SIGN - "FIRE ROOM" WINDOWS & DOOR FRAMES - "DARK BRONZE" WINDOWS & DOOR FRAMES - "OFF-WHITE" at B&B SIDING TYP. TRIM PAINT, WINDOW & DOOR FRAMES "DARK BRONZE " COLOR JOB # REVISIONS DATE DRAWN CHECKED SHEET 415 E. PITKIN STREET, FORT COLLINS COLORADO 80524 (970) 493-1023 TAFT PLACE MIXED-USE DEVELOPMENT FORT COLLINS, COLORADO JUNE 10, 2018 CGL/DWL DWL AUGUST 22, 2018 AWNING DETAILS - TYP Scale: 1/2" = 1'-0" 5 FRONT VIEW SIDE VIEW 1"X1" TUBE STEEL PAINTED - DARK BRONZE 1/2"X1/2" TUBE STEEL PAINTED - DARK BRONZE METAL ROOFING PANEL - DARK BRONZE 10" 3'-0" 8'-8" 6" 7'-1" 6" ITEM 2, ATTACHMENT 11 Packet Pg. 55 TOP OF ROOT CROWN TO BE 1-2" HIGHER THAN FINISH GRADE. TIE GROMMETED NYLON STRAPS TO STAKE WITH WIRE. WIRE ENDS SHALL BE BENT BACK TO ELIMINATE BURRS AND WHITE PVC PIPE ALONG ENTIRE LENGTH OF WIRE FOR VISUAL AND SAFETY FINISH GRADE. NOTE: WIRE BASKETS AND TWINE SHALL BE COMPLETELY REMOVED PRIOR TO TREE INSTALLATION NOTE: WIRE BASKETS AND TWINE SHALL BE COMPLETELY REMOVED PRIOR TO TREE INSTALLATION REMOVE CONTAINER FROM ROOT BALL SET ROOT BALL ON COMPACTED SOIL TO PREVENT SETTLING. BACKFILL W/ 2/3 NATIVE SOIL & 1/3 COMPOST. THOROUGHLY WATER TO SETTLE SOIL w/ SLOW RELEASE FERTILIZER TABLET - TYP. TOP OF ROOT CROWN TO BE 1-2" HIGHER THAN FINISH GRADE. FINISH GRADE. 5" MAX. MULCH- TAPPER MULCH FROM BASE OF SHRUB SO THAT NO MULCH IS IN CONTACT WITH FOLAGE GROUNDCOVER - PLANTING HOLE SHAL BE 6" LARGER THAN THE DIA. OF THE ROOT BALL. SHRUBS - PLANTING HOLE SHALL BE 12" LAGER THAN ROOT BALL. EXISTING SOIL EXISTING SOIL EXISTING SOIL ROOT BALL DEPTH 4" 2" CEDAR MULCH @ 36" DIA. AROUND TREE IN ALL LAWN AREAS. T-POST TREE TRUNK WIRE - TYP PROVIDE SLACK IN WIRE BETWEEN THE TRUNK OF TREE AND T-POST NYLON STRAP - TYP T-POST TREE TRUNK WIRE - TYP PROVIDE SLACK IN WIRE BETWEEN THE TRUNK OF TREE AND T-POST NYLON STRAP - TYP 120 o 120 o 120 o T Y P I C A L P L A N T I N G D E T A I L S NTS LANDSCAPE PLAN 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 TPOSTS, 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 STAKETO-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 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. 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 THROUGHLY 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. THE FINAL LANDSCAPE PLAN SHALL BE COORDINATED WITH ALL OTHER FINAL PLAN ELEMENTS SO THAT THE PROPOSED GRADING, STORM DRAINAGE, AND OTHER DEVELOPMENT IMPROVEMENTS DO NOT CONFLICT WITH NOR PRECLUDE INSTALLATION AND MAINTENANCE OF LANDSCAPE ELEMENTS ON THIS PLAN. 12. MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION -AS REQUIRED BY SITE CONDITIONS OR PLANT AVAILABILITY. OVERALL QUANTITY, QUALITY, 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. 13. MULCH: ALL PLANTING BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF THREE INCHES. 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. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY. ITEM 2, ATTACHMENT 11 Packet Pg. 52 B B B B B B B B K K K K K K K K K K K KF KF KF MP M M M M N89°44'28"E 20.00' S00°18'24"W 19.98' X X X X X X X X X X X X X X X X X X X X X X X FULL ACCESS N89°45'29"E 133.08' M M M M M KF S00°18'24"W 112.14' PBS R R R R R R T M R BG RB S S S S S S RB B B B KF KF WPR WPR PBS M S S KF KF KF KF KF DSP LN DSP DSP DSP DSP DSP DSP M M M M M M CTP CTP CTP M M M M M M BS BH BH BH BH DSP DSP DSP RB PBS PBS DSP M DSP SWN DSP MMP MMP MMP MMP W W W W SS SS SS SS SS SS SS M M M M E E E E E E E PBS E E OHU OHU OHU OHU OHU OHU OHU CTP G G G G FIRE LINE K K M MP MP MP R R PBS M DSP BS BS K K K AC K K K AC SB SB SB SB SB SB S R S45°00'34"E 28.13' KF WPR MMP M M M PBS W W W W W MP CAR CAR CAR S CAR CAR CAR BS CAR DSP DSP M M DSP DSP DSP MMP PBS PBS DSP S S S LDN BS LN LN LN LN LN CAR KF B B B B B B BH BH BH BH DSP DSP VI VI VI VI VI VI VI VI VI VI MT MT MT CS CS CS CS CS CS CS CS CS CS W W W W W W PBS LDN LDN SWN SWN SWN SWN SWN SWN SWN SWN SWN SWN SWN CBT CBT CBT CBT CONC. PATIO 6' WALK 6' CONC.WALK COVERED BIKE PARKING SEE DETAIL PLAN 1/A1.2 PROPOSED TRASH ENCLOSURE SEE DETAIL PLAN 7/A1.2 PROPOSED BLDG 5' CONC. WALK 5' CONC. WALK 7' CONC. WALK L A N D S C A P E P L A N 1 Scale: 1" = 10 ft 2 1 4 NORTH COMMON AREA CONC. BIKE PARKING JP 1 JP 1 TURF-STONE PAVERS AT BIKE PARKING - TYP. BOULDER ACCENTS IN PARKWAY, NOT TO EXCEED 1' HT - TYP. RIVER-LIKE GRAVEL STREAM - TYP SEE MULCH LEGEND THIS SHEET CONC. PATIO TURF-STONE PAVERS AT BIKE PARKING - TYP. BOULDERS - 17-19" HT FOR SEATING - TYP SOUTH TAFT HILL ROAD WEST COUNTY ROAD 38E CMP 3 CMP 3 NEW 4' VINYL FENCE AT PROPERTY LINE -SEE DETIAL 1/L-2 3 BOULDERS - 17-19" HT FOR SEATING - TYP CONC. WALK SO 1 NEW 4' VINYL FENCE AT PROPERTY LINE -SEE DETIAL 1/L-2 FLB 1 CBP 1 LIGHT LIGHT LIGHT 0 10 20 30 FT PROPOSED LOCATION OF STREET SIGNAL STORM WATER BED - REFER TO CIVIL STREET LIGHT PER CITY (3" CAL B&B) JP 1 (2.5" CAL B&B) (3" CAL B&B) JP 1 (3" CAL B&B) KCT 1 20' ACCESS EASEMENT (AE), EMERGENCY ACCESS EASEMENT (EAE) & DRAINAGE EASEMENT (DE) 15'-0" RSC 1 18'-7" 42'-7" 41'-0" (FS,PS,S) 33% MAX. ABSB 1 Amelanchier x grandiflora 'Autumn Brilliance' Serviceberry, Autumn Brilliance Multi-Stem 20'-25' 15' #15 CONT. FS L 4.00% KCT (*M) 2 Gymnocladus dioica 'McKBranched' Kentucky Coffee Tree, Decaf Upright Rounded 50' 40' 3" CAL B&B FS L-M 8.00% RSC 2 Malus 'JFS KW213MX' Crabapple, Raspberry Spear Columnar 20' 8' 1.5" CAL B&B FS L-M 8.00% JP 3 Pyrus calleryana 'Jack' Jack Pear Upright Oval 20' 15' 1.5" CAL B&B FS M 16.00% JP (*M) 1 Pyrus calleryana 'Jack' Jack Pear Upright Oval 20' 15' 2.5" CAL B&B FS M SO 1 Quercus shumardii Shumard Oak Broad Pyramidal 50'-60' 40'-45' 2" CAL B&B FS L-M 8.00% SO (*M) 1 Quercus shumardii Shumard Oak Broad Pyramidal 50'-60' 40'-45' 3" CAL B&B FS L-M WCJ 7 Juniperus scopulorum 'Woodward' Juniper, Woodward Columnar Upright Columnar 15'-20' 4' 6' HT CONT. FS/PS L 28.00% CBP 1 Pinus leucodermis 'Iseli Fastigiate' Pine, Columnar Bosnian Upright Narrow 20'-25' 7'-8' 6' HT CONT. FS L-M 4.00% CMP 6 Pinus mugo 'Columnaris' Pine, Columnar Mugo Columnar Compact 12' 2'-3' #15 CONT. FS L-M 24.00% MMP 6 Pinus mugo 'Mops' Pine, Mops Mugo Globose 2'-3' 2'-3' #5 CONT. FS L-M LN 6 Amorpha canescens 'Nana' Leadplant, Nana Mounded 2'-3' 2'-3' #1 CONT. FS L BG 4 Berberis thunbergii 'Bogozam' Barberry, Bonanza Gold Mounded 2' 2' #5 CONT. FS L-M RB 16 Berberis thunbergii 'Gentry' Barberry, Royal Burgundy Mounded 2'-3' 3' #5 CONT. FS L-M BS 5 Caryopteris x clandonensis 'Petit Bleu' Spirea, Petit Blue Mounded 2'-2.5' 2'-3' #5 CONT. FS L FLB 1 Frangula alnus 'Asplenifolia' Buckthorn, Fern Leaf Irregular Upright 12'-15' 6'-8' #5 CONT. FS L CBT 4 Rhamnus frangula 'Columnaris' Buckthorn, Tallhedge Columnar Upright Columnar 3'-4' 8'-12' #5 CONT. FS L LDN 3 Physocarpus opulifolius 'Donna May' Ninebark, Little Devil Upright Broad 3'-4' 3'-4' #5 CONT. FS L SWN 12 Physocarpus opulifolius 'Seward' Ninebark, Summer Wine Rounded 4'-6' 4'-6' #5 CONT. FS L CTP 4 Potentilla fruticosa 'Coronation Triumph' Potentilla, Coronation Triumph Rounded 3'-4' 2'-3' #5 CONT. FS L DSP 22 Potentilla fruticosa 'Fargo' Potentilla, Dakota Sunspot Mounding 2.5'-3' 3'-4' #5 CONT. FS L PBS 11 Prunus besseyi 'Pawnee Buttes' Western Sandcherry, Pawnee Buttes Spreading 15"-18" 4'-6' #5 CONT. FS L CAR 8 Rosa x 'NOA97400A' Rose, Flower Carpet® Amber Spreading 24"-30" 24"-30" #5 CONT. FS L-M WPR 6 Rosa 'Winnipeg Parks' Rose, Winnipeg Parks Rounded 3'-4' 3'-4' #5 CONT. FS L-M MP 5 Arctostaphylos x coloradoensis 'Panchito' Manzanita, Panchito Spreading 1'-2' 3'-5' #5 CONT. FS/PS L KF 13 Calamagrostis x acutiflora 'Karl Foerster' Feather Reed, Karl Foerster Upright 4'-6' 4' #1 CONT. FS/PS L K 19 Calamagrostis brachytricha Feather Reed, Korean Upright Arching 2'-4' 3' #1 CONT. FS/PS L CS 10 Echinacea 'Cheyenne Spirit' Cheyenne Spirit Coneflower Mounded 24" 18-20" #1 CONT. FS L B 19 Helichrotrichon sempervirens 'Sapphire' Blue Avena, Sapphire Mounded 2'-3' 3' #1 CONT. FS L MT 3 Hemerocallis 'Mary Todd' Daylily, Mary Todd Clumping 24" 18" #1 CONT. FS L VI 10 Iris pallida Aurea Variegata Iris, Variegated (grn/yellow) Clumping 24" 12" #1 CONT. FS L BH 8 Koeleria glauca Blue Hair Grass Clumping 6"-12" 10"-16" #1 CONT. FS L M 39 Muhlenbergia reverchonii ‘Autumn Embers’ Autumn Embers Muhly Grass Mounded 15-18" 18-24" #1 CONT. FS L S 18 Panicum virgatum 'Shenandoah' Switchgrass, Shenandoah Upright 3'-4' 2'-3' #1 CONT. FS L 1 SIBERIAN ELM 25" POOR 0 REMOVE 2 SIBERIAN ELM 25" FAIR REMOVE 3 SIBERIAN ELM SUCKERS 9" FAIR MINUS 0 REMOVE 4 HONEYLOCUST 16.5" FAIR MINUS 1.5 REMAIN OFF-SITE - mitigate if removed 2. ALL EXISTING TREES TO REMAIN UNLESS OTHERWISE NOTED ON PLAN AND TABLE ABOVE. TREE REMOVAL SHOULD BE DONE BY A LICENSED FORT COLLINS ARBORIST WHERE REQUIRED BY CODE. 1. ALL EXISTING TREES TO BE REMOVED HAVE BEEN APPROVED BY FORESTRY SPECIALIST, MOLLY ROCHE, ON SITE. 3. 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. NOTES: - SYMBOL ON PLAN INDICATES WHICH NEW TREES ARE TO BE UPSIZED FOR MITIGATION - (4 REQ'D) (s.f.) (gallons/s.f) (gallons) HIGH MODERATE LOW 0 972 3,595 18 10 3 0 9,720 10,785 VERY LOW 728 0 0 L-1 LANDSCAPE PLAN LANDSCAPE PLAN REDWOOD MULCH: SHALL HAVE A MINIMUM OF FOUR (4") INCH DEPTH. 3-5" SMOOTH COBBLE MULCH (WASHED): SHALL HAVE A MINIMUM THREE (3") INCH DEPTH OF WASHED. A CONTINUOUS LAYER OF LANDSCAPE FABRIC SHALL BE INSTALLED WITH 6" OVERLAP AT SEAMS WITH 4" STAPLES 4" o.c. IN ALL DIRECTIONS. 1-2" COBBLE MULCH (WASHED): SHALL HAVE A MINIMUM THREE (3") INCH DEPTH OF WASHED. A CONTINUOUS LAYER OF LANDSCAPE FABRIC SHALL BE INSTALLED WITH 6" OVERLAP AT SEAMS WITH 4" STAPLES 4" o.c. IN ALL DIRECTIONS. BOULDERS -TYP FLAGSTONE STEP STONES -OWNERS OPTION A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY. ITEM 2, ATTACHMENT 11 Packet Pg. 50 3-CUBIC YARD WASTE 3'-0" 6" CONC. CURB 7/A1.2 9/A1.2 8/A1.2 10/A1.2 SLOPE 1/4"/FT. MIN. SLOPE SLOPE SLOPE 6" REINF. CONC. APRON SLOPE SLOPE 1/4"/FT. MIN. RAMP STL. FRAMED GATE, W/ CORRUGATED MTL. PROVIDE (2) SLEEVES TO RECEIVE STL. PIN DOOR ANCHOR 6" DIA. STL. PIPE BOLLARD STUCCO VENEER, OVER 8" CMU W/ STL. REINF. - TYP 6" DIA. STL. PIPE BOLLARD 7 1 1/2"X1 1/2"X1/8" SQ. TUBE STL. TYP. @ ENDS 1 1/2"X1 1/2"X1/8" STL. ANGLES TYP. 1 1/2"X1 1/2"X1/8" STL. ANGLE TYP. BOTTOM RAIL CORRUG. GALV. MTL. - TYP. 1 1/2"X1 1/2" STL. ANGLES - TYP. STL. LATCH, ON INT. SIDE OF DOORS STL. PIN ANCHOR, TYP. @ EA. DOOR GATE PIVOT/POST: 4" (OUTER DIAMETER) X 3/16" CONC. FILLED STL. TUBE POST, W/ OUTER STL. TUBE TO HAVE SUFFICIENT INNER DIAMETER TO SLIP OVER GATE POST AND HINGE PROPERLY. PROVIDE MARINE-TYPE BEARING GREASE ON POST TUBE O.D. TO I.D. TOLERANCE NOT TO EXCEED 1/8" 2'-6" 4" 6'-2" 4" 6'-10" 8" 4'-0" TENANT ACCESS 14'-8" 6'-9 1/2" 1" 6'-9 1/2" 4" PRE-CAST CAP - TYP. GRADE REINF. CONC. FDN. STUCCO, OVER 8" CMU W/ STL. REINF. REIN. CONC. FND. T R A S H E N C L O S U R E - FRONT ELEVATION Scale: 1/2" = 1'-0" 4" PRE-CAST CAP - TYP. 8'-0" 5'-4" 13'-4" GATE PIVOT/POST: SEE NOTE 7/A1.2 - THIS TENANT ACCESS SHEET STUCCO (MATCH BLDG COLOR, OVER 8" CMU W/ STL. REINF. RAMP 6'-10" 2'-6" 4" 6'-2" 4" 8 T R A S H E N C L O S U R E - ELEVATIONS Scale: 1/4" = 1'-0" 9 4" PRE-CAST CAP - TYP. STUCCO (MATCH BLDG COLOR, OVER 8" CMU W/ STL. REINF. 19'-4" 2'-6" 4" 6'-2" 4" 6'-10" REIN. CONC. FND GRADE 4" PRE-CAST CAP - TYP. STUCCO (MATCH BLDG COLOR, OVER 8" CMU W/ STL. REINF. REIN. CONC. FND 13'-4" GATE PIVOT/POST: SEE NOTE 7/A1.2 - THIS SHEET RAMP 10 GRADE             B I K E P A R K I N G S T R U C T U R E - ELEVATIONS AND PERSPECTIVES NTS A1.2 SITE DETAILS SITE PLAN METAL ROOF TO MATCH BUILDING AWNING 2" TUBE STEEL -TYP. W/ GALVANIZED FINISH ITEM 2, ATTACHMENT 11 Packet Pg. 49 PRELIMINARY NOT FOR CONSTRUCTION WEST COUNTY ROAD 38E SOUTH TAFT HILL ROAD REC. NO. 20060041951 OHU OHU OHU OHU OHU OHU S89°53'33"W 152.83' N00°11'50"E 131.75' OHU OHU OHU OHU C ONE WAY LID N89°44'28"E 20.00' S00°18'24"W 19.98' LINE OF EXIST'G ASPHALT X X X X X X X X X X X X X X X X X X X X X X X S00°06'18"E 2669.25' E LINE OF SE 1/4 S33-T7N-R69W FULL ACCESS N89°45'29"E 133.08' S00°18'24"W 112.14' R R R R R R T R S89°44'27"W 2656.32' BASIS OF BEARINGS NORTH LINE OF SE 1/4 S33-T7N-R69W W W W W SS SS SS SS SS SS SS SS E E E E E E E E E OHU OHU OHU OHU OHU OHU OHU G G G G FIRE LINE R R AC AC SB SB SB SB SB SB R S45°00'34"E 28.13' W W W W W W W W W W W W W W W 5153 5154 5155 5154 5156 5155 5156 5157 5158 5156 5154 5155 5154 5154 5154 5154 5155 5154 5'-0" 10'-0" 12'-0" DEDICATED R.O.W. 24'-0" 7'-0" CONC. PATIO 17'-0" TYP. 17'-0" TYP. 8'-0" 8'-0" 9'-0" 9'-0" UTILITY EASEMENT 28'-0" DEDICATED R.O.W 10' PARKWAY 6' CON.C WALK 6' CONC. WALK TRASH ENCLOSURE CONC. SEE DETAIL PLAN 6/A1.2 LANDSCAPE AREA LANDSCAPE AREA LANDSCAPE AREA LANDSCAPE AREA 30'-0" EXISTING R.O.W. 57'-6" PROPOSED R.O.W. 30'-0" EXISTING R.O.W 42'-0" PROPOSED R.O.W. 16'-0" +/- BLDG SETBACK CONC. WALK 82'-6" CONC. WALK 7'-11" CONC. WALK 20'-0" CONC. WALK 50'-0" PARKING SETBACK PER LCUASS BIKE RACK BIKE RACK COVERED BIKE PARKING SEE DETAIL PLAN 1/A1.2 BIKE RACK 50'-0" PARKING SETBACK PER LCUASS PARKING (8 SPACES) PARKING (6 SPACES) PROPOSED BLDG 1ST FLOOR: COMMERCIAL/OFFICE 2ND FLOOR: 3 BEDROOM DWELLING UNIT 1ST FLOOR: 2 BEDROOM DWELLING UNIT 2ND FLOOR: 2 BEDROOM DWELLING UNIT 2 STORY 3 BEDROOM DWELLING UNIT COMMON AREA 76'-10 1/8" (State of ) (County of ) Subscribed and sworn to before me this day of , 20 A.D. by WITNESS my hand and offical seal. Notary Public Address My Commission Expires: AWEIDA PROPERTIES, INC. Approved by the Director of Planning of the City of Fort Collins, Colorado, on this day of , 20 . Director of Community Development and Neighborhood Services 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. OWNER'S CERTIFICATION DAN AWEIDA DIRECTOR OF COMMUNITY DEVELOPMENT AND NEIGHBORHOOD SERVICES Date LANDSCAPE AREA LANDSCAPE AREA NEW 4' VINYL FENCE AT PROPERTY LINE -SEE LANDSCAPE PLAN FOR FENCE DETAIL EXIST'G SIBERIAN ELM TO BE REMOVED SEE SHEET L-1 EXIST'G SIBERIAN ELM TO BE REMOVED SEE SHEET L-1 EXIST'G HONEYLOCUST TO REMAIN SEE SHEET L-1 "VAN ACCESSIBLE" HANDICAP SIGN "FIRE LANE - NO PARKING" SIGN "FIRE LANE - NO PARKING" SIGN "FIRE LANE - NO PARKING" SIGN BARRICADE SIGNAGE POTENTIAL SHARED ACCESS TRENCH DRAIN TRENCH DRAIN 5'-0" ELEC. METER END OF VINYL FENCE END OF VINYL FENCE ELEC. TRANSFORMER REFER TO CIVIL LANDSCAPE AREA LANDSCAPE AREA CONC. PATIO FIRE HYDRANT 9'-0" UTILITY EASEMENT S I T E P L A N 1 Scale: 1" = 10 ft NORTH 0 10 20 30 FT PUBLIC ACCESS EASEMENT (PAE) NEW 4' VINYL FENCE AT PROPERTY LINE -SEE LANDSCAPE PLAN FOR FENCE DETAIL 12'-11" BLDG SETBACK 21'-8" BLDG SETBACK (SB) SPLASH BLOCK - TYP. 20'-0" AE EAE & DE PROPOSED LOCATION OF STREET LIGHT/SIGNAL STREET LIGHT PER CITY LIGHT - TYP. STORM WATER BED - REFER TO CIVIL 20' ACCESS EASEMENT (AE), EMERGENCY ACCESS EASEMENT (EAE) & DRAINAGE EASEMENT (DE) LANDSCAPE AREA NEW LOCATION OF UTILITY POLE REFER TO CIVIL UTILITY POLE TO BE RELOCATED REFER TO CIVIL LANDSCAPE AREA 5'-0" E X X X X X X X X X X X X X X X X X WEST COUNTY ROAD 38E SOUTH TAFT HILL ROAD REC. NO. 20060041951 OHU OHU OHU T S S89°53'33"W 152.83' N00°11'50"E 131.75' ELEC VAULT OHU OHU C LINE OF EXISTING ASPHALT LID EXIST'G CHAIN LINK FENCE TO BE REMOVED E E E G G G G G G G G ST ST ST ST ST FO FO FO FO F FO FO FO FO O FO FO ST G G G G G G G G G G G G G G G G G EXIST'G WOOD FENCE TO BE REMOVED EX. CHAIN LINK FENCE TO BE REMOVED V.P. E G W W N89°44'28"E 20.00' S00°18'24"W 19.98' S00°06'18"E 2669.25' E LINE OF SE 1/4 S33-T7N-R69W N89°45'29"E 133.08' S00°18'24"W 112.14' T S89°44'27"W 2656.32' BASIS OF BEARINGS NORTH LINE OF SE 1/4 S33-T7N-R69W OHU OHU OHU S45°00'34"E 28.13' DECIDUOUS SHRUBBERY DECIDUOUS SHRUBBERY DECIDUOUS DECIDUOUS SHRUBBERY SHRUBBERY 5153 5154 5155 5154 5156 5155 5156 5157 5158 5156 5154 5155 5154 5154 5154 5154 5155 5154 30'-0" EXISTING R.O.W. 30'-0" EXISTING R.O.W E X I S T I N G C O N D I T I O N S 2 Scale: 1" = 20 ft NORTH A1.1 SITE PLAN SITE PLAN V I C I N I T Y M A P NTS W CR 38 E S TAFT HILL RD W HORSETOOTH RD W HARMONY RD S SHEILDS ST SITE ITEM 2, ATTACHMENT 11 Packet Pg. 48 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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 0.0 0.0 0.0 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 0.0 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 0.4 0.4 0.4 0.4 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.1 0.1 0.0 0.0 0.0 0.1 0.2 0.3 0.2 0.1 0.1 0.0 0.0 0.1 0.2 0.3 0.2 0.1 0.1 0.0 0.0 0.1 0.2 0.4 0.2 0.1 0.1 0.0 0.0 0.1 0.2 0.3 0.2 0.1 0.1 0.0 0.0 0.1 0.1 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.1 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.4 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 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 0.1 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 0.1 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 0.0 0.0 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 0.2 0.4 0.5 0.9 1.3 1.3 1.2 1.2 1.3 0.9 0.5 0.3 0.2 0.5 1.8 1.2 0.8 0.5 0.5 1.9 1.3 0.6 0.7 0.7 0.4 0.9 1.2 0.9 0.5 0.3 0.9 1.1 0.7 0.4 0.1 1.3 2.2 2.1 1.8 1.6 1.7 0.2 0.1 1.6 2.2 0.1 0.0 1.3 0.0 0.0 0.9 0.0 0.0 0.7 0.9 0.7 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.7 0.5 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.5 0.3 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.3 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 PRELIMINARY NOT FOR CONSTRUCTION AWEIDA PDP 4101 S. TAFT HILL ROAD FORT COLLINS, COLORADO Full Service MEP, Civil and Environmental Engineering WESTengineering E1.1 LUMINAIRE MNT. HGT Label MH Tilt AA4 AA2 20.0' 0.0 20.0' 0.0 WW1 ~14.0' WW ~10.5' 0.0 0.0 LUMINAIRE SCHEDULE Symbol Label Qty Catalog Number Description Lamp File Lumens LLF Watts AA2 1 DSX1_LED_P1 _30K_T2M_MV OLT_HS.ies Absolute 1.00 54 AA4 2 DSX1_LED_P1 _30K_T4M_MV OLT_HS.ies Absolute 1.00 54 WW 1 DSXW1_LED_ 10C_350_30K_ T4M_MVOLT.ies Absolute 1.00 13.18 WW1 2 DSXW1_LED_ 10C_700_30K_ T4M_MVOLT.ies Absolute 1.00 27 DSX1 LED P1 30K T2M MVOLT HS DSX1 LED P1 30K T2M MVOLT with houseside shield LED DSX1 LED P1 30K T4M MVOLT HS DSX1 LED P1 30K T4M MVOLT with houseside shield LED DSXW1 LED 10C 350 30K T4M MVOLT DSXW1 LED WITH 1 LIGHT ENGINE, 10 LED's, 350mA DRIVER, 3000K LED, TYPE 4 MEDIUM OPTIC LED DSXW1 LED 10C 700 30K T4M MVOLT DSXW1 LED WITH 1 LIGHT ENGINE, 10 LED's, 700mA DRIVER, 3000K LED, TYPE 4 MEDIUM OPTIC LED STATISTICS Description Symbol Avg Max Min Max/Min Avg/Min Bldg. Surrounds Boundary Spill Parking / Drive 0.5fc 2.2fc 0.0fc N/A N/A 0.0fc 0.4fc 0.0fc N/A N/A 1.7 fc 2.7 fc 0.4 fc 6.8:1 4.3:1 ITEM 2, ATTACHMENT 5 Packet Pg. 37 9'-3 3/4" 8'-1" ROOF BRG 119' 4 3/4" ROOF BRG 119' 4 3/4" SECOND FLOOR F.F. 109' 3 3/4" 8'-1" 25'-2 3/4" BRICK MASONY "RED-BROWN" WINDOWS & DOOR FRAMES - "DARK BRONZE" CORBELED BRICK COURSE & SOLDIER COURSE LINTELS at WINDOWS METAL CAP FLASHING "BARK BRONZE" AWNINGS - STL. FRAME w/ MTL. ROOFING WOOD SIDING "HONEY" COLOR HARD COAT STUCCO "BEIGE" HARD COAT STUCCO "LIGHT-BEIGE" FIBERGLASS SHINGLE ROOF - "EARTH TONE BROWN-TONE" BOARD & BATTEN SYSTEM "OFF-WHITE" WOOD SIDING STAINED "HONEY-COLOR" HARD COAT STUCCO "BEIGE" HARD COAT STUCCO "LIGHT-BEIGE" BRICK MASONY "RED-BROWN" WINDOWS & DOOR FRAMES - "DARK BRONZE" AWNINGS - STL. FRAME w/ MTL. ROOFING RAILINGS STL. FRAME "DARK BRONZE" SHEET METAL SCUPPER & RAIN LEADER FIBERGLASS SHINGLE ROOF - "EARTH TONE BROWN-TONE" FIBERGLASS SHINGLE ROOF - "EARTH TONE BROWN-TONE" BOARD & BATTEN SYSTEM "OFF-WHITE" WOOD SIDING STAINED "HONEY-COLOR" HARD COAT STUCCO "BEIGE" BRICK MASONY "RED-BROWN" WINDOWS & DOOR FRAMES - "DARK BRONZE" AWNINGS - STL. FRAME w/ MTL. ROOFING FIRST FLOOR F.F. 100' 0" HARD COAT STUCCO "LIGHT-BEIGE" BRICK MASONY "RED-BROWN" WINDOWS & DOOR FRAMES - "OFF-WHITE" at B&B SIDING TYP. AWNINGS - STL. FRAME w/ MTL. ROOFING RAILINGS STL. FRAME "DARK BRONZE" FIBERGLASS SHINGLE ROOF - "EARTH TONE BROWN-TONE" WOOD SIDING STAINED "HONEY" 8:12 8:12 8:12 8:12 8:12 8:12 8:12 8:12 LIGHT FIXTURE -TYP FIRE ROOM FIRE ROOM BUILDING ELEVATIONS BUILDING MATERIALS LEGEND BRICK MASONRY, RUNNING BOND PATTERN "RED/BROWN" COLOR HARD COAT STUCCO, MEDIUM TEXTURE "BEIGE" COLOR BOARD & BATTEN SIDING, VERTICAL PATTERN "OFF-WHITE" COLOR - PAINTED WOOD SIDING - HORIZONTAL 6" PATTERN "HONEY" STAIN - COLOR FIBERGLASS SHINGLE ROOFING - STANDARD TEXTURE "EARTH TONE / BROWN TONE " COLOR SIGN - "FIRE ROOM" WINDOWS & DOOR FRAMES - "DARK BRONZE" WINDOWS & DOOR FRAMES - "OFF-WHITE" at B&B SIDING TYP. TRIM PAINT, WINDOW & DOOR FRAMES "DARK BRONZE " COLOR JOB # REVISIONS DATE DRAWN CHECKED SHEET 415 E. PITKIN STREET, FORT COLLINS COLORADO 80524 (970) 493-1023 TAFT PLACE MIXED-USE DEVELOPMENT FORT COLLINS, COLORADO JUNE 10, 2018 CGL/DWL DWL AUGUST 22, 2018 AWNING DETAILS - TYP Scale: 1/2" = 1'-0" 5 FRONT VIEW SIDE VIEW 1"X1" TUBE STEEL PAINTED - DARK BRONZE 1/2"X1/2" TUBE STEEL PAINTED - DARK BRONZE METAL ROOFING PANEL - DARK BRONZE 10" 3'-0" 8'-8" 6" 7'-1" 6" ITEM 2, ATTACHMENT 4 Packet Pg. 36 TOP OF ROOT CROWN TO BE 1-2" HIGHER THAN FINISH GRADE. TIE GROMMETED NYLON STRAPS TO STAKE WITH WIRE. WIRE ENDS SHALL BE BENT BACK TO ELIMINATE BURRS AND WHITE PVC PIPE ALONG ENTIRE LENGTH OF WIRE FOR VISUAL AND SAFETY FINISH GRADE. NOTE: WIRE BASKETS AND TWINE SHALL BE COMPLETELY REMOVED PRIOR TO TREE INSTALLATION NOTE: WIRE BASKETS AND TWINE SHALL BE COMPLETELY REMOVED PRIOR TO TREE INSTALLATION REMOVE CONTAINER FROM ROOT BALL SET ROOT BALL ON COMPACTED SOIL TO PREVENT SETTLING. BACKFILL W/ 2/3 NATIVE SOIL & 1/3 COMPOST. THOROUGHLY WATER TO SETTLE SOIL w/ SLOW RELEASE FERTILIZER TABLET - TYP. TOP OF ROOT CROWN TO BE 1-2" HIGHER THAN FINISH GRADE. FINISH GRADE. 5" MAX. MULCH- TAPPER MULCH FROM BASE OF SHRUB SO THAT NO MULCH IS IN CONTACT WITH FOLAGE GROUNDCOVER - PLANTING HOLE SHAL BE 6" LARGER THAN THE DIA. OF THE ROOT BALL. SHRUBS - PLANTING HOLE SHALL BE 12" LAGER THAN ROOT BALL. EXISTING SOIL EXISTING SOIL EXISTING SOIL ROOT BALL DEPTH 4" 2" CEDAR MULCH @ 36" DIA. AROUND TREE IN ALL LAWN AREAS. T-POST TREE TRUNK WIRE - TYP PROVIDE SLACK IN WIRE BETWEEN THE TRUNK OF TREE AND T-POST NYLON STRAP - TYP T-POST TREE TRUNK WIRE - TYP PROVIDE SLACK IN WIRE BETWEEN THE TRUNK OF TREE AND T-POST NYLON STRAP - TYP 120 o 120 o 120 o T Y P I C A L P L A N T I N G D E T A I L S NTS LANDSCAPE PLAN 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 TPOSTS, 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 STAKETO-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 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. 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 THROUGHLY 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. THE FINAL LANDSCAPE PLAN SHALL BE COORDINATED WITH ALL OTHER FINAL PLAN ELEMENTS SO THAT THE PROPOSED GRADING, STORM DRAINAGE, AND OTHER DEVELOPMENT IMPROVEMENTS DO NOT CONFLICT WITH NOR PRECLUDE INSTALLATION AND MAINTENANCE OF LANDSCAPE ELEMENTS ON THIS PLAN. 12. MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION -AS REQUIRED BY SITE CONDITIONS OR PLANT AVAILABILITY. OVERALL QUANTITY, QUALITY, 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. 13. MULCH: ALL PLANTING BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF THREE INCHES. 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. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY. ITEM 2, ATTACHMENT 3 Packet Pg. 35 B B B B B B B B K K K K K K K K K K K KF KF KF MP M M M M N89°44'28"E 20.00' S00°18'24"W 19.98' X X X X X X X X X X X X X X X X X X X X X X X FULL ACCESS N89°45'29"E 133.08' M M M M M KF S00°18'24"W 112.14' PBS R R R R R R T M R BG RB S S S S S S RB B B B KF KF WPR WPR PBS M S S KF KF KF KF KF DSP LN DSP DSP DSP DSP DSP DSP M M M M M M CTP CTP CTP M M M M M M BS BH BH BH BH DSP DSP DSP RB PBS PBS DSP M DSP SWN DSP MMP MMP MMP MMP W W W W SS SS SS SS SS SS SS M M M M E E E E E E E PBS E E OHU OHU OHU OHU OHU OHU OHU CTP G G G G FIRE LINE K K M MP MP MP R R PBS M DSP BS BS K K K AC K K K AC SB SB SB SB SB SB S R S45°00'34"E 28.13' KF WPR MMP M M M PBS W W W W W MP CAR CAR CAR S CAR CAR CAR BS CAR DSP DSP M M DSP DSP DSP MMP PBS PBS DSP S S S LDN BS LN LN LN LN LN CAR KF B B B B B B BH BH BH BH DSP DSP VI VI VI VI VI VI VI VI VI VI MT MT MT CS CS CS CS CS CS CS CS CS CS W W W W W W PBS LDN LDN SWN SWN SWN SWN SWN SWN SWN SWN SWN SWN SWN CBT CBT CBT CBT CONC. PATIO 6' WALK 6' CONC.WALK COVERED BIKE PARKING SEE DETAIL PLAN 1/A1.2 PROPOSED TRASH ENCLOSURE SEE DETAIL PLAN 7/A1.2 PROPOSED BLDG 5' CONC. WALK 5' CONC. WALK 7' CONC. WALK L A N D S C A P E P L A N 1 Scale: 1" = 10 ft 2 1 4 NORTH COMMON AREA CONC. BIKE PARKING JP 1 JP 1 TURF-STONE PAVERS AT BIKE PARKING - TYP. BOULDER ACCENTS IN PARKWAY, NOT TO EXCEED 1' HT - TYP. RIVER-LIKE GRAVEL STREAM - TYP SEE MULCH LEGEND THIS SHEET CONC. PATIO TURF-STONE PAVERS AT BIKE PARKING - TYP. BOULDERS - 17-19" HT FOR SEATING - TYP SOUTH TAFT HILL ROAD WEST COUNTY ROAD 38E CMP 3 CMP 3 NEW 4' VINYL FENCE AT PROPERTY LINE -SEE DETIAL 1/L-2 3 BOULDERS - 17-19" HT FOR SEATING - TYP CONC. WALK SO 1 NEW 4' VINYL FENCE AT PROPERTY LINE -SEE DETIAL 1/L-2 FLB 1 CBP 1 LIGHT LIGHT LIGHT 0 10 20 30 FT PROPOSED LOCATION OF STREET SIGNAL STORM WATER BED - REFER TO CIVIL STREET LIGHT PER CITY (3" CAL B&B) JP 1 (2.5" CAL B&B) (3" CAL B&B) JP 1 (3" CAL B&B) KCT 1 20' ACCESS EASEMENT (AE), EMERGENCY ACCESS EASEMENT (EAE) & DRAINAGE EASEMENT (DE) 15'-0" RSC 1 18'-7" 42'-7" 41'-0" (FS,PS,S) 33% MAX. ABSB 1 Amelanchier x grandiflora 'Autumn Brilliance' Serviceberry, Autumn Brilliance Multi-Stem 20'-25' 15' #15 CONT. FS L 4.00% KCT (*M) 2 Gymnocladus dioica 'McKBranched' Kentucky Coffee Tree, Decaf Upright Rounded 50' 40' 3" CAL B&B FS L-M 8.00% RSC 2 Malus 'JFS KW213MX' Crabapple, Raspberry Spear Columnar 20' 8' 1.5" CAL B&B FS L-M 8.00% JP 3 Pyrus calleryana 'Jack' Jack Pear Upright Oval 20' 15' 1.5" CAL B&B FS M 16.00% JP (*M) 1 Pyrus calleryana 'Jack' Jack Pear Upright Oval 20' 15' 2.5" CAL B&B FS M SO 1 Quercus shumardii Shumard Oak Broad Pyramidal 50'-60' 40'-45' 2" CAL B&B FS L-M 8.00% SO (*M) 1 Quercus shumardii Shumard Oak Broad Pyramidal 50'-60' 40'-45' 3" CAL B&B FS L-M WCJ 7 Juniperus scopulorum 'Woodward' Juniper, Woodward Columnar Upright Columnar 15'-20' 4' 6' HT CONT. FS/PS L 28.00% CBP 1 Pinus leucodermis 'Iseli Fastigiate' Pine, Columnar Bosnian Upright Narrow 20'-25' 7'-8' 6' HT CONT. FS L-M 4.00% CMP 6 Pinus mugo 'Columnaris' Pine, Columnar Mugo Columnar Compact 12' 2'-3' #15 CONT. FS L-M 24.00% MMP 6 Pinus mugo 'Mops' Pine, Mops Mugo Globose 2'-3' 2'-3' #5 CONT. FS L-M LN 6 Amorpha canescens 'Nana' Leadplant, Nana Mounded 2'-3' 2'-3' #1 CONT. FS L BG 4 Berberis thunbergii 'Bogozam' Barberry, Bonanza Gold Mounded 2' 2' #5 CONT. FS L-M RB 16 Berberis thunbergii 'Gentry' Barberry, Royal Burgundy Mounded 2'-3' 3' #5 CONT. FS L-M BS 5 Caryopteris x clandonensis 'Petit Bleu' Spirea, Petit Blue Mounded 2'-2.5' 2'-3' #5 CONT. FS L FLB 1 Frangula alnus 'Asplenifolia' Buckthorn, Fern Leaf Irregular Upright 12'-15' 6'-8' #5 CONT. FS L CBT 4 Rhamnus frangula 'Columnaris' Buckthorn, Tallhedge Columnar Upright Columnar 3'-4' 8'-12' #5 CONT. FS L LDN 3 Physocarpus opulifolius 'Donna May' Ninebark, Little Devil Upright Broad 3'-4' 3'-4' #5 CONT. FS L SWN 12 Physocarpus opulifolius 'Seward' Ninebark, Summer Wine Rounded 4'-6' 4'-6' #5 CONT. FS L CTP 4 Potentilla fruticosa 'Coronation Triumph' Potentilla, Coronation Triumph Rounded 3'-4' 2'-3' #5 CONT. FS L DSP 22 Potentilla fruticosa 'Fargo' Potentilla, Dakota Sunspot Mounding 2.5'-3' 3'-4' #5 CONT. FS L PBS 11 Prunus besseyi 'Pawnee Buttes' Western Sandcherry, Pawnee Buttes Spreading 15"-18" 4'-6' #5 CONT. FS L CAR 8 Rosa x 'NOA97400A' Rose, Flower Carpet® Amber Spreading 24"-30" 24"-30" #5 CONT. FS L-M WPR 6 Rosa 'Winnipeg Parks' Rose, Winnipeg Parks Rounded 3'-4' 3'-4' #5 CONT. FS L-M MP 5 Arctostaphylos x coloradoensis 'Panchito' Manzanita, Panchito Spreading 1'-2' 3'-5' #5 CONT. FS/PS L KF 13 Calamagrostis x acutiflora 'Karl Foerster' Feather Reed, Karl Foerster Upright 4'-6' 4' #1 CONT. FS/PS L K 19 Calamagrostis brachytricha Feather Reed, Korean Upright Arching 2'-4' 3' #1 CONT. FS/PS L CS 10 Echinacea 'Cheyenne Spirit' Cheyenne Spirit Coneflower Mounded 24" 18-20" #1 CONT. FS L B 19 Helichrotrichon sempervirens 'Sapphire' Blue Avena, Sapphire Mounded 2'-3' 3' #1 CONT. FS L MT 3 Hemerocallis 'Mary Todd' Daylily, Mary Todd Clumping 24" 18" #1 CONT. FS L VI 10 Iris pallida Aurea Variegata Iris, Variegated (grn/yellow) Clumping 24" 12" #1 CONT. FS L BH 8 Koeleria glauca Blue Hair Grass Clumping 6"-12" 10"-16" #1 CONT. FS L M 39 Muhlenbergia reverchonii ‘Autumn Embers’ Autumn Embers Muhly Grass Mounded 15-18" 18-24" #1 CONT. FS L S 18 Panicum virgatum 'Shenandoah' Switchgrass, Shenandoah Upright 3'-4' 2'-3' #1 CONT. FS L 1 SIBERIAN ELM 25" POOR 0 REMOVE 2 SIBERIAN ELM 25" FAIR REMOVE 3 SIBERIAN ELM SUCKERS 9" FAIR MINUS 0 REMOVE 4 HONEYLOCUST 16.5" FAIR MINUS 1.5 REMAIN OFF-SITE - mitigate if removed 2. ALL EXISTING TREES TO REMAIN UNLESS OTHERWISE NOTED ON PLAN AND TABLE ABOVE. TREE REMOVAL SHOULD BE DONE BY A LICENSED FORT COLLINS ARBORIST WHERE REQUIRED BY CODE. 1. ALL EXISTING TREES TO BE REMOVED HAVE BEEN APPROVED BY FORESTRY SPECIALIST, MOLLY ROCHE, ON SITE. 3. 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. NOTES: - SYMBOL ON PLAN INDICATES WHICH NEW TREES ARE TO BE UPSIZED FOR MITIGATION - (4 REQ'D) (s.f.) (gallons/s.f) (gallons) HIGH MODERATE LOW 0 972 3,595 18 10 3 0 9,720 10,785 VERY LOW 728 0 0 L-1 LANDSCAPE PLAN LANDSCAPE PLAN REDWOOD MULCH: SHALL HAVE A MINIMUM OF FOUR (4") INCH DEPTH. 3-5" SMOOTH COBBLE MULCH (WASHED): SHALL HAVE A MINIMUM THREE (3") INCH DEPTH OF WASHED. A CONTINUOUS LAYER OF LANDSCAPE FABRIC SHALL BE INSTALLED WITH 6" OVERLAP AT SEAMS WITH 4" STAPLES 4" o.c. IN ALL DIRECTIONS. 1-2" COBBLE MULCH (WASHED): SHALL HAVE A MINIMUM THREE (3") INCH DEPTH OF WASHED. A CONTINUOUS LAYER OF LANDSCAPE FABRIC SHALL BE INSTALLED WITH 6" OVERLAP AT SEAMS WITH 4" STAPLES 4" o.c. IN ALL DIRECTIONS. BOULDERS -TYP FLAGSTONE STEP STONES -OWNERS OPTION A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY. ITEM 2, ATTACHMENT 3 Packet Pg. 34 3-CUBIC YARD WASTE 3'-0" 6" CONC. CURB 7/A1.2 9/A1.2 8/A1.2 10/A1.2 SLOPE 1/4"/FT. MIN. SLOPE SLOPE SLOPE 6" REINF. CONC. APRON SLOPE SLOPE 1/4"/FT. MIN. RAMP STL. FRAMED GATE, W/ CORRUGATED MTL. PROVIDE (2) SLEEVES TO RECEIVE STL. PIN DOOR ANCHOR 6" DIA. STL. PIPE BOLLARD STUCCO VENEER, OVER 8" CMU W/ STL. REINF. - TYP 6" DIA. STL. PIPE BOLLARD 7 1 1/2"X1 1/2"X1/8" SQ. TUBE STL. TYP. @ ENDS 1 1/2"X1 1/2"X1/8" STL. ANGLES TYP. 1 1/2"X1 1/2"X1/8" STL. ANGLE TYP. BOTTOM RAIL CORRUG. GALV. MTL. - TYP. 1 1/2"X1 1/2" STL. ANGLES - TYP. STL. LATCH, ON INT. SIDE OF DOORS STL. PIN ANCHOR, TYP. @ EA. DOOR GATE PIVOT/POST: 4" (OUTER DIAMETER) X 3/16" CONC. FILLED STL. TUBE POST, W/ OUTER STL. TUBE TO HAVE SUFFICIENT INNER DIAMETER TO SLIP OVER GATE POST AND HINGE PROPERLY. PROVIDE MARINE-TYPE BEARING GREASE ON POST TUBE O.D. TO I.D. TOLERANCE NOT TO EXCEED 1/8" 2'-6" 4" 6'-2" 4" 6'-10" 8" 4'-0" TENANT ACCESS 14'-8" 6'-9 1/2" 1" 6'-9 1/2" 4" PRE-CAST CAP - TYP. GRADE REINF. CONC. FDN. STUCCO, OVER 8" CMU W/ STL. REINF. REIN. CONC. FND. T R A S H E N C L O S U R E - FRONT ELEVATION Scale: 1/2" = 1'-0" 4" PRE-CAST CAP - TYP. 8'-0" 5'-4" 13'-4" GATE PIVOT/POST: SEE NOTE 7/A1.2 - THIS TENANT ACCESS SHEET STUCCO (MATCH BLDG COLOR, OVER 8" CMU W/ STL. REINF. RAMP 6'-10" 2'-6" 4" 6'-2" 4" 8 T R A S H E N C L O S U R E - ELEVATIONS Scale: 1/4" = 1'-0" 9 4" PRE-CAST CAP - TYP. STUCCO (MATCH BLDG COLOR, OVER 8" CMU W/ STL. REINF. 19'-4" 2'-6" 4" 6'-2" 4" 6'-10" REIN. CONC. FND GRADE 4" PRE-CAST CAP - TYP. STUCCO (MATCH BLDG COLOR, OVER 8" CMU W/ STL. REINF. REIN. CONC. FND 13'-4" GATE PIVOT/POST: SEE NOTE 7/A1.2 - THIS SHEET RAMP 10 GRADE             B I K E P A R K I N G S T R U C T U R E - ELEVATIONS AND PERSPECTIVES NTS A1.2 SITE DETAILS SITE PLAN METAL ROOF TO MATCH BUILDING AWNING 2" TUBE STEEL -TYP. W/ GALVANIZED FINISH ITEM 2, ATTACHMENT 2 Packet Pg. 33 PRELIMINARY NOT FOR CONSTRUCTION WEST COUNTY ROAD 38E SOUTH TAFT HILL ROAD REC. NO. 20060041951 OHU OHU OHU OHU OHU OHU S89°53'33"W 152.83' N00°11'50"E 131.75' OHU OHU OHU OHU C ONE WAY LID N89°44'28"E 20.00' S00°18'24"W 19.98' LINE OF EXIST'G ASPHALT X X X X X X X X X X X X X X X X X X X X X X X S00°06'18"E 2669.25' E LINE OF SE 1/4 S33-T7N-R69W FULL ACCESS N89°45'29"E 133.08' S00°18'24"W 112.14' R R R R R R T R S89°44'27"W 2656.32' BASIS OF BEARINGS NORTH LINE OF SE 1/4 S33-T7N-R69W W W W W SS SS SS SS SS SS SS SS E E E E E E E E E OHU OHU OHU OHU OHU OHU OHU G G G G FIRE LINE R R AC AC SB SB SB SB SB SB R S45°00'34"E 28.13' W W W W W W W W W W W W W W W 5153 5154 5155 5154 5156 5155 5156 5157 5158 5156 5154 5155 5154 5154 5154 5154 5155 5154 5'-0" 10'-0" 12'-0" DEDICATED R.O.W. 24'-0" 7'-0" CONC. PATIO 17'-0" TYP. 17'-0" TYP. 8'-0" 8'-0" 9'-0" 9'-0" UTILITY EASEMENT 28'-0" DEDICATED R.O.W 10' PARKWAY 6' CON.C WALK 6' CONC. WALK TRASH ENCLOSURE CONC. SEE DETAIL PLAN 6/A1.2 LANDSCAPE AREA LANDSCAPE AREA LANDSCAPE AREA LANDSCAPE AREA 30'-0" EXISTING R.O.W. 57'-6" PROPOSED R.O.W. 30'-0" EXISTING R.O.W 42'-0" PROPOSED R.O.W. 16'-0" +/- BLDG SETBACK CONC. WALK 82'-6" CONC. WALK 7'-11" CONC. WALK 20'-0" CONC. WALK 50'-0" PARKING SETBACK PER LCUASS BIKE RACK BIKE RACK COVERED BIKE PARKING SEE DETAIL PLAN 1/A1.2 BIKE RACK 50'-0" PARKING SETBACK PER LCUASS PARKING (8 SPACES) PARKING (6 SPACES) PROPOSED BLDG 1ST FLOOR: COMMERCIAL/OFFICE 2ND FLOOR: 3 BEDROOM DWELLING UNIT 1ST FLOOR: 2 BEDROOM DWELLING UNIT 2ND FLOOR: 2 BEDROOM DWELLING UNIT 2 STORY 3 BEDROOM DWELLING UNIT COMMON AREA 76'-10 1/8" (State of ) (County of ) Subscribed and sworn to before me this day of , 20 A.D. by WITNESS my hand and offical seal. Notary Public Address My Commission Expires: AWEIDA PROPERTIES, INC. Approved by the Director of Planning of the City of Fort Collins, Colorado, on this day of , 20 . Director of Community Development and Neighborhood Services 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. OWNER'S CERTIFICATION DAN AWEIDA DIRECTOR OF COMMUNITY DEVELOPMENT AND NEIGHBORHOOD SERVICES Date LANDSCAPE AREA LANDSCAPE AREA NEW 4' VINYL FENCE AT PROPERTY LINE -SEE LANDSCAPE PLAN FOR FENCE DETAIL EXIST'G SIBERIAN ELM TO BE REMOVED SEE SHEET L-1 EXIST'G SIBERIAN ELM TO BE REMOVED SEE SHEET L-1 EXIST'G HONEYLOCUST TO REMAIN SEE SHEET L-1 "VAN ACCESSIBLE" HANDICAP SIGN "FIRE LANE - NO PARKING" SIGN "FIRE LANE - NO PARKING" SIGN "FIRE LANE - NO PARKING" SIGN BARRICADE SIGNAGE POTENTIAL SHARED ACCESS TRENCH DRAIN TRENCH DRAIN 5'-0" ELEC. METER END OF VINYL FENCE END OF VINYL FENCE ELEC. TRANSFORMER REFER TO CIVIL LANDSCAPE AREA LANDSCAPE AREA CONC. PATIO FIRE HYDRANT 9'-0" UTILITY EASEMENT S I T E P L A N 1 Scale: 1" = 10 ft NORTH 0 10 20 30 FT PUBLIC ACCESS EASEMENT (PAE) NEW 4' VINYL FENCE AT PROPERTY LINE -SEE LANDSCAPE PLAN FOR FENCE DETAIL 12'-11" BLDG SETBACK 21'-8" BLDG SETBACK (SB) SPLASH BLOCK - TYP. 20'-0" AE EAE & DE PROPOSED LOCATION OF STREET LIGHT/SIGNAL STREET LIGHT PER CITY LIGHT - TYP. STORM WATER BED - REFER TO CIVIL 20' ACCESS EASEMENT (AE), EMERGENCY ACCESS EASEMENT (EAE) & DRAINAGE EASEMENT (DE) LANDSCAPE AREA NEW LOCATION OF UTILITY POLE REFER TO CIVIL UTILITY POLE TO BE RELOCATED REFER TO CIVIL LANDSCAPE AREA 5'-0" E X X X X X X X X X X X X X X X X X WEST COUNTY ROAD 38E SOUTH TAFT HILL ROAD REC. NO. 20060041951 OHU OHU OHU T S S89°53'33"W 152.83' N00°11'50"E 131.75' ELEC VAULT OHU OHU C LINE OF EXISTING ASPHALT LID EXIST'G CHAIN LINK FENCE TO BE REMOVED E E E G G G G G G G G ST ST ST ST ST FO FO FO FO F FO FO FO FO O FO FO ST G G G G G G G G G G G G G G G G G EXIST'G WOOD FENCE TO BE REMOVED EX. CHAIN LINK FENCE TO BE REMOVED V.P. E G W W N89°44'28"E 20.00' S00°18'24"W 19.98' S00°06'18"E 2669.25' E LINE OF SE 1/4 S33-T7N-R69W N89°45'29"E 133.08' S00°18'24"W 112.14' T S89°44'27"W 2656.32' BASIS OF BEARINGS NORTH LINE OF SE 1/4 S33-T7N-R69W OHU OHU OHU S45°00'34"E 28.13' DECIDUOUS SHRUBBERY DECIDUOUS SHRUBBERY DECIDUOUS DECIDUOUS SHRUBBERY SHRUBBERY 5153 5154 5155 5154 5156 5155 5156 5157 5158 5156 5154 5155 5154 5154 5154 5154 5155 5154 30'-0" EXISTING R.O.W. 30'-0" EXISTING R.O.W E X I S T I N G C O N D I T I O N S 2 Scale: 1" = 20 ft NORTH A1.1 SITE PLAN SITE PLAN V I C I N I T Y M A P NTS W CR 38 E S TAFT HILL RD W HORSETOOTH RD W HARMONY RD S SHEILDS ST SITE ITEM 2, ATTACHMENT 2 Packet Pg. 32