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HomeMy WebLinkAbout12/14/2017 - Planning And Zoning Board - Agenda - Regular Meeting (2)Jeffrey Schneider, Chair Jeff Hansen, Vice Chair Jennifer Carpenter Emily Heinz Michael Hobbs Ruth Rollins William Whitley City Council Chambers City Hall West 300 Laporte Avenue Fort Collins, Colorado Cablecast on FCTV Channel 14 & Channel 881 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 December 14, 2017 6:00 PM • ROLL CALL • AGENDA REVIEW • CITIZEN PARTICIPATION Individuals may comment on items not specifically scheduled on the hearing agenda, as follows: • Those who wish to speak are asked to sign in at the podium. • The presiding officer will determine and announce the length of time allowed for each speaker. • Each speaker should state their name and address and keep their comments to the allotted time. • Any written materials should be provided to the Secretary for record -keeping purposes. • A timer will beep once and the time light will turn to yellow to indicate that 30 seconds of speaking time remain and will beep again and turn red when a speaker's time to speak has ended. • CONSENT AGENDA The Consent Agenda is intended to allow the Planning and Zoning Board to quickly resolve items that are non -controversial. Staff recommends approval of the Consent Agenda. Anyone may request that an item on this agenda be "pulled" for consideration within the Discussion Agenda, which will provide a full presentation of the item being considered. Items remaining on the Consent Agenda will be approved by the Planning and Zoning Board with one vote. The Consent Agenda generally consists of Board Minutes for approval, items with no perceived controversy, and routine administrative actions. Planning and Zoning Board Page 1 December 14, 2017 1. Draft November 16, 2017, P&Z Board Minutes The purpose of this item is to approve the draft minutes for the November 16, 2017, Planning and Zoning Board hearing. • DISCUSSION AGENDA 2. Trail Head Townhomes PROJECT This Project Development Plan proposes 89 townhome units on DESCRIPTION: two tracts of land within the original 2004 Trail Head subdivision. The tracts are located along the north side of East Vine Drive between Wagon Trail Road and Campfire Road, flanking Greenfields Drive where it enters the Trail Head neighborhood. The tracts total 10.7 acres and are designated for "future multi- family" development. Proposed buildings are a mix of 2, 3,4, and 5-unit buildings. All units face streets or `Connecting Walkways' and have rear 2-car attached garages. Additional guest parking is provided both off-street and on -street. APPLICANT: JR Engineering 2900 S. College Ave., Ste. 3D Fort Collins, CO 80525 OWNER: Trail Head, LLC — Stan Scott 5013 Bluestem Court Fort Collins CO, 80525 STAFF ASSIGNED: Clark Mapes 3, The Union on Elizabeth PDP/FDP 170024 PROJECT This is a request for a Project Development Plan/Final Plan to DESCRIPTION: construct a five story mixed -use building on West Elizabeth Street. The project includes a total of 107 units with 402 beds of student oriented housing and 3,875 square feet of retail space. Amenity space is provided on the ground level and rooftop of the building. A main component of the plan is the accommodation of a public bicycle/pedestrian connection, which runs north/south through the property, completing the connection from West Elizabeth Street to West Plum Street to the north. The site is located on 2.3 acres at 1208 and 1220 West Elizabeth Street and is in the Community Commercial (C-C) Zone District and the Transit -Oriented Development (TOD) Overlay Zone. APPLICANT: Stephanie Hansen, Ripley Design 419 Canyon Avenue. Suite 200 Fort Collins, CO 80521 Planning and Zoning Board December 14, 2017 OWNER: Elizabeth Street Co. Manager LLC 999 Shady Grove, Suite 600 Memphis, TN 38120 STAFF ASSIGNED • OTHER BUSINESS • ADJOURNMENT NEW7i�:[: IMT191 Planning and Zoning Board Page 3 December 14, 2017 Agenda Item 1 STAFF Cindy Cosmas, Administrative Assistant SUBJECT Draft November 16, 2017, P&Z Hearing Minutes EXECUTIVE SUMMARY The purpose of this item is to approve the draft minutes for the November 16, 2017, Planning and Zoning Board hearing. ATTACHMENTS 1. Draft Nov P&Z Minutes (DOC) Item # 1 Page 1 Attachment 1 Jeff Schneider, Chair Jeff Hansen, Vice Chair Jennifer Carpenter Emily Heinz Michael Hobbs Ruth Rollins William Whitley City Council Chambers City Hall West 300 Laporte Avenue Fort Collins, Colorado Cablecast on FCTV Channel 14 & I:670'freMW E:1005KO7it .tZ I ..M, The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224-6001) for assistance. Regular Hearing November 16, 2017 Member Schneider called the meeting to order at 6:00 p.m. Roll Call: Carpenter, Hansen, Heinz, Hobbs, Rollins, Schneider and Whitley Absent: none Staff Present: Gloss, Yatabe, Schmidt, Shepard, Mounce, Tatman-Burruss, and Cosmas Chair Schneider provided background on the board's role and what the audience could expect as to the order of business. He described the following procedures: • While the City staff provides comprehensive information about each project under consideration, citizen input is valued and appreciated. • The Board is here to listen to citizen comments. Each citizen may address the Board once for each item. • Decisions on development projects are based on judgment of compliance or non-compliance with city Land Use Code. • Should a citizen wish to address the Board on items other than what is on the agenda, time will be allowed for that as well. • This is a legal hearing, and the Chair will moderate for the usual civility and fairness to ensure that everyone who wishes to speak can be heard. Planning & Zoning Board November 16, 2017 Page 2 Agenda Review Planning Director Gloss reviewed the items on the Consent and Discussion agendas, stating that all items will be heard as originally advertised. Public Input on Items Not on the Hearing Agenda: None noted. Consent Agenda: 1. Draft Minutes from October 19, 20171 P&Z Hearing 2. Eligibility Expansion for Affordable Housing Fee Waivers 3. Three -Mile Plan Update Public Input on Consent Agenda: None noted Chair Schneider reviewed the items that are on consent and reiterated that those items will not have a separate presentation unless pulled from the consent agenda. Member Heinz made a motion that the Planning and Zoning Board approve the Consent agenda for the November 16, 2017, Planning and Zoning Board hearing as originally advertised. Member Hobbs seconded the motion. Vote: 7:0. Vice Chair Hansen and Assistant City Attorney Yatabe recused themselves due to conflicts of interest at 6:05pm. Senior Assistant Attorney Schmidt continued in Assistant City Attorney Yatabe's place. Discussion Agenda: 4. Spring Creek Rezone Project: Spring Creek Rezone Project Description: This is a request to adjust the location, size and boundary between two zone districts within a 19.55 parcel located at the southeast corner of South Shields Street and Hobbit Street. The result of the shift is that the Neighborhood Commercial (N-C) zone is shifted south and reduced by 2.88 acres while the Medium Density Mixed -Use Neighborhood (M-M-N) zone is shifted north and gains a corresponding amount of land area. As proposed, the N-C zone would be reduced to 6.42 acres and the M-M-N zone would be enlarged to 13.13 acres. There is no formal development plan currently in the review process. There is, however, a Concept Plan that is associated with the rezoning that helps to inform all interested parties as to the development potential of the parcel based on the adjusted zone districts, and forms the basis for the staff recommendation and the six conditions of approval. The site is undeveloped and vacant. Recommendation: Approval Planning & Zoning Board November 16, 2017 Page 3 Secretary Cosmas reported that one citizen email had been received from residents in the Sheely and Wallenburg neighborhoods encouraging the P&Z Board to approve the proposed zoning changes, assuming they also accept the conditions being presented. Staff and Applicant Presentations Chief Planner Shepard provided a brief overview of this recommendation. Steve Schroyer, Director of Real Estate for Blue Ocean Enterprises, gave a detailed presentation of this project, showing slides of the overall layout of the area and surrounding neighborhoods. He discussed the previous difficulties of developing this site, the zoning challenges, the surrounding commercial sites, and density challenges. He described the processes that had been followed for neighborhood outreach and community involvement. He also discussed the procedures that had been followed to ensure neighborhood compatibility with the West Central Area Plan and Nature in the City. Lastly, he described the final concept plan for development. Chief Planner Shepard provided a brief analysis of the proposal, recommending approval with the six conditions listed in the staff report. Public Input (3 minutes per person) Per Hogestad, 1601 Sheely Drive, gave a brief history of the prior development attempts for the parcel in question. He believes that this proposal will be compatible with the surrounding neighborhood, and he would like to know how many similar developments have been supported in this way. He urged the P&Z Board to include the concept plan and the conditions being presented. Deb Applin, 1608 Sheely Drive, is pleased with the proposal but also stressed the importance of including the conditions that have been proposed; otherwise she would not support this rezoning. Allan Lamborn, 1929 Sheely Drive, recounted some history of this parcel, sharing his own personal experience with past processes. He stated the intentions held by the community of finding a mutually - compatible project. He feels that this proposal is compatible with his neighborhood, provided the conditions are also recommended. He also believes that this is an extraordinary model of effective neighborhood/applicant negotiations for future cooperative outcomes. Rick Hoffman, 1804 Wallenburg, understands that his mountain views will be compromised but is still willing to work with the developer, who has worked hard to bring consensus rather than conflict. He is interested in this outcome being a win/win for everyone involved. Board Questions Member Rollins asked about the maximum allowable building height; Chief Planner Shepard responded that the height is dependent on the roof pitch. Chair Schneider praised the Applicant for working with the citizens; however, he is curious about conditioning at the rezoning level rather than during the Project Development Phase (PDP). Chief Planner Shepard explained that providing the proper zoning is the basis for a project, which then prescribes the land uses and standards; therefore, adjustments to the zoning must be addressed at the point of issue. Chair Schneider expressed concerned with conditioning now rather than when the plan is being developed in detail. Chief Planner Shepard explained the reasoning behind the conditions at this time, mainly because the zoning was originally based on a plan developed in 1987 to accommodate a larger building; those conditions subsequently expired, making that zoning obsolete.. Planning & Zoning Board November 16, 2017 Page 4 Member Carpenter asked if it is legally acceptable to condition the rezoning at this time. Sr. Assistant Attorney Schmidt confirmed that the code allows this now. Chief Planner Shepard provided another example of a similar situation (rezoning with conditions): Gateway at Prospect. Board Deliberation Member Hobbs stated that he will support this proposal. Planning Director Gloss asked the Applicant to ascertain his acceptance of the conditions. Mr. Schroyer confirmed that he is in agreement with the community on the conditions proposed, and he stated that Blue Ocean is prepared to follow through as needed. Member Rollins is in full support of the conditions, saying she is pleased with the cooperation of the community and the Applicant. Both Member Whitley and Member Carpenter are in full support, saying this will set a good precedent for future project cooperation. Member Heinz will also support the proposal. Member Whitley added his appreciation for the Applicant's methodical approach to presenting the development process. Member Hobbs made a motion that the Planning and Zoning Board recommend that City Council approve the Spring Creek Rezoning #REZ170001, subject to and including the following six conditions: • Condition Number One: Development of the M-M-N parcel, as adjusted and enlarged to 13.13 acres by this rezoning application shall include two-family dwellings along the entire eastern perimeter forming a buffer and transition between any multi -family buildings and houses in the adjoining neighborhoods as generally indicated on the applicant's Concept Plan (applicant's exhibit 6) with exceptions made for stormwater facilities, private parks, landscaping and walkways. M AM • Condition Number Two: Multi -family development on the M-M-N parcel, as adjusted and enlarged to 13.13 acres by this rezoning application, shall not contain any dwelling units that feature a rent -by -the -bedroom leasing model. • Condition Number Three: Development of the M-M-N zone district parcel, as adjusted and enlarged to 13.13 acres by this rezoning application, shall be limited to residential permitted uses and accessory uses only. • Condition Number Four: The maximum number of multi -family dwelling units shall be 365. • Condition Number Five. The maximum allowable building height of the two-family dwellings shall be two stories. • Condition Number Six: Development of the N-C zone district parcel, as adjusted and reduced to 6.42 acres by this rezoning application, shall be limited to the primary and supporting uses as envisioned by Principle LIV 36.1 of City Plan and Section 4.23(B) of the Land Use Code, and that residential permitted uses shall be limited to Accessory Uses, Two -Family Dwellings and Mixed -Use Dwellings in accordance with Section 4.23(D)(2) of the Land Use Code. This recommendation 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: Planning & Zoning Board November 16, 2017 Page 5 • That the rezoning and the conditions comply with all applicable Land Use Code requirements as stated in the staff report prepared for this hearing and contained in the agenda materials. • That 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. • That the six listed conditions comply with the provisions of LUC Section 2.2.9 in that they are necessary to accomplish the purposes and intent of the LUC and have a reasonable nexus to the potential impacts of the proposed rezoning and are roughly proportional in nature and extent to such impacts. Chief Planner Shepard asked to amend the motion, under Condition 1, to include the word "entire" prior to "eastern perimeter" in the reading of the motion; Member Hobbs accepted this amendment. In addition, Chief Planner Shepard asked to amend the motion, under Condition 6, to include "Principal LIV 36.1" rather than saying "54"; Member Hobbs accepted this amendment. Member Carpenter seconded. Member Rollins commented that she has a small concern with Condition 1 in reference to the development of a final Concept Plan. She suggested that parameters be placed on this, because of the level of detail. Chief Planner Shepard stated that the term "Concept Plan" is a defined term in the Land Use Code and is a way to address and tie together the conditions at this stage. Chair Schneider reiterated his reluctance to have conditions at this stage. Vote: 6:0. Other Business None noted. Chair Schneider moved to adjourn the P&Z Board hearing. The meeting was adjourned at 6:53pm. Cameron Gloss, Planning Director Jeff Schneider, Chair Agenda Item 2 PROJECT NAME TRAIL HEAD TRACTS F & G TOWNHOMES PDP #170035 STAFF Clark Mapes, City Planner PROJECT INFORMATION PROJECT DESCRIPTION: This Project Development Plan proposes 89 townhome units on two tracts of land within the original 2004 Trail Head subdivision. The tracts are located along the north side of East Vine Drive between Wagon Trail Road and Campfire Road, flanking Greenfields Drive where it enters the Trail Head neighborhood. The tracts total 10.7 acres and are designated for "future multi -family" development. Proposed buildings are a mix of 2, 3,4, and 5-unit buildings. All units face streets or `Connecting Walkways' and have rear 2-car attached garages. Additional guest parking is provided both off-street and on -street. APPLICANT: JR Engineering 2900 S. College Ave., Ste. 3D Fort Collins, CO 80525 OWNER: RECOMMENDATION EXECUTIVE SUMMARY Trail Head, LLC — Stan Scott 5013 Bluestem Court Fort Collins CO, 80525 Staff recommends approval of Trail Head Cottage Neighborhood PDP #170035. Notable aspects of the proposed Project Development Plan (PDP) are: • This PDP would complete the Trail Head residential development as previously approved. Staff finds the 89 units to be consistent with the approved designation of `future multi -family'. • Parking significantly exceeds code requirements. • Traffic impacts from the 89 dwelling units were reviewed and are relatively minor. In particular, impacts to two intersections with well-known capacity issues were reviewed -- Vine Item # 2 Page 1 Agenda Item 2 Drive/Timberline Road and Vine Drive/Lemay Avenue. This PDP does not trigger the threshold for any required improvements at Vine/Lemay. For Vine/Timberline, the applicant will provide a monetary contribution towards a City signalization project that is proportional to their impact. • A mix of seven different building models is distributed along streetscapes and `Connecting Walkways'. • Central outdoor spaces with walkway linkages provide lawn space, picnic tables, bbq grills, and a gazebo. • A future City Neighborhood Park site abuts the western tract, on the west side of Greenfields Drive; and the plan provides additional walkway connections to the park site. • The PDP includes existing trees which have been carefully evaluated for protection, relocation, removal, and mitigation for removals. Staff has evaluated the request under applicable sections of the Land Use Code, and finds that the plan comports with City Plan and the Land Use Code. STAFF ANALYSIS 1. SURROUNDING ZONING AND LAND USES Surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North LMN, Low Density Mixed Use Trail Head subdivision — single family Neighborhood houses South LMN, Low Density Mixed Use Undeveloped land across Vine Drive Neighborhood East LMN, Low Density Mixed Use Trail Head subdivision — single family Neighborhood houses West LMN, Low Density Mixed Use Trail Head subdivision — single family Neighborhood houses 2. COMPLIANCE WITH ZONING DISTRICT STANDARDS Article 4 of the Land Use Code contains standards for the various zoning districts throughout the City. The subject property is zoned Low Density Mixed Use Neighborhood (LMN), Division 4.5 of the Land Use Code. Staff finds that the PDP complies with the applicable zoning district standards. Applicable standards are discussed below in the order found in the code. Item # 2 Page 2 Agenda Item 2 Purpose Statement for the LMN Zone - Code Section 4.5 (A) Staff finds that the proposed project is consistent with the stated purpose of the zone district. This Section states: "Purpose. The Low Density Mixed -Use Neighborhood District is intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by the pattern of streets, blocks, and other linkages. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development in this District shall be arranged to form part of an individual neighborhood. " - The project adds a housing choice, and is designed with characteristics that are in harmony with the neighborhood. Permitted Uses in the LMN Zone - Code Section 4.5 (B) - The proposed Single Family Attached residential use is permitted. Residential Density in the LMN Zone - Code subsection 4.5 (D)(1) The plan complies. Density standards limit development plans to a maximum of 9 dwelling units (d.u.) per acre, with any phase of a multi -phase development plan limited to 12 d.u./acre. - The plan density is 8.3 d.u./acre. This meets the standards whether considered independently of the Trail Head PDP, or as a component of Trail Head's overall density. Building Height in the LMN Zone - Code subsection 4.5 (E)(3) The plan complies. The height limit is 2'/2 stories. - Buildings have 1, 1-1/2, and 2-story portions. Item # 2 Page 3 Agenda Item 2 3, COMPLIANCE WITH GENERAL DEVELOPMENT STANDARDS FOR ALL DEVELOPMENT Article 3 of the Land Use Code contains standards for all development city-wide to be used in conjunction with zoning district standards. Staff finds that the project complies with all applicable General Development Standards. Applicable standards are noted below in the order found in the Code. Landscaping and Tree Protection Standards - Code Section 3.2.1 Staff finds that the plan complies. This Section requires a fully developed landscape plan that addresses relationships of landscaping to the streets, the buildings, abutting properties, and users on the site. Main plan components are: - A tree mitigation plan that accounts for existing trees to be removed. - Tree -lined streets and walkway spines. - A range of appropriate turf grass and shrub bed areas around buildings, in the central outdoor spaces, and in perimeter buffer areas. - Renovation of the existing entry landscape features at the three street entries to Trail Head. These features are located on the two tracts. Entry signs and fence features are retained, and landscaping will be adjusted and renovated to coordinate with adjacent buildings and new landscaping. Note that no street trees are shown along Vine Drive because the owner has previously paid cash -in -lieu of construction for a larger future street improvement project which will include landscaping along with curb and gutter to define the street edge. Access, Circulation and Parking Standards - Code Section 3.2.2 Staff finds that the plan complies. Code Section 3.2.2 requires safe, convenient, efficient on -site parking and circulation improvements that add to the attractiveness of the development. Main plan components are: - Walkways providing direct connections to the central outdoor spaces and the abutting future Neighborhood Park site. - Private drive alleys providing access to rear garages and guest parking. - Bike racks in the central outdoor spaces . (No bike parking is required for the single family units.) Note that the street network provides the main framework of access and circulation, including `Connecting Walkways' linking side -loaded buildings to street sidewalks. Item # 2 Page 4 Agenda Item 2 Parking Standards - Code Section 3.8.10 The plan complies. Code Section 3.8.10 contains the applicable single family parking requirement of 2 off-street spaces per unit based on lots less than 40 feet wide. The plan provides: - A 2-car attached garage with each unit. - A total of 26 guest parking spaces tucked into bump -outs on the rear private drive alleys. - New on -street parking on two new segments of Green Lake Drive. Note that existing on -street parking is also available on Wagon Trail Road and Campfire Drive, and on a portion of Greenfields Drive. Site Lighting Standards— Code Section 3.2.4 The plan complies. No exterior site lighting is proposed. - Lighting on building exteriors will be down -directional, sharp cutoff fixtures in compliance with standards. Subdivision Plat Standards — Code Section 3.3.1 The plan complies. This Section requires a subdivision plat to define buildable lots and dedicate rights -of -way and easements needed to serve the development. - A new subdivision plat is provided and meets the requirements. Building and Project Compatibility Standards— Code Section 3.5.1 Staff finds that the plan complies. Standards in Section 3.5.1 require compatibility with the context of the surrounding area in terms of building size, massing proportions, design character and building materials. - The architectural character proposed is substantially similar to the residential character of houses in Trail Head. Residential Building Standards — Code Section 3.5.2 The plan complies. Item # 2 Page 5 Agenda Item 2 Standards in this Section are intended to promote variety, visual interest and pedestrian -oriented streets in residential development. Dwellings must be placed in direct relation to street sidewalks, without requiring pedestrians to walk across parking lots or drives. In the plan: - All dwellings face streets or `Connecting Walkways' leading directly to sidewalks. At least three different building models are required. In the plan: - Seven different building models are provided. Some are placed in mirror -image configurations which adds further variation. Mitigation of garage door impacts on pedestrian -oriented streetscapes is required. - No garages face the streets. Streets, Streetscapes, Alleys, and Easements - Code Section 3.6.2 The plan complies. This Section requires street improvements in accordance with the Larimer County Urban Area Street Standards, and requires necessary easements for utilities and access. - The plan provides required street improvements in the form of new Green Lake Drive extensions. - The plan provides a sidewalk along Vine Drive in its ultimate planned location, with the remainder of Vine Drive improvements to be part of a larger future project. Transportation Level of Service Requirements - Section 3.6.4 This Section requires appropriate mitigation of impacts upon the transportation system. It is closely interrelated with several other Sections involving streets and other transportation system aspects. A Traffic Impact Study that addresses mobility for all modes and impact on the transportation system by this development was completed by the applicant and reviewed by City staff. There are two intersections in the vicinity of the development that were carefully reviewed: • The intersection of Vine Drive and Lemay Avenue can be constrained by Adequate Public Facilities (APF) requirements for developments with significant impact on the intersection. This development will add very limited traffic to the intersection, well below the threshold for triggering APF, and the change in delay due to the development is nominal. No mitigation is required. • The intersection of Timberline and Vine Drive is not constrained by APF, but is experiencing long delays. This development is adding some traffic to the intersection. The identified improvement at this intersection is signalization. Due to the complexity of the improvement immediately Item # 2 Page 6 Agenda Item 2 adjacent to the railroad, the City is undertaking the project. As required for other recently approved developments in the area: - This development will provide a monetary contribution for the signalization project that is proportional to the impact. No other impacts were identified that warrant additional mitigation beyond the streets, sidewalks and walkways provided in the plan. Note that future transformation of the major street network in this northeast portion of the city is envisioned, but is a topic that ranges far beyond the scope of this PDP Emergency Access - Code Section 3.6.6 The plan complies. - Poudre Fire Authority has reviewed the development plan to ensure emergency access to and throughout the site. 4. NEIGHBORHOOD MEETING: A neighborhood meeting was held on August 28, 2017 with approximately 40 participants. The most prominent topics involved traffic and parking. Wide ranging discussion included topics of future growth and change envisioned in this northeast area of Fort Collins, beyond the scope of the proposed townhome project. 5. FINDINGS OF FACT AND CONCLUSIONS: In evaluating the request for the Trail Head Cottage Neighborhood Project Development Plan, staff makes the following findings of fact and conclusions: A. The PDP complies with the process outlined in Article 2, Division 2.2 - Common Development Review Procedures for Development Applications. B. The PDP complies with applicable standards in Article 3 - General Development Standards. C. The PDP complies with applicable standards located in Article 4, Division 4.5, Low Density Mixed Use Neighborhood. 6. RECOMMENDATION: Staff recommends that the Planning and Zoning Board make a motion to approve the Trail Head Cottage Neighborhood Project Development Plan # 170035 based on the Findings of Fact found in the staff report. Item # 2 Page 7 Agenda Item 2 ATTACHMENTS 1. Location Map (JPG) 2. Applicant Narrative (PDF) 3. Site Plan (PDF) 4. Architecture (PDF) 5. Landscape Plan (PDF) 6. Plat (PDF) 7. Neighborhood Meeting Notes (PDF) 8. Traffic Impact Study (PDF) Item # 2 Page 8 Trail Head Townhomes Attachment 1 These map products and all underlying dam are developed for use by the City of Fort Collins for its internal purposes only, and were not designed or intended for general use by members of the pubic. The City makes no representation or warranty as to it accuracy, timeliness, or completeness, and in particular, its accuracy in labeling or displaying dimensions, contours, property boundaries, or placementof location of any map features thereon. THE CITY OF FORT COLLINS MAKES NO WARRANTY OF MERCHANTABILITY OR WARRANTY FOR FITNESS OF USE FOR PARTICULAR PURPOSE, EXPRESSED OR IMPLIED, WITH RESPECT TO THESE MAP PRODUCTS OR THE UNDERLYING DATA. Any usersof these map product, map applications, or data, accepts same AS IS, WITH ALL FAULTS, and assumes all responsibility of the use thereof, and further covenant and agrees to hold the City harmless from and against all damage, loss, or liability arising from any use of this map pmtluct, in consideration of the Citys having made this information available. Independent verification of all data contained herein should be obtained by any users of these product, or underlying data. The City disclaims, and shall not be held liable for any and all damage, loss, or liability, whether dimc( indirect, or consequential, which apses or nay arise from these map products or the use thereof by any person or entity. N W E S Fort of GIS Attachment 2 Statement of Planning Objectives Trail Head Cottage Neighborhood Project Development Plan Introduction • The proposed site is located along the north side of East Vine Drive between Wagon Trail Road and Campfire Road and is part of the overall Trail Head Subdivision. The property is comprised of two existing tracts of land of the Trail Head Subdivision, Tracts F (5.19 acres) and G (5.54 acres) with the total site area of the proposed development being approximately 10.73 acres in size. The site is currently vacant and has approximately 75 existing trees many of which will be protected during construction and preserved. The Trail Head property is currently annexed to the City of Fort Collins and is Zoned LMN - Low Density Mixed -Use Neighborhood. The proposed use is Attached Single Family Townhomes which is a Permitted Use within the LMN Zoning District. Given the total number of proposed bedrooms within the Trail Head Cottage Neighborhood the PDP application will be considered a Type II Permitted Use which will require Planning and Zoning Board Approval. The Trail Head Cottage Neighborhood proposes a total of 89 Single Family Attached Dwelling Units which represents an Overall Gross Density of 8.3 Dwelling Units per Acre. Tract F proposes 45 Dwelling Units on 5.19 acres at 8.68 DU's/Ac and Tract G proposes 46 Dwelling Units on 5.54 acres @ 7.94 DU's/Ac. The City's Land Use Code for the LMN Zoning District allows any single phase of a Multi -Phased Development, which the Trail Head development is considered, to have a density up to 12 dwelling Units per Acre. The City of Fort Collins Land Use Code Section 4.5 D I (c) states the following: "The maximum density of any phase in a multiple -phase development plan shall be twelve (12) dwelling units per gross acre of residential land, and the maximum density of any portion of a phase containing a grouping of two (2) or more multi -family structures shall be twelve (12) dwelling units per gross acre of residential land. • The intent of the applicant (Trail Head LLC) is to subdivide the property into a total of 89 individual residential lots. Each homeowner will have Deed of Title for each lot and each property will be sold as a Fee Simple Townhome not as a Condominium. The Home Owners Association (HOA) will own and maintain all of the Tracts within the development and will be responsible for the initial landscape and irrigation installation on each lot as they are constructed and sold. Additionally each of the individual lots and will irrigated by way of the existing "Gray Water" Main line Irrigation System located on site and the HOA will fully maintain the Landscape and Irrigation on each Lot into perpetuity. JJ R ENGINEERING Attachment 2 Development Phasing • The Trail Head Cottage Neighborhood is proposed to be constructed as two separate phases of development and shall include the following: Phase I: Tract G (5.19 Acres) construction is expected to begin at the end of the 2nd quarter of 2018. Phase I shall include the construction of 45 Townhomes, associated private alleys with wet/dry utilities as well as Green Lake Drive curb, gutter, sidewalk, asphalt pavement and all wet/dry utilities from Wagon Trail Road to Greenfields Drive. Phase II: Tract F (5.54 Acres) construction is expected to begin in the I st quarter of 2020. Phase II shall include the construction of 44 Townhomes, associated private alleys with wet/dry utilities as well as Green Lake Drive curb, gutter, sidewalk, asphalt pavement and all wet/dry utilities from Greenfields Drive to Campfire Drive. Property & Development Ownership • Trail Head LLC is the current owner of Tracts F and G and has been since late July of 2017. The ownership of Tract H which is included in the overall plat is the City of Fort Collins. • Tract H of the Trail Head Second Subdivision is included in the overall plat of the Trail Head Cottage Neighborhood do to a pending land exchange proposed by the City's Parks department related to the modification of the North boundary of Tract G. If the land exchange is approved by City Council the common north/south boundary of Tracts F and H will be modified as shown on the PDP. Site Planning and Overall Design Concept • The Trail Head Cottage Neighborhood site has been designed to help foster the Goals and Objectives of the City's Land Use Code. As stated in the City's Land Use Code developments greater than 20 acres in size are required to provide a Mix of Housing Types in order to promote housing variety and diversity. The overall Trail Head Development currently provides only two distinct housing types, Single Family Detached Homes with front access garages and Single Family Detached Homes with rear alley access garages. The Trail Head Cottage Neighborhood will complete the mix of housing types by providing the third housing type, Attached Single Family Homes with alley access garages. • In preparing the development program for Trail Head Tracts F and G the developer wanted to address the region environmental sustainability and housing affordability issues by building smaller houses on a small parcel of infill property. The Trail Head Cottage Neighborhood is a housing style that is based on the idea building "better homes not bigger homes." Cottage style townhomes are often more acceptable to neighbors than other forms of higher density housing and are a useful transition from lower density single family detached housing. It makes more JJ R ENGINEERING Attachment 2 efficient use of the land thus they can be more affordable and offers better energy efficiency than traditional single family detached housing, while at the same time providing more privacy than other forms of attached housing. The Trail Head Cottage Townhome Development is a collection of small attached single family homes arranged either facing the public pedestrian way or centered on a community park or green courtyard, with garage being access via a private alley and screened from public right -of way view. The Trail Head Cottages gain their efficiency through higher densities than other single family detached homes in the Trail Head community. They will be built on individual lots and will have attached 2 car garages. The advantages of the Trail Head Cottage Neighborhood is that it is a much more the efficient use of land and will make the most the limited amount of space malting them ideal for as an urban infill development. The Design Team wanted to complete the overall Trail Head Subdivision in a unified and cohesive fashion, creating a pedestrian friendly environment with public streets that seek to encourage a cohesive and pedestrian focused environment. The overriding design objective was to develop a successful Cottage Community that would be "Pedestrian and Neighborhood Centered". The Cottage Neighborhood Design Concept relies on homes being pedestrian and green space focused with alley loaded garages that help to subordinate the automobile and enhance the pedestrian and neighborhood experience. Each single-family attached cottage will have a two (2) car attached garages accessed by a 20' wide private alley which also provide off- street parking for guest. Sustainable Practice & Responsibility: The Trail Head, LLC group is committed to Sustainable Development Practices for the Trail Head Cottage Neighborhood. This is articulated across both the Social and Environmental Sustainability spectrum. One of the primary development goals of the Trail Head Cottage Neighborhood is to build "Right Sized Homes" and not to build in excess. The community is intended to be Home Owner/Family and Pedestrian focused with homes centered on community open space, parks, and safe, sustainable pedestrian corridors. Additionally the site and building design of Trail Head Cottages will be mindful of the use of sustainable building materials and material excess. This is intended to be a neighborhood that minimizes impervious surfaces such as asphalt and concrete pavement while at the same time maximizing usable green open space that is designed to be "Water Wise" and easily maintainable. The extensive open space area of the development will help reduce the "Heat Island" affect often associated with suburban infill development. This significant reduction in hardscape and increased cooling benefits of the extensive open space area will most certainly aid in reducing the overall carbon footprint of the proposed Trail Head Cottage Neighborhood. • Safety: The Trail Head Cottage Neighborhood will benefit on several safety levels by providing the Pedestrian Focused street that when coupled with the 20' private alleyways create a more cohesive neighborhood with "Safe Streets" and "Safe Pedestrian Spaces" for its residents. First and foremost is Emergency Vehicle Access via the 20' wide private alley and a 36' wide JJ R ENGINEERING Attachment 2 Residential Local Street section. Since each home will include a 2 car garage accessed by a 20' wide private alley, Emergency Access Vehicles and personnel will have adequate maneuverability and operational space in both the front and rear of every home this will actually provide more Emergency Vehicle accessibility than many of the homes within Trail Head. • Parking: The Developers of Trail Head plan on restricting homeowner/resident parking to the 2 car garage provided with each home and will do so via the Home Owner Covenants and Restrictions. Additional Off-street/On-alley surface parking will be provided as well and will be signed for visitors only. Additional public on -street parking will also be provided on each side of the proposed 36' wide Green Lake Drive Residential Local Street and along the existing adjacent Residential Local Streets of Wagon Trail Road and Campfire Drive and also portions of Greenfields Drive Collector Road if the proposed restriping of Greenfields Drive is approved with this PDP. Landscape and Site Design • Tree Planting Standard — The project will provide streetscaping along all public streets as well as within the privately owned HOA Tracts and landscaping of private lot areas identified within the property and surrounding each of the proposed units. Tree planting as per city standards shall be met in order to add to the urban tree canopy of the immediate area. Tree planting will be interspersed throughout the site, and within LID storm drainage areas as shown on the Landscape Plans. • Landscape Standards — It is the intent for the development's landscaping to meet or exceed the City's standards for streetscape, open space and building landscaping. All areas that are landscaped shall be irrigated with a permanent automatic underground irrigation system unless they are intended to be non -irrigated. Any areas identified on the Landscape Plan to be non - irrigated shall be irrigated with a temporary above ground irrigation system and irrigated until such time that proper establishment of seeded areas has been achieved, a minimum of two growing season. • Tree Protection and Replacement — There are currently 73 existing trees within the Trail Head Tracts F and G development area that will need to be protected, relocated and/or removed to accommodate the proposed development and its various site improvements. The Tree Mitigation Plan accurately identify the locations of all existing on -site trees each of which are appropriately labeled to show the applicant's intent for each tree. • Bicycle Parking — Bike Parking has been provided in each of the Community Park/Open Spaces as shown on the PDP Site and Landscape Plans. 41 - J J R ENGINEERING Attachment 2 • Walkways — Walkways within the development are located and aligned to directly and continuously connect areas of pedestrian origin and destination. Walkways will link Public Street and sidewalks with open space areas. • 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 and open space areas. • Transportation Impact Study — Based on a previously meeting with the City's Transportation Department it was determined that the proposed development would be required to submit a Transportation Impact Study which has been included with this PDP submittal. • Vehicular Access — Vehicular access to each of the residential unit's private attached garages shall be provided via a 20' wide private alley connected to at various locations along Green Lake Drive no direct access to the proposed residential lots will be allowed from Wagon Trail Road, Campfire Drive or Greenfields Drive. The on -site private alleys have been designed to be safe, efficient, convenient and attractive, and have been considered for use by all modes of transportation. • Trash and Recycling — Trash and Recycling containers shall be provided to each home to accommodate the collection, separation, storage and pickup of trash and recyclable materials. Trash and Recycling containers for each residential unit shall be stored inside each of the individual private garages and shall be put outside for pickup and removal on the designated trash collection day. The HOA will coordinate with the greater Trail Head Community HOA in order to designate a Trash Hauling provided that eliminates the need for any additional Trash Service pickup days. • Emergency Vehicle Access — To ensure that emergency vehicles can gain access and maneuver throughout the proposed site, and so that emergency personnel can provide fire protection and emergency services each of the 20' wide private alleys will be designated as a 20' wide Emergency Access Easement. • Parking — The parking needs for each of the residential units will be met with an attached 2 car garage. In addition to each 2 car garage both on street parking along Green Lake Drive and off street parking along the 20' wide private alleys has been provided. All required parking is to be provided on -site. See Sheet I of the Project Development Plan for a detailed accounting of vehicle parking proposed for development. 5 ) J R ENGINEERING Attachment 2 Architectural Design • Building and Project Compatibility — Section 3.5.1 of the City's Land Use Code requires that the physical and operational characteristics of the proposed buildings and their uses be compatible with the context of the surrounding area. The proposed development, we believe can be determined to be compatible based upon the residential uses and the architectural character proposed which will be substantially similar in building scale, form and material composition with the existing residential structures in close proximity to Filing Seventeen. • Architectural Character — The architecture of the Trail Head Cottage Neighborhood will be compatible with and enhance the existing standards of quality of the overall Trail Head Development. The developer proposes 4 different home models contained within I I different building groups and each building group will display a distinct architectural elevation so as to eliminate any repetition within the overall development. • Building Size, Height, Bulk, Mass and Scale — The proposed residential building size, height, bulk, mass, and scale are intended to be similar and compatible with the existing neighborhood's character and quality. Residential homes in the Trail Head Cottage Neighborhood will be a combination of one and two story structures. • Building Materials — The Trail Head Cottage Neighborhood will established a distinct architectural theme, building style, materials and colors within the existing neighborhood. Similar building forms, architectural detailing, color and texture, shall be utilized throughout the entire Trail Head Cottage Neighborhood in order to enhance the overall architectural experience of the neighborhood and to insure continuity throughout the entire development. • Building Height — The height of all proposed residential structures shall be consistent with what is allowed by City's Land Use Code in the LMN Zoning District. Effects of this project on access to sunlight and the effect on desirable views have been considered in the overall site design and it has been determined that there is minimal to no undesirable affects that are anticipated by the proposed height or placement of the residential buildings within the proposed development. Storm Drainage & LID Design • The overall design concept related to site drainage is to convey developed runoff through a series of bio-swales and pre -sedimentation basins which are located throughout the property in order to accomplish the required LID goals as established by the City of Fort Collins. Developed runoff from the site will then be conveyed into two existing detention ponds which were originally designed to meet the detention requirements of a similar project at full build out. G - J J R ENGINEERING I Attachment 2 • The Trail Head Cottage Neighborhood has been designed in such a way as to exceed the City's desired LID goals which are to treat 50% or more of the new impervious areas. The Grading and storm drainage design will allow more than 71 % of all the new impervious area of the site to passes through an LID Stromwater Quality feature thus reducing impacts to the urban watershed and nearby streams and downstream drainage conveyances systems. The Trail Head Cottage Neighborhood is a model for Low Impact Urban Stormwater Development. Development Schedule • Construction Start: Phase I Summer of 2018; Phase II Winter 2020 • Construction Completion: Winter 2022 Narrative Addressing Concerns Raised at Neighborhood Meeting A Neighborhood Meeting was conducted on August 28, 2017, at the City of Fort Collins Street Department. Approximately thirty six (36) neighbors from the notification area attended the meeting. Questions and concerns were addressed by the applicant's consultant at this meeting. The most significant issue discussed at this meeting by the neighbors had to do with the existing traffic congestion and future signalization at Timberline Road and East Vine Drive intersection which was expressed by many of the neighbors as a problem which has existed for many years. Clark Mapes, with Planning and Nichole Hahn from Traffic Operations explained to the neighbors that there is a long term plan in place to address this existing traffic issues at this intersection as well as at the Lemay Avenue and East Vine drive intersection in the future and indicated that the Trail Head Cottage Neighborhood Transportation Impact Report will have to address any additional impacts being added to this intersection as a result of the proposed development in the future. The neighborhood also expressed concerns with the density of the development. Ken Merritt with JR Engineering explained that the density allowed in the LMN Zoning District is 12 Du's/Ac. thus allowing up to 129 possible units to be built on the 10.73 acres of property. It was pointed out during the presentation by Mr. Merritt that the development is only proposed 89 units with an overall density of 8.3 Du's/Ac. which was well below the density allowed in the LMN Zone District for attached single family housing located within a multi -phase development as stated in the City 's Land Use Code. 71 - ) J R ENGINEERING PROPERTY OWNER TRAIL HEAD, LLC ATTN: STAN SCOM 5013 BLUESTEM COURT FORT COLLI NS, CO 005M P-9 O0217.4RSS STAN SCOTT@ME COM PLAN NER/LANDSCAPE ARCH ITECT )R ENGINEERING, LLC ALIN: KEN MERRIM,, APA RIA 2900 SOUTH COLLEGE AVE, SUITE 3D FORT COLLI NIS, CO BOSES P—WO BO56754 KMERRITUDSERENGINEERING COM ARCHITECT MICHAEU X OLSEN ARCHITECtS ATTN: MICHAELOISEN, AIA 1169 HILLTOP PKM,, #2O5B STEAMB0ATSPRING5, CO SM71 P-9708701584 M)KOA)MMOARCH COM PROJECT DEVELOPMENT PLAN TRAIL HEAD COTTAGE NEIGHBORHOOD TRACTS F & G, OF THE TRAIL HEAD SUBDIVISION ENGINEER )R ENGINEERING, LLC ATTN: PM HALOPOFF, PE 2900 SOUTH COLLEGE AVE, SUITE 3D F0RTC0WN5,C080525 P-97O.491[EBBS THALOPOFFOJKENGINEERING COM SURVEYOR )R ENGINEERING, LLC AMN:)ARR0DADAMS, PLY 2900 SOUTH COLLEGEAVE, SUITE 3D F0RTC0WN5,C0BOOZ5 P-3037409393 TRAFFIC ENGINEER DELICH A550CIATES ALI N: MATHEW ). DEI CH, PE 2272 GLEN HAVEN DRIVE LOVEIAND, CO 8O593 P- O6692W1 LAND VSE CHART EXISTING ZONING: USN EX15TING USE VACANT )COPO5ED USE ATTACH ED SINGLE FAMILY TOWNHOMES TOTAL SITE AREA MFECTS FAND G). 10 73 ACRES DENSITY AREA OF) it AREA (AO UNITS DEN5M( (DLAAQ TRACT 22EDA) 1 519 1 45 1 969 TRACTG 241,254 534 44 I94 TOTALS 467,204 10.75 89 8.30 AREA COVERAGE H.O.A HOME OWNER TOTAL AREA(5F) TOTALAREA (ACRES) %OFGROSS BOB AREA TOTAL PRIVATE IOTARFA' 01. 100% AET62 3e6 546'', BUILDING COVERAGE (GROUND FLOORAKEA) 0% 100% 122708 292 263% PUBLIC STREETRIGHTOF-WAYT NIA N/A 34,351 09 74% PRIVATE DRIVES ALLEYS, & PARKINd iW% O% 51,497 119 1101. COMMON OPEN SPACE AREA iW% O% 163,524 290 270% ACTIVE RECREATION AREAa 100% O% 79,141 182 169% 1. BUILDING COVERAGE IS INCLUDED WITHIN THE TOTAL IDTARFA 2. GREEN TAKE DRIVE I5A PUBLIC ROADWAY WITH A 53' WIDE PVBUC RIGHT-OF-WAY 3 ALLALLEYS IN TI E DEVELOPMENT WILL BE PRIVATE AND SHALL BE OW NEDAND MAINTAINED BYAN HOA. HOMEOWNER WILL BE RESPONSIBLE FOR THEIR INDINDUAL DRIVEWAY APRON. 4. ACTIVE RECREATION AREA 6 ALSO INCLUDED WITHIN THE TOTAL COMMON OPEN SPACE AREA UNIT TYPE SUMMARY BEDROOMS/VNIT ♦UNITS TOTAL PROVIDED I REQUIRED BEPWOMSI PARKING I PARKING UNITTYPTUSTOWENDVNID5 3 39 117 79 79 UNIT TYPE 2(RANGI END UNITY) s 2 13 26 ]6 25 UNIT TYPE 3R2 MIDW INTERIOR UNTE 3 37 FIT 74 74 L OHMREEf GVESTPARKING 26 89 256 206 176 ING UNITS WILL BE BUILTON A CRAW LSPACE (NO 6ASEA1ENT511'ILL BE BUILD LOTSUMMARY ♦ LOT$ TOTAL LOTAREA (SF) %OF GROSS PDP AREA° TRACT tW 45 107,414 �D% 44 114,670 89 22R,086 47.5% AREA-1073 ACRESBVIIDING HEIGHTMAXIMUM HEIGHT' STORIES 35 UNIT TYPE2(RANCH) 30 1 UNITTYPE 3 35 7. FROM FORTCOWNS LAND USE C0DE 43-D hlA"LAIVAI HEIGHi0F 35T0RIE5 AT 12'-9'PERSTORY-3796'MAXFEIGHT LOT MATRIX MINIMUM BUMP HER SETBACK Y REQUIREMENT 1 2 3 4 5 6 7 10 11 V 13 I4 M Us 17 IS 19 M 21 22 23 24 25 25 Z2 FROM 1 19 19 19 18 15 16 15 15 is is 15 15 21 22 22 510E LDt NO w0 w0 w 10/ w0 Bn 5/0 W 7/0 w0 w5 1a 0/0 w5 REAR 6 fi 6 6 8 8 8 8 8 8 8 6 6 6 6 FROM 18 19 19 19 18 3 s 3 5 5 5 5 5 5 s 3 3 3 5 3 M 21 20 20 20 s10E 1/R 2 N // 00 w OLIO / a50 l l 0001 / l w 50070 l / w 7 w O w Os00 l/ fil 0 WO w l // o0 l fi0 / o6 l s0 / BEAR 6 6 6 6 6 6 6 6 j66 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 FROM 20 ID 2D M 22 22 M 6 8 6 6 8 6 6 8 6 is 16 15 is 16 16 15 3 18/ B/s s/B B/a a/B w8 w1 fi/B w8 B/1 18 wB wfi w8 a/B ws 1wB w8 ws s/B B/B B/B B/s BEAR 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 FROM 4 22 23 24 23 22 6 8 6 6 8 8 8 6 15 16 16 16 15 TI BE w0 0/0 0/5 5/O O O 0/5 10/ 0/0 0/0 w0 w5 5/0 0/0 0/0 w0 w1 BEAR 6 6 6 6 6 6 6 fi fi fi 6 6 fi 6 fi 6 6 6 CITY OF FORT COLLINS I cc I> � rar:rl sELFLF 111 I ILFA 1 git Lr III - LI III LI tl I E ,q I 'r• EJA Ilbe(ry \ -St ► CG VICINITY MAP SCALE: I' OUT LEGAL DESCRIPTION TRACTS F & G, TRAILHFADSVBDIVIMON, BEINGAPORTION OFTHE5OVM ONE HAI£0FSECUON4,T0WNSHIP 7 NORTH, RANGEM WER0FTJENCH PRINCIPAL MERIDIAN, CIIYOF FORTCOW NS GENERAL SITE PLAN NOTES 1. REFER TO FINAL UTILITY PLANS FOR EXACT IDCATON5 OF ST0RM DRAINAGE STRUCTURES VIRINMAINSAND SERVICES, PROPOSED TOPOGRAPHY, STREET IMPROVEMENTS. 2. REFER TO THE FINAL CIVIL ENGINEERING PLANS FOR DETAILED INFORMATION REGARDING PROPOSED TOPOGRAPHY VHITYAND STREET IMPROVFMFNIS 3. REFER TO THE SUBDIVISION PIATAND URLITY PLANS FOR EXACT LOCATIONS, AREAS AND DIMENSIONS OFALL EASEMENTS, LOTS FRACAS 3TREEIS WATO ANDOTHERSVRVAINFORMATON. 4 THE PROJECTSHALL RECONSTRUCTED NACCOROANCEWITi TEE FINAL PLANS. AMFNDMENYST EPLANSMV BEREVIEWMANDAPPROVEDBYTIE CITY PRIOR TO THE IMPLEMENTATION OFANY CHANGESTO THE PLANS. 5. ALLC0NSRVQI0N WITH THIS IMiUOPMENTPIAN SHALL BE COMPLETED IN ONE PHASEVNLEYAPHASING PLAN ISSH0WN AMID THESEPURP EACH SINGLE FAMILYATLACHED HOME AND THE IANDSCAPEASSCCIATED WITH EACH TOT SHALL BE CONSTRUCTION PHASESONAN INDI EDERMF A515. 6. ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EOVIPMENTMVST BE XRMNED FROM NEW FROMADJACETPROPERTYAND PUBLIC STWEA IN CASESWHEREBVRDINGPARAPETSOONOTACCOMPUSHSVFFICIEM ENINGTHENFREE-AANDINGSCREENWALLSMAICHINGTHEPREDOMINANTCOMROF THE BUILDING SHALLBECONSRVCTED. OTHER MINOR EQUIPMENT SUCH AS CONDUIT, METERSAND PLUMBING VENTS SHALL BE SCREENED OR PAINTED TO MATCH SVRWVNDING BUILDING SURFACES. 7 ALL EXTERIOR EGHING PROVIDED SHALL COMPLY WITH THE FOOT-CANDLE MMAREMENTS IN SECT0N 324 OFTHE LAND IhE CODEAND SHALL USEA CONCEALED,NLLYSHIELDEOUGHTSOVRCEWITHSHARPCVT FFCAPABIUTY50ASMMINIMIZEU UCW,SPILLIIGHTGUREANDUNNECESSARYDIF ION. B 51GNAGE AND ADDRESSING ARE N0T PERMITTED WITH THESE FINAL PLANS AND MUST BEAPPR0AT V SEPARATE CITY PERMITRUORT0 CONSTRICTION. SIGNS MVSTCOMPLY WITH CItt516N C0DE VNLE55A5PEOFIC VARIANCE SGRANTED BETTE CITY 9. FIRE HYDRANTS MVMMEETOR EXCEED LOIRE FIRE AIRHOMY STANDARDS. ALL BUILDINGSMIATPW0DEANAPPR0V RD aTNGUISHINGM A MINIMUM OFTWO HOUSING MODELSSHALL BE REQUIRED. THESEHOUSINGMODEUS5 LLMEETOkIX DTHEAANDARDSASOVNNFDIN352C)OFTHEIAND USE CODE 10. ALLBIKERACJ(SPROVIDFDMUSTBEPFAMANENTYANCHORED. 11. THE H0ME OWNERS AWAFATON IS RESPONSIBLE FOR SN0W REMOVAL ON ALLSTREEf51DEWAL'(SADJACEJTTO EACH RESIDENTIAL LOT 12. COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN FFHTOF WAYS, SIREETMEDIANS, AND TRAFFIC CIRCIB AMACENTTO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BYA PROPERTY OWNEWASSOCIATON. THE PROPERNOWNITOASYICWTION IS RESP0NSIBLE FOR SNOW RE.IOVALON ALLADJACEMSTREETMI)EWALRSANDSIDERASHO IN COMMON OPEN MACEARJEA IS ALLSIDEWAL'(SANDMMPSMVSTCONFORMTOCIWSTANDAFEW ACCMIBLEMMPSMVSTBEPMO DD)ATALLST UANDDRIVEINTERSECTIONSANDAT ALLDESIGNATEDACCESSABIEPARRERSPACES. ACCESUBLEPARKINGSPACESMD 5T PENOM0RETHAN1481NANVDIRECTION. ALLACCE61B1£FOVIESMDST SLOPE NO MORE 1TON120IN DIRECTION OF EVCTLAM WITH N0M0RETUN148CROASLOPE 14 PRIVATE CONDITIONS COVENANT, AND RECTRICTONS(CC&R9, 0R ANY OTHER PRIVATE RATRICTVE C0VEJANTIMPOSED ON LANDOWNERS WITHIN THE OR ENFORCED HAVING THE EFFECTOF PROHIBITING OR LIMITING THE INSTALLATION OF (IF MOUNTED FLUT UPON ANY ESTABLISHED ROOF ENT), CLOTHES ROD LOCATED IN DAMAGED OR REMOVED DUE TO CONSTRUCTION OF THIS PROTECT, SHALL BE RETRACED OR RESTORED TO CITY OF FORTCOW NS STANDARDS ATTHE DEVELOPERS IXPENSEPRIORMO EACCEWANCEOFCOMPLETEDIMPROVEMENTAND/ORPRIORTOTHEISSVANCEOFTHEFIRSTCaR RFl IEOFOCCUPANCY 16. PROPOSED GRADES SHALL PROVIDE PASTIME DRAINAGE AWAY FROM BVRDING WHILE PRONDINGA SMOOTH TRANSITION BETWEEN ALLADJACEM UNDISTURBED GRADES AND ADJACENTPROPERTY GRADES V JOB 51TETO BE KEPTCREANATALLTMESAND C0NSJRVCT0NARFASARETO BEMAINTAINED FORSAFEE' 18. ANYARFA DISTURBED BY CONSTRUCTION, INCLUDING AREAS OUTSIDE OF CONSTRUCTION LIMIT DUE TO NEW CONSTRCION ARE TO BE REGRADED AND SVRFACECONDITONSMPAIMPTOANEQVIVARENFCONDMONPRIORMO ARTOFWORK 19 C0NTMROR IS RESPONSIBLE FOR SETUP OF BARRICADES, WARNING SIGNAGE OR OTHER PROTECTIVE DANCES IN ANY EXCAVATIONS ARE FEET EXPOSED AFTER CONSTRUCTION H0URS 20. THE CONTRACTOR SHALL NOT PROCEED WITH ANY CONSTRUCTION WHEN OBSTRUCTIONS AND/ORGRAM DIFFERENCES EXISTTUT MAY BE IN CONFLICT WITH THEAPPROVED PLAN. CONTRACTOR SHALL NOTIFY OWNER OR OWNERS REPRESENTATITAND THE CJIY OF FORTCOWNS IF RESATON ARISES AND 22 23 MO EIXT TFEASIBLECO0PEMTVEAGREEMENTSSHALLBEESTABU5HEDWITHAD)ACENTPWPFRNOWNFRSAND/ORTFNANTTHATCRFATESAN INTEGRATED DEVELOPMENT WHICH ETABUSHES CROSS ACCESS, PARKING, OUTDOOR USE. AND CROSS TMAGKFFMENR BETWEEN ALL PARTIES INCLUDED WTHIN THIS DE`,MOPMENT 24 FIRELANEMARKING: ARRE NEFMRRINGPIANMVSTBEREVIEWEDANDAPPROVEDBYTHEFIUOFEOALPNORTOTHEISNANCEOFANYCERTRLATE OF OCCVPANCY�ERE RERE MOORED BY THE HIM CODE OFFICIAL APPROVED SIGNS OR OTHERAPPEOVED NOTICES THAT INCLUDE THE WORDS NO PARKING FIRE IANEAM BE PROVIDED FOR FIE AINAMM ACCESS SOARS TO IDENTIFY CONDIROADSOIL PROTLTIM AD BE OR EFAREE LEE MEANS BYWHICHFlRE LANE ADEQUA E DEIGNATEDSHALL BE MAINTAINED INACLEAN AND LEGIBLE CONDITONATALLTMEAD 0E REPLACED ORRE➢AIRED WHEN NECE6ARY TO PROVIDE 25 PRITEREIIBIIIN 25. PREOFANENTFICATON ANAOFCCDDRESING PIANISREPMVATDN E15NW ,N NUMO TSIYTHECI YKN UIUDMEAI/fH0R1IYPEIDILETHE BUTAINEOF LLY RTFICATEOFOCCEP,BVI LNG NVMEPRIVATEDRIVEISNAMINGIDEVMFNTSIGNAGEFMYNAPF IREDTOALIDWWAY_FlNIBN "SI BVIIDINGS SHALLHAVEADDRES NVM8ER5, BUILDING NVMBE0.5ORAPPROVED BUILDING IDENTIFICATION PLACED INAPO3T1ON TUT6PW NLYLEGIBLE VISIBLE TO IDENTIFY THE STRUCTURE SHEET INDEX 1 COVERSHEEF 2 SITE PLAN 3-4 TREEMITIGAPONPIAN 5fi LVJDSCAPEPIAN 7 LANDSCAPEPIANFLIST&NOTES 8 LANDSCAPEDETAILS 9 HYDROZONEPIAN 10-15 ARCHITECTURAL BUILDING ELEVATIONS OWNERS CERTIFICATION THE UNDERSIGNED D0ESIDO HEREBY CERTIFY THAT VAST ARE LAWFUL OWNERS OF REAL PROPERTY DESCRIBED ON THIS SITE PLAN AND DO HEREBY CERTIFY THAT IIWE ACCEPT THE CONDITIONS AND RESTRICTIONS SET FORTH ONSAIDSITEP EEN. OWNER(SIGNED) DATE (PRINTNAME) THE FOREGOING INSTRUMENT WASACKNOWLEDGED BEFORE ME THIS DAY OF 20 BY (PRINTNAME) MY COMMISSION EXPIRES_ WITNESS MY HAND AND OFFICIAL SEAL PLANNING AND ZONING CERTIFICATION APPROVED BYTHE DIRECTOR OF COMMUNIN DEVELOPMENTAND NEIGHBORHOOD SERVICES OF THE CIN OF FORTCOLLINS, COLORADO ON THIS DAY OF AD., 20 COMMUN ITY DEVELOP MENTAND NEIGHBORHOOD SER9CES DI RECTOR COVERSHEET TRAIL H EAD COTTAGE NEIGHBORHOOD )OR NO. 3914551 SUBMITTAL DATE: O9/12/17 REVISED PER CITY COMMENTS DATED 1011917 SHEET? OF 15 J R ENGINEERIN to AWesftianCcnpmA Know what's 11@I0W. E,9m.s-Pm,,..a-La,aaoopeoPe AT=IeL.aa-suTreea., Call before you dig. 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HIM LGNCfEIE HAMI O&TC'S5� � NR531Y4w2pJ.39' ., � - F ________L____________ - _ea.eo h. - mexsroswmw ____'_--'---- m rv6o'S6'19NJ,366' \ J _ _ _ ________ -F ` b'WDE C.ONLRETE WALK ( y, -S ¢ 1 43sinsw,4a' _ FUNf�TTRIBESWLNm-TIONB, °W16M' ` i �' -5- Y sTR�rTF�aa IRRlennoN er _ _ EAST VINE DR.A.Lnrwn=LocnnaW _ _ _ _ _ —I zssrvvl<a-.______ a < Isnrwna LDunoN _=n y[_ _ _ _ FUNRE TREEL 4IFURI D9l APINS, "' ____________________ EXiOA____ 6 - id . i _ _ _ _ _ _ EX-EpA STREET TREgi > IRRIGATION BY a o Z cr _ _ EAST VINE DR i I o _ ______cItt CP FORT COLLINS ____________ ______________ _________ ATITHA VM>EYF/OAJml9 --- -- Z PUBLIC STREET , AM rAeMsur 32' LEGEND BUILDING GROUPS z S BOUNDARY LwE --ING Q f I 6, �, NIA b, A' : I BUILDING L ING ROUPS (2 VNIT BLDG) � 0 Z J 4 l VEL. k UNTIL. PROPERTY LINE - - qz _ igVILDING GROUPS (2 UNIT BLDG) - O W ✓'1,. M M ,J-'°y EEKZ N1P(PVML EARNED EASEMENT LINE Z (AccE55, E1B3ITY9 `E..ML A3: 1BVILDINGGROVPS2UUNITNIT IDG)) OO m ' I r - AGGE55, UTILITY! PROPOSED EASEMENT LINE - A4 18UILDING GROUPS (2 VNITBLDG) (-%= a 0 36' FL - FL y LRMNK£ EASBENn RIGHT OF WAY --- o J O N� B' : 1 BUILDING GROUPS O VNIT BLDG) d >ros �B1m' ` GErvIERUNE — - - — gz _ 3BVILDING GROUPS C3 UNIT BLDG) Q m W CNARKMA 1 &S 1 I MODEM FENCE--X-----X- g._ 6 BUILDING GROUPS C6 UNIT BOG) WS Ii- i T M3 NIT BL G F T 2VNI BLDG T -n yS" ry 1 GAS MAIN-----C-----o- g< _ i BUILDINGGROVPS C3 VNITBLDG) =0 W 5ARAG£ SARAF£ EXISTING SANITARY SEWER-----s-----s- C': 18VIIDING GROUPS TEL VNITBLDG) - GO 0 IF _ _ _ „ovIni1 PROPOSED SANITARY SEVER 5 5 J W 1 rrxwc.ou L --- ---- - Cz: 2BVILDING GROUPS (4 UNIT BOG) _Z ,mm,yu-, awverz nn l f EXISTING WATER MAIN -----W-----W- D': 3 BUILDING GROUPS(5 UNIT BLDG) Q W '��" Pft0Pp5E0 WATER MAIN W W Dz 3 BUILDING GROUPS CS VNITBLDG) a - b' b' EXISTING STORM DRAIN 50 25 0 50 100 r _ __ __ _ __ _ EASY Ib'-5' �"� PROPOSED STORM DRAIN O �AJ RTC) � EXISTING CURB AND GUTTER 5TREET TREE NOTE ORIGINAL SCALE (= 50' a 4.5; A PERMIT MUST BE OBTAINED FRAN THE CITY FORESTER BEFOREANYTREES ORSHRUES AS NOTED ON Toro. m.MLITYTRff T T' TREEUTILIx �' ROLLOVHE CONC. PROPOSED CURB AND GOTTHIS PLAIN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLICRIGHT OF WAY THIS INCLUDES ZONES TEN`^5Brz" 20'PRIVATE ALLEY .ue+e.-e,i E5wT. LA1.p1 PARK lR^`RL L^ME PARK LAy1N ESMT. lAIRB>5JTT6t IffAVER IFEERWEEN THE SIDEWALK AND CURB MEDANSANDOTHERCITYPROPERTYTHS HEOVE PROTO TYPICAL BUILDING GROUP LAYOUT A GREENLAKEDRIVE(MIDENTIALLOCAL STUM B 20'PRIVATEALLEY IRELOCATINGSHEET 2 OF 15 PULE: NTs. SCA1£NTS SCALE, NTs. OF FORT COLLINS CODE SUBJECT TO CYJ AECTON a1LAND MAY ALSO RESULTN REPLACING OR TREESANDHOLDONCEITHFICATEOFOCCUPARGY JOB No. 3914551 FRONT ELEVATION UNIT 3 (REVERSED) BUILDING TYPE Al (DUPLEX) 2 RIGHT SIDE ELEVATION in SCALE:11V = 1'-0 6 e ,s BUILDING TYPE All (DUPLEX) BUILDING TYPE Al (DUPLEX) 3 REAR ELEVATION 4 LEFT SIDE ELEVATION 10 SCALE: VS' = 1'-0' '� O SCALE: Ire- = 1'-0 B Ar in IF 5 FRONT ELEVATION 6 RIGHT SIDE ELEVATION 10 SCALE:1 = T-0- o a ,s 0 SCALEVS• = 1'-0 o e IF BUILDING TYPE A2 (DUPLEX) i. BUILDING TYPE A2 (DUPLEX) 7 REAR ELEVATION 8 LEFT SIDE ELEVATION 10 1.,O o C R 1 O sCA E: ire• = 1•L• 0 9 F COLOR SCHEDULE O - METAL SIDINGFINISH MINTAGE 2OCOLOR: GREY BEN.IAMIN MOORE GMGOYIE 1506 ANYLIJNOE COLOR: WHITE O COLOR: WHITE BENJAMIN MOORE WHITE WHISP 2137-70 0 COLOR: GREEN BENJAMIN MORE COURTYPRD GREEN SW OCOLOR BROWN BENJNMIN MOORS RWSTEO COFFEE DENNIS 2099-20 COLOR: GREY BEN.IAMIN MOORE RAINSTORM CSi 6 YELLOW OCOLOR: BEN.IAMIN MOORE DAM45HYELLOW CLOJCO O BLUE OCOLOR: BENJAMIN MORE THOUSAND OCEANS 1W MATERIAL SCHEDULE W III CORRUGATED METAL SIDING W9B BOARD 8 BATTON SIDING IN VARYING COLORS fWVSj VERRCPL SIDING IN VURYING COLORS wH5 HORRONTAL LAP SIDING IN VARYING COLORS F"Rl CORRUGATED M ETAL HOUR NO ® ASPHALT COMPOSITE SHINGLES TRIM -AS SHONTI FASCw-ASSHCWN SOFFIT-ASSHOYM THESE DRAWINGS DO NOT CONTAIN THE ELEMENTS FOR CONSTRUCTION SAFETY al Night, liciorred ancurporrAWdlipman An An mi offixonvoranni +<M n M to no usiolany odwerlamr 0 0 0 2 z O 000 W � a � m J � a��cn FWOz z QJ Z=O d LLI J U UU a -0 ULI � F O w O 3V&" Ofa.01.1.. Q H Wu 2 � J H 1 MICNAEL AN. OLSEN ® ARCHITECT5 notV NPIL fu W>VI@ yr�Is ISSUES: SEPIEMBER 12.2017 PLANNING SUBMNTAL SHEET TIRE: BLOGAI EIEVATIONDU BLDGP2EIEVATION(S) COLOR SCHEDULE NUMERIPLSCHEDULE JOB NO. 11-12 SHEET NO. 10 SHEETS 10-15 BUILDING TYPE A4 (DUPLEX) QL- 1 FRONT ELEVATION 11 SCALE: Ire- = TAY m 0 F 16 BUILDING TYPE M (DUPLEX) 3 REAR ELEVATION BUILDING TYPE A4 (DUPLEX) 2 RIGHT SIDE ELEVATION 11 SCALE: LB• = IV BUILDING TYPE M (DUPLEX) 4 LEFT SIDE ELEVATION BUILDING TYPE B1 (TRIPLEX) " " BUILDING TYPE B1 (TRIPLEX) 5 FRONT ELEVATION 6 RIGHT SIDE ELEVATION 11 SCALE:IIB' = VmV 11 SCALE:IIB' = T-0- BUILDING TYPE B1 (TRIPLEX) 7 REAR ELEVATION 11 SCALE:1B = 1.4- 0 v e IV COLOR SCHEDULE OMEfAL$IpNG - FINISH: VIMAGE 0 COLOR: GREY BENUVWINMOOREGMGOYLE1506 0 VINYLMANUF COLOR: WILL COLOR WHITE BENIAMIN MOORE WHITE WHISP 2137-70 BOCOLOR GREEN BENIAMIN MOORE COURTYARD GREEN 516 © COLOR: BROWN BENIAMIN MOORE ROASTED COFFEE BENIS 2DIXI T GREY OCOLOR BENIAMIN MOORE RNNSTORM CSP-50 OCOLOR YELLOW BENUVWlNMBOREDPMPSKYELLGW CLP BLUE OCOLOR BENDWIIN MOORE THOUSNND OCEI IM MATERIAL SCHEDULE O CORRUGATED MEfAL51DING ® BONtGB BRTipI51DING IN VARYING COLptS FlI VERTICAL SIDING IN VARYING COLORS HORIZONTAL Li SIDING IN VARYING COLORS O CORRUGATED MEIAL ROONNG FR:Mj ASPHALTCOMPOSITESHINGIES TRIM-ASSHOWN FASCIA-ASSHOWN SOFAT-0.55HOWN UNIT BUILDING TYPE 81 (TRIPLEX) 8 LEFT SIDE ELEVATION 11 SCALE:IIB' = T-0' a ,c THESE DRAWINGS DO NOT CONTAIN THE ELEMENTS FOR CONSTRUCTION SAFETY NI III Forolorri lincurrourAWdlinmin An An ni <M not to ba used in wn AT M.,hwl Own arroutwirrion 0 0 z O 000 m> a=m J � a��cn FWOz z QJ ZLI =O d W J 0 LU -0 LL 1 F O w O oV&" Of a U. Q I — Wu 2 � J H 1 MICNAEL AK. OLSEM ® ARCHITECTS n4tV�NPIL iu snmm �r ISSUES: SEPTEMBER 12.2017 PLANNING BUBMNTAL SHEET TITLE: BLOGA6 ELEVATION(S) BLDG B1 ELEVATON(5) COLOR SCHEDULE M UERULSCHEDULE JOB NO. 19-12 SHEET NO. 11 SHEETS 10-15 lz -IA IN0 IN in m --�m MEN MEN m 0 C 8 /..nllllllllo.. ��" BUILDING TYPE 01 (FIVEPLEX) BUILDING TYPE D1 (FIVEPLEX) 1 FRONT ELEVATION 2 RIGHT SIDE ELEVATION 13 SCAIE: UTP — 1•L• Y f C IF 13 SCALE. 118• — 1•-0• Y f� _` ,6 i BUILDING TYPE D1 (FIVEPLEX) REAR ELEVATION SCALE: W = Vi GAZEBO PLAN COMMUNITY PARK PICNIC GAZEBO SCALE: ur = 1•L• GAZEBO ELEVATION TP. 18' RL R BUILDING TYPE D1 (FIVEPLEX) 4 LEFT SIDE ELEVATION 13 SCALE: LH• = 1•tl 0 . It= MATERIALSCHEDULE COLOR SCHEDULE W-WC CGRRUGUEDMEf SIDING O III SIDING - FINISH: VIMAGE W9B BOARD d BATTON SIDING IN VMYING COLORS O COLOR: GREY BENAIMIN LK)ORECAR`OYLE1506 W-VS VERTCALSIDING IN VARYINGCOLORS Q WLOR�YNIUF ITE WNS HORIZCNTPL LAP SIDING IN VARYING COLORS O COLOR WHIR BENJAMIN LK)0RE WHNE WHISP 2131-]0 ® CORRUG4TED MEfALROOFING SO COLOR GREEN BENJAMIN MOORE COURTYARD GREEN 51 RLS ASPHALTCOMPO.SIIESHINGLES O COLOR: BROWN BENJAMIN MOORE ROASTED COFFEE BEANS 209FA TRIM -AB BHOWN OO COLOR: GREY BENIMIIN MOORE RAINSTORM CSI FASCIA -AB SIgNTJ BO COLOR: YELLOW BENJAMIN MOORE CAJUISKVELLOWCLOdW SOFFR-ASSHOWN 8 GORDON: BLUE BENJAMIN MOORE THOUSAND OCEANS FEARS THESE DRAWINGS DO NOT CONTAIN THE ELEMENTS FOR CONSTRUCTION SAFETY Al Right, Tani AuFormation OF Michael Asorn 0 O z O 000 Tm > Q 2 m J � a�Ocn I-W 0z z QJ LU Z=O d W J U LU > a - 0O laam F O w 0 0 3VOf &o Q. UL Q DO W 2 � J H MICHAEL J.K. OLSEN ® ARCHITECTS AAq III "All"1584 ru i oAr ISSUES: SEPTEMBER 12. 2017 PIANNINGSUBIATi SHEET TIRE: BLDG DI ELEVATION(S) COMMUNITY DARK PICNIC G By) COLOR SCHEDULE MATERIPLSCHEOULE JOB NO. 17-12 SHEET NO. 13 SHEETS 10-15 BUILDING TYPE Ai (DUPLEX) 1 PERSPECTIVE 1 BUILDING TYPE A2 (DUPLEX) 2 PERSPECTIVE 1 14 -IEII E•]l P[HK19= BUILDING TYPE B1 (TRIPLEX) 4 PERSPECTIVE 1 BUILDING TYPE Al (DUPLEX) 1 PERSPECTIVE 2 BUILDING TYPE A2(DUPLEX) 2 PERSPECTIVE 2 14 BUILDING TYPEA4(DUPLEX) 3 PERSPECTIVE 2 IMA BUILDING TYPE Bi (TRIPLEX) 4 PERSEPCTIVE 2 THESE DRAWINGS DO NOT CONTAIN THE ELEMENTS FOR CONSTRUCTION SAFETY ancurporrAWdInman An An mi al Right, Roroorred M to no used,in alle or in raid, for °w mour winamn 0 O z 0 000 m> a=m J � a��cn W 0z z aJ UJ Z=O D LLI J 0 UJ a -0 Inam F O w 0 0 3VOf &0 Q. UL Q h Wu 2 � J H 1 MICHU EL AK. GIU EN ® ARCHITECT5 n4EV�NPIL iu snolm �r ISSUES: SEPIEMIOR 12.2017 PLANNING SUBMNTPL SHEET TITLE: BUILDING PERSPECTIVES JOB NO. 17-12 SHEET NO. 14 SHEETS 10-15 BUILDING TYPE B2 (TRIPLEX) PERSPECTIVE 1 BUILDING TYPE C2 (FOURPLEX) 2 PERSPECTIVE 1 15 BUILDING TYPE Di (FIVEPLEX) PERSPECTIVE 1 BUILDING TYPE B2(TRIPLEX) 1 PERSPECTIVE 2 BUILDING TYPE C2 (FOURPLEX) 2 PERSPECTIVE 2 15 BUILDING TYPE Di (FIVEPLEX) 3 PERSPECTIVE 2 THESE DRAWINGS DO NOT CONTAIN THE ELEMENTS FOR CONSTRUCTION SAFETY ancurporrAWdlipman An An mi al Right, Roroorred M to no used,in alle or in raid, for °w mour winamn 0 O z 0 000 m> a=m J � a��cn I- W 0 z z QJ UU Z=O d W J C) UU a -0 LLI F � F LL O w 0 0 Of Q. LL Q U) W� 2 � J H 1 MICIMEL AK. GLSEN ® ARCHITECT5 n4EV�NPIL iu snolm yri�Is ISSUES: SEPIEMBER 12.2017 PLANNING SUBMNTPL SHEET TITLE: BUILDING PERSPECTIVES JOB NO. 17-12 SHEET NO. 15 SHEETS 10-15 zF 1 Z \ 3 y ----i i NNE I L I — — i I Y ] NNA \\\\\\ p I (DD I l \\ N/ \ / \ \ 1 NNE 24� � Fi , 1 F- 5^ 11 l \ Ir.�ll G Y' 3is 0 HER G Y' — — --------------� i— P \ \\F, 2 P p \ ___� \ RL ________________ , II1_ _ B __________________________________ - c 6.1 ` _ 11 — _ V1_I — 1.5 P ___— __ _ _____—___ _ ` ______ __ ___________ _______________ _ ------ EAST VINE DR. - NOTE TRANSPLANTING TREES A]B, 24, 25, 54, AND 55 SHALL FOLLOW THE RECOMMENDATIONS OF A QUALIFIED TREE TRANSPLANTING CONTRACTOR IN TERMS OF SIZE. STAKING. MULCHING. AND IRRIGATION. LEGEND TREE DEFENDED (BEER, AP WOO, NINE) TREE DIAMETER AT BREAST HEIGHT NUMBER OF STEMS 6" F 11 BS 5 N M X \ z RE REMOVE RP = REPLACE P PROTECT IN PEACE RE RELOCATE FUTURE MITIGATION IF NEEDED DUE TO REMOVAL TREE MITGATON REPLACEMENT OUANTTY OR N/M = NO MITIGATION: 0 S/C = SPECIAL CONDITION E TREE SPECIES BY COMMON NAME C u TRFE IGOES NUMBER EXISTING MINOR 1' CONTOUR — — EXISTING MAJOR 5' CONTWR EXISTING DECIDUOUS TREE TO BE REMOVED EXISTING DECIDUOUS TREE TO BE REPLACED �W EXISTING DECIDUOUS TREE TO REMAIN </X�)w EXISTING CONIFEROUS MEE TO BE REMOVED V EMSTNG CONIFEROUS THEE TO BE RELOCATED /V< �)' { ) EXISTED CONIFEROUS WEE TO REMAIN TREESPENES CONDITION I REMOVAL I DIAMETERI REM]VEDOR REMAIN QUANTITY IF 0- w Id iw„ a awSO MBF s_NNNi� wwwmz xamapN� a aainwwgw" CIO rc o FwaawazLjn D-aaaaoo'a � N r 0 �O Is om wy U O N RE PT U O JJ W OU1�5 Dd OF M1 m N N F z w a7D zzdOi M BE OU N �I z a NO ELSE p O N IN G SD M HONEYLOCUST GOOD 4'1 PERSERVE IN PWCE 1 PEN/ G. B.. 51 HE HONEYLOCUUT GOOD 2" PERSERVE IN PLACE 1 - 5G—BS \ 52 HE HONEYLOCUUT FAIR+ 4'1 PERSERVE IN PLACE 1 - \ 1 P 53 US COLORADO BWEWRUCE FAIR- 5" RELOCATE 1 D Q < M \ Z Q Q 54 US COLORADO BWEWRUCE GOI 2" REGULATE 2 D \ G ON 55 MSCOIfIRA00 BWE WRVCE GOOD fi" REGULATE 1.5 0 ��� Sfi US COLORADO BWEWRUCE GOOD 6' PERSERVE IN PLACE 1.5 15 P 111 57 US COLORADO BWEWRUCE GOOD 2" REGDJOE 2 0 Q Q p m --- \\ / AT US COLORADO BWEWRUCE GOOD 61 PERSERVE IN PLACE 1.5 Z I1LJ�• 59 US COLORADO BWEWRUCE GOOD 6' PERSERVE IN PLACE 1.5 > w O 65 M FAIR 2" PERSERVE IN PLACE 1 - W FE HE TRPEDHONEYLOCUUT TORPEDOPLAN PLAN GOOD ]° TRYTO RETAIN 2 - J < 67 69 E NINE EL ACCOIAOEEIM GOOD FA 3" 2'1 NPLA PERSE RVE IN PLACE PERSERVE IN PLACE 1 1 - - � - 0 0 69 HE HOH EYLOFLAT GDOD IN DRIVE ]" REMOVE/REP NCE 2 2 Z O V N HE HONEYLCL T GOOD ]'• PERSERVE IN PLACE 1.5 - of ~ A HE HONEYLOCUUT GOOD ]" PERSERVE IN PLACE 1.5 0 Q R LO UNDER FAIR 2" PERSERVE IN PLACE 1 - Q m (7 A GA GREEN ASH GOI 6• PERMEATE IN PLACE 1.5 - LEI = P— SUBTOTAL MTIGATOB TREES REQUIRED (INDEX AIL]3) - - 4 = �_ TOTAL MIIIGAIRON TREES REQUIRED (INDIXGI-]3) - - IB J W M STREET TREE NOTE Q Z W W A PERMIT MUST HE OBTAINED MOM LEE CITY FORESTER BEFORE ANYTREES UP 30' 15' 0 30RO' SHRUBS AS NOTED ON THIS PLAIN ARE PLANTED, PRUNED UP TENURED IN THE PUBLIC AIIIIIIIII� RRGHT�FMVY THIS INCLUDES ZONES BETWEEN THE SIDEAMIXAND CURB MEDUNTUN ORIGINAL SCALE: l' = 30' ADD OTHER PON PROPERTY THIS PERMIT roar TOBEPITANTED FAILURE TO OBTAIN COLLINS CODE SUBJECT TO rvTSECTox �731) AND Muorv��umNNr SHEET 3 OF 15 REPLANDGING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY JOB N0. 39145.51 /11m l l l Id i IIII l- ,� J /( \ 15 P Wm l p I F- 15 l i W 1 \ \ \ 0 \ 0 BE �_� � p__ W_=___e�._ I 1 P y _ , _ _ _ _ _ _ _ _ — T / \ I I i/' /l No" F AS -- D Y I f At X II ; I I I \ F r / -_ / P / III / / / /___-__ i i$ /��' i r-_ \ _ „E 11 1 P % / /� F 2" V / / I / F+ r t p F mom \ ______ _ e � \ / _ F- 2" _ 91 - P F P / D r�� I SO RV D 3' 0 B" - + RL F 2" D {" I 0 RE F+ T - F_ 4^ 115 P 0 P \ \ \ OF 1.5 P _ �_____ _ '1 \ \ —- -�,,\�.E -\ \ __��___--,__�_1_-___a_ 1 F —_dNBNNN we i_I_-_\`� - - - - EAST VINE DR. - I II III III III 0. I �I TREE PROTECTION NOTES LEGEND MR CITY LPND USE LOGE 33J G THE FLLLbNI{i TREE FRDEENCTILN 6PELFIUTILN6 WALL APPLT 1. ALL EXISMO TREES WITHIN THE LIMITS OF THE MARSOPMENTAND WITHIN ANY NANRALAREA BUFFER ZONES SHALL REMAIN AND BE PROTECTED UNLESS NOTED ON THESE PLANS FOR REIMJVAL 1 2 WITHIN THE DRIP UNE OFANY PROTECTED EXISTING TREE THERE SHALL BE NO AUTHOR ELL OVERA FOURINCHDEPTH UNLESS A QUALIFIED ARBORI5TOR FORESTER HAS EVALUATED AND APPROVED NE DISNRBWJCE 3 ALL PROTECTED EXISTING TREES SHALL BE PRUNED TOME GNOF FORT COWNSFORERRYSTANDANC TREEPRVNINGANDRFMOVALSHALLBE PEUORMEDBYABVSINESSTHATHOLDSACVRRE GT OFFORTCOWNS AMORISTUCENSE WHERE REQUIRED BYCODE 4. PMORTOANDDVRINGCONSTRVCPON,BARRIEMSHALLBEERECTEDAROVND ALL PROTECTED EXISTING TREES MEE SUCH BARRIERS TO BE OF ORANGE BUNCH HE MINIMUM OF FOUR(4) FEET IN HEIGHT, SECURED WITH METAL MARC, NO CLOSER THAN SIX (6) FEET FROM ME MUNK OR ONE-HALF 0M OF ME DRIP UNE WHICHEVER 15 GREATER M ERE SHALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT, MARTIN DEBRIS ORFlLL WITHIN THE FENCED TREE MOTECTON ZONE 5. DURING ME CONSTRUCTION STAGE OF DEVELOPMENT THEAPPUCAMSHALL PREVENTTHE CLEANING OF EOVIPMENTORAMTWALORTHESFORAGEAND OI5POSALOF WASTE MATERIALSVCH AS PAINTS, OILS SOLVENTS, ASPHALT, CONCR,MOTOROILORAWOTHERAMTERIALHARMFVLTOTHEUFEOFA TREE WITHIN THE DRIP UNEOFANY PROTECTEDTREEORCROVP OFTRE6. 6. NO DAMACINGATTACHMENT WIRE SIGNS CAMERNAMMAY BE FASTENEDTO )NOTCH (-LOUR FAIR, MOD. DEAD) AMETiR AT BREAST HEIGHT OF STEMS EMOVE EPLACE Gj zp w aaw pi DpIhf WAS uSE m_� ww mz 2<m¢pN zioi¢wwg�N w¢KO¢ O F w66w6�in� OTECT IN PLACE F N LOCATE �. M MEGATON IF NEEDED DUE TO REMOVAL 0 M O TGATCN REPLACEMENT QUANTITY OR O y U O F M w NO MITIGATION: L_ ] U O V 5 SPECIAL CONDITION p LJ w U 1� N 'ECIES BY COMMON NAME y1�NON W Z O O DEX NUMBER d Z J J r M fU/1 a IrmoU (OI Z M F D — p N InpO ANVPROTECTEDMEE. _ -- EXISTING MINOR 1' CONTOUR w ]. LARGE PROPERTYAREM CONTAINING PROTECTEDTREEANDSEPARATED _ FROM CONSTRUCTION OR HAND CLEARINGAREN MAD RIGHTS-0FWAYAND \ EXISTING MAJOR 5' CONTOUR V IIN UEASEMENTS MAY BE'IU BBONEO OFF, RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN DEDUCTION ENO) ABOVE. ME MAY BEACCOMPUSHED BY PLACING METALT-POSTSTAKEA MAXIMUM OF FIFTY(50) FEEFAPARTAND KING RIBBON OR ROPE FROMSTAI(ET0.5TAKE pyj EXISTED DECIDUOUS TREE TO BE REMOVED ALONG THE OMIDE PERIMETER5 OF SUCH AREAS BEING CLEARED. iAY D. ME I NSTALLATION OF UTILITIES, EDUCATION ]LANE MANY UNDERGROUND EXISTED DECIDUOUS MEE TO BE REPLACED FIXTURE REQUIRING EXCAVATION DEEPERTIUN BE INCITE SHALL BE ACCOMPLISHED BY BORING VNDERTHERWTSKIFM OF PROTECTED WILLING TREE ALA MINIMUM DEPTH OF TWENTY- FOUR CIA) INOITE. ME AUGER DISTANCE 15 ESTABLISHED FROM THE FACE OF ME MEE (DEIRBARK) EXISTING DECIDUOUS MEE i0 REMAIN AND IS ANAMD FROM TREE DIAMEIERAT BREAST HEIGHTAS DECNBED IN THE CHARTBEIDW EXISTING CONIFEROUS MEE TO BE REMOVED TREE DIAMETER AT BREAST HEIGHT (IN) AUGER DISTANCE FROM FACE OF TREE (FT) O-2 1 3-4 2 5-9 5 IC-14 10 15-19 12 OVER 19 15 9 NO TREE SHALL BE REMOVED DVRINOTHE SONGBIRD NRTING SEASON(FEBRVARYI TO 1VLYT) ORCONDUCTASVRVEY OFMEE EN5VRING NOACTIVENESIS IN THEAREA TREE MITIGATION MATRIX 0 EXISTED CONIFEROUS TREE TO BE RELOCATED NOTE0 EXISTED CONIFEROUS MEE TO REMAIN TRANSPLANTING TREES y23, 24, 25, 54, AND 55 SHALL FOLLOW ME RECOMMENDATIONS CL A QUALIFIED TREE TRANSPLANTINGCONENACTOR IN TERMS OF SIZE. STAKING. MULCHING. AND IRRIGATION. STREET TREE NOTE A PERMIT MUST BE OBTAINED FROM THE CITY UNRELATED BEFOREANYTREESOR SHRUBS AS NOTED ON THIS PLAIN ARE PARTIES, PRUNEDOR REDUCED IN THE PUBLIC RIGHTOFWAY THIS INCLUDES ZONES BETWEEN THE SIDENALKAND CURB, MEDIANS AND OTHER CITY PROPERTY THIS PERMIT SHALL APPROVE THE LOCATIONS AND SPECIES TOBEPLANTED FAILURE TO COLLINS CODE SUBJECT TO NSEffIT 3DLSYM FORT oNCoNANMYAO RESULTlN REPLACING OR RELOCATING THEN INA NN NN G =I=IMIaIa ¢ m NC W w < v < wfS IS w W Z U Q J 0 d 000 Z U K H D O Q Q m U 2 ~ 0 W M QZ W W 30, 15, 0 30' 60, SHEET 4 GF 15 ORIGINAL SCALE: 1" - 30' JOB N0. 39145.51 No Text No Text PLANT LIST THE FOLLOWING IB RAN N BMIRAL A GENERAL PLANT LIST FROM WHICH FLAM MATERIAL WILL BE SELECTED AT THE TIPS OF THE FINAL DEVELOPMENT LANDSCAPE CONIFEROUS TREES TOLERANT IRRIGATED SOD MIX HYBRID KEN1UCKi x TEXAS BLUEGRASS BEING A MIX OF I00% TEXAS BLUEGRASS HYBRID SEED. THE SEED SOURCE a TURF BASED MIX FOR SOD SHALL BE APPROVED BY THE LANDSCAPE ARCHITECT BEFORE MSTALLATIpJ OF BC9. TURF TYPE B: DROUGHT TOLERANT IRRIGATED TURF SEED MIX 30% Ig WRAIM CRESTED IIMEATGRASS, 35% CLARE PERENNIAL RYSEGRASS, Zdk SR3300 BLUE RESCUE, 15% REUBENS CANADA BLIIEGRA99, 10% CHEWINGB MEOW. TOl B I- MACRE (DRILLED) -BB SEEDB/!F 0 CNS cupral Nwway Srsuucas Plcm Abim CuprmslM' 5-6' Hi Mtn. B16 M 44% M 6 SAPMR, FBO EmmadAiatea lBnpm IseII ed Arrow ell EmeraldArr Pln"pun eIsforFinaldArtwu• PICM lLcoces D.-wELi 5'-H' HgLMh BIB BB L L �% 15% GENERAL LANDSCAPE NOTES evlt rald DECIDUOUS TREES I. RANT QIAL TY ALL RANT MATERIAL SHALL BE A -GRADE OFF NO I G EfR E O ANY DEFECTS ONORMAL rEALTµ HEIGHT, LEA DENSITY AND SPREAD AFPEVPIMATE TO THE SPECIES AS DEFINED BY THE Arli ASSOCIATION O NUREERTMFN (AAA) llatSTANDARDS. ALL TREES SHALL BE BALL AND BURLAP OR EQUIVALENT. 6 A Acmlede Elm Wmus )Morton' 3" Cal SURE;L 15% ] BO Burr Oak Owmou Meaacarpe ]" GI LOW L al ], IRR Tl4 ALL LANOWAM AREAS WITHIN THE SITE BOLLWORMS, NRF, SHRUB BEDS AND TIME A at Iul BE IRRIGATED WITH 33 CO GIMMil OM (Lmcus Muenlexcia ll 31, GI BB M 5}% AN AUTOMATIC IR'31GATION SYSTEM THE IRRGATlON PLAN MET BE RE VIEYED AND APPROVED BY TIE CITY O FOR COLLIIffi 4 CW CNMen Spire ODIC Wmcue Rcbw'61m',:N TAt' V Cal am M 10% WATER UTILITIES DEPARTMENT PRIOR TO THE I^SNUANCE O A BUILDING PERMIT. ALL RARE AREAS SHALL BE IRAGATED WIN AN 4 GSL Grolier Do Ltndm THIepire' a Cordaur 'Grav 3" Cal BIB M 10% AUTOMATIC FCP-AP IRRGGATION SYSTEM ALL SHRUB BEDS AND TREES, INCLUDING IN NATIVE SEED AREAS SHALL BE FB IGATED 20 KCT KentM CoKee Gynrocledus Dlolcus S prmm 2- cal BA E L 69% WITH AN AROMATIC DRIP (TRICKLE) I IMMATION SYSTEM OR WITH AN ACCEPTABLE ALTERNATIVE ARiiOYED Bi THE CITY WITH N ME, unperson Hill 011 GIrM Blloba 'HMcetm Sol 3" GI BB L 3.4% THE IRRIGATION PLANS THE IRRIGATION SYSTEM SHALL BE ADJUSTED TO FRET THE WATER W=IREFBNTS O THE INDINDUAL IT el 5naxwerstor ROMMIOCUM GRel la TliaeYNVa IMrmla'SItlG4maatar' 3" Cal Bab L AS% PLANT MATERIAL, 4 HIM wtlbsry Call occldmbine r sal BIB L 10% ORNAMENTAL TREES 3. �LIER UTHE QNQ R REDISSFET�ILAMD LI�SCO DURING CgN$TRICTION ACTIVITY SHALL BE CONSERVED EAS n q. SOIL AMENOMENiS: SOL AHBbHENTS SHLL ABE FRONDMHACCORDANCE FRONDED AND DENTE , IN ACCOANCE WITH CITY CODE SECTION Q-133. 42 Am AaW Blllarce Smvlceamy Am ise ire x Gordirk a 'AUWm dtlbpee' OP Cal BB, multi bwk L all THE W IL IN ALL LANDSCAPE AREAS, INCLUDIW PARGUAYS AND PEDIANS, SHALL BE TERSTI WHLY LOOSENED TO A DEPTH O Q CAP Capital pear parts Callawri CJpltal' 2. Cal Bffi M 5E% Q CP CIPRIANI Paer pal Gllaryana 'Oxnticls' 2. Cal BIB M 3C% 31 ERB Eaetmn RrALWAs Cal Caudaculs 0i'Cal Bffi M !U% B GC Gladiator Crabapple Mali Gladiator q' Cal Bab M AT% 30 WFt Net BASS Maple Aor Taterlcum'Wt Will W. CBI BIB, multi YwkL see E RC Radler, crabapple Malue'Radlant' h. Cal BIB M a;% 90 RISC Red But Crabapple Melue'Rad BID 61 Cal BIB M 4.e% 5. 6 REM Racky EX rtaln Maple Ace Gletrw I" GI am,, 11" surk - 15% 23 W Bargmt Cracei Mallforgamtll' N. Cal 0B M 51% K BBC Sexing Bnou Oebal Melue'Sprlrg Senn' 115. Cal 00 M 39% 406 Total Ref 6E0% : �.: � I R J I � h 1 6. MAINTENANCE TREES AND VEGETATION, IFIRGATICN SYSTEMM, FENCES. WALL$ AND OTHER LANDSCAPE ELEMENTS SHALL BE AUB Anth" UJI Lpirea asure" % Bumalda 'An" IyatweY 5 Wait COIN. M 19415 Blue Mist Bell Cary fistai x Glendon e 5 Gel. COP. L BYD Bud'e Yellow Dogwood Cmrw Alba 'Bode Tell 5 Gel. Cars. M CEC Compact European Crarbeny Viburnum Opulus'Compaetun' 560I. Coal L CF5 Crimson RJgmy Bubmry Berbw I, Tunbrga 'M4syapwea Nme 5 Wait COIN. L DEC Dwarr European GerbmryhfM1 Viburnum Pistil Wnun' 5Gal. Cora. L PCP Cal Kelsey Dogwccd Corne Rdiccr fora 'Keiery' 5 Gel. Cars. M DI. Cal Korean Lilac Syringe Mal Isi 560I. OCRs, L OKA DPk Knight Splrw i Cary puwle ClaMcrwla 5 WI, Cur%, L DMM Dwarr Minnesota Yackorenge Fhiladelphu x Vlrgg falle'Cuurr Sawrleke' 5Sol. Cord L DNB Minimal Minimall uyeob pw �ullfollw'Nercs' Stet. CorM1. L FOS First Cblce bell Cal Carl& x Clarecreele First Cbics' 5 WI. Cons, L FS Fr06Wl LpIrN Splma x 5umalda AOwWII' 5 WL COIN, M GC Optical Duran. Rbf Aureal 5 Gel. Cord L GFB Go ANeBpirf expires x dmtsida 'fildrlens. 5SAL. Cope. M GLS Gro-Lam Bumc Rus ArOvi 'Go-Ioi 5 601. Cons. M ID IUMI Dogwood Corlua Bald 5Gal. COCK M IHD Ivory Halo Dogwood Carus Albs'" Heb' 5 Gel. Cont. M LPD Little shores Opal Sexiness Japcnlm 'Little ulrcas' 5 Gal. Cont. M MCB Magic Carpet Spires asweea Japcnlso 'wi lbuma' 5 W 1. Car, L RE Russian &I Fapvekle ADIMIClfolla 5 GAL. CORE L RBB Regent BavlcabarN AmeleMSla AInfole 'RagaM1 5 Gel. Core. L MET Srubelle Meekorege PFlladelplas'Bnoubelle 5Sol. CORE L W6 White d4ub9n &JgJFCYlcarpes Altus 5 W I. Cda. L BJ Blue Version Junlpa Ju Nswous Bcopulwum Blue Creeps 5 Sol. Coss. L BMH Mal Magic Holly Llf X Meeervme'Bill MagK 5 Gel. Core, L CGH Concept O'egm tape Jelly Mandl Agwform'Carpacum' ill I. CORE L Deals Dwarf Gldae Ill Spruce Plua Pagme Glauu GlWcea' 5Gal. CORE L HU MgMe Juleps, Junlpaus ExeFc nalls FueFu' 5 Sol. Cara. L MBB McNtExx my Blue Bpuce pope "we 'Mmtgail 5 Gel. Con. L MMP Map,, Mgo pm Plrw Mgr Maps' 5 OuI. Cwn. L oOJ Oregon Gape Hell) Marcos Aq llum 5 Gal, COCK L 0BB Saab Dwarf Blue pPwn pass Puri '9Ie1m Dusrf 19 Gel. Cron. L SMP Voum:ouxl Mugo Plne Flnle NMg 'Slounond' 5 Gel. Con. L TMP Tammbaum Mugu pm PIAn M1ge'Taiviesc ' 10 Gal. COIN. L )IMP SHIA Bud Fill PIES pens Mwgo'Units Bud' 5 Gal, Cal L BG Blonde Ambltlm Blua Cal Bwtelow Gectle'Bande AMall I Gal, Unt L DF5 Desert Fountain Canes Panaetui Alcpewroldea 'Hari IGaL Copt L KKa Karl Feral Gars Oela OSON tls Acutll Karl Fwai S Gel, Coral L LEM Little 61uermn SdnRdylum Sceparlun 'Too Ill 5Owl. Curt L SBS Stivm 51ur Andopagon Sacdarot ow I Gal. C t L RGH f loredo Crepe HOUy Malone Rgaae ICAL Cont L ON Coromdo Apeop AgastacCe Auri ntled'Cwomce Red' I SOL Copt L CDC DmK Double CoHni Coraopels GandlFlwa Tun Ray' I SHE Conn L DL exi df Qo Day Lilly Hanaxellla '5bla de Oo' I Gal. U_nt L MBG Me, 6edNsw Wm Gem: Gilomm Mrs, J, Br daMw' I GPI. Cont L MFA MIonN Frlkanb Aster Astor x FrInke l "Over I SOL Oont H MY Toe lm Yarrow Achllls l MIIlefollun MoanNlne' I GAL Cent, L NM Mi Purple Silvis Will Nwnmae TYy NIgM' I GaI. U_nt L BOB Duple Comflwua EcMmcee Furyuss I GAI. Cont L RBY Pod Beauty Yarrow AcM1ulea Millefollun'Rad SRI I SOL Oont L RO Wd Palrla Cwrfbws Ratlbida ColumRaa I GAL Cent, L Rio Rady Mountain Penatoni Pmatamcn Swlctw I Gal. U_nt L RRP Red SOMA Pemraian Pmeta x Mexicali Rbd Rode I GPI. Cont L NRB Ni River III Betua Fell lie 10 Ge1. Cont. ili YVRM BP Nrvb Potwallb PotarnllW Frvucef 5 WI. COP, L TIES TYree Leaf Sume Rus Tlldaeta 5 Gel. SOME L SO Will DJrmt Rbf Gorman 5 Gel. ZONE L W3O Creeping Rotmn Bard anal P orl �l Pawrav Buttf 5 Sol, Cont. L O AT qR TO IN THE SINA 1m ;ARE AILS, NEAR AND STREET TREE NOTES I. A PERMIT MAST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR 5HR1B5 A9 NOTED ON THIS FLAN ARE T. BEBWaill ANY LANDSCAPE ELEMENT THAT DIES, OR 15 OTtIERWSE REMOVED, SHALL BE FROMPTLY REPLACED BASED ON THE REQUIRN=TIENTS O THIS SECTION, S. THE FO.LOSl SEPARATIONS SHALL BE FRONDED BETWEEN TREES/dI AND UTILITIES. A0 FEET BETWEEN CAWT TREES AND STREET LIGHTS 5 FEET BETWEEN OA'AMENTAL TREE& AND STFEETLKaMB ID FEET BET) TREES AND RIBLIC WATER SANITARY AND STORM SELLER MAIN LINES 6 FEET BETWEEN TRESS AND PUBLIC WATER SANITARY AND STORM SELLER SERVICE LINES 4 FEET BETIEEN SHRUB$ AND PUBLIC WATER AND SANITARY AND STORM SELLER LINES 4 FEET EMPUM N TREE& AND GAB LINES 4 ALL STREET TREES SHALL SE PL4CED A MINIM M EIGHT (B) FEET ALLAY FROM THE EWES O DRIVEWAYS AND ALLEYS MR LUC 33NDXiXA). 10. RKEMENT O ALL LANDWMING SHALL BE IN ACCORDANCE WITH THE SIGHT DISTANCE CRITERIA AS SPECIFIED BY THE CITY O FORT GALLINE, NO STRICTURES OR LANDSCAPE ELEMENTS QEATER THAN 24" SHALL BE A -I -Oil WITHIN THE SIGHT DISTANCE TRIANGLE OR EASETMEHTS WITH THE EXCEFRION O DECIWDYa TREES PROVIDED THAT THE LOWEST BRANCH 16 AT LEAST 6' FROM GRADE. ANY FENCER WITHIN THE BIGM DISTANCE TRAGLE OR E4 EI MUST BE NOT MORE THAN N' M HEIGHT AND O AN O£N DESIGN, 11, THE FINAL LANDSCAPE RAN BEALL BE COORDINATED WITH ALL OTHER FINAL PLAN ELEMENTS W THAT THE PROPOSED GRADING, STORM DRAINAGE, AND OTHER DEYELCPMEINT IMFROVEPENTB DO NOT CONFLICT WITH NCR F'FECLUDE INSTALLATION AND MAINTENANCE O LANDSCAPE ELEMENTS W THIS PLAN Q. MINOR O4YGE5 M SPECIES AND PLANT LOCATIONS MAY BE MADE WRItYa CONSTRICTION -- AS REQUIRED BY SITE CONDITIONS OR RANT AVAILABILITY OVERALL QUANTITY WALITY, AND DESIGN CONOEPT TUBE BE CONSISTENT WITH THE AFFROvi PLANS, IN THE EVENT O COFLICT WITH THE QUANTITIES INCLUDED N THE RANT LIST, N{CIES AND QUANTITIES ILLUSTRATED SHALL BE PRAISED AL CHAYES O PLANT SPECIES AND LOCATION MET HAVE WRITTEN 4FPRDV4 BY THE CITY PRIOR TO INSTALLATION 13, ALL RANTING BEDS SMALL BE MULCHED TO A MINITUM DEPTH O THREE INCHES IA COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT O WAYS, STREET MEDIANS, AND TRAFFIC CIRCLES ADJACENT TO CQ9MON OPEN &PACE AREAS ARE REQUIRED TO B: MAINTAINED BY A PROPERTY OWNERS ASSOCIATION, THE PROPERTY OWNERS ASWCIATIQN IS RESPONSIBLE FOR SHOW REMPAU. ON ALL ADJACENT STREET BIDEWAKS AND W ALL DRIVEWAY$. Feel SWABS AND PARKING AREA$ WITHIN THE DEVELOPMENT. 15. MAINTAIN A MINIMft O THREE (3) FEET O CLEARANCE ON EACH BIDE O FIRE DEPARTMENT CONNECTION (FDO). NO VEGETATION OTHER THAN TURF OR GROUND COVERS 8H4LL BE PLANTED IN FRONT O FDC. 16. IF TREES OR &IMMUNE ARM LOCATED ON TOP O FIELD VERFIED UTILITIES, CONTRACTOR SHALL NOTIFY OWNERS TEF'RE&ENTATVE BEFORE ANY OAKUM COMMENCES. VERIFY WITH OWNER REPRESENTATIVE WHICH 5HRUl TREES NEED TO BE RELOCATED OR ftM D FROR TO PLANNING. IT. ALL LANDSCAPE AREAS WHALL ME MAINTAINED, INCLUDING MOWING, WATER AND MIRILIZMG BY CONTRACTOR UNTIL FINAL INCH AS FENCES AND URi BH4LL BE REPARED ANt50R REPLACED PERODICALLY TO MAINTAIN THE BITE IN GOOD SOWD CONDITION. IB EXCAVATED MATERIAL TO BE USED AS FILL WILL HAVE ALL ROOKS, DEBRIS, WATER MATERIAL, FROZEN MATERIAL, VEGETATION LARSER THAN 3' IN ANY DIMENSION %SMOvED BEFORE PLACEMENT AND C9MPACTION O SOL, 1% PROVIDE POSITIVE DRA NVXE AWAY FROM BUILDING AND WALL FOJNDATIGN9 AND A "Cl TRANSITION BETUREEN ALL ADJACENT EXISTING GRADES, AND FROPOSED GRADES. 201NIFCRILY COMPACT AND FIFE GRADE ALL AREAS TO BE FLANTED TO A &MOOT) &IF , PRESS FROM IRREGULAR SURFACE GRADES, FE-CCHPAGT SOFT SPOTS, FILL N LOW AREAS AND FIRM HIGH SPOTS TO COMPLY WITH REQUIRED GRADE TOLERAINGES, REFER TO CINL RIWB FOR REWIRED FINISH SPOT AND CONTOUR (WRADER. ]I. ONCE ROD IB LAID IT SHALL BE FROMR-Y R'ALED, COMPACTED, AND SCD JOINTS SMALL BE FLSJMV TOGINER TO ELMIN M ANY GAFFS BETIAMN ROLL EDGES APPLY FERTILIZER IN THESE AREAS PER SOD FARES RECOHIENDATONS. Zi. ALL MINU'AM PLANT MATERIAL SIZES ARE ggJN IN THE RANT LIST, ALL PLANTS SHALL BE RANTED IN AMENDED EVIL AND TREES SHALL BE STAKED AS SHOWN IN DETAILS ]3. ALL PLANTING BEDS SHALL BE MJLOHED TO A MNMIAM DEPTH OF THREE INCHES ZA ALL PLANT MATERIAL EIIALL HAVE WIRE TUNE, INUAKETS BURLAPNND ALL OTHER NON -BIODEGRADABLE CONTAINMENT MATERIAL REMKAZED FROM THE TRUNK AlmASR ROOT BALL O THE PLANT FRCP TO P-Mi 25, ALL 5141 BEDS WALL HAVE A MINIMUM X CEPTH SHREDDED RE SWOOD BANK WOOD M E CH-NANRAL COLOR AND)OR I-3' DIAMETER SIOXMH WASHED RIVER RCdC SEE LANDSCAPE PLANS FOR LOCATIONS AND TYPES O MULCH. A CONTINUOS, LAYER O APPROVED NEED BARRIER LANDSCAPE FABRIC &HALL BE INSTALLED IN ALL S BEDS WIN 6- OVERLAP AT SEAMS WIN 4- STARER 4' 01 IN ALL DIRECTIONS. DO NOT WE USED BARREN WHERE TIMES ARE RANTED IN 1WIF AREAS. ]S.STEELHEADER BETWEEN GRAE$ AND 5411216 BEDS?DCX COBBLE AREAS ETC, SHALL BE HEAVY DU Y STEEL EWER MIN 14 GA X xx WITH FCLLED TOP 4 DRAINAGE HOLES 1' MINMMM ON CENTER STEEL HEADERS HALL BE BET LEVEL WITH THE TOP O THE ADJACENT MOD. NO EDGING SHALL BE WED SET WEEN FIR SAW WOOD MULCH AND G1SAAEL COBBLE FIJI TRANSITION&. ALSO Fall IN A HOLD ON CERTIFICATE OF i. CONTACT THE CITY FORESTER TO INSPECT ALL STREET TREE PLANTINGS AT THE COMPLETION W EACH RIASE OF THE DEVELOPMENT. ALL MST BE INSTALLED AS SHOWN ON THE LANDSCAPE P-M. APFROV41- OF STREET TREE RANtIN3 B REOURBSO BEFORE FMM APPROVAL OF EACH FHASE, 3, STREET LANDSCAPING, INCLUDING STREET TREES, SHALL BE SELECTED IN ACCO®NGE WITH ALL CITY CODES AND POLICIES. ALL TREE F'RNING AND REMOVAL WORSE SHALL BE REROIRMED BY A CITY W FORT COLLINS, LICENSED ARBORS UHERE REOUIRED BY CODEAT ET TREES SHALL BE &1FFLIED M0 RANTED BY THE DEVELOPER UBMG A QUALIFIED LANDSCAPE CONTRACTOR 4. THE DEVELOPER 941 REPLACE DEAD OR DYING STREET TREES AFTER FLANTING DNNL FINAL MAINMENAICE INBFECTICN AND ACCEPTABLE BY THE CITY OF FORT COLLINS FORESTRY DIVISION ALL STREET TREES IN THE PROJECT MUST BE ESTABLI5HE0, WITH AN AFFACC ED SPECIES A!m O ACCEPTABLE CONDITION PRDR TO ACCEPTANCE- 5. SUBJECT TO AFPRWA. BY THE CITY FORESTER -- STREET TREE LOCATIONS MAY BE ADJUSTED TO ACCOmG9ATE DRIVEWAY LOCATIONS, UTILITY SEPARATIONS BETWEEN TRRI STREET BKNB AND STREET LIGHTS STREET TRIBES TO BE CENTERED N THE MIDDLE O TIE LOT TO THIS EXTENT FEASIBLE. QIARIRKS BHCUN ON RAN MEET Be INSTALLED UNLESS A REDUCTION 15 AFFR0,I BY THE CITY TO MET SEPARATION STANDARDS. 5TREET TREE NOTE A PERMIT MUST BE OBTAINED FROM THE CRY FOREENTER BEFOREANYTTLESSOR STRUBSAS NOTED ON THIS PILMNARE PILANTIED, PRUNEDORREEMPENTED INITIAL PUBLIC RGLTOFWAY THIS INCLUDES ZONES BETNEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERNIFY THIN PERMIT SHALL APPROZE THE LOCATION AND SPECIES TOBEP-sNTED FAILURE TO OBTAIN THIS PERMIT IS A \AOLAHON OF THE CITY OF EMT COLLINS CODE SUMATT TO CITATION (SECTION 27�31) AND MAY ALSO RESULT IN REPILAGING OR RELOCATING NEES AND A HOLD ON CERTIFICATE OF OCCUPANTS U= w Rjw„ aawpoD63 ?i>- -wmz tam �p r F WO w0=1`,I W0000 O$ RwddWd JRmF �FaaaaoO'a N V N �otp Zo o , ME o �r �nz '0 Z w JJJQ OO d m O N OF Z 3O a O N N 0 1 ? 3 0 ¢ mZ a O v_ 3 m D O IS W o N W H O II.1 Z Q 0 OO U= � 0o Q IM Z W = J _ � _ a J W Of W a Q � U SHEET I OF 15 JOB NO. 3914551 IS' MIN EETHACK FCR I GALLON F V MIN, EETBAGC PoR 5 GALLO4 DECII 5NIEI5, 4' FCR f/JNREROJB GNI PLANTING MATERIAL F%M STEEL HEALER NRNSS, WALKS. WALLS, ETC.. 1 r EDGE 6 PLANTING /Y8A PEED BARRIER Mu cw VACRILL MATERIAL x ROO BALL D RANT MATERIAL CONSTRUCT A 2" HICM WATERNG RING SCARIFY BIDES AROUND SHRUB AT EDGE OF AND III RANTING PIT, F 1 GALLON MATERIAL ALONG THE LANDSCAPE SURER CGNETROR A 2" X IB' DIA WATER RING AND MULCH. A I 5I-IRU5 PLANTING EH19JB CENTER �F EWAL TRIANGULAR SPACING E TRIANGULAR SHRUB SPACING 2 X ROOTBALL DIA GENERAL NOTES WY ALL CCNIFERWS TREES AND ALL DECII TRESS LARiER THAN 2 IR' CAL. IN WOOED AREAS, OJT WO IN CIRCLE AND MULCH. FOR CONIFERS DUT WO AT DRP LME CF TEE AND MULCH, T ELL ..O PPI BOTTOM TO TOP. CWT WIRE WITH IIEEBII 1 LOCW AT FlRHT BRANCIEB (MIN. 5' ABOVE FINISH GRADE) PROVIDE A IR" DIA X 2' LONG P,C SLEEVE ON CWT WINES FOR ALL TREES IN LAWN AREA GUY AC TOP OF ANCHOR TO SEE FLJCH WITH FINISH GRADE MULCH III MATERIAL `JJBGRADE B I TREE PLANTING AND GUYING 2 X ROOTBALL DIA, IgENERAL NOTES SPACE ALL DECIDIlW4 TREES IMP TO AND INCLUDING 2 la. CAL. DO NOT BTAXE CONIFEROA, TREES. IN WOOED AREAS OJT WD IN 3 - CIRCLE AND MULCH. FOR DO41PERS CJT SOD AT DRIP LINE 6 TREE AND M CH. MUN3IIG W TREE. JRAP FROM BOTTOM TO TOP. TREE STAKE, AONST TREE STAKE W THAT TOP IS LEVEL WITµ 05 JUST EIELWI PIPET BRANfME4. MJLGH III MATERIAL SJBGRADE C I TREE PLANTING AND STAKING 4 SPACING MIµ TO WALL, L HEADER OR TREE T .. EO I EO. I ♦�S+Y♦�r�r�i+Y♦�r�♦ l+Y ♦ + 2- f ED SAUCER CQRINIW PLANTING BED EXTENDING WINDER RANTS. USE SPECIFIED RANTM3 SOIL MIX, BJBGRADE D I PERENNIAL PLANTING 0 w a aawp�p63 sib wwwmz DIE a viD�6ww O2M wppou O Fwa¢w F� N N jO� gO c ,9��Oa w`j1J �r Woz rv� S Z d m(3N 112 a— O 0 I(2 G w N 0 J 0 �0 w 00 0 U 2 x w 00 w am a w_ = 0 U' cn J ILL! 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FUTURE MEELA1w LAlO'1OM11K, T VINE D EASR _ — -- _ TREEr TFaEEs a IRwswrloN er -LIttCFFORTGOUINS— _ _ ___ __L _ _ _ _ EX{9A I________________ WATER USE TABLE WATER NEEDED ANNUAL WATER SYMBOL HYDROZONE AREA (SF) (GALLONS/SF) USE (GALLONS) HIGH (TURF IN HOA PRIVATE TRACTS) J9836 15.0 L30446 HIGH (TURF IN PUBLIC R.O.W) 20135 16O M2430 MODERATE 23476 10.0 2M760 1 nf LOW 14945 3.0 11,1635 TOTAL 136192 15.0' 2075473 AVERAGE WATER USE NOT TO EXCEED 15 GAL/SF AVERAGE O4ER THE ENTIRE SITE 'NOTE: WATER USE CPLOULAMONS DO NOT INCLUDE IRRIGATION ON PRIVATE LOT AREAS rom DI EAST VINE DR. m a�•�•••O —___ p' ' �• Xf5 9GF 61503 � y �I11I 5(Yp FA41Wf aI "; m II; I 'il ll I III' III �-- III ' Ili III I NII I II _ IL i ll J - Ir -� IN u1 —� IIII IL_r I IN ILI [T— IN Y II I o � I II; I III II - — —— ®------ � I C r RT C0LLI1`15--------------- xawmaznamxnwpzaspp6IX ,wo ww� � apImo p'ioawI�aN Tw o �Faa0aoo' T-N n=o�K�trIp O U s ow � O JUL_Dw dWUUOO t\� yQ N N N N a iw?Zo0 I J J J F� OT d N Irp K QMF dF FK p O U- G LEGEND Z BOUNDARY LINE -- H CD Q PROPERTY LINE -- Q J EXISTING EASEMENT LINE Q Q PROPOSED EASEMENT LINE c) = RIGHT OF WAY W Z CENTERLINE am WOODEN FENCE-----x-----x- N GAS MAIN-----0-----C- _X: O EXISTING SANITARY SEVER ---- 5 ----5- PROPOSED SMIITARY SERER S S JQ ILLI Z } EXISTING WATER MAIN ---- W ----- W _ PROPOSED WATER MAIN W W EXISTING STORM DRAIN PROPOSED STORM DRAIN EXISTING CURB AND GUTTER = PROPOSED CURB AND GUTTER 50 25 0 SO 100 EXISTING CONIFEROUS TREE TO REMAIN 0 SHEET 9 OF 15 ORIGINAL SCALE: 1' - 50' EXISTING DECIDUOUS RtEE TO REMAIN JOB NO. 3914551 TRAIL HEAD FILING TWO A RESUBDIVISION OF TRACTS F AND G. AND A PORTION OF TRACT H OF TRAIL HEAD LOCATED IN THE SOUTH HALF OF SECTION 4, TOWNSHIP 7 NORTH, RANGE 68 WEST OF THE 6TH PRICIPAL MERIDIAN, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO STATEMENT OF OWNERSHIP AND SUBDIVISION, KNOW ALL PERSONS BY THEY PRESENTS. THAT THE UNDERSIGNED. BEING OWNER(S) OF ME FOLLOWING DESCRIBED LAND: TRACTS F. G AND H OF MAIL HEAD FIN& PLAT AS RECORDED AT RECEPTION NUMBER 2004012M95 IN THE LARIMER COUNTY CLERK AND RECORDERS OFFICE. Cltt OF FORT COLLINS. COUNTY OF LARIMER. STATE BE COLORADO FOR THEMSELVES AND THEIR SUCCESSORS IN INTEREST TRAILHEAD HOMES LLC A COLORADO UMIFM UMUTY COMPANY AND WE CITY OF FORT GOWNS HAVE CAUSED THE WN ABOVE DESCRIBED WAND TO BE SUBJECT AND EASEMENTS INTO LO15 1RACT$ AND OF ET5 A$ SHOWN ON MIS PLAT TO BE KNOW AS TRAIL HER➢ RUNG TWO, SUBJECT TO ALL PLAT AND NTH WAY NOW OF RECORD OR EXISTING OR INDICATED ON THIS PLAT. WE RIGHTS AND OBLIGATIONS OF WE PLAT SHALL RUN N1TH WE LAND. CERTIFICATE OF DEDICATION WE OWNER DOES HEREBY DEDICATE AND CONWY TO WE Cltt OF EMT COLLINS, COLORADO (HEREAFTER 'GIN), FOR PUBUC USE, FOREVER, A PERMANENT RIGHT—OF—WAY FOR SWEET PURPOSES AND WE "EASEMENTS" AS END OUT AND DESIGNATED ON THIS PLAT: PRONGED. HOWEVER. NAT (1) ACCEPTANCE BY THE Cltt OF THIS DEDICATION OF EASEMENTS DOES NOT IMPOSE UPON WE Cltt A DUTY TO MAINTAIN THE EASEMENTS SO DEDICATED AND 2 ACCEPTANCE BY THE Cltt OF THIS DEDICATION OF SWEETS DOES NOT IMPOSE UPON THE CRY A DUTY i0 MAINTAIN STREETS SO DEDICATED UNTIL SUCH TIME AS WE PROVISIONS OF WE MAINTENANCE GUARANTEE HAVE BEEN FULLY SATSFIED. WE SWEETS DEDICATED ON THIS PLAT ARE THE PEE PROPERTY BE WE CITY AS PROVIDED IN SECTION 31-23-107 C.R.S. WE CITYS RIGHTS UNDER WE EASEMENTS INCLUDE WE RIGHT i0 INSTALL, OPERATE, ACCESS, MAINTAIN. REPAIR RECONSTRUCT, REMOVE AND REPLACE WITHIN THE EASEMENTS PUBLIC IMPROVEMENTS CONSISTENT WIN WE INTENDED PURPOSE OF WE EASEMENTS; WE RIGHT TO INSTALL, MAINTAIN AND USE GATES IN ANY FENCES NAT CROSS WE EASEMENTS: WE RIGHT TO MARK WE LOCATOR CE WE EASEMENTS ON SUITABLE MARKERS; AND WE RIGHT TO PERMIT OTHER PUBUC UTILITIES TO E%ERCIY THESE SAME RIGHTS. OWNER RESERVES WE RIGHT i0 USE WE EASEMENTS FOR PURPOSES NAT DO NOT INTERFERE ON THE FULL ENJOYMENT OF THE RIGHTS HEREBY GRANTED. THE CITY IS RESPONSIBLE FOR MAINTENANCE OF ITS OWN IMPROVEMENTS AND FOR REPAIRING ANY DAMAGE CAUSED BY ITS ACTIVITIES IN WE EASEMENTS BUT BY ACCEPTANCE OF THIS DEDICATOR WE CITY DOES NOT ACCEPT WE DUTY OF MAINTENANCE OF WE EASEMENTS, OR OF IMPROVEMENTS IN THE EASEMENTS NAT ARE NOT OWNED BY THE CITY. OWNER WILL MAINTAIN THE SURFACE OF THE EASEMENTS IN A SANITARY CONDITION IN COMPLIANCE WN ANY APPLICABLE WEED, NUISANCE OR OLDER LEGAL REQUIREMENTS. EXCEPT AS EXPRESSLY PERMITTED IN AN APPROVED PLAN OF DEVELOPMENT OR OVER WRITTEN AGREEMENT WN WE CITY, OWNER WILL NOT INSTALL ON WE EASEMENTS, OR PERMIT WE INSTALLATM ON WE EASEMENTS, OF ANY BUILDING, STRUCTURE, IMPROVEMENT. FENCE. RETAINING WALL. SIDEWALK. WEE OR OTHER LANDSCAPING (OTHER THAN USUAL AND CUSTOMARY GRASSES AND OTHER GROUND COVER). IN WE EVENT SUCH OBSTACLES ARE INSTALLED IN THE EASEMENTS, THE CITY HAS THE RIGHT TO REQUIRE THE OWNER TO REMOVE SUCH OBSTACLES FROM THE EASEMENTS. IF OMER DOES NOT REMOTE SUCH OBSTACLES. WE Cltt MAY REMOW SUCH OBSTACLES KNOUT ANY LIABILITY OR CDLIGATON FOR REPAIR AND REPLACEMENT THEREOF, AND CHARGE WE OWNER WE CITYS COSTS FOR SUCH REMOVAL. IF WE CITY CHOOSES NOT TO REMOVE WE OBSTACLES. THE CITY WILL NOT BE LIABLE FOR ANY DAMAGE TO WE OBSTACLES OR ANY OTHER PROPERTY TO MICH THEY ARE ATTACHED. THE RIGHTS GRANTED TO WE Cltt BY THIS PLAT INURE TO WE BENEFIT OF THE CITYS AGENTS. LICENSEES, PERMITTEES AND ASSIGNS. MAINTENANCE GUARANTEM WE OWNER HEREBY WARRANTS AND GUARANTEES TO WE CITY, FOR A PERIOD OF TWO (2) YEARS FROM WE DAIS OF COMPLETION AND FIRST ACCEPTANCE BY WE CITY OF WE IMPROVEMENTS WARRANTED HEREUNDER, THE FULL AND COMPLETE MAINTENANCE AND REPAIR OF WE IMPROVEMENTS TO BE CONSTRUCTED IN CONNECTION MN WE DEVELOPMENT WHICH IS WE SUBJECT OF THIS PLAT. THIS WARRANTY AND GUARANTEE IS MADE IN ACCORDANCE WITH WE CITY LAND USE CODE ANO/CR WE TRANSITIONAL LAND USE REGULATIONS, AS APPLICABLE. THIS GUARANTEE APPLES TO WE SWEETS AND ALL OLDER APPURTENANT STRUCTURES AND AMENITIES LYING ARRIN THE RIGHTS—C£—WAY, EASEMENTS AND OTHER PUBUC PROPERTIES. INCLUDING. KNOUT LIMITATION. ALL COMING. SIDEWALKS. BIKE PATHS. DRAINAGE PIPES. CULVERTS, CATCH BASINS. DRAINAGE DITCHES AND LANDSCAPING. ANY MAINTENANCE AND/OR REPAIR REQUIRED ON UTILITIES SHALL BE COORDINATED WITH THE OWNING UTUTY COMPANY OR DEPARTMENT. WE OWNER SHALL MAINTAIN SAID IMPROVEMENTS IN A MANNER TWAT MLL ASSURE COMPLIANCE ON A CONSISTENT BASIS WIN ALL CONSTRUCTION STANDARDS, SAFETY REQUIREMENTS AND ENARMWENTAL PROTECTION REQUIREMENTS OF THE CITY. THE OWNER SHALL ALSO CORRECT AND REPNR, OR CAUSE TO BE CORRECTED AND REPAIRED. ALL DAMAGES TO BAD IMPROVEMENTS RESULTING FROM DEVELOPMENT —RELATED OR BUILDING —RELATED ACTMTES. IN WE EVENT WE OWNER FAILS i0 CORRECT ANY DAMAGES WITHIN THIRTY (30) DAYS AFTER WRITTEN NOTICE THEREOF. WEN SAID DAMAGES MAY BE CORRECTED BY WE Cltt AND ALL COSTS AND CHARGES BILLED i0 AND PAID BY WE OMER. WE CITY SHALL ALSO HAVE ANY OLDER REMEDIES AVAILABLE TO IT AS AUTHORIZED BY LAW. ANY DAMAGES MICH OCCURRED PRIOR TO WE END OF SAD TWO (2) YEAR PERIOD AND MACH ARE UNREPAIRED AT WE TERMINATION OF SAID PERIOD SHALL REMNN WE RESPONSIBNtt OF WE OMER. REPAIR GUARANTEE. WE OWNER HEREBY WARRANTS AND GUARANTEES TO THE CITY. FOR A PERIOD OF TWO (2) YEARS FROM WE DAIS OF COMPLETION AND FIRST ACCEPTANCE BY WE CITY OF WE IMPROVEMENTS WARRANTED HEREUNDER, THE FULL AND COMPLETE MAINTENANCE AND REPAIR OF WE IMPROVEMENTS TO BE CONSTRUCTED IN CONNECTION MN WE DEVELOPMENT WHICH IS WE SUBJECT OF THIS PLAT. THIS WARRANTY AND GUARANTEE IS MADE IN ACCORDANCE WIN WE CITY LAND USE CODE AW/OR WE TRANSITIONAL LAND USE REGULATORS, AS APPLICABLE. THIS GUARANTEE APPLES i0 THE STREETS AND ALL OTHER APPURTENANT STRUCTURES AND AMENITIES LYING WTHIN THE RIGHTS —OF —WAY. EASEMENTS AND OTHER PUBUC PROPERTIES, INCLUDING, WITHOUT UMITATCR, ALL CURBING, SIDEWALKS, BIKE PATHS, DRAINAGE PIPES, CULVERTS, CATCH BASINS, DRAINAGE DITCHES AND LANDSCAPING. ANY MAINTENANCE AND/OR REPAIR REQUIRED ON UTILITIES SHALL BE COORDINATED WN! WE OWNING UTILITY COMPANY OR DEPARTMENT. WE OWNER SHALL MAINTAIN SAID IMPROVEMENTS IN A MANNER NAT WILL ASSURE COMPLIANCE ON A CONSISTENT BASIS WN ALL CONSTRUCTION STANDARDS, SAFETY REQUIREMENTS AND ENVIRONMENTAL PROTECTION REQUIREMENTS OF WE CITY. WE OWNER SHALL ALSO CORRECT AND REPNR, OR CAUSE TO BE CORRECTED AND REPAIRED. ALL DAMAGES TO SAID IMPROWMENTS RESULTING FROM DEVELOPMENT —RELATED OR BUILDING —RELATED ACTIVITIES. IN THE EVENT WE OWNER FAILS i0 CORRECT ANY DAMAGES WTHIN THIRTY (30) DAYS AFTER WRITTEN NOTICE THEREOF, THEN SAID DAMAGES MAY BE CORRECTED BY WE Cltt AND ALL COSTS AND CHARGES BILLED TO AND END BY WE OWNER. WE CITY SHALL ALSO HAW ANY OTHER REMEDIES AVAILABLE TO IT AS AUTHORIZED BY LAW. MR DAMAGES WHICH OCCURRED PRIOR TO WE ENO OF SAID TWO (2) YEAR PERIOD AND MICH ARE UNREPARED AT WE TERMINATOR CF SAID PERIOD SHALL ROMAN WE RESPONSIBILITY OF WE OWNIM NOTICE OF OTHER DOCUMENTSI ALL PERSONS TAKE NOTICE NAT THE OWNER HAS EXECUTED CERTAIN DOCUMENTS PERTAINING TO THIS DEVELOPMENT MICH CREATE CERTAIN RIGHTS AND OBLIGATIONS OF WE OEWLWMENT, WE OWNER AND/OR SUBSEQUENT OWNERS OF ALL OR PORTIONS OF WE DEVELOPMENT SITE, MANY OF MACH OBLIGATIONS CONSTITUTE PROMISES AND COVENANTS NAT, ALONG NTH WE OBLIGATIONS UNDER THIS PLAT, RUN WN WE LAND_ WE SAID DOCUMENTS MAY ALSO BE AMENDED FROM THE TO TIME AND MAY INCLUDE, WWOUT UMITATION. THE DEVELOPMENT AGREEMENT. STE AND LANDSCAPE COVENANTS, FIN& SITE PLAN, FINAL LANDSCAPE PLAN, AND ARCHITECTURAL ELEVATIONS, WHICH DOCUMENTS ARE ON FILE IN WE OFFICE OF THE CLERK Of THE CITY AND SHOULD BE CLOSELY EXAMINED BY ALL PERSONS INTERESTED IN PURCHASING MY PORTION OF THE DEVELOPMENT SITE. SIGHT DISTANCE EASEMENT RESTRICTIONS. SIGHT DISTANCE EASEMENT - WE SIGHT DISTANCE EASEMENT IS AN EASEMENT REQUIRED BY WE CITY AT SOME SWEET INTERSECTCNS WERE IT IS NECESSARY i0 PROTECT WE LINE OF SIGHT FOR A MOTORIST NEEDING i0 SEE APPROACHING TRAFFIC AND TO REACT SAFELY FOR MERGING THEIR VEHICLE INTO THE TRAFFIC ROW. WE FOLLOWING ARE REQUIREMENTS FOR CERTAIN OBJECTS NAT MAY OCCUPY A RIGHT DISTANCE EASEMENT FOR LEVEL WADE: 2 FENCES UP TO 42 INCHES IN HEIGHT MAY BE ALLOWED AS LONG AS THEY DO NOT OBSTRUCT WE LINE OF SIGHT FOR MOTORISTS, 3, DECIDUOUS TREES MAY BE ALLOWED AS LONG AS ALL BRANCHES OF THE TREES ARE TRIMMED SO NAT NO PORTION THEREOF OR LEAVES THEREON HANG LOWER THAN 4X (6) FEET ABOVE THE GROUND, AND WE TREES ARE SPACED SUCH NAT THEY DO NOT OBSTRUCT LINE OF EIGHT FOR MOTORISTS. DECIDUOUS TREES WN TRUNKS LARGE BOOM TO OBSTRUCT LINE W SIGHT FOR MOTORISTS SHALL BE REMOVED BY WE OMER. FOR NON —LEVEL AREAS THESE REQUIREMENTS SHALL BE MODIFIED TO PROVIDE WE SAME DEGREE OF MSIBIUR FINAL PLAT E�COUNTY % ROAD 50oPROJECT 7 SITE M� Will 11 � any WIN WIN WIN VICINITY MAP 1" - 2000' OWNERSHIP CERTIFICATION. TRALLHEAD HOMES LLC A COLORADO UNITED UABILITY COMPANY SS: STATE OF THE FOREGOING DEDICATION AND WE FOREGOING COVENANT AND PLAT RESTRICTION ON CONVEYANCE. SALE OR TRANSFER WERE ACKNOWLEDGED BEFORE ME THIS DAY OF 20� BY AS OF WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES: 20_ TRACT TABLE. Tad AREA SF USAGE OWNERSHIP MAINTENANCE B %R76 D, 4MPA TRAIL HEAD HOME OWN ERS ASSOCIATION TRAIL HEAD HOME OWNERS ASSOCIATION C BRRRS A,R EVA, MU TRAIL HEAD HOME OWN ERS ASSOCIATION TRAIL HEAD HOME OWNERS ASSOCIATION D 993 D, 4MPA TRAIL HEAD HOME OWN ERS ASSOCIATION TRAIL HEAD HOME OWNERS ASSOCIATION E Ew QLM TRAIL HEAD HOME OWN ERS ASSOCIATION TRAIL HEAD HOME OWNERS ASSOCIATION F 27,094) D, 4MPA TRAIL HEAD HOME OWN ERS ASSOCIATION TRAIL HEAD HOME OWNERS ASSOCIATION G 1y90 A,R EVA, MU TRAIL HEAD HOME OWN ERS ASSOCIATION TRAIL HEAD HOME OWNERS ASSOCIATION H 75,W3 D, 4M PA, PI TRAIL HEAD HOME OWN ERS ASSOCIATION TRAIL HEAD HOME OWNERS ASSOCIATION I Z],IM9 D, 4MPA TRAIL HEAD HOME OWN ERS ASSOCIATION TRAIL HEAD HOME OWNERS ASSOCIATION K LLRG A,R EVA, MU TRAIL HEAD HOME OWN ERS ASSOCIATION TRAIL HEAD HOME OWNERS ASSOCIATION L IRS914 R 4MPA TRAIL HEAD HOME OWN ERS ASSOCIATION TRAIL HEAD HOME OWNERS ASSOCIATION M 3,606 A,R EVA, MU TRAIL HEAD HOME OWN ERS ASSOCIATION TRAIL HEAD HOME OWNERS ASSOCIATION X 21117 D, M, PA,PI TRAIL HEAD HOME OWI E SASSOCIATIOH TRMLHEAO HOMEOWNERS ASSOCIATION P 2,'A3 Iy O, EVA,MV TRAIL HFAO HOME CWNERSASSOCIATIOH TRMLHOM HOME OWNERS ASSOCIATION LEGENDI A —ACCESS D—DRAIAAGE L—LANDSCAPING EVA—EMERGENCY VEHICLE ACCESS M—MAINTENANCE PA —PEDESTRIAN ACCESS PI —PRIVATE IRRIGATION J_ RUTY NOTICE :d4:14:L1111:PS11*? 1. PER CR.S. 18-04-506, MY PERSON WHO KNOWINGLY REMOI£S, ALTERS OR DEFACES ANY PUBUC IPND SURVEY MONUMENT OR LAND MONUMENT OR ACCESSORY,CCMMITS A CLAM TWO (2) MISDEMEANOR. 2. ALL REFERENCES HEREON TO BOOKS, PAGES, MAPS AND RECEPTION NUMBERS ARE PUBUC DOCUMENTS FILED IN WE RECORDS OF LARIMER COUNTYCOLORADO. 3, WERE ARE 69 LOTS AND 14 TRACTS ON THIS SUBDIVISION PLAT. 4. TRACTS I AND 0 HAVE PURPOSELY BEEN METE. S. PER CA.S. 38-51-106, 'ALL LINEAL UNITS DEPICTED ON MIS LAND SURVEY PLAT ARE U.S. SURVEY FEET. ME METER EQUALS 31 37/12 U.S. SURVEY FEET, EXACTLY ACCORDING TO THE NATIONAL INSTITUTE OF STANDARDS AND TECHNOLOGY.- B. ACCESS IS GRANTED HEREWTH OVER AND ACROSS ALL PAVED AREAS FOR EMERGENCY AND PUBLIC VEHICULAR ACCESS. 7. WE PROPERTY OMER SHALL BE RESPONSIBLE FOR WE MAINTENANCE OF ALL DRAINAGE FACILITIES INCLUDING. BUT NOT LIMITED M AND MATERIALS, AND SHALL BE CHARGED AT 1.25 TIMES THE ACTUAL COST. B. THIS LAND SURVEY DOES NOT CONSTITUTE A FREE SEARCH BY JR ENGINEERING. LLC TO DETERMINE OWNERSHIP OF THIS TRACT, VERIFY THE DESCRIPTOR SHOWN, MERRY WE COMPARBIUTY OF THIS DESCRIPTION MN NAT OF ADJACENT TRACTS, OR MERRY EASEMENTS BE RECORD. FOR ALL INFORMATION REGARDING EASEMENTS RROFT—OF—WAY OR TITLE OF RECORD A ENGINEERING. LLC RELIED UPON TITLE COMMITMENT NO. FCC25148217-7. PREPARED BY LAND TTLEWARANTEE COMPANY. DATED ALY 26. 2017 AT B00 P.M. R BASIS OF BEARING: WE SOON LINE OF THE SOUTHWEST ONE —QUARTER OF SAID SECTION 4, BEING MCNWENTED AT WE WEST END BY A 2.5" ALUMINUM CAP STAMPED FEES 28285, 2000' AND AT WE EAST END BY A 2" ALUMINUM CAP STAMPED LS 25372, 1996 ".IS ASSUMED TO BEAR S8857'05'W BETWEEN BAD MONUMENTS. 10. WERE SHALL BE NO PRIVATE CONDITIONS, COKNANTS OR RESTRICTIONS NAT PROHIBIT OR UNIT WE INSTALLATION BE RESOURCE CORSERWNG EQUIPMENT OR LANDSCAPING THAT ARE ALLOWED BY SECTORS 12-120 — 12-122 OF WE Cltt CODE. ATTORNEY'S CERTFICATEI SECTION 2.23(C)(3)(F) OF WE LAND USE CODE. ATTORNEY: ADDRESS' APPROVED AS TO FORM, CITY ENGINEER, REGISTRATION BY THE CITY ENGINEER OF WE Cltt OF FORT DOWNS, COLORADO NIS DAY OF A.D., . CRY ENGINEER PLANNING APPROVALI BY THE DIRECTOR OF COMMUNITY DEVELOPMENT AND NEIGHBORHOOD SERVICES WE CITY OF FORT DOWNS, COLORADO THIS DAY OF A.D.. DIRECTOR OF COMMUNITY DEVELOPMENT AND NEIGHBORHOOD SERVICES SURVEYOR'S CERTIFICATE. ALEX RONDALL PERKINS, A COLORADO REDEEMED PROMMUMAL LAND SURVEYOR DO HEREBY STATE NAT NIS SUBDIVISION PLAT WAS PREPARED MOM AN ACTUAL SURVEY UNDER MY PERSONAL SUPERN90N. NAT WE MONUMENTATON AS INDICATED HEREON WERE FOUND OR YT AS SHOWN, AND NAT WE FORGOING PLAT IS AN ACCURATE REPRESENTATION THEREOF. ALL THIS TO WE BEST OF MY KNOWLEDGE, INFORMATION AND BELIEF. ALEX RONDALL PERKINS LICENSER COLORADO LAND SURVEYOR COLORADO P.L.S. NO. 34176 FOR AND ON BEHALF W JH ENONEERING. LLC ALL RESPONSIBILITIES AND COSTS OF OPERATED. MAINTENANCE AND RECONSTRUCTION OF WE PRIVATE STREETS AND/OR DRIVES LOCATED ON WE PRIVATE PROPERTY NAT IS WE SUBJECT W THIS PLAT SHALL BE BONE BY WE OWNERS OF SAID PROPERTY, EITHER INDIWDUALLY, M COLLECTWILY, THROUGH A PROPERTY OWNERS' ASSOCIATION. IF APPUCABLE. WE Cltt CF .CRT OCCURS SHALL HAVE NO OBLIGATION OF OPERATION. MAINTENANCE OR RECONSTRUCTION OF SUCH PRIVATE STREETS AND/OR DRIVES NOR SHALL THE CITY HAVE ANY OBLIGATION TO ACCEPT SUCH STREETS AND/OR DRIIES AS PUBUC STREETS OR DRIVES. FINAL PLAT TRAIL HEAD FILING TWO JOB NO. 39145.51 11-03-2017 SHEET 1 OF 4 J•R ENE A WYNFian Cm any BY /; TRAIL HEAD FILING TWO A RESUBDIVISION OF TRACTS F AND G,AND A PORTION OF TRACT H OF TRAIL HEAD �� \ C\ AS0. LOCATED IN THE SOUTH HALF OF SECTION 4, TOWNSHIP 7 NORTH, �� �011 9 / RANGE 68 WEST OF THE 6TH PRICIPAL MERIDIAN, lI I BLIXNID III / '�, % 9•VBLLTYGSLMLNTJ a°" � / WAL„oD III / //iR NO.20.2I012 95 , \\ _\ \� FINAL PLAT I — 10N011J499 _ J I �� I25' PUBL/O AA /� A \ ROAR --_ ACCESS EASEMENT eLocwS MO CREEK DRI // REc. NO 2DD4D12J49s =REL. N0. 200=123495) _ //2�4011JNO ON 495 \\\ �� 53' No ROW Q BLOCK 9 / ��` \ NIF/EAO l / / �� \ \ \ 5) / RM& NEAR "'VVV �6" PRIVATE /FR/W INM' EA.LMENr REC Na 2 011J495 / /\ REC REC NO 1Lg401204195 APO' FNRT C390! pTY GY T64T 7JUN01 / AD TRACT O RIC NOAlL2LW01234915 _JI GO. _ REc No. zoaoo9.u42 � � l y / z I mAcrBAIL 3 REC NO 2IXX0I2Jf95 l f / 5 ygg \ it--,,,_ BL0.'W 19 � 1i , l 6'MVAT . _ _ , FPR/GAPpL EA.£MENT I 1RA2 HFAO , ASO Na 2004O11J495�'� I ' l REC N0. Nwa0l13fa5 LEGEND 10' ORAm•ACE EAQN495 J _ _ _ _ l BLOCK IJ REC NO TIXH011J495J ``� —T 1 I SET 18' LONG N0, 5 RECAP &1T1 MAIRIO A I ` I' I 1'11 1D BE VAG]EO SY WS PLAT i I 0 1-1/2' ALUM. CAP STAMPED: LS 34176 1iW1011J4 9 5 I I I I aye FOUND ONE-WARTQt CORNER SECTION CORNER AS NOTED I II I rr EASEMENT ✓A. 1 0123 5 W N FOUND SECTION CORNER q5 NOTED TO BE CA FEB BY NIS PLAT I %p ACCESS. DRAINAGE. EMERGENCY VEHICLE I Q n I A.D.EVA.M.U. ACCESS, MAINTENANCE AND UTILITY EASEMENT IJA"�AD W PAINTEN N ACCESS. LANDSCAPING. O.LM.PA. MAINTENANCE AND DRAINAGE EASEMENT PARCEL L/NE S PtA I REO O/AANCE EASEMENT I rL YAGTEO BY Bl/S PLAT I M NO. 2O04W13495 D.L.M. EASEMEN, LANDSCAPING, MPNTENANCE I TOBE YAL'AnDBY]1H5PLAT EASEMENT Do'UPOTY EASUI I I II I ,5'VALIrY EASEIIpLT I V`' DRAINAGE. LANDSCAPING. MAINTENANCE, F' RV Na 2 011Jf95 I RIC NO. 1WI0I13495 --- p.L M.PA PI. PEDESTRIAN ACCESS, PRIVATE l W BE YACARD BY I I I TO S VACATED BY ws PLAT IRRIGATION EASEMENT SPARAX ANT QpREC.NA _ II I — — SECTION pNE BOUNDARY LINE ------------------ _--' -- EXISTING LOT LINE _______GREEN LAKE DRIVE_ I 1 RE uW. EA.R'MENr ^�^y _ _ (OEO/CA1E0 BY— P(AT — I ���_ REC W. 2001O1BJr95 Ix E%ISTNG LOT LINE i0 BE VACATED BY _ _ \ THIS PLAT �` TO YAUTm BYOM1 r \� REC NO.paHMENT $p . m, �W, I �-- �—� 2 EXISTING EASEMENT RIC NO ` EXISTNG EASEMENT TO BE VACATED BY 2004 12J495 � � — _ _ _ _ _ _ THIS PLAT Is'UMIFYEASEMFNT I \�� J A Ao I AEG NO.jrW012Jr95 TO BE ✓ACATEO BRMS PLAT -- EXISTNG RIGHT-OF-WAY REc Na I GREEN LAKE DRIVE- - ¢p III ��` ________(CEOICATEOBY TMS RA TJ_ PROPOSED RIGHT-C£-WAY a'COf0123495 a I — SSCO ROW p o lil 1roioi2sr9s 15'VAA I CE EASNENT AND w a I PR/YArE IRMG n0.V EASEMENT 15" ORA/NACE EASMENT I -�REC N0. 2CW012J495 ,PEL NO. 20N012J495 Rl BE VACATED BY NIS PLAT 15' C49AM'ACE EASMENr TO BE VACATED BY INIS PLAT Q rc I I TO NO ZEV BY REC NO 2W4012J495 TO 9E YAGI£D BY Rrv5 PoAT III 15' DRAINAGE FA 12305 \ I T r ^ III TO BE VACA2➢ BY M15 PLAT l5' AiA/NAGE EA.R'MENT AND / 7 I 64. 00' ROW PwY FPAI AW EASMENT / I REC NO2N40123495 AS Ul/Ll7)' EASMENT REC NO 20NO12J495 / REL NI 1004011J495 MBE VACBGD7 BY nKS HAT / /� Y I III rTO BE VACATED BY 1$' UraOY EASEMENT I np5 HA! ,I I REC NO. 10040123495 F —T JI _J_1 _____ i M BE VACAGRO BY GAS MAT L_ _______ ___ —___—__—___ __ -- 50 25 0 50 100 o _J ORIGINAL SCALE: 1" = 50' $ EAST VINE DRIVE B: It (REC. ND. 20D40123495) w EAST VINE DRIVE FINAL PLAT �(REC. ND. 20040123495) " TRAIL HEAD FILING TWO BAcr eEAxwrs W - — JOB N0. 39145.51 gl y BY anefaer_—__________ m aLme Lr W SWI/a sec A Tm; SHEET OF 2 OF m8wcm PM gl --- --. 'g�--------- _W 2 SHEET 4 SOWN Sr CORNER SG110N 4. Tm,, R6ew OF n/E SR/ P.M. RECOVERED AS REBAR AND 25` 8 souw 1/4 CORNER sccnav < I J•R ENGINEMUN R69W CF 1K 61N P.M. J RECOVEREO 2" ALUMMAUM CAP gyyaahian CAI 2S P5374 1996.1N A MOVUMENT BOX PER MO4uMEMT RECLWO OA BW 6/I3/96 (3LE?ial 35-740-9i93 • C/,by}G.*rgs 79343-2S4i Ful (uFs 971F991-9BBS • wWwMirecagoTIn TRAIL HEAD FILING TWO A RESUBDIVISION OF TRACTS F AND G. AND A PORTION OF TRACT H OF TRAIL HEAD LOCATED IN THE SOUTH HALF OF SECTION 4, TOWNSHIP 7 NORTH, RANGE 68 WEST OF THE 6TH PRICIPAL MERIDIAN, CITY OF FORT COLLINS COUNTY OF LARIMER STATE OF COLORADO T 4 LEGEND FINAL PLAT 0 SET 18' LONG NO. 5 REBAR MR1 I 58815'10"E 92.57' _ _ I SSE5Y05'E `£84.03' aO" 616a t� I ry �I I 1 FBI W ~ ry o I 588'57-05'E 84.46' n G.n N E, 6UTUTY N 2 e]s F EASEMENT �1 3 N ry N685]b5"W 84.]3' OGY 1? . 3 1.08' a TRAN HEAD O 3' 1,863 SE 11.fi5'� REC NO c' N8657-05-W 8400' 20040123495 9 UTILITY EASEMENT REC NO. ^ i 20040>230.R6 4 O1 , _ 3.8345F - h 69. 8' 9'PRIYATE I REC N0. zPJ460A32az - _"- L=23.]4 CH - - - _ 5895]'OS'E .21.34' 543'36'OYE I 1 28.50' tr891BOC R=15.00' ry 21.38' _ N'^ CH-21.05- 546-2353'W ]0.45 of 5. 2 1550' 3,895 SF 1 w r 6' UTILITY BLI1] IRPoOA nON EASEVA MENT EASEMENT (FAIL L HEAD ,qEC N0. 2 009J24T REC N0. I N88'57'05'W f 2LMf01 J495 o-01155 ��� 2 �'OC / w 1.905 SF D9 B' GV=IoRm' N8557'05W E mrz� sJ�w 3 - U 1,909 SF JN88'57b5"W 8 M0.41'56" R=8973.50' 1 1,911 w L=109.45' N88-57.05-W 5 CH=109.45' 6' N01'23'53"E G 0 5 EI 3.027 BE \ y \ r N885rOSW MR. \ \ m FJ.90' W n- 1 N n z I - - - - - " L------ -- of N40'56'19"W & 13.46' h I C W E� 0 8 SOOIHNEST CORNER SECPW 4 T .. R69w GE THE 6N P.M. RECOWREO g6 REBAR AAD 25' AIW"M CAP STAMPED 'PLS 292E 20LG' 1N A RAAM BOX PER MOWMENT RECOJO OA IEO 02IY71 M0 1-1/2 ALUM. CAP STAMPED. LS 34176 FOUND ONE -QUARTER CORNER SECTION ' I I CORNER AS NOTED SD1'44'50"W RACY H. --- -- _ _ _ _ _ _ --/��I�- }- - - -I- - - - FOUND SECTOR CORNER AS N07D 11 34• NAIL HERO 5'P VA]E / I ACCESS. DRAINAGE, EMERGENCY VEHICLE REC NO 2 Df23695 /RR/GA PON EASdAENTJ I 1 AG.EVA.M.U. ACCESS, MAINTENANCE AND UTILITY REC Na "40123495 I 15 U11UTY EASEMENT 588'SJ'OS"E 500.46' ASEMENT TRACT B I D.LMAA. PEDESTRIAN ACCESS. LANDSCAPING. 9.976 SF I MAINTENANCE AND DRAINAGE EASEMENT D.LM.PA -- __ 0 NBB'SJ'05W 31 J.2B' 1 I D.L.M. DRAINAGE, LANDSCAPING MAINTENANCE 588-5J05"E 90.59' EASEMENT TRACT , n r�513'42" I I DRAINAGE, LANDSCAPING MAINTENANCE, 10,945 SF 6' UTUTY L%P w j w 17 I I D.LM.PA.PI. PEDESTRIAN ACCESS, PRIVATE N885J'05"W 313.28' A.O.EVA.M.V. EASEMENT $ 3.135 SF R-1117'00' 15.08' _22.1]' __3_]58'__ - 3J.58'E _ __40.p8'-_ __J].59'_ J].58' _ -22.D' _ p2 P n nw 1S' UTUry_ IRRIGA90N EASEMENT _ a L 101.93 C EASEMENTCH=101.89't121 _ _ SECTIGN LINE 803'39'45'W.2]' _ 11.3]' N88'5JOS"W 88.32' BOUNDARY LINE cH-12'55'io E%ISTNG LOT LINE -546T12'S5'n n ry N��.' �.j ri ria 1� ry 1,94T SF E%ISTNG LOT LINE TO BE VACATED BY 5 a 6 ; 7 „ 8 ;n ',w� 10 3 11 3 3 w ^ 1 I�-T NBBsro5'W 87.46' 6'Pmva TE THIS PLAT J.1B2 SF 1&H SF .''� 3.109 S !^ 3.109 SF Pw p 3,}16 SF !^ 3,109 Si !^ 3,109 SF .'"�' 1: J4 Si =^ L,844 SF 'vnwLL n$nl 1/ 6AAGV EASSMENTE%ISTNG EASEMENT N9 r Pp p f O 15 REC NO 2004012J495 ' a a s `o P Q^n J, 3 6 U ILItt'T4 SF TiISTPLA EASEMENT TO BE VACATED BY on o` n xz n �^j n z n �n o n EASEMENT289_ a�a 1200' J n p--- - ------___ ___________ ___E%ISTNG RIGHT-C£-WAY oLy_ 40.OB' 22.D' 3J.58' J].58' 40.08' 3].58' 3J58' 22.1 ]' J608' 16.2B' S20.00' z J2.00' PROPOSED RIGHT-CF-WAY 559.66'OMEN LAKE DRIVE 9' UTUTY tr9o5D'oo' DEDICATED By Ti15 PLAT EASEMENT R=15.00' 4 mP go L=23.55' F O 6 3,030 SF I 1,559 SF 8 2.573 SF m� _ 5885]'05E 590.20' _ _ _ N46V2'9S �E 42_00 S & I A57' see zir tr A-1500' S88'S]bYE / S9e'SJ'05'E 36.J8' ry R=15W' - 6' UTUTY EASEMENT TRACT F 27.090 BE D.L.M.PA. _, ,..,,.., mw SLMENT 2.573 BE 'n a n 6' UTILITY � o 1 EASEMENT n 5.83' N8857'0S'1 70d4' 3 30' in 11 12 n\ 2.491 SF r 1.574 SF T I$ I P P 10 V z n 2685 SF a 7w C\ 10_89 J A5.34' 35.08' 22.tY nw tr90V0'00' 6' UTUTY_ R=450P EASEMENT L"]069- LH-63.64' S435]'05"E b O jol 3 26J3 SF298814SF „ s]45 --TRACT H 25,003 SF___ D.LM.PAPI. EAST VINE DRIVE NLO.w 'MO1H VARIES) REC, NO, 20040123495 S LMti DE >K SW I/4 3£i 4 TN RBBw 6M Pv 5865105E 2640,98' MOOD' BWM Ce' BEAMN45 'n I 117 s 1 L=23.55 8 I aCH_2,.2,• a 0 N43'57b5'W e 70.34' 2000'.72.00' Oy�g 19 ] W W T r.__-__-__- I_ nn FF 22 In $I Q 23 > I 3.030 OF + ii 3.961 SF S8857'05-E ]O A' I Eq £g N I I NBBS]'OS'W e7.00' 3 'i 15' UTUTY 2i ¢ .130 EASEMENT r t,59 sF 1n b o W M0 N. ry rL SE; S7'05"E 70,34' n. ry 1.929 SF I mz 3 - N8I5J'05W III ry Qvw 20 hm n m ^1 2,573 SF ��' p_ AI 25 y ^ f in 3.1835E 55>'OS'E ]O.J4' 15' UTLItt W _ NE I III UTILITY EASEMENT N - EASEMENT N885Y05'W B].CO' 3 y1 ry NI 19 I$ ml n p ry 61 2573 SF '^ a 26 n nl 3.1835E S585rOWE 70.34' 1 6' UTUTY EASEMENT N ? NSI05"W 870C rv1 18 In I]OB' I 84.0 NB I REC. NOXtl4012012J495 _ S 2685 SF / 1 27 10.89' 1 '- �/ 3.099 Y - /24A 2217'-- TRACT G a _ N88'S]'OS'W 93.32' I G �- w m J 1 14905 SF ['f A.D.EVA.M.U. 45915'4 I L=46.54 In CURVE TABLE CURVE DELTA RADIUS LENGTH CHORD Cl 010.25" 8973.50' 27.19' NOIW'07'E 27.19' C2 OVVW 8973.50' 22.17' N01-17'34'E 22.I7' C3 OV8'30" 8973.50' 22.17' N0126'04-E 22.17' C4 OY8'30' 897350. 22.17' NOI-34'33-E 22.17' C5 9000'00" 2500' 39.27' S43'57b5E 35.36' C6 gOVO'Oo' 45.00' 70.69' N4652'S5'E 63.64' CJ 91 25.00 39.27' N4652'55'E 35.36' CS 30-44'16' 45.00' 24.14 N1625'03'E 23,85' C9 II106'05" 4500' 9,50' S07105'57-W 9.49' DID 90V0'OO' 45.00' 70.69' S46tl2'55-W 6364' C11 53'38'00" 60.00' 1 37.44' 52546'WE 35.09' C13 90T000' 40.00' 6283' N4357'05-W 56.57' CI4 91 60.GO 94.25' N435]'O5'W 84.85' C15 199'OS' 1117.00- 32.19' S01'52'27'W 3219' C16 IVB'16' 1117.00' 22.18' S0316'08"W 221W C17 1-4812' 1117.00' 35.16' SO4-44'22-W 35.18' C18 058'W 1117.00' 12J9' So55J'32'W 12.39' C19 1-33'50' 103300' 28.19- NOI-49.49-E 28.19' C20 113'49- 1033.00' 22.18' NOY13.39-E 22.18' C21 113'56' 103100 2221' NW27.31"E 2221' C22 114b1' 10}},�' 22.24' NW41'28'E 22.24' C23 1'ST2]' 1033.00' 35.29' N07-17'12-E 35.29' C46 90Y10'W' IS W' 23.56' S4357b5-E 2L2l' C55 90V0'CO" IiW' 23.56' S46V2'55"W 21.21- 056 OV6'OS 88]3.50' 15.]6' S01-41'49-W 15.76' SAW S52'05'57-W 56.58' CH=44.50 T zl r _____________ ___ N61'25'-- I 1 s'unutt---------61P VA D7 - -�� N43'57'05"W EASEMENT LRRIOA POV EASEMENT REC NO. AX4Vl2J495 14.14 30 15 0 30 60 546'02'55'W 14.14' ORIGINAL SCALE: I' = 30' 8 s � I I FINAL PLAT TRAIL HEAD FILING TWO W JOB NO. 39145.51 11-03-2017 m _ _ SHEET 3 OF 4 $ M J'R ENGINEERING SOON 114 CORNER SECTILW 4, TAL, R68w CE THE SOS P.M A W ftian Cmryny RECOKREO 2'AL_LM/1NW CAP STAMPED 25 2W3 , l9% 1N A MOKAWSNT 80X P Colwial 35-740-M • Coamco *rgs 79-593-2W MLWOMENT RECAPD DARED 6/IJ/96 Fal Collins gryFggl_g - WWMMiNxingown e` 24 / 9 i I SJ6Y8'48•E �1 I 2,86 b I I 6 SF 3 O V EA.£PME95 1/ o~ I /% 7618'46•µ. O '22004012N95 I 1 2W9.29• 4r` SIGHT /NI 2,423 SF DISTANCE {J6Y8'46.N, 85.99' 11 -I II - - i �- IN b I I1=1412'38" ' R=1033.00' IN I L=262.21' ' , c W CH=261.51' N08'19'13"E I l 5• UTUTY EASEMENT I Iw - - 1- _ - - I 588'S]b5 E 91.02' 6' PR/YAIE I FAI I 1; C27 18'SJ'OS 17 3,135 SF 15' Ul`J EASEMENTI F Y57'05^W 88.32' 6 II 1.947 Si 15]b5W 8].45Tr i 15 uT 4314 SF ITENT 3.89+ (G90G0'CO" R=15.00' =z3.56'J H=255-F N4fiTl2'S5'Et 690V0'00 Rromclo' -21.56' =zt.z1' N43'57'O5'W 2.00' - 23 3,961 SF 5]'05-W57'05"W 8 24 O 19295F M. 'J'Os'W 87.W' IN 3.IB53 x I 1V UoUrY a EASEMENT WL 1705"W 87.00' W 26 3.12E SF T T05W 8T00 II 2 099 SF II IIT ; r uI�IJ 5 ET JIII EASEMEMENNT LI a 5'13'42' R=1117.00' -L=101.93' CH=101.89' 11IS03'39'45"W J I n Q• ^a pop H p oN h IS' UTUTY W EASEMENT EMENT pz W mp O r REC I 3.184 5F Ien,oe. 3 / 4 2 REL N2 2C t23495 '330T` TRACT J 22,069 SF _-DLM.PA. UTILITY - --T- -2 039" R=250D' 12 ' / L-35.91' 2,912 5F S Zi 549 UI N8.957'05-W'OS'W 77.38' e w 5]05 W 90.59 79ST nl -' `trtl 11 'I` 1. 2 E�R4N685]'OS'W 1,742 SF P >9.682,ONSF S'9013- :3�21E��R))�-5 O L 6UTILITY2003 n p EASEMENT N N SF u V 2 9R0 SF 8' UTILITY >'OS'W 90.J1' I J EASEMENT __ o I'36 E(R I u N66'SJ'OS'W 7q.80' 532'19'10'W 6 In S86U226FE(-R) - 1 14.33' 2.001 SF o 1 "OS'W 9023'_ n T2J'16 E(N) pl 9 h e 1 2,762 SF TRACT L t; 5F 7 NBB5Y05'W 3 D.L.M.PA. DIM 4,199 SF 598'I8'04 FIR) n 8 501'02 - P ' L_ 22.522.62I 6 O J ''rt^I 2,666 SF a In C4z ryL 2'W5 1 M17'51'P^ C45 C41 --N895J'05'W 76.00'N R=256.00' 1 I s2• aI S uNE EAS'ENENr MESrzRN SZOPE OAS CO S56 BOOR 1441 PACE MY - - 51.00' r____- 3 o-905o'ooa m R=25 W' 13 \ al a L=392T . 3.119 SF I. 3`57'0 -W � N88'57'05"W 76 OC' I NN 14 1,685 SF i N%'SY05'W 76.00' - 6UTILITY RI EASEMENi'le 15 I" I 2.555 SF n I NSE'STOS'W 76.00' 41 1 u 16 •� 2,556 SF N11 W-5]'GE 5'W 75.00' + H 17 'I 1.685 SF n 6 '----- TRAIL HEAD FILING TWO A RESUBDIVISION OF TRACTS F AND G, AND A PORTION OF TRACT H OF TRAIL HEAD LOCATED IN THE SOUTH HALF OF SECTION 4, TOWNSHIP 7 NORTH, N8a-4s'31E 149s3• SJaYS'G2E�' RANGE 68 WEST OF THE 6TH PRICIPAL MERIDIAN, _ 1 FINAL PLAT &1 215 29F TOG' S NM'57'ML00 W 24 1,]95 SE 00 nnp 23 1J95 SF 57'05^W 81.00' UTLITY ENIN EASEMENT u 22 nl l 212 SE n N8857'05^W 81.OU' 21 ^ BW SF d EASEMENT _ N851705-W 81 O• 20 NI m I,]95 SF 9' UPUTY L- - - HeB'SJ"OS'W 81.00' I EASEMENT T CH=TGW m M 52p0.\"^ S80101'17^E 18 O 5885T05E I 6' UTILITY n 2,666 SF In 19 34.]i' aD51'3J _ `��� -i EASEMENT _ 5885J'OS"E ]B.W' T 3,198 5E R-285.00� L_ ____ _ _ L-a "� NBOOBBAB% EASEMENT s9lbs.28- 5\2Po g• UTLItt BO'41 10.00' 166.4000' B6.00o-90VD'00' Q' 19.78 C53 C54 �l� EASEMENT GREEN LAKE DRIVE ry 9' UTILITY R-15.00' / MEDICATED BY THIS PLAT �' L-23.56' MDJJJ _ '51'3J'_ EASEMENT r 3 ® l , R=255.00� _ �- - _0_ SBB'5J'05-E 181AV N46L2'55-E -SE.84'� 1 n PC`1 ^52a0. CH-SPA8' �z �90V0'W' 4,286 SF in ? �� 58091'17'E R ?W -15.00' n L-23.56' 6' UTILITY CH=zuzr EASEMENT' NBB'57'05W 76.W' , _ 166.41' N435YOSW V, W.41' NBBSYO5'W 90.20' N o 10 1m - 8.00' 20.00' 86.00' ^ to y17'51'37- N885]05W 6-0(f T r 1,999 SF �ry p ^ 2,668 SF n R=31400 8' UTILITY m �� � 6' UTL17 L-97.88' $ EASEMENTS m 10 20 1 NBB'SJ'05W 9020' EASEMENT CHCHI4 O 11 n 3,684 SF NBB'S]b5"W ]6 W' S80D1'O'E ^ n 1.9995E INN n' 9 I� EASEMENTS UEDIELEY 2.6665E 9' DmI Q N' 1.685 SF Iry NIM5]'05"W 76.00' EASEMENT NSB'5]'OS"W 90.20' F n n . N885]'05'W ]6.00' Iry ^ y 12 I„ rv685TDs'w etoO' 1.999 SF IN P r a - y 1.685 $P '� n 1.]955F 6 NI 1,655 SF In'nrt ry N885]'05W J6.00' N885]'OS"W 90.20' - a 1` F 3 NBB'SJ'DS"W 81.00' .. ^I N8857'05'W 76.00' h a „I 13 1- ° rj D� t o N 7 - i n '" 1.685 SF m N n n 1.]96 SF 3,184 SF N p `° 1,685 SE n 6' UTILITY P N NSAW 05'W 76.00' S N88'57b5'W 90.20' w N%'SJbSW J6.00' EASEMENT uni N 14 h m i, NEN17GS'W 81.00' 1,685 SF "I 6' EMENT 917 5 _]2.z0 TRACT M 61 �r1 � � "'fUSEMENT 1.J955F ' 1 B.00' 1fi065F ry Iwo N88'STOSW J6. W' dN? A.D.EVA M.U. 6 F F NBE5]b5W SLED 501 Vz'S5"W q 3,046 SE H $ _ n� Jo.W' se95To5E 80o'u Q al TRACT N of Zw ml Kz EASEMENT n 588'5]'05"E ]6.W' 31,ID BE p 15 Fs 9 ��'. ¢No o 16 4 O O.L.M.PA.PI. 31046 SF i a n w N ¢ 2.842 SF I 6',RWM4 '( in w •� 7RR/6A ANISE EAsOGOvr I 76.00' 20.00' SW'S]'OS'E 81.00' AEC A'2 2004012305is-UT_____________ - __-5885]b5'E 96C0' 1s' unuTr _______ _ _ _ _____ _l 'OS"W EASEMENT ___ ________________ z- 14.14' -J I 14.14' laH.aa EAST VINE DRIVE N885705W (RO.W WIDW VARIES) 70.99' o REC. NO. 20040123495 „ � h I i ALVS �ARINOS SYN .SCJJEEP4. TIN, OF NE 5BB5)'O5T 264298' AM. /TC2PNER 25' ALUN/NUN 6JH P.M RE W' REBAR AM .5- $ p S (pF OF pF SW 1/1. SEc i, TM, R69W 6m pl DIED M'A RANGE BOX LAP SrAMPEO TLS 2B28S W RED PEA NA4UMM! RECCNO OAIEO 02/!7/NKO _ h 1 R=4261' H=72.1 S05'53' 65 W I1 I I II I I I I p >^m CON III Y. B= V w I I h 0 5685]'0 054 }} 26.50' �2L( 1 Yhh I I ffi�4 II � 53W' ROW ADC NQ FL•04012J495 $ I F I Z I I I I I _ I I - L LEGEND 0 SET 15' LONG NO. 5 REGAN WITH 1-1/2- ALUM. CAP STAMPED: LS 34176 FOUND ONE -QUARTER CORNER SECTION CORNER AS NOTED + FOUND SECTION CORNER AS NOTED ACCESS. DRAINAGE. EMERGENCY VEHICLE A.D.EVA.M.U. ACCESS. MAINTENANCE AND UnUTY EASEMENT D.L.M.PA. PEDES71AN ACCESS. LANDSCAPING. MAINTENANCE AND DRAINAGE EASEMENT D.LM. DRAINAGE, LANDSCAPING MAINTENANCE EASEMENT DRAINAGE, LANDSCAPING, MAINTENANCE, O.LMFA.PI. PEDESTRIAN ACCESS, PRIVATE IRRIGATION EASEMENT - - SECTION LINE BOUNDARY LINE EXISTING LOT LINE -- EXISTING LOT UNE TO BE VACATED BY THIS PUT - - - - - - EXISTING EASEMENT EXISTING EASEMENT TO BE VACATED BY - - - ----- - -- THIS PLAT EXISTING RICAT-OP-WAY PROPOSED RIGHT-OF-WAY CURVE TABLE CURVE DELTA RADIUS LENGTH CHORD CIS 1'33'50- 1033.00' 28.19' H01-49.49"E 28.19' C20 113'4V 1033.00' 2118' NO313'3VE 22A& C21 11354' 1033,00' 22.21' N04T7'31'E 22,21' C22 114'01- 1033.00' 2224' NOS'41-287E 22.24' C23 157'27- 1033.00' 35.29' N0]1]Y2'E 35.29' C24 CO2'07' 1033,00' 72.76' N1016'59'E 72,74' C25 1'30'25- 1033.00' 27.17' H13Y13'16-E 2717' C26 1'47-04- 103300' 3117' N14'42'00"E 32.17' C27 3'16'05' 45.00' 270' S10�8i8"W 2,70' C28 8217.39- 45.00' 64.63' S4954'O5'W 59.22' C29 1p9'19' 928.00' 18.71' 40610DVE 18.71' C30 1T2'WE 928.00' 22.28 NOI54'4C'E 22.26' C31 158'24- 948.00' 32.65' S07'46'03-W 32.65' C32 120'42- 948.00' 2215' S0696'31"W 2225' C33 21552' 928.00' 36.68' N05V5'27'E 36.67' C34 1R0'33- 948.00' 2221' SOC4653-W 2221' C35 120-27- 948.00' 2119' SOY2523'W 22.19' C36 P42'14' 1 948.00' 28.19' S015CO2-W 28.19' C37 215'36' 928.00' 36.60' 1 402'49'43"E M ISR �5 I S N 1/4 GARNER R nM 4. 7N AW8W OF CW 6n/ P.N. V IBECOYEREO 2- ALUMLNUN CAP STAMGEO IS �WPV Nr ANCOE NAW 6L 1BOX PER p MCWUNE1996* NPO OA RD 6 r Box L 30 15 0 30 60 ORIGINAL SCALE: 1' = 33' CURVE TABLE CURVE DELTA RADIUS LENGTH CHORD CJ8 0'39'01- 928.00' IGBY H0112.25-E TOLES ON 7Y2'21' 928.00' 124.81' SO4'54b5"W 124.7I' C40 7-4221' 948,00' 127.50' SO4'54'WW 127.40' C41 3'43'S5 31CCO' 20.45' 47655714"W 20A5' C42 t0O9'54' 314.00' 55,71' N8312'09'W 55SS C43 Y57'48' 314A0' 21.72' N73DC22'W 21.72' C44 90D0'W" 1500' 23.56' S43'57'05"E 2121' C45 17'51'37- 314XO' 9T8W NW'01'17"W 97.48' C46 34.40'1 B' 45.00' 27.23' N1 617 1 VW 28 8z' G] 5519.4r 45.00' 43.45' N61'I7'14"W 41.7T C48 90V0'W' 45.00' 70.69' N439b5W 63.54' C49 3'22'02' 426.50' 25.07' 302' 3M"W 2586' C50 620'01- 426.50' 47AT 507'34'57"W 47,12' C51 V43'38' 256,00' 12V 5]1-2]'17'E 125' C52 4'37'S3' 256.00' 2069' 374D8'W'E 2069' C53 1230'O6' 256.00' 55.8W SB2'42'03-E 55.75' C54 17'51'37- 25000' TIED' N8DV'WW 79A8' C55 WIDOW 15A0' 21M 546112'55"W 21.21' C58 ]851'34' 45.00' 61.96' S51'3]'0]'W 5].16' FINAL PLAT TRAIL HEAD FILING TWO JOB NO. 39145.51 11-03-2017 SHEET 4 OF 4 AVPMAFIJ " ItI'i9i a Y Attachment 7 F6rt ollins Development Review Center 281 North College Avenue PO Box 580 Fort Collins, CO 80522-0580 970-221-6750 fcuov com/DevelonmentReview NEIGHBORHOOD INFORMATION MEETING NOTES These notes capture staff's interpretation of questions, comments and ideas from the meeting. PROJECT: Trail Head Townhomes DATE: September 12, 2017 (Meeting Date August 28) PLANNER: Clark Mapes DEVELOPER TEAM: Ken Merritt, JR Engineering City Planner Clark Mapes introduced the purpose of the meeting — to share information — and the development review process, with this meeting being a very preliminary step. Information from the meeting is to aid the developer in preparing a development plan submittal to the City of Fort Collins. If the project proceeds to a hearing, the Planning and Zoning Board will be the Decision Maker. Another mailing would be sent with notice of the hearing. Ken Merritt explained the proposal for 86 townhomes in 2,3, and 4-unit configurations. Zoning is Low Density Mixed Use Neighborhood (LMN) which permits the townhomes and requires a mix of housing types which is partly satisfied in Trail Head by the proposed townhomes. Parking would be in 2-car garages, along rear alley -style drives, and along Green Lake Drive. Questions and Discussion: Q = Question R = Response C = Comment Q: You mentioned that this will have its own separate HOA. How will this HOA compensate the existing HOA for detention pond maintenance. This will increase water runoff into ponds, thus increasing maintenance. R: Good question, have not thought that through but will take it into consideration. Q: What is the traffic impact at Timberline and Vine? Eastridge is already adding a huge amount of traffic there ... when you add this development how will you keep it from becoming a standstill? R: A signal is being planned and designed. The recent Waters Edge development provided partial funding for that. A Traffic Study will be required to identify the impacts of this development. The developer had a preliminary study done, and it looks like the proportional impact of this development will be relatively small. Neighborhood Meeting Attachment 7 Notes - Page J2 A study will be part of the submittal into the development review process and any mitigation measures will be determined in the process. Q: Can you widen Timberline to add lanes? R: Timberline Rd is shown in the master street plan as a 4 lane arterial from Vine to Mountain Vista. This widening is not currently funded, and likely will not be required by this development. Q: What is the plan for Greenfields — will it connect up to the 1-25 interchange at Mountain Vista Drive? Is it an arterial? Will it connect south to Mulberry? Is there multi family or commercial zoning where it goes down to Mulberry? R: It may have been shown as a 'minor arterial' in the past but the current Master Street Plan shows it as a collector that would extend to the north and east to connect to a future frontage road along 1-25 and to Elgin Drive in Waterglen. It will extend south to Mulberry. There is city neighborhood zoning along with 'Neighborhood Commercial' zoning, which is meant to encourage grocery store -anchored commercial services. C: We moved out here to get away from commercial, don't mind driving to the grocery store. Q: There's been an increase in trucks — are they counted in the traffic study? R: Yes all vehicles are counted including trucks. Vehicle turning counts are current and include existing truck traffic, but the study does not specifically identify vehicle types. Q: Will this provide streetlights along Vine? More are needed. It's dark, doesn't feel safe. R: This project will provide for standard edge improvements including street lights according to city standards. HOWEVER, because there's a larger long term plan to widen Vine, individual projects like this one may escrow their share of funds for a future, larger project and so the final street width and edge conditions may NOT be built at the time of development. Exactly what gets built with the development will be determined in the review process. C: The landscaping along Vine does not look adequate to make a nice edge where the backs of garages are lined up along the edge. The Bull Run apartments to the west are an example of the backs of buildings, storage, etc. being too exposed to the large public street. R: That is a comment staff has noted in the Conceptual Review of the project. More landscaping will be needed for screening. C: It is very difficult with these attached townhomes to police the maintenance and keep the units looking good. Will the HOA take care of the landscaping and exteriors? R: Yes, an HOA will maintain the landscaping and provide irrigation on the private lots. Attachment 7 Neighborhood Meeting Notes - Page 13 Q: Will the HOA coordinate garbage collection with the rest of Trail Head? R: Yes, we have already started to coordinate to get same -day service. Q: How will the Trail Head water allocation be split among HOAs and other users for the landscaping? R: The development will meet the City's guideline of 15 gal/square foot/year. The water allocation is adequate for this development. Q: Will this qualify as Affordable Housing? R: No. It is meant to be 'Accessible' with pricing as low as possible, aiming for the 300's but that is to be determined depending on the costs to develop. Q: Will these have basements? R: No. It's not for geotechnical reasons, it's for price point. Can't hit that with the cost of basements. C: Trail Head has basements. This will be different. People will store stuff in their garages and park on the street if they don't have basements. R: One thing being explored is whether we can have a covenant for parking in the garages. Obviously enforcement of that would be tricky but we are looking into it. Q: What will the architecture be like? Like Timbervine? R: It's going to be a little different, creative, but not far outside the box, not metro mod like Timbervine. C: Can see that parking is going to be extremely difficult. They're going to find their way up to my house further up on Greenfields. We don't want parking on Greenfields. You can go down to the north sides of Denver — what a mess. Q: Can you keep it owner occupied? We don't want students at this lower price point. If investors buy these, then you'll get multiple tenants and then have the parking problems. Maybe covenants can do that. R: The financing depends on at least 50% owner occupancy. So at least at the beginning you will have at least 50%. C: We have talked about parking on Greenfields, I want to bring up Campfire Drive. People are going to park along there. It already gets a lot of parking. It's a narrower street and we don't want to see more parking. R: For those 30' wide streets, the Traffic Engineering department has been making them parking on one side only. Neighborhood Attachment 7 Meeting Notes - Page 14 C: I'd like to see the number of units reduced from 86 to 46. Q: When would this be built? R: It's aiming for 2018 third quarter to start building, with a 3-year buildout. C: It would be great if they buyer of this property would maintain it starting now until it gets built. The Trail Head entry area is looking bad, trees are dying. R: Not sure how the entry got that way, but we will discuss what to do about that. We would like to at least keep the trees alive. The whole front landscaping would be re -done with the development. C: Back to parking, this looks like Bucking Horse which has almost exactly the same kind of townhomes. Can you check that and see how it's working? Is there anything to learn from that? R: We can check into that. [Follow up — the HOA board of Bucking Horse feels that it is all working fantastic. No parking shortage on streets. The units have driveways long enough to park a car in, and the garages are slightly oversized in length. The developer is aware of covenants requiring cars be parked in garages, but obviously they are difficult to enforce and are not used at Bucking Horse.] C: Not sure you're grasping that we are very concerned about parking. We don't want parking on Greenfields, Campfire, or Wagon Trail. We would like you to reduce the number. R: Just for understanding, the first block of Greenfields coming in from Vine has no parking. After that, going north, Greenfields does have parking available. There's a neighborhood park along there just to the north of the townhomes and so some of the parking will serve that. Q: What will this do for snow plowing on Campfire Drive? R: It will not change anything in that regard. Attachment 8 DELICH ASSOCIATES Traffic & Transportation Engineering 2272 Glen Haven Drive Loveland, Colorado 80538 Phone: (970) 669-2061 Fax: (970) 669-5034 MEMORANDUM ��.,leeEe``Jxi 6. Yee TO: Martina Wilkinson, Fort Collins Traffic Operations�� _ . 01c-i Ken Merritt, JR Engineering Matt Delich DATE: October 26, 2017 SUBJECT: Trail Head Tracts F & G Traffic Impact Study — All -Way Stop Sign Control Analysis at Timberline/Vine Intersection (File: 1762ME01) This memorandum documents requested all -way stop analyses related to the Timberline/Vine intersection. In the "Trail Head Tracts F & G Transportation Impact Study (TIS)," dated September 2017, signal control was assumed at this intersection. In subsequent discussions, the signalization of the Timberline/Vine intersection is not fully funded and documentation of all -way stop sign control was requested. Figure 1 shows the short range (2022) background and total peak hour traffic at the Timberline/Vine intersection (from the cited TIS). It was assumed that the subject intersection would have single lane approaches on all legs, which is the current geometry. Table 1 shows the short range (2022) background peak hour operation at the Timberline/Vine intersection with all -way stop sign control. Calculation forms for these analyses are provided in Appendix A. The Timberline/Vine intersection will not meet the Fort Collins level of service standards in the peak hours with all -way stop sign control. Table 2 shows the short range (2022) total peak hour operation at the Timberline/Vine intersection with all -way stop sign control. Calculation forms for these analyses are provided in Appendix B. The Timberline/Vine intersection will not meet the Fort Collins level of service standards in the peak hours with all -way stop sign control. Do not hesitate to contact me if there are questions or if additional information is required. C\0 N (.0 i lCo q�t 1 43/78 104/251 - 188/243 - 6/12 205/164 165/98 Vine O 00 O co O_ ti m M N � N SHORT RANGE (2022) BACKGROUND s L O N CD i lM 1 43/78 106/258 188/243 - 8/13 213/167 188/109 Vine O 00 Co O Cfl N_ ti m � N Lo N SHORT RANGE (2022) TOTAL SHORT RANGE (2022) BACKGROUND AND TOTAL PEAK HOUR TRAFFIC // LDELICH �71 rASSOCIATES Attachment 8 N AM/PM N AM/PM Figure 1 Attachment 8 TABLE 1 Short Range (2022) Background Peak Hour Operation Intersection Movement Level of Service AM PM Timberline/Vine (all -way stop) NB LT/T/RT F F SB LT/T/RT F D EB LT/T/RT F F WB LT/T/RT F E OVERALL F F TABLE 2 Short Range (2022) Total Peak Hour Operation Intersection Movement Level of Service AM PM Timberline/Vine (all -way stop) NB LT/T/RT F F SB LT/T/RT F D EB LT/T/RT F F WB LT/T/RT F E OVERALL F F //LDELICH �71 rASSOCIATES Attachment 8 �_��� 10191PQV_I Attachment 8 HCM 2010 AWSC Short Bkgrd AM I Timberline & Vine Intersection Intersection Delay, s/veh 114.3 Intersection LOS F Movement EBU EBL EBT EBR WBU WBL WBT WBR NBU NBL NBT NBR Lane Configurations Traffic Vol, veh/h 0 43 104 188 0 165 205 6 0 227 116 49 Future Vol, veh/h 0 43 104 188 0 165 205 6 0 227 116 49 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 0 48 116 209 0 183 228 7 0 252 129 54 Number of Lanes 0 0 1 0 0 0 1 0 0 0 1 0 Approach EB WB NB Opposing Approach WB EB SB Opposing Lanes 1 1 1 Conflicting Approach Left SB NB EB Conflicting Lanes Left 1 1 1 Conflicting Approach Right NB SB WB Conflicting Lanes Right 1 1 1 HCM Control Delay 74.2 117.3 131.5 HCM LOS F F F Lane NBLn1 EBLn1 WBLn1 SBLn1 Vol Left, % 58% 13% 44% 1 % Vol Thru, % 30% 31 % 55% 82% Vol Right, % 12% 56% 2% 17% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 392 335 376 395 LT Vol 227 43 165 4 Through Vol 116 104 205 325 RT Vol 49 188 6 66 Lane Flow Rate 436 372 418 439 Geometry Grp 1 1 1 1 Degree of Util (X) 1.159 0.964 1.116 1.151 Departure Headway (Hd) 10.5 10.692 10.628 10.376 Convergence, Y/N Yes Yes Yes Yes Cap 348 342 347 356 Service Time 8.5 8.692 8.628 8.376 HCM Lane V/C Ratio 1.253 1.088 1.205 1.233 HCM Control Delay 131.5 74.2 117.3 128.2 HCM Lane LOS F F F F HCM 95th-tile Q 16.1 10.3 14.6 15.9 Trail Head Tracts F & G 10/26/2017 Synchro 9 Light Report Delich Associates sb am.syn Attachment 8 HCM 2010 AWSC Short Bkgrd AM I Timberline & Vine Intersection Intersection Delay, s/veh Intersection LOS Movement SBU SBL SBT SBR Lane Configurations Traffic Vol, veh/h 0 4 325 66 Future Vol, veh/h 0 4 325 66 Peak Hour Factor 0.90 0.90 0.90 0.90 Heavy Vehicles, % 2 2 2 2 Mvmt Flow 0 4 361 73 Number of Lanes 0 0 1 0 Approach SB Opposing Approach NB Opposing Lanes 1 Conflicting Approach Left WB Conflicting Lanes Left 1 Conflicting Approach Right EB Conflicting Lanes Right 1 HCM Control Delay 128.2 HCM LOS F Trail Head Tracts F & G 10/26/2017 Synchro 9 Light Report Delich Associates sb am.syn Attachment 8 HCM 2010 AWSC Short Bkgrd PM I Timberline & Vine Intersection Intersection Delay, s/veh 157 Intersection LOS F Movement EBU EBL EBT EBR WBU WBL WBT WBR NBU NBL NBT NBR Lane Configurations Traffic Vol, veh/h 0 78 251 243 0 98 164 12 0 200 268 101 Future Vol, veh/h 0 78 251 243 0 98 164 12 0 200 268 101 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 0 87 279 270 0 109 182 13 0 222 298 112 Number of Lanes 0 0 1 0 0 0 1 0 0 0 1 0 Approach EB WB NB Opposing Approach WB EB SB Opposing Lanes 1 1 1 Conflicting Approach Left SB NB EB Conflicting Lanes Left 1 1 1 Conflicting Approach Right NB SB WB Conflicting Lanes Right 1 1 1 HCM Control Delay 204.9 36.6 215.9 HCM LOS F E F Lane NBLn1 EBLn1 WBLn1 SBLn1 Vol Left, % 35% 14% 36% 4% Vol Thru, % 47% 44% 60% 72% Vol Right, % 18% 42% 4% 24% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 569 572 274 216 LT Vol 200 78 98 9 Through Vol 268 251 164 156 RT Vol 101 243 12 51 Lane Flow Rate 632 636 304 240 Geometry Grp 1 1 1 1 Degree of Util (X) 1.393 1.367 0.718 0.578 Departure Headway (Hd) 8.857 8.774 10.658 10.939 Convergence, Y/N Yes Yes Yes Yes Cap 417 419 341 334 Service Time 6.857 6.774 8.658 8.939 HCM Lane V/C Ratio 1.516 1.518 0.891 0.719 HCM Control Delay 215.9 204.9 36.6 27.9 HCM Lane LOS F F E D HCM 95th-tile Q 27.6 26.7 5.3 3.4 Trail Head Tracts F & G 10/26/2017 Synchro 9 Light Report Delich Associates sb pm.syn Attachment 8 HCM 2010 AWSC Short Bkgrd PM I Timberline & Vine Intersection Intersection Delay, s/veh Intersection LOS Movement SBU SBL SBT SBR Lane Configurations Traffic Vol, veh/h 0 9 156 51 Future Vol, veh/h 0 9 156 51 Peak Hour Factor 0.90 0.90 0.90 0.90 Heavy Vehicles, % 2 2 2 2 Mvmt Flow 0 10 173 57 Number of Lanes 0 0 1 0 Approach SB Opposing Approach NB Opposing Lanes 1 Conflicting Approach Left WB Conflicting Lanes Left 1 Conflicting Approach Right EB Conflicting Lanes Right 1 HCM Control Delay 27.9 HCM LOS D Trail Head Tracts F & G 10/26/2017 Synchro 9 Light Report Delich Associates sb pm.syn Attachment 8 APPENDIX B Attachment 8 HCM 2010 AWSC Short Total AM I Timberline & Vine Intersection Intersection Delay, s/veh 126.7 Intersection LOS F Movement EBU EBL EBT EBR WBU WBL WBT WBR NBU NBL NBT NBR Lane Configurations Traffic Vol, veh/h 0 43 106 188 0 188 213 8 0 227 116 54 Future Vol, veh/h 0 43 106 188 0 188 213 8 0 227 116 54 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 0 48 118 209 0 209 237 9 0 252 129 60 Number of Lanes 0 0 1 0 0 0 1 0 0 0 1 0 Approach EB WB NB Opposing Approach WB EB SB Opposing Lanes 1 1 1 Conflicting Approach Left SB NB EB Conflicting Lanes Left 1 1 1 Conflicting Approach Right NB SB WB Conflicting Lanes Right 1 1 1 HCM Control Delay 77.1 152.9 138.4 HCM LOS F F F Lane NBLn1 EBLn1 WBLn1 SBLn1 Vol Left, % 57% 13% 46% 1 % Vol Thru, % 29% 31 % 52% 82% Vol Right, % 14% 56% 2% 17% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 397 337 409 395 LT Vol 227 43 188 4 Through Vol 116 106 213 325 RT Vol 54 188 8 66 Lane Flow Rate 441 374 454 439 Geometry Grp 1 1 1 1 Degree of Util (X) 1.175 0.97 1.216 1.153 Departure Headway (Hd) 10.801 11.06 10.697 10.727 Convergence, Y/N Yes Yes Yes Yes Cap 340 330 345 342 Service Time 8.801 9.06 8.697 8.727 HCM Lane V/C Ratio 1.297 1.133 1.316 1.284 HCM Control Delay 138.4 77.1 152.9 130.3 HCM Lane LOS F F F F HCM 95th-tile Q 16.3 10.3 17.7 15.7 Trail Head Tracts F & G 10/26/2017 Synchro 9 Light Report Delich Associates st am allway stop.syn Attachment 8 HCM 2010 AWSC Short Total AM I Timberline & Vine Intersection Intersection Delay, s/veh Intersection LOS Movement SBU SBL SBT SBR Lane Configurations Traffic Vol, veh/h 0 4 325 66 Future Vol, veh/h 0 4 325 66 Peak Hour Factor 0.90 0.90 0.90 0.90 Heavy Vehicles, % 2 2 2 2 Mvmt Flow 0 4 361 73 Number of Lanes 0 0 1 0 Approach SB Opposing Approach NB Opposing Lanes 1 Conflicting Approach Left WB Conflicting Lanes Left 1 Conflicting Approach Right EB Conflicting Lanes Right 1 HCM Control Delay 130.3 HCM LOS F Trail Head Tracts F & G 10/26/2017 Synchro 9 Light Report Delich Associates st am allway stop.syn Attachment 8 HCM 2010 AWSC Short Total PM I Timberline & Vine Intersection Intersection Delay, s/veh 174.6 Intersection LOS F Movement EBU EBL EBT EBR WBU WBL WBT WBR NBU NBL NBT NBR Lane Configurations Traffic Vol, veh/h 0 78 258 243 0 109 167 13 0 200 268 123 Future Vol, veh/h 0 78 258 243 0 109 167 13 0 200 268 123 Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 0.90 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 Mvmt Flow 0 87 287 270 0 121 186 14 0 222 298 137 Number of Lanes 0 0 1 0 0 0 1 0 0 0 1 0 Approach EB WB NB Opposing Approach WB EB SB Opposing Lanes 1 1 1 Conflicting Approach Left SB NB EB Conflicting Lanes Left 1 1 1 Conflicting Approach Right NB SB WB Conflicting Lanes Right 1 1 1 HCM Control Delay 221.7 42 246.7 HCM LOS F E F Lane NBLn1 EBLn1 WBLn1 SBLn1 Vol Left, % 34% 13% 38% 5% Vol Thru, % 45% 45% 58% 72% Vol Right, % 21% 42% 4% 23% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 591 579 289 218 LT Vol 200 78 109 11 Through Vol 268 258 167 156 RT Vol 123 243 13 51 Lane Flow Rate 657 643 321 242 Geometry Grp 1 1 1 1 Degree of Util (X) 1.465 1.405 0.762 0.591 Departure Headway (Hd) 9.04 9.082 11.013 11.411 Convergence, Y/N Yes Yes Yes Yes Cap 407 405 331 320 Service Time 7.04 7.082 9.013 9.411 HCM Lane V/C Ratio 1.614 1.588 0.97 0.756 HCM Control Delay 246.7 221.7 42 29.6 HCM Lane LOS F F E D HCM 95th-tile Q 30.4 27.6 6 3.6 Trail Head Tracts F & G 10/26/2017 Synchro 9 Light Report Delich Associates st pm allway stop.syn Attachment 8 HCM 2010 AWSC Short Total PM I Timberline & Vine Intersection Intersection Delay, s/veh Intersection LOS Movement SBU SBL SBT SBR Lane Configurations Traffic Vol, veh/h 0 11 156 51 Future Vol, veh/h 0 11 156 51 Peak Hour Factor 0.90 0.90 0.90 0.90 Heavy Vehicles, % 2 2 2 2 Mvmt Flow 0 12 173 57 Number of Lanes 0 0 1 0 Approach SB Opposing Approach NB Opposing Lanes 1 Conflicting Approach Left WB Conflicting Lanes Left 1 Conflicting Approach Right EB Conflicting Lanes Right 1 HCM Control Delay 29.6 HCM LOS D Trail Head Tracts F & G 10/26/2017 Synchro 9 Light Report Delich Associates st pm allway stop.syn I I I I I -- I - -J GLACIER CREEK P - TRAIL HEAD COTTAGE NEIGHBORHOOD ROARING CREEK I I I / I r FUTURE CITY PARK Jilill lip Oil M IL lot how Or I00000 'll W Jill _ n ^ w w I r� ti J•R ENGINEERING .� CeilanW 9}7ul • :Limm �R tty9 M Fm Am 9�Ol • wwxy"Itavnmmm Agenda Item 3 LA PROJECT NAME UNION ON ELIZABETH, PROJECT DEVELOPMENT PLAN/FINAL DEVELOPMENT PLAN, PDP/FDP170024 STAFF Jason Holland, City Planner PROJECT INFORMATION PROJECT DESCRIPTION: This is a request for a Project Development Plan/Final Plan to construct a five story mixed -use building on West Elizabeth Street. The project includes a total of 107 units with 402 beds of student oriented housing and 3,875 square feet of retail space. Amenity space is provided on the ground level and rooftop of the building. A main component of the plan is the accommodation of a public bicycle/pedestrian connection, which runs north/south through the property, completing the connection from West Elizabeth Street to West Plum Street to the north. The site is located on 2.3 acres at 1208 and 1220 West Elizabeth Street and is in the Community Commercial (C-C) Zone District and the Transit - Oriented Development (TOD) Overlay Zone. APPLICANT: Stephanie Hansen, Ripley Design 419 Canyon Avenue. Suite 200 Fort Collins, CO 80521 OWNER: Elizabeth Street Co. Manager LLC 999 Shady Grove, Suite 600 Memphis, TN 38120 RECOMMENDATION: Approval EXECUTIVE SUMMARY The Union on Elizabeth Project Development Plan/Final Plan (FDP) complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: Item # 3 Page 1 Agenda Item 3 • The FDP complies with process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. • The FDP complies with relevant standards located in Division 4.18, Community Commercial District (C-C) of Article 4 — Districts. • The FDP complies with relevant standards located in Article 3 — General Development Standards. Site Plan Diagram with Major Elements: —r„REE nI N.E R/tgs TolE Rf1C(aT�Ad •YJIN EIEVFNTMRTEEN ARARI4ENT6 µ •—fEN1.E SECnim Tom lzroltr:i RIKEDV[O 1• Am RELDUTE°KNE'I North Bike/Ped. Access RIlCgS� 'LNFARtIbf • IIXR.#E • `°�" to W. 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E.JW 4%il - f1YSTE:a RQV LVTRY SI[Ni : A4 i- 3[I'•ii YOTE„TIK PRIVATE WE 9NRE LIXaTgY — ' � REIOUTE IiWTVOLE -- art-_r x.. -A'e. .. EA:MNG Flu „YCMAi NRRENT IFLODD NQIOVtRNCX INI - 4CR`�5w:• n2afD ro — E1:ECTNEEL000NAN- OMER VEHAI E u4lNO,REE9 TO crossing to BE RRESEINED vehicle Shields entry ENo E00`n IIIAl1„ElIKA E TRAVUWIFEA W. Elizabeth Street underpass MW Item # 3 Page 2 Agenda Item 3 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North (C-C) Community Commercial Eleven -Thirteen Apartments (formerly Cambridge House Apartments) South (C-C) Community Commercial Campus West Shopping Center East (C-C) Community Commercial Campus West Shopping Center West (C-C) Community Commercial Town Square commercial uses Land Use History: The site was annexed in 1961 as a part of the South Shields Street Sixth Annexation. The existing uses on the two properties include St. Paul's Episcopal Church and a commercial building to the west of the church that included Panhandler's Pizza. Both buildings are proposed to be removed. 2. Compliance with Community Commercial (C-C) Standards: The project complies with all applicable C-C standards with the following relevant comments provided: A. Section 4.18(A) — Purpose The proposed mixed -use development is consistent with the purpose of the Community Commercial District, which is described as follows: The Community Commercial District provides a combination of retail, offices, services, cultural facilities, civic uses and higher density housing. Multi -story buildings are encouraged to provide a mix of residential and nonresidential uses. Offices and dwellings are encouraged to locate above ground -floor retail and services. B. Section 4.18(B) — Permitted Uses The proposed mixed -use project is permitted as a Type 1 use, subject to Planning and Zoning Board Approval due to the residential use consisting of more than 75 bedrooms. Item # 3 Page 3 Agenda Item 3 C. Section 4.18(F) — Development Standards for the Transit -Oriented Development (T.O.D.) Overlay Zone. The project is located within the T.O.D. Overlay Zone and is subject to the requirements of Division 3.10 of the L.U.C. Compliance with the relevant provisions of this section is discussed in subsequent pages of this staff report. D. Section 4.18(E) — Building Height The project's 5-story building height is in compliance with this section which limits the height of buildings to a maximum of 5 stories. 3. Compliance with Article 3 of the Land Use Code — General Development Standards The project complies with all applicable General Development Standards with the following relevant comments provided: A. Section — 3.2.1 Landscaping • The applicant has consulted with the City Forester to evaluate the existing trees on the site. The project area contains 30 existing trees within or adjacent to the property. A total of 4 trees are proposed to be preserved, all of which are existing street trees along the Elizabeth Street frontage. Upsized mitigation trees are provided in compliance with the requirements and are accommodated on -site with the proposed landscape plan. • Foundation planting is accommodated around the building perimeter, with some additional planting depth provided along the east and west sides of the project to incorporate tree stocking and low impact development (LID) stormwater drainage requirements. • Shade, ornamental, and evergreen trees are provided along the street and building perimeter in accordance with tree stocking and street tree planting requirements. B. Section 3.2.2 — Access, Circulation and Parking Minimum required off-street parking for the project is provided in accordance with the Land Use Code. A total of 308 parking spaces are provided. Because the project is located in the TOD overlay zone, mixed use projects may reduce the required minimum number of parking spaces by providing demand mitigation elements as shown in the following table: Item # 3 Page 4 Agenda Item 3 Demand Mitigation Strategy Parking Requirement Reduction Affordable Housing Dwelling Unit for Sale or for Rent 50% (equal to or less than 60% Area Median Income) Transit Passes for each tenant 10% Car Share 5 spaces per 1 car share Within 1,000 feet walking distance of MAX Station. 10% (Walking distance shall mean an ADA-compliant, contiguous improved walkway measured from the most remote building entrance to the transit station and contained within a public ROW or pedestrian easement.) Bicycle & Pedestrian Level of Service A 10% As noted in the applicant's plans on the proposed land use table (Sheet C of 5), the project qualifies for two of the demand mitigation strategies listed, which include transit passes for each tenant and a Bicycle & Pedestrian Level of Service A. For the retail component of the project, these demand mitigation strategies may also be applied. Additionally, the TOD parking standards allow twenty-five (25) percent of the retail square footage of gross leasable area of such new development, but not to exceed five thousand (5,000) square feet in the aggregate, to be exempt from minimum parking requirements. A summary of these parking calculations are provided below for the purpose of providing information on the quantity of parking that is required, both with and without TOD demand mitigation, in order to compare these allowances to the amount of parking proposed. 1) Residential: 402 beds x 0.75 spaces per bed =302 parking spaces required without demand mitigation. 2) Residential demand mitigation deductions: Pedestrian LOS A and transit passes (20% total deduction permitted) =60 space reduction. Item # 3 Page 5 Agenda Item 3 3) Total required residential vehicular parking with demand mitigation: 302 — 60 = 242 spaces required with TOD demand mitigation 4) Minimum commercial parking required without demand mitigation: Total square feet of retail space proposed: 1366 + 2509 = 3,875 square feet Per commercial parking standards, at least 5 spaces per 1,000 square feet shall be provided: 3.875 x 5 = 19.375 = 19 commercial spaces minimum required without demand mitigation 5) Demand mitigation deductions for commercial parking: Pedestrian LOS A and transit passes (20% total deduction permitted): =4 space reduction TOD Overlay exemption: If new development is proposed within the Transit - Oriented Development (TOD) Overlay zone, twenty-five (25) percent of the square footage of gross leasable area of such new development, but not to exceed five thousand (5,000) square feet in the aggregate, shall be exempt from minimum parking requirements. Exemption calculation for this category: 3,875 x .25 = 968 square feet reduction =2,907 square feet retail @ 5 spaces per 1,000 SF = 14.5 spaces, or 15 spaces required (equates to an additional 4 space reduction) 6) Summarized from item 5 calculations above, total demand mitigation deductions for commercial parking: =8 space reduction per TOD demand mitigation 7) Minimum commercial parking required with demand mitigation included: 19 spaces (baseline minimum item 4 above) 8 space reduction (line item 5 above) =11 commercial spaces required 8) Summary: total parking required with demand mitigation: 242 (residential) + 11 (commercial retail) =253 total spaces required with demand mitigation 321 spaces would be required without TOD demand mitigation Vehicle Parking Summary: • The project proposes a total of 308 on -site parking spaces in accordance with the parking standards of this section. This amount exceeds the 242 spaces that may be permitted with demand mitigation and is 13 spaces less than the amount required without TOD demand mitigation. While the demand mitigation amount of Item # 3 Page 6 Agenda Item 3 242 spaces is permitted per the Land Use Code, the applicant is providing additional parking. • All of the parking is located within the building structure. Eight handicap parking spaces are provided in accordance with the minimum requirement in Section 3.2.2(K)(5). • The project is also in compliance with the minimum required dimensions for off- street parking areas, as outlined in Table A and B of Section 3.2.2(L). Bicycle Parking Provided: • Bicycle parking is provided in excess of the minimum requirements. One space is required per bedroom, for a total of 402 bicycle spaces. • 40% or 121 bicycle spaces are required to be in fixed locations and 60% or 281 spaces are required to be enclosed (covered). • A total of 633 bicycle parking spaces are provided. 402 of these spaces are located within the units on hanging wall racks. 57 spaces are located under the portion of the promenade that is covered by the building bridge at the northwest portion of the site. i 93 covered spaces are located on the ground floor of the parking garage. i 9 uncovered spaces are located just north of the bridge area. r 72 uncovered spaces are located east of the building along the rain garden walkway. • In summary, the total bicycle parking provided includes: 552 enclosed/covered spaces, with 402 of these covered spaces in the dwellings. This provides 150 additional covered spaces for residents that prefer the convenience of these spaces while also providing one space in each bedroom for residents who may prefer these locations. v 81 uncovered spaces, primarily along the east side of the building, generally following the flow of students from the building to campus. v Total: 633 bicycle parking spaces. In addition to the 633 bike spaces proposed, there are striped spaces for 42 enclosed bicycle spaces on each level of the 4 upper levels of parking Item # 3 Page 7 Agenda Item 3 garage that could accommodate an additional 168 covered spaces within the garage. The applicant proposes that these spaces will be utilized in the future if the need arises. The total bike parking would then be up to 801 spaces. B. 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. Drive aisle and exterior building lighting is provided by down -directional and sharp cut-off fixtures. C. Section 3.2.5 — Trash and Recycling Enclosures In accordance with the requirements of this section, the project provides a trash and recycling room and compactor inside the parking garage space, with a separate trash and recycling chute located in separate rooms on each of the upper floors. In addition to the trash and recycling collection room, a trash staging area is located west of the building so that containers can be collected without entering the parking garage. D. Section 3.4.7 — Historic and Cultural Resources Due to the age of the church building, the proposed demolition was reviewed under the City's Demolition/Alteration review process (Municipal Code Section 14-72). This process determines a building or structure's eligibility to qualify for recognition as a Fort Collins Landmark, and if any of the buildings or structures are found to be individually eligible for Landmark designation they would then be reviewed for compliance with LUC Section 3.4.7. This review was completed in August 2017 with a finding that the features of the church building did not elevate the style of the building to a level of historic significance. Because of this, no further review is required to demolish the building and the historic preservation standards contained in LUC 3.4.7 are not applicable. Additionally, no review of the existing commercial building to the west of the church was required. E. Section 3.5.1(G)(1) —Building Height Review and Special Height Review. The purpose of this Section is to establish a special process to review buildings or structures that exceed forty (40) feet in height. Its intent is to encourage creativity and diversity of architecture and site design within a context of harmonious neighborhood planning and coherent environmental design, to protect access to sunlight, to preserve desirable views and to define and reinforce downtown and designated activity centers. All buildings or structures in excess of forty (40) feet in height shall be subject to special review pursuant to this subsection (G). (a) Review Standards. If any building or structure is proposed to be greater than forty (40) feet in height above grade, the building or structure must meet the following special review criteria: Item # 3 Page 8 Agenda Item 3 1. Light and Shadow. Buildings or structures greater than forty (40) feet in height shall be designed so as not to have a substantial adverse impact on the distribution of natural and artificial light on adjacent public and private property. Adverse impacts include, but are not limited to, casting shadows on adjacent property sufficient to preclude the functional use of solar energy technology, creating glare such as reflecting sunlight or artificial lighting at night, contributing to the accumulation of snow and ice during the winter on adjacent property and shading of windows or gardens for more than three (3) months of the year. Techniques to reduce the shadow impacts of a building may include, but are not limited to, repositioning of a structure on the lot, increasing the setbacks, reducing building mass or redesigning a building shape. 2. Privacy. Development plans with buildings or structures greater than forty (40) feet in height shall be designed to address privacy impacts on adjacent property by providing landscaping, fencing, open space, window size, window height and window placement, orientation of balconies, and orientation of buildings away from adjacent residential development, or other effective techniques. 3. Neighborhood Scale. Buildings or structures greater than forty (40) feet in height shall be compatible with the scale of the neighborhoods in which they are situated in terms of relative height, height to mass, length to mass and building or structure scale to human scale. (b) Submittal Requirements. All development plans proposing building or structure heights in excess of forty (40) feet shall, at a minimum, include the following information: 1. a shadow analysis that indicates, on the project development site plan, the location of all shadows cast by the building or structure (with associated dates of the year); 2. a summary of the key conclusions of the shadow analysis, and steps to be taken to comply with the review standards set forth above. Staff analysis: Shadowing: With buildings taller than 40 feet, further review is required based on the criteria described above. The criteria requires that buildings or structures greater than forty (40) feet in height shall be designed so as not to have a substantial adverse impact on the distribution of natural and artificial light on adjacent public and private property. Adverse impacts include, but are not limited to, casting shadows on adjacent property sufficient to preclude the functional use of solar energy technology, creating glare such as reflecting sunlight or artificial lighting at night, contributing to the accumulation of snow and ice during the winter on adjacent property and shading of windows or gardens for more than three (3) months of the year. Techniques to reduce the shadow impacts of a building may include, but are not limited to, repositioning of a structure on the lot, increasing the setbacks, reducing building mass or redesigning a building shape. Item # 3 Page 9 Agenda Item 3 As can be seen on the shadow study exhibits, shadows are cast onto the Eleven -Thirteen Apartments property to the north of the Union project, on and near December 21st; however, only the southern portions of three of the development's six building roofs are affected during portions of the day. The Eleven -Thirteen Apartments development could still install solar panels on the buildings throughout the majority of the development. Additionally, while there will be some shadowing of windows along the Eleven -Thirteen Apartment's southern fagades, it does not appear that the impacts will be substantial, and natural light will be available along the southern portion of the Eleven -Thirteen site for the majority of the year. The effects of shadowing are limited to the winter months and should not affect adjacent landscaping on the site. The additional shadowing of the Eleven -Thirteen Apartments site could contribute to the accumulation of snow and ice along the existing southern drive aisle of the development. This may require that increased measures be taken to clear snow and ice along the southern portion of the development during the winter months. While this represents a change in current conditions for the Eleven -Thirteen Apartments site, staff's perspective is that this change in shadowing is not a unique situation that would represent a substantial adverse impact. Privacy: The proposed Union building is set back from the north property line to accommodate canopy trees along the north property line to enhance privacy and soften views from adjacent properties. Neighborhood Scale: The project provides appropriate design elements to address neighborhood scale within the surrounding context. This is achieved through a combination of design enhancements, including: • Building step -backs and balconies at the 3rd and 41h building levels; • A 36 foot building setback along West Elizabeth Street, with outdoor plaza space provided that includes enhanced materials provided through the use of Masonville sandstone on the walls that define the elevated plaza spaces; • A 30.5 foot building setback along the east fagade which incorporates a pedestrian spine and bicycle parking area that is enhanced with LID landscape plantings; • An appropriate use of masonry and street -facing canopies at the street level; • The incorporation of the promenade space that functions as a bicycle/pedestrian corridor which completes the link between West Plum Street and West Elizabeth Street; • The promenade space also provides a significant break in the building mass along the Elizabeth frontage, dividing the overall building mass into two sections or wings; • A different material palette is used for the building wing to the west with unique masonry used along the west storefront, which helps provide visual variety and an attractive streetscape within the overall unified architectural theme. Item # 3 Page 10 Agenda Item 3 F. Section 3.5.2 — Residential Building Standards • 3.5.2(B) General Standard. The proposed building is in compliance with the general standard of this section, which requires that buildings include human -scaled elements, architectural articulation and shall place a high priority on building entries and their relationship to the street. • West Central Area Plan (WCAP). The proposed building design meets the mixed -use design guidelines outlined in the WCAP. Although the Land Use Code and WCAP do not mandate conformance to a particular building style, the building's proposed massing, scale and materials appropriately reflect the Elizabeth corridor's architectural character. Facade step -backs are utilized along West Elizabeth Street to help reduce the apparent bulk of the building and provide a recognizable, contextually relatable building character that contributes to the established character in the area. A significant portion of the building facades incorporate masonry, with a combination of brick and Masonville sandstone utilized, particularly along the south and east portions of the building which are most visible to the public. • As recommended in WCAP, portions of the 5th story are stepped back, as well as portions of the fourth story along West Elizabeth Street. Both the east and south portions of the building incorporate these step -backs and masonry features to provide a transition and a high level of quality at the more visually prominent portions of the building that will be viewed from both Shields and Elizabeth. • 3.5.2(D) Orientation to a Connecting Walkway. The project complies with this standard by providing direct connecting walkways along the south and east plaza spaces, which are required to be at least 6 feet in width, connecting the building's primary entrances to the sidewalks on West Elizabeth Street as well as the bicycle/pedestrian connection which is provided through the property which connects to West Plum Street. G. Section 3.6.4 — Transportation Level of Service Requirements A Traffic Impact Study was completed and reviewed for the project. City staff worked closely with the applicant to ensure that the transportation elements of the project for all modes (vehicles, bikes, pedestrians, and transit) are consistent with City standards and adopted plans such as the West Elizabeth Enhanced Travel Corridor (WEETC). The main improvements that will be provided by the development include a north/south bike and pedestrian promenade which completes the connection from West Plum Street to Elizabeth Street. Additionally, vehicular access has been carefully refined, and new curb and gutter, sidewalks, handicap ramps, plaza space and masonry walls are provided along the Elizabeth Street frontage. The West Elizabeth Enhanced Travel Corridor Plan shows a possible future Bus Rapid Transit (BRT) route on Elizabeth in this location. The new route would be a major capital improvement project (like MAX). The Union site plan notes the location of a future bus stop and provides an exhibit demonstrating the ability to develop a stop as shown in the WEETC Plan. No off -site intersection or street improvements are required. Item # 3 Page 11 Agenda Item 3 H. Section 3.8.16 — Occupancy Limits; Increasing the Number of Persons Allowed. This requirement is triggered by the 4 and 5-bedroom units, of which there are 84 units (65 four - bedroom units and 19 five -bedroom units). This section limits the maximum occupancy allowed per dwelling unit in a single-family, two- family or multi -family dwelling to either: (1) one (1) family as defined in Section 5.1.2 and not more than one (1) additional person; or (2) two (2) adults and their dependents, if any, and not more than one (1) additional person. The above limitation requires that any units with more than 3 bedrooms address an increase in occupancy based on the following code provision (underlined for emphasis): Increasing the Occupancy Limit. With respect to multiple -family dwellings, the decision maker (depending on the type of review, Type 1 or Type 2) may, upon receipt of a written request from the applicant and upon a finding that all applicable criteria of this Code have been satisfied, increase the number of unrelated persons who may reside in individual dwelling units. The decision maker shall not increase said number unless satisfied that the applicant has provided sufficient additional amenities, either public or private, to sustain the activities associated with multi -family residential development, to adequately serve the occupants of the development and to protect the adjacent neighborhood. Such amenities may include, without limitation, passive open space, buffer yards, on -site management, recreational areas, plazas, courtyards, outdoor cafes, limited mixed -use restaurants, parking areas, sidewalks, bikeways, bus shelters, shuttle services or other facilities and services. Staff Analysis: The standards of this section are addressed through the provision of an on -site manager and through the design of the 4 and 5-bedroom units. On -site Manager: Given the scope of the development and the increase in occupancy, staff is recommending the inclusion of an on -site manager as an appropriate, reasonable measure to adequately serve the occupants and address the standards of this section. The on -site manager is recommended to help address operational and neighborhood issues that may occur. The intent of the on -site manager would be to proactively manage and address operational issues as an initial point of contact for residents of the development, and to be promptly available as a designated, primary point of contact to communicate with the residents, the public and City staff in order to help resolve issues related to the development in a timely manner. Dwelling unit design: Because multi -family is broadly defined and could include 4-bedroom rental buildings in a number of contexts, this code provision can be a significant project consideration. However, in terms of added impacts relevant to this development, additional impacts of the units are more limited. Item # 3 Page 12 Agenda Item 3 The remaining impacts of the occupancy are addressed with the unit designs. Detailed unit designs are attached with this staff report. Within the units, each occupant has an individual private bedroom, full bath, study area and walk-in closet. Sufficient common area space is also provided within the units. This unit layout provides sufficient private and shared amenity space to serve the four occupants. Other amenity Space: All bedroom unit types (1, 2, 3, 4 and 5), provide an appropriate amount of space within the units for the occupants. The amount of amenity and private space provided with the 4 and 5-bedroom units is not inferior, and there does not appear to be any difference in impact between the 4 and 5-bedroom unit types and other unit types. An equivalent overall building occupancy could be accommodated with a different mix of units, such as an increase in 2 and 3 bedroom units. Because of these factors, staff is not recommending a need for additional common areas above and beyond what is provided on the main level of the building and rooftop amenities to address the increase in unit occupancy. Conclusion: Impacts of the occupancy are addressed appropriately through a combination of unit designs, common amenity space and on -site management. These measures are also sufficient to address 3.5.1(J) Operational/Physical Compatibility Standards. L Section 3,10 Development Standards for the Transit Oriented Development (TOD) Overlay Zone 3.10.4(C) Streetscape. The project complies with this standard by providing improvements along West Elizabeth Street including a detached sidewalk twelve feet in width with street trees along the sidewalk frontage. 3.10.5(A) Articulation. The project complies with this standard by providing exterior building walls that are subdivided and proportioned to a human scale using appropriate storefront windows, entrance canopies, distinctive materials, and roof overhangs in order to add architectural interest and variety and avoid the effect of a single, massive wall with no relation to human proportions. Distinctive masonry patterns provide a series of three storefront themes that are durable, attractive and add variety at the ground level. 3.10.5(8) Rooflines. The project complies with this standard by providing a flat -roofed building design at the 5th story with an appropriate cornice treatment on all walls facing or visible from the adjacent streets. 3.10.5(C) Materials and Colors. The project complies with this standard by providing high quality exterior building materials including brick, Masonville stone, cast stone, metal panels, vertical siding and stucco in a manner that highlights the articulation of the massing and the base and top of the building. Appropriate earth -tone colors are used. The color scheme provided emphasizes the masonry features of the fagade and uses more subtle colors for the upper stories help these upper stories recede and appear more subordinate. Item # 3 Page 13 Agenda Item 3 4, Neighborhood Meeting A neighborhood meeting was held on July 13, 2017 at St. Paul's Episcopal Church. The meeting notes are attached to this staff report. Three key concerns were raised in the meeting: 1. Parking impacts; 2. Traffic congestion concerns in the Elizabeth corridor and West Central area; 3. Building height, mass and scale concerns. Through the course of the development review process prior to hearing, the applicant has revised the plans to address these concerns in the following manner: ➢ Reducing the overall height and number of proposed building stories from six stories to five; ➢ Revising the building design and footprint to provide more significant step -backs at the upper stories and stronger pedestrian -scale design features at the ground level; ➢ Providing more ground -level retail space and a wider, more open promenade corridor that is more inviting from West Elizabeth Street; ➢ Reducing the overall density from 121 units and 427 bedrooms to the current proposed 107 units and 402 bedrooms in order to better accommodate other site features and mitigate the bulk and mass of the building; ➢ Ensuring that the project meets off-street parking and Level of Service requirements; ➢ Revising the vehicular access and circulation to provide access along the west side of the development which was previously proposed along the east side of the property, and providing a walkway and bicycle parking corridor to the east. 5. Findings of Fact/Conclusion The Union on Elizabeth Project Development Plan/Final Plan (PDP/FDP) complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC): A. The PDP/FDP complies with the process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. B. The PDP/FDP complies with relevant standards located in Division 4.18, Community Commercial District (C-C) of Article 4 — Districts. C. The PDP/FDP complies with relevant standards located in Article 3 — General Development Standards. Item # 3 Page 14 Agenda Item 3 RECOMMENDATION: Staff recommends that the Planning and Zoning Board approve The Union on Elizabeth Project Development Plan/Final Plan PDP/FDP170024 based on the findings of fact included in this staff report. ATTACHMENTS 1. Vicinity Map (PDF) 2. Applicant's Planning Narrative (PDF) 3. Plan cover sheet (PDF) 4. Site Plan and Details (PDF) 5. Landscape Plans (PDF) 6. Building Perspective Renderings (PDF) 7. Building Elevations (PDF) 8. Building Floor Plans (PDF) 9. Shadow Analysis Plans (PDF) 10. Shadow Analysis Narrative (PDF) 11. Neighborhood meeting notes (PDF) 12. Letter from Resident (PDF) 13. Letter from Eleven -Thirteen Apts (PDF) 14. Occupancy Increase Request (PDF) 15. Traffic Impact Study Summary (PDF) 16. Traffic Study Memo (PDF) 17. Utility Plans (PDF) 18. Plat (PDF) 19. Photometric Plans(PDF) Item # 3 Page 15 Attachment 1 Sheldon Lake City Park W Elizabeth St JOE 19 d Q� >I C Q' O ++'. N O' Y t,i W Mulberry_St_ Milli III milli rch 'I 0 Baystone Dr_y d .. Q 3 N y m Q m IL University_Ai Dr N Dr "M —2 MO am U) Dj EE 4— E j Bennett Rd Bennett Elementary W Magnolia St cri m �I-FTFIIOIDIIL vv Laurel w W Plum St L Q SiteM O Colorado State University r 3 es Ct m =Hughes Way= 1208/1220 West Elizabeth Street 600 300 0 600 Feet W Pitkin St W Lake St W Attachment 2 land planning ■ landscape architecture ■ urban design ■ entitlement Union on Elizabeth Street PDP/FDP Proiect Narrative: The Union on Elizabeth development is located in the Campus West area midway between Shields and City Park Avenues. Located within 500 feet of the Colorado State University campus, the proposed mixed -use development is a high -quality residential project designed for a predominantly student population. The development will include a total of 107 dwelling units with 402 bedrooms and includes a 3,875 sf retail space along Elizabeth Street The site is bounded by Eleven 13 and Lokal Apartments to the north, Campus West Commercial to the east and South and commercial to the west; surrounding multi -family buildings range from three to five stories tall. This project will replace older commercial establishments and St. Paul's Episcopal Church Building. Elizabeth Street is classified as an arterial street on the City's Master Street Plan. It contains two travel lanes in each direction, and center landscape median, striped bicycle lanes and on street parking is prohibited. Along the project street frontage, sidewalks are both attached and detached. This project will place tree grates around the trees within the tree lawn to provide a continuous 12' attached sidewalk as recommended in the West Elizabeth Enhanced Travel Corridor Plan. A retail space proposed on the first level of the project, will serve both residents and non-residents and will create a functional urban space along Elizabeth Street. Although there are multiple private entrances to the buildings, the main entry to the rental office located on the southeast corner of the building is envisioned to include special paving, a variety of seating opportunities, lighting, trees and ornamental plant materials. Bike parking will be located along the east side of the building, within the parking garage, under the building overhang near the paseo and each bedroom will have a bike hook in the units. The pedestrian walkway designed within the Union on Elizabeth development was included to provide a direct connection between the hundreds of residential units to the north and Elizabeth Street. This paseo creates a midblock accessible walkway between Plum and Elizabeth Street and allows residents and students traveling along Plum street quick access to amenities such as public transportation, the future BRT along Elizabeth, and commercial establishments. It also provides various seating areas, landscape, and decorative lighting. The building will consist of studio, two, three, four, and five -bedroom units designed using a modern style architecture with natural stone features and wide overhangs. The units along the ground floor along the interior courtyard will have individual porches. The five -story building will have articulated facades and step -backs to mitigate the size of the building and to provide a transition to the adjoining neighbors. A setback of 22-6" minimum is provided along the Elizabeth Street frontage as measured from the current property line. The setbacks ranging from 13'-2" to 31'-7" minimum around surrounding properties. A private deck and pool will be located on the roof top of the parking Attachment 2 Union on Elizabeth Narrative Page 2 of 2 garage. Amenities may include hot tubs, grills, community table, fire pits and passive seating areas. There will be a public paseo internal to the project with access in between two retail spaces. A private fitness, game and study room will be located on the ground floor of the building. A parking garage is located internal to the building. Ingress and egress to the parking garage is from a driveway at the western corner of the building, accessing off of Elizabeth Street with an existing driveway and alley. It is anticipated that there will be 308 garage parking spaces. The project is parked at .74 spaces per bed which exceeds the minimum parking requirement when utilizing demand mitigation strategies. A neighborhood meeting was held on July 13, 2017. Questions at the neighborhood meeting created discussion regarding parking, bicycles, increased traffic, effect on surrounding businesses as well as building size and massing. Nicole Hahn mentioned that a traffic study would be done with this project. Jason Holland answered planning related questions, including bus route and building massing questions. The meeting and notes are attached with this submittal. Stormwater for the project will be detained in an open vault located within the parking structure as well as within the aggregate below permeable pavers located within the paseo. All areas of the roof will be routed to these facilities. Stormwater will then be released into a rain garden prior to being released at flow rates required by code into Elizabeth Street. Water quality for the majority of the project will be achieved primarily through the use of a sand filter located in the detention vault. This sand filter will remove sediment and debris from the stormwater runoff prior to it leaving the site. Stormwater runoff from lower portions of the project will be collected in perimeter swales and routed to suitable outfall locations. These areas will not be detained, however they will receive water quality treatment via bio-swales, rain gardens and landscape buffers. LOCATION MAP UNION ON ELIZABETH PROJECT DEVELOPMENT PLAN / FINAL DEVELOPMENT PLAN W. PLUM ST. �1 0 1u ¢ F PC SITE 0 D O.«..,.,n....... O W_ x 01 _U O ARIYM REARMARAMEMEMARAM 0 Ui e W. ELIZABETH ST. e .x D 0 0 o1,, TAM AIR ...,. III MMI I. 0 ..... . ,.-...,..-. o OPERATIONS AND MANAGEMENT I FA 1) ANON -SITE MANAGER OR DESIGNEE SHALL BE PROVIDED AND A PHONE NUMBER SHALL BE POSTED AT THE BUILDING ENTRIES. THE ONSITE MANAGER OR DESIGNEE SHALL BE PROMPTLY AVAILABLE N HOURS A DAY AND T DAYS A WEEK TO ASSIST WITH RESOLVING OPERATIONAL MATTERS RELATED TO ME DEVELOPMENT, TENANTS AND GUESTS. 2) ON-SITEMANAGER,ORDESIGNEE, SHALL CONDUCT ONLY PATROLS OF ALL PUBLIC AREAS AND ENTRANCEAREAS. ALL TRASH OR OTHER UNSIGHTLY WASTE SHALL BE IMMEDIATELY REMOVED AND CLEANED. 3) QUIET HOURS ARE FROM I IBOW T0]gkm 4) SECURITY CAMERAS SHALL BE PLACED AT ME BUILDING ENTRIES AND EASED ARM 5) IF AN INCIDENT OCCURS WITH A TENANT, AN INVESTIGATION AND WRITTEN WARNING WILL BE GIVEN IF WARRANTED. IF THERE IS A SECOND WARRANTED COMPLAINT, A FINE WILL BE ASSESSED. IF THERE IS ATHIRD WARRANTED COMPLAINT. AN ADDITIONAL FINE WILL BE ASSESSED AND THE LEASE MAY BE TERMINATED. S) LANDSCAPE SHALL BE MAINTAINED BY A PROFESSIONAL LANDSCAPE MAINTENANCE COMPANY. LAND USE CHART EXISTING2ANING AREA COVERAGE GROSS AREA (BE) % AREA (BE) % BUILDINGCOVERAGE 51 52.80 BUILDINGCOVERAGE 53048 53M DRIVES AND PARKING (EXCLUDES PUBLIC ROW) 10.07 1007 DRIVES AND PARKING 10,07 1017 OPEN SPACE AND LANDSCAPE 11,031 11.14 OPEN SPACE AND LANDSCAPE (EXCLVDES PUBLIC HOW) 11031 1102 HARDSCAPE(WA1RS&PISONED 24,901 25.14 TOTAL NET COVERAGE 99,055.00 SF OUR AC) 100.00 HAROSCAPE (EXCLUDESPUBLICROW) N901 24.88 UNITS TOTAL BEDROOMS %(DU) PUBLIC STREET WGHT-0E-WAY 1p42.00 1.W HARDSCAPE 312 DRIVES AND PARKING 138 LPNDSCAPE SAS TOTAL GROSS COVERAGE 100,097,00 SF (2.30 AC) 100.0 DWELLING UNIT SREAKDOW N UNIT TYPE: DWELLING ONE BEDROOM 9 9 8 TWO BEDROOM 4 8 4 THREE BEDROOM 10 IW 9 FOUR BEDROOM 65 NO 61 FIVE BEDROOM 19 95 10 TOTAL 107 402 100.00 NOTE: PROJECT IS RENT PER BEDROOM. LEGAL DESCRIPTION A TRACT OF LAND LOCATED M THE NORTHEAST QUARTER OF SECTION 15, TOWNSHIP T NORTH, RANGE 69 WEST OF THE 6THPM., CRY OF FORT COLLINS, COUNTY OF LARLNER STATE OF COLORADO. MORE PARTICULARLY DESCRIBED AS FOLLOWS: THE WEST 235.E2 FEET OF LOT 3, CAMPUS WEST SHOPPING CENTER, CRY OF FORT COLLMS, COUNTY OF LARIMER STATE OF COLORADOAND, THE EAST 12473 FEET OF LOT 4, CAMPUS WEST SHOPFMG CENTER, CITY OF FORT COLLINS, COUNTY OF LARIMER STATE OF COLORADO CONTAMS 100097 SQUARE FEET OR 2.299 ACRE$ MORE OR LESS. ZONING MAP LNCL MMN CSU CSU kot now HIF111111111F MMN CC =a III„I _Jpill aaaaaaI FLOOR AREA RATIO LOT I, BLOCK BUILDING AREA ISF) 53ONS LOT AREA (BE) 1100.097 FLOOR AREA RATIO (LOT I, BLOCK I) 0.53 BUILDING HEIGHT =='�J�XIMUM HEIGHT STORIES ARM PRIMECAT PARKING TOTAL jair, ... _ _..... _... ..__�.A,___... .__... .. - 10%FORTRANSITPASSESH30) - 10% FOR BICYCLE AND PEDESTRIAN LEVEL OF SERNCEAFBI REWIRED RETAIL SPACES ARE CALCULATED AT TWS SO PAT, OF RESTAURANT - 25% SQUARE FOOT REDUCTION (-5) - 10%FORTRANSITPASSESFOREMPLOYEES(-2) - 10% FOR BICYCLE AND PEDESTRIAN LEVEL OF SERNCEAFBI `P INCLUDED ARE EIGHT (8) HANDICAPPED PARKING SPACES ONE OF WHICH IS VAN ACCESSIBLE BICYCLE PARKING PROVIDED REQUIRED LOCATED IN UNITS 02 LOCATED AT FIXED RACKS(UNCOVERED) 81 LOCATED AT FIXED RACKS (COVERED) 57 (UNDERBRIDGE) LOCATED AT FIXED RACKS(COVERED IN GARAGE) 93 (GROUNDFLOOR) TOTAL 633' 402(241 COVERED, 161 FIXED) Sheet List Table Sheet Number Sheet Title C COVER L-1 TREE MITIGATION L-2 SITE PLAN L-3 DETAILS L-4 LANDSCAPE PLAN L-5 LANDSCAPE NOTES A201 ARCHITECTURAL SITE PLAN A-301-A-305 UNIT PLANS A401-AR BUILDING PLANS A407-AA ELEVATIONS A409 MATERIALS BOARD E-1 SITE LIGHTING PHOTOMETRIC PLAN E-2 SITE LIGHTING CUT SHEETS E-3 SITE LIGHTING CUT SHEETS PLANNING CERTIFICATE APPROVED ROME DIRECTOR OF COMMUNITY DEVELOPMENT AUTO NEIGHBORHOOD SERVICES OFTHE CITY OF FORT COLLINS, COLORADO ON THIS DAY OF SO—. DractorSignature OWNER'S CERTIFICATION ME UNDERSIGNED DOESbJ HEREBY CERTIFY THAT INNE ARE THE LAWFUL OWNERS OF THE REAL PROPERTY DESCRIBED ON THIS SITE PLAN AND DO HEREBY CERTIFY THAT AVE ACCEPT THE CONDITIONS AND RESTRICTIONS SET FORTH ON MID SITE PLAN, OWNER (SIGNED) Dale THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME TMS DAY OF AD.. 20_. BY ARMALAS NUEI MY COMMISSION EXPIRES: WITNESS MY HAND AND OFFICIAL SEAL. UNION ON ELIZABETH PROJECT DEVELOPMENT PLAN / FINAL DEVELOPMENT PLAN FORTCOLUNSCQ APPLICANT/PLANNER RI DESIGN INC. Bdlnl• Hare.° 419 Canyon Ana. Soft, Ann c Loa c0 coul o. NO 224.5328 1. 87OD256857 ElNebah SireM CO Owner LLC Rwnay Kind and Dino Daum ANN BRAD Shady Gm'n Rd., Sub 600 Mamdhla, TN 381M o. m125ALEED HUMPHREYS & PARTNER6MCHITECTS, L.P. Yadwa Yu and Max Manor 140OURSLSud400 DI CO WON PIT202563145 NORTHERN ENGINEERING Andy ROOM 301 N.H MNASulkloo n IAGONG080521 H AT221A159 NOUN SCALE INI 0' aaaaaa No. DESORPTION DATE REVISIONS No 1 OVATE n=47A COVER SEAL: 0a� Q �pG��Od NSt GG PROJECT No: 0.18-051 ORAWN By I SH REVIEWED BY: DRAWING NUMBER: • DOES NOT INCLUDE BIKE SHARE IN A➢DRION TO THE 633 BIKE SPACES. STRIPED SPACES FOR 42 ENCLOSED BICYCLE SPACES ON EACH LEVEL OF ME FOUR UPPER LEVELS OF PARKING GARAGE CAN ACCOMMODATE AN ADDITIONAL 160 COVERED SPACES. THESE SPACES WILL BE UTILIZED IN THE FUTURE IF THE NEED ARISES. COF5 THREE(3) BIKE RACKS TO BE LOIUL RELOCATED AS SHOWN tt (S STCRV) FENCE SECTION TO BE REMOVED. 1 V MIN. D BIKE ' "-- _ E`S LINEAR LIGHT �FIIODRE OVERHEID.TYP. ` EXISTING 8' WOOD FENCE .1 ,. mTV. ' . �1!Lai = �==_--=i!.IIai i!`I•�I . - 7 ._� innnnMIN=- na 1lim m MM 1111111 ES) (72 SPACES) mm IF IS BIKE j Y al al _ _ _ ry �'nmF6�irtmmaa�_ np q�_R ____ ____ __ _ __ LiJw u _ GO ME ME GO exe xexxr 'Maa__u�. -r . OR �IIDIIIIII _ -F ill ... TV IIIAII �•'�7,1 I' I I (III I� I� 7 __Tull K. _ _ __ T i . �I T . I r — Ir I►- - I � �I —— a �w So II � Ir li! III \ all ar Y, AILS BF / — FILE BIKE BACK Cap— ^, • ''-COVERED HELIX BIKE BACK III I am KI a i� �r nllUp SPACES) �=I Man y l aIIIIIIIII� - II`I III _ — �17 /! RETAIL MAINIENTRY EASEMENT IT Oil ROBERT OWN .1 Hill am aaaaaaa, ENTRY STEPS or .. f . �,F•...,� :____gym-�,�i'�it �, �� .i PROPOSEDRI STORIMBRATERSCUPPERS OLD UT,ROLL OVER CURB, FIRE LXISflNG FIRE HYD CURRIENTIEL DINFAIN ACCESS ONLY. CLOSED TO TIVE F OODPLAIN �i'' OTHER VEHICLES Li D) POTENTIAL FUTURE BUS STOP LOCATION, PENDING IMPLEMENTATION WEST ELIZABETH STREET OF THE WEST ELIZABETH ENIFLANCED TRAVEL CORRIDOR PLAIN L ________________________________________ SITE PLAN NOTES UNION ON ELIZABETH AMENDMENTS 1. THEN R I SHALL BE IN R�CE WITH THENTS TO THE MUST BE IOF ANY �I IN TO 2. REFER TO FINAL l PLAINS FDIC EXACT LOCATIONS AND CONSTRUCTION INFORMATION FOR B IN E STRUCTURES,M MTYBANKADDSE,P,IGEs,PROPOSEDTGPGGRAPHY,STRETIRPROVEENT6 PROJECT 3. REFER I .ENT`SASY A`I�"GALSAREAS E BEENIB. LOTS,, MINES WAANDOTHEURVEORMATON DEVELOPMENT PLAN / A ALL BROTHER AND GROUND MOUNTED MECIRnNICAL EQUIPMENT MUST BE SCREEND FROM VIEW MGM ADJACENT FINAL DEVELOPMENT PROPERTY AND PUBLIC STREETS I N Coldind WHERE BUILDI NO PARAPETS 00 NOT ACCOMPLISH SUFFICIENT SCREING FREE STANDING SCREEN WALLS MATCHING THE PREDOMIART COLOR OFITESURURAL SHALL BECONSTRUCTEDOTHEREN PLAN B' REAR YARD SETBACK MINOREQUIPMENT UCH AS CONDUIT. MELEE AND AND PLUMBING VENTS SHALL BE SCREENS) OFF PALNTED TO MATCH FORT COUIN6, CO POUNDING PREPARED BY W THIS DEVELOPMENT PLAN MUST BE COMPLETED IN LINE PHASE UNLESS A PMSIE PLAN IS SHOWN 5' SIDEYARD SETBACK THIPLANU _ wl THHESEPLANS PROPERTY LINE _ S SHALL COMPLYWOTH THE HTT TICANDLE REQUIREMENTS IN SECTION ZU40FTHE N L ALL L$WLLLNUSE USE CODE AND AOCONCEN1➢E ED, FULLY 8HIELLIGHVIDED SMMOE WITH SHARP CUNKFF CAPAHILITV 50 AS TO MINIMIZE UPYCAT, SPILL LIGHT, GLADE AND UNNECESSARY DIFFUSION. T SEPARATE cm PERMIT PRIOR iO CONSTRUCTIPERMITTED N, SIGNS NOV COMEDPLANNING WITH alY SIGN CODE UNLESS A SPECIFICv�wNI ED E GITC E PLPNNEDPARENTHCOD s RANTS MUST MEET OR EXCEED FOUDIRE FIND AUTHORITY STANDARDS ALL SUMARCOS Mutt PROVIDE AN Z APPROVED (, STORY) RE ETTNGUISHING SYSTEM. • land Plan nl Rp•I•MFcxPs,archincNre• • Urban Malen• amnkmema G. ALL BIKE PMSPROVIDED MUST BE PErertwnErvnvnnCXMEO. f CDMml Anom'uu me 10.ALL&DEWALKS AND RAMPS MUST CONFORM TO CRY STANDARDS. ACCEs66E RAMPS MUST BE PROVIED AT ALL STEER N°^r 'mwnl�+-'.nprpugee.em AN D DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSIBLE PARKING SPACES. ACCEZdAGLE PARKING SPACES MUST E BIE ROUTES MUST SLOPE NO MURE THAN 120 IN DIRECTION OF SLOPNO MOREALL ACCESSIBLE TRAVEL MOST US MOPE APPLICANT/PLANNER 1, COMINUI CITED SPACE AREAS AND LANDMICARING WILD N RIGHT STREET WAYS IFL DESIGN INC, ADJACENTF TO DI M1KI O SAC AREAS ARE REQUIREQUIREDEM QUD TO MMANE➢TM BY A PROPERTY OWNER.E PROPERTY G P MI COMARSRE6PCN51 MR SXJW EMOVAL OR All ADJACENT STREET SIDEWALKS AND SIDEWALKS IN COMMON OPEN 18 Cl AN, EAGEAEE. Axi F cal c0104m P. NO 224562e t]nnv DAMAGED CURB. GUTTER AND SIDEWALK Ep6TNG Preare TO CONSTRUCTION A6 WELL AS STREETS SDEWUYS CURe6 1. 870.225680 AND GUITERS, DESTROYED DAMAGED OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHEVILL BE REPLACED OR EXISTING WALL RESN TO CITY W FORT COLLINS STANDARDS AT THE DEVELOPERS EXPENSE PRIOR TO THE ACCEPTANCE OF COMPLETED I MPROSOMENTS ANKOOR PRIOR TO THE ISSUANCE CF THE Fl ET BERTRCITE OF OCCUPANCY . RAIN GARDEN PLPNTERS pryryER I3. FIRE LANE BACKING:A FIRE LANE MARKING PUN MUST BE REV EWEDAND APPROVEDBV THE FIRE OFFICIAL W qi TOME HELIX BIKE RACK M EIIUM1 Brad CO OYmar LLD 92S O SPACES) OTHER APPROVED FORCES THAT INCLUDE ME �S HE PARKING FIRE LANE STIALL BE PROVIDED FOR FIRE APPARATUS R v re and Dino DiTubo ACCESS BOXES iOIDENTIFY SUCH ROADS OR PROHIBIT THEREOF. THE WHICH LINES 8089aM Shady Rd,SuIYBW Y _ BE MANTAINED IN A v T23815SLEGIBLE CpMOMTMW AT ALL TIMES AN BE )E9 GLACEOORF EPREO Me M1' TN58120 P WHEN NECESSARY i0 PNOVIOEAOEOWTE VIs B LT'. P.IIa12x.xs6D 14. PREMISE IDENTIFICATION AN ADDRESSING PLANS REQUIRED AND OF UNLESS THE PRIVATE NAMED FIREAUTHORITYI ry PRONTO ANY CERTIFICATEOFOaULDINGSuxLESTEPR VATS DRIVE B NA OCCUPANCY TOSSUANCE BUIL NG MOXVMENi61GMNGE MAYBE REGVIREDTOALLOW WAY FINDING. ALLBVILD NGs sMN1L INVEnDpRE56NVMBEE, BUILDING E RHE EQUIREDALLOF ARGXI EDT PAATNER6PRCXITECT&, L.P. NUMBERS OR APPROVED BUILDING IDENTIFICATION PLACED IN A POSITION MET 13 LEGIBLE, N IBLE FROM THE INCH STREET OR ROAD FRONTING ME PROFERTV AND Po6TED WITH A MINIMUM OF SIX NUMEMS OLAINLY A CONTRACTING CMPHREVnd Rwer Vuts Mm00 BY MEANS MEANS PRIVATE ANDdlua BACKGROUND MEREPOLE USED THEBUm NGCANroCTURELT BE VIEWEDMGM THE PURLC COPY AMOxuMENT POLE qR OMPSIGN oRMENIssRAu 6EG6EOTO CFNTPVMESTXMICTURE MONUA ON BE Dal COSLSudd00 N RED 2M1SOND P�T2C1E2105 45 YP q 15 CONCRETE FOUNDATION SHALL BE EXPOSED IM MORE THAN IS.M NRY SHALL STEP DOWN TO FOLLOW CHASEEd rL y ENGINEER H LEGEND NORMERN ENGINEERING NN NN y FO80521 0 RMEPDLE PAVE RS (PAT N FIT Coill SOL CSS60521 9]0221 <159 1 I P Lu —s 1 PERMEABLE PAVERS(PATTERN BI 2M MµpSCAPEAREA 1V p —OW M r ADGE668LE ENTRY o —"a <Or 0 LU BE {0 0�I BOLLARDS, TYP. L SIDEWALKCHASE, REF. CIVIL— �ORNAMENTALFENCE LB'Il CRKEid1 NOUN SCALE INTOW OF TaTial Aptudin No. DESCAMPRON DATE REVISIONS SITE PLAN SEAL: 0a� Q �pG��pd NSt GO PRD¢CT No.: 0.16d51 DRAWNBv: 6X 0.EVIEWEDBY: DRAWING NUMBER: L-2 OF 5 WALLSERVICKS AMINIMUM OF HOT SHOULD BE LEFT THE LONry SIDE OF LAND PLACED c SLOE OF THE RACK. BWMRCEBERYEEMRA M HELIX ENDS CAN BE PIGGED TOGETHER U LOOK LIKE BET SPII CONTINUOUS SPIRAL.LWITIT PLACED PAHERSHWNHEACH OTHER LCIAN ISOMETRIC PPLAN VIEW BETWEEN FOR 13' BETWEENNEACH RACK, MEASURED CENTER TO CENTER. O IS MINIM: IS SETBACK MINIMUM DEBASER AND T EN THE STREET AND THE (IS RECOMMENDED ]' D SPECIFICATIONS 4' CAPACITY: 6 BIKES MWMIN6RCUND IF LOCATED WINSUWACE MATERIAL'. 125 PAVERS (APPROX. 21 RACKS) MWMTO PIPE IT OD) CONC. FRONT ELEVATION SIDE ELEVATION NOTES t GALVANIZED FINISH 2. INSTALLATION TO BE COMPLETED IN ACCORDANCE NTH MANUFACTURER'S SPECIFICATIONS. 3. ALL INFORMATION CONTAINED HEREIN MUST BE REVIEWED ANDAPPROVED BY THE PRODUCT MANUFACTURER TO BE CONSIDERED ACCURATE. 0 FOR PRODUCT AND COMPANY INFORMATION VISIT W//wxw.tlero caMprodplTtlN-aW HELIX BIKE RACK lLo—ELE 1 N4'x 1 XT x 1/0' ANGLE IRON IS' NELSON SLUR WELDED TO FRAME TREE GRATE TYPICAL 1"-1'R' LSILUKTER0,31 PIPNTING, SEE LWDSCAPE DEWLS TODRNN FACT-PLAARI FILE BIKE RACK W-1'L' MANUFACTURER: LEND WWW.LEND COM 12L1R337b129 POTENTIAL FUTURE BUS STOP LOCATION 111E=1L' CURBREALIGNMENT FUTURE BUS STOP ISLAND FUTURE BUS SHELTER AN FOR not RECONFIGUREMEDIA NAY:•A6 i Nh1 0.1 r I oil 1Mildd li U REFERENCE TWICAL LOS STOP ISLAND DESIGN ENLARGEMENT IN APPENDIX E OF THE WEST ELIZABETH ENHANCED TRAVEL CORRIDOR PLAN FM MORE INFORMATION W-WE1L5 UNION ON ELIZABETH %1:a 1:101 DEVELOPMENT PLAN / FINAL DEVELOPMENT PLAN FORT COLLINS. CO m land planning im landscape architecture m RIPIEY DESIGN INC. Pored Manager 419 Carry on Ave. Suite 200 Lou COIIIne Go 80521 p. 970 224 M28 [ W02256657 BUSINESS NAME Cuea]Peaon ForlCoIRre, 008041 0. 812MSILA I NORTH SCALE 1110A. No DESCRIPTON LATE DETAILS sEAE t G PROIEGTNo: RHO61 pMKN BY SH RENEWED BY essississe DRAWING NUMBER: L-3 OF 5 UNION ON ELIZABETH PROJECT DEVELOPMENT PLAN/ FINAL DEVELOPMENT PLAN FORT COLLINS, CO issississe PREPARED BY: m land planning im landscape architecture m assineWei IF. anoint I APPLICANFIPLANNER RIPIEY DESIGN INC. SePhanle Hansen 419Ga%on Ave. SuW200 Lou Collins, C080521 P.970224 M28 9702256657 EIIxaNeN Street CO Omer LLC Rodney King and Dino Wolin NN SoN Shady Grove Rd, SWIa W0 MemFMS IN M120 0.90125925M HUMPHRE158 PARTNERSARCHRECIS, LP Yoshi Yu and Mass Roger 10W Lou Suite 400 Denver CC80202 P. 7202562E3 NORTHERN ENGINEERING Andy Reese 301 N. Howes Suite 1W FM Codes, C080521 P 970 ZO 4156 0 1 0 a NORTH SCP1E:1''20'4- sulgell S issississe ISSUED TREE MITIGATION SEAL t G PRDIEGTHo: RuLl pMKN BY SH RENEWED BY issississe DRAWING NUMBER: L-1 OF 5 PLANT SCHEDULE EVERGREEN TREES CODE STY BOTANICAL NAME/COMMON NAME CONT CAL SIZE ;• } JSV 8 JUNIPERUSSCWULCRUM'SKYROCKET/ SKYROCKET JUNIPER - SHT. /// PAC HAD 12 PICEA MIES'CUPRESSINA/NORWAY SPRUCE - SHF OOO /// UPSIZED FOR MITIGATION ORNAMENTAL TREE CODE OW BOTANICAL NAME/COMMON NAME CONT CAL SIZE 0 PCH 2 PYRUS CALLERTAIA CHANlCLEER'/ CHANTICLEER ORNAMENTAL PEAR B&B 15' - QRL(M) 1E QUERCUS ROBUR X BICOLOR LONG'/ REGAL PRINCE OAK B&B 25' UPSIZED FOR MITIGATION SI (M) 2 SYRINGA RE11CUIVORY SILK/IVORY SILK JAPANESE TREE UTAC B&B 25' UPSIZED FOR MITIGATION ON SHADE TREE GORE Q1Y BOTANICAL NAME/COMMON NAME COW CAL SIZE MP (M) 2 CATALPA SPECIOSA/ WESTERN CATALPA B&B 3" CELLSO FOR MITIGATION COP (M) 8 CEL113D FORMNIGATIO RAIRIE SENl1NEL'/PRAIRIE SENTINEL HACKBERRV B&B 3" O UPSIZED FOR MITIGATION GCE 3 GYMNOCIADUS OIOICA'ESPRESSO'/SEEOLE531(EWUCKY COFFEETREE B&B 2' './ QCS (M) T QUERCUS'CRIMSCN SPIRE /CRIMSON SPIRE OAK B&B 3- UPSIZED FOR MITIGATION TCG 1 TIUACOROATA'GREENSPIRE I GREENSPIRELINDEN Bad 2" SHRUBS CODE OW BOTANICAL NAME/COMMON NAME SIZE 0 CAA 3 CCRNUS ALGA AAGENTEOMARGINdi/ VARIEGATED DOGWOOD 5CAL CSK 16 CCRNUS SERICEA'KELSEYII KELSEY DWARF DOGWOOD 5CAL ® NV 19 NASSEUA NRIDUW/ GREEN NEEDLEGRASS 5CAL O PSO T PHILADELPHUSX'SNOWDELL'/SNOWDELL MOCK ORANGE 5GCL O PS 2E PHYLLOSTACHYS AUREOSULMLA'SPECTADILIS/ GREENSTRIPED BAMBOO PG4 O PLO 9 PHYSOCARPUS OPULIFOLIUS'LITTLE DEML TM/DWARF NINEBARK 5CAL Q PPS 15 FRIENDS BESSEYI'PAWNEE BUTTES/SAND CHERRY 5CAL OPC 3 FRIENDS X CISTENA/ PURPLE LEAF SAND CHERRY 5CAL (PURPLE LEAVES) O RW P ROM WOODSII/MOUNTAIN ROSE 5CAL O SAO 10 SPIRAEAJAPONICA GOLOFFAME/SPIREA 5GCL ^Y' WS < WISTERWSINENSIS I CHINESE WISTERIA 5GCL BROADLEAVED EVERGREEN CODE QTV BOTANICAL NAME/COMMON NAME SIZE O BMI 6 BUJ(USMICRWHYLIAINSUIPAIS'WINTERGEM/WINTERGEMBOXWOCO 5GCL ORNAMENTAL GRASS CODE QTV BOTANICAL NAME/COMMON NAME SIZE ® BOB 46 BWTELOUACAACIUS'BLONDEAMBITION'/BLONDEAMBITIONGRAMAGRASS 1CAL CAN 38 CMAMAGROSTISXACULFRORA'KAALFOERSTER'/FEATHERREEDGRASS lGAL OTG 27 DESCHVAPSIA CESPITOSA I TUFTED HAIR GRASS 1CAL GROUNDCOVERS CODE OW BOTANICAL NAME/COMMON NAME CONT CTE 151 CERASINM TOMENTOSUM/SNOW IN SUMMER FLAT NmCP 398 CERATOSTRI PLUMBAGINOIDES/DWARF PLUMMGO FLAT REFERENCE NOTES SCHEDULE WATER USE TABLE SYMBOL DESCRIPTION 1-12"COBBLE W COBBLE ®' WOOD MULCH o°o�o°oo DECORATIVEROCK AFTER HARD WATER NEEDED (GALLONS5F) ANNUAL WATER USE (GALLONS) HIGH OIIII 18 Bad MODERATE 51A8Bo 51,C8000 Low R2300 3 Mighow ANNUAL WATER USE NOT TO EXCEED 15 GA-JSF. AVERAGE OVER THE SITE A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE MY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY THIS INCLUDES ZONES BETWEEN THE SIDEWALKAND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLWFED. FAILURE TO OBTAIN THIS PERMIT IS VIOIARON OF THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (REST ON 27-31)ME MAY ALSO RESULT IN REPLACING OR RELOCATING TREES ME A HOLD ON CERTIFICATE OF OCCUPANCY TREE PROTECTION NOTES 1. ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT ME WITHIN MY NATURAL AREA BUFFER ZONES SHALL REMAIN AND BE PROTECTED UNLESS NOTED ON THESE PLOPS FOR REMOVAL. 2. WITHIN THE DRIP LINE OF MY PROTECTED EXAMS TREE, THERE SHALL BE NO CRT OR FILL OVER A FOUR- INCH DEPTH UNLESS A QUALIFIED ARBORIST OR FORESTER HAS EVALUATED AND APPROVED THE DISTURBANCE. 3 ALL PROTECTED EXISTING TUTEES SHALL BE PRUNED TO THE CITY OF FORT COLLINS FORESTRY STANDARDS. TREE PRUNING ME REMOVAL SHAH BE PERFORMED BY A BUSINESS FLAT HOLDS A CURRENT CITY OF FORT COLLINS ARBORIST LICENSE WHERE REQUIRED BY CODE. 0. PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED MOUND ALL PROTECTED EXISTING TUTEES WITH SUCH BARRIERS TO BE OF ORANGE FENCING AMINIMUM OF FOUR (4) FEEL IN HEIGHT, SECURED WITH MEFALT-POSTS, NO CLOSER THAN SIX (6) FEET FROM THE TRUNKCR ONELIAD= NA) OF THE DRIP LINE, WHICHEVER IS GREATER THERE SHALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL DEBRIS OR FILL ATHIN THE FENCED TREE PROTECTION ZONE. 5 WRING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT THE CLEANING OF EQUIPMENT OR MATERML OR THE STORAGE ME DISPOSAL OF WASTE MATERIAL SUCH AS PAINTS, OILS, SOLVENTS ASPHALT, CONCRETE, MOTOR OIL OR MY OTHER MATERML HARMNL TO THE LIFE OF ATREE WITHIN THE DRIP LINE OF MY PROTECTED TREE OR GROUP OF TREES. 6. NO DAMAGING ATTACHMERTORES, SIGNS OR PERMITS MAY BE FASTENED TO MY PROTECTED TREE. T. URGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM CONSTRUCTION OR LAND CREAKING AREAS, ROAD RIGHTSOF-WAY AND UTILITY EASEMENTS MAY BE "RIBBONED OFF;' RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN SUBSECTION (GK3)ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING METAL T-POST STAKES MAXIMUM OF FIFTY (50) FEEL APART AND WING RIBBON OR ROPE FROM STAKE-TOSTAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED. 8. THE INSTALLATION OF UFFIFFES, IRRIGATION LINES OR ANY UNDERGROUND FIXTURE REQUIRING EXCAVATION DEEPER THAN SIX (6) INCHES SNARL BE ACCOMPLISHED BY BORING UNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREES AT MINIMUM DEPTH OF TWENTY{OUR (20) INCHES. THE AUGER DISTANCE IS ESTABUSHED FROM THE FACE OF THE TREE (OUTER BANK) AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS DESCRIBED IN THE CHART BROW: TREE DIAMETER AT BREAST HEIGHT (INCHES) AWER DISTANCE FROM FACE OF FREE (FEET) 0-2 1 36 2 S9 5 10-14 10 1519 12 OVER 19 15 9. NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULT 31) WITHOUT FIRST HAVING PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANTACNVE NESTS EXISTING ON THE PROJECT SITE. IFACTIVE NESTSARE FOUND, THE CITY ENVIRONMENTAL PLANNER WILL DETERMINE WHETHERADDITIONAL RESTRICTIONS ON TREE REMOVALAND CONSTRUCTION APPLY UNION ON ELIZABETH %1:a 1:101 DEVELOPMENT PLAN / FINAL DEVELOPMENT FORT COLLINS. CO PLAN APPLICANDIP ANNER RIPLEY DESIGN INC. Stephanie Hansen 419 Canyon Ave. Suite 200 Eon Collins, CO 80521 p. TV 224 sanD r AV225eon Elizabeth Street CO Owner LLC Rodney and and Dino DRnIIIo B9SoNp Shady Gmve R6, Addison Man phis, TO M120 A901259ARE HUMPHREYS B PARTNERS ARCHRECFS, LP Yaopua Yu and Max Roger 10W Totha Suite 400 Under C08X02 IF 720 2M SUN NORTHERN ENGINEERING Andy Reme 301 K Home Suite 100 Fod Codes, CO 60521 P 9702214156 � i1 ii NORTH SCALE 1'204- IRSHIRIn REVISIONS No 1 HALF N=M LANDSCAPE PLAN SEAL Z G PRGIEGTNo: R16651 CRPWNBY SH RENEW DBY DRAWING NUMBER: QS01;R POOL DECK PLANTING GENERAL LANDSCAPE NOTES 1. T QUALITY ALL MATERAL SHALL BE AMADE OR NO.1 GRADE- FREE OF MY DEFECTS, OF NORMAL HEALTH, PucEm SETTOF FISVGA rtcrT xCMR TRAM A3 y. RHEIGHT, LEAF DENSITY AND SPREAD APPROPRWTE TO THE SPECIES AS DER NED BY THE AM FIT CAR ASSOCIATION OF AGACENT GI E""'1.. RANLL NOTE: REMOVE DEAD OR DYING ANT NURSERYMEN (AAN)STANDARDS. ALLTREESSHALLBE&4LLANDBURIAPOREQUIVALENT AT MERWLAMINIMUMOF2XPERYEAA si TRELLIS OVER OUTDOOR KITCHEN 2.IRRIGATION'. ALL LANDSCAPE AREAS WITHIN THE SITE INCLUDING LURE SHRUB BEDS AND TREE AREAS SHALL BE •HIGH WAR RSAumaYJ IRRIGATEDWITHANAUTOMATICIRRIGATIONSYSTEM. THEIRRIG4 ONPLWMUSTBEREVIEWEDANDAPPROVEDBYTHE IIIIIIIIIII WW CRY OF FORT COLONS WATER UFILITIES DEPARTMENT PRIOR TO THE ISSUANCE OF BUILDING PERMIT. ALL TURFAREAS SHALL BE IRRIGATED WITH AN AUTOMATIC POP-UP IRRIGATION SYSTEM. ALL SHRUB BEDS AND TREES, INCLUDING IN NATIVE SEMANTICS, SHALL BE IRRIGATED WITH AN AUTOMATIC DRIPHINICKLE) IRRIGATION SYSTEM, OR WITH AN met_w psn�rvGcsau ACCEPTABLEALTERNARVEAPPROVED BY THE CITY WITH THE IRRIGATION PLANS . THE IRRIGATION SYSTEM SHALL BEMATERIALL WATER THORNMEHLY TO CLUBHOUSE RESTROOMS ANJUSTEDTO MEET THE WATER REQUIREMENTS OF THE INDIVIDUAL PLANT MATERIAL. aElREANDaEMGVEUFPN(EIS 3. TOPSOIL TOILE MAXIMUM EXIENTFEASIBLE TWSOILTHATISREMOVED DURING CONSTRUCTIONACTMTVSHALLBE CONSERVED FOR LATER USE ON AREAS REQUIRING REVEGETATION AND IPN0.5CAPING. scwsysoss AND Dssii N xvaAumx VERTICAL 4 SOILAMENDMENFS: SOIL AMENDMENTS SHALL BE PROVIDED AND DOCUMENTED IN ACCORDANCE WITH CITY CODE PANELS WITH SECTION I2-132. THE SOIL IN ALL LANDSCAPE AREAS, INCLUDING PARKWAYS AND MEDIANS, SHALL BE THOROUGHLY VINES LOOSENED TO DEPTH OF NOT LESS THAN EIGHLB) INCHES AND SOIL AMENDMENT SHALL BE THOROUGHLY SHRUB PLANTING DETAIL INCORPORATED INTO THE SOIL OF ALL LANDSCAPE AREAS TO A DEPTH OF AT LEAST SDSIU INCHES BY RULING, OWING OR / d-WS OTHER SUITABLE METHOD, AT A KATE OF AT LEAST THREE (3) CUBIC TARES OF SOIL AMENDMENT PER ONE THOUSAND C NO) SQUARE FEET OF IANDSCAPE AREA. PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY, A WRITTEN 24_PS CERTIFICATION MUST BE SUBMITTED TO THE CITY THATALL PLN TIEDAREAS, OR AREAS TO BE PLANTED, HAVE BEEN THOROUGHLY LOOSENED AND THE SOIL AMENDED, CONSISTENT WITH THE REQUIREMENTS SET FORTH IN SECTION 12-132. 0 0 ® 5. INSTALIATIONANDGUARPNTEE All LANDSCAPING SHALL BE INSTALLED ACCORDING TO SOUND HORTICULTURAL [PRACTICES IN A MANNER DESIGNED TO ENCOURAGE QUICK ESTABLISHMENT AND HEALTHY GROWTH. ALL LANDSCAPING n FOR EACH PHASE MUST BE EITHER INSTALLED OR ME INSFALIAnON MUST BE SECURED WITH AN IRREVOCABLE LETTER OFCR TO O A CERTIFICATE ORE OF OCCUCCOUM FOR125%OF THE NPHASFTHE MATERIALS AND LABOR '�uy^Ypu�' YpL-j'�'{u�^ IuH^YRu_.Iy IEu�I11yLJ�11 OF FCPRIOR DI ISSUANCE PERFORMANCE ND,ORESCROW ACCOUNT FOR BUI MI IN VARIATION OF 6. MAINTENANCE TREES AND VEGETATION, IRRIGATION SYSTEMS, FENCES, WAUSAND OTHER LANDSCAPE ELEMENTS WITH THESE FINAL PLANS SHALL BE CONSIDERED AS ELEMENTS OF THE PROJECT IN THE SAME MANNERAS PARKING, BUILDING NO -a _ MATERIALSAND OTHER SITE DETAILS. THE APPLICANT, LANDOWNER OR SUCCESSORS IN INTEREST SHALL BE JOINTLY AND STEPS ® ® SEVERALLY RESPONSIBLE FOR THE REGULAR MAINTENANCE OF ALL LANDSCAPING ELEMENTS IN GOOD CONDITION ALL RATED THEN FIREL_DGRAGE LANDSCAPING SHALL BE MNMAINED FREE FROM DISEASE, PESTS, WEEDS AND LITTER, ANDALL IPNDSCAPE STRUCTURES MARK NORETH310-OFTNEE IN WL SUCH AS FENCES AND WALLS SHALL BE REPAIRED AND REPLACED PERIODICALLY TO MNNTAIN A STRUCTURALLY SOUND _ o CONDITION �YNORTHA TT"Gs POOL 8-O"SPA � ].REPLACEMENT: ANY LANDSCAPE ELEMENTTHAT DIES, OR IS OTHERWISE REMOVED, SHALL BE PROMPTLY REPLACED IN WHENED BE POSSIBLE -- 30'L' :� �0 ACCORDANCE WITH THE REQUIREMENTS OF THESE PLANS. 2sTRAND12GAUG-GA ARE a aMELED9�ONSTRPS B. THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN TREESSHRUBSAND UFILRIES. 34-0" ey \o ® ® eAaaaurvGSA¢,.mvEEim'reau UND�M THREE rvo NCH ONCE POLE STAKES BOARDWALK 40 FEEL BETWEEN CANOPY TREES AND STREET LIGHTS 0LG IT D a', Pi 15 FEET BETWEEN ORNAMENTAL TREES AND STREE LIGHTS PRUNING NOTES NO GOT HEMALY MUNE SHRUB AT CLOTHING PRUNE ONLY DEAD OR MAKER BRANCHES IF MULCHING LIGHFULAMPSCILAROUNDTLE RGETENUDLINSUFTSTOMANDESHRUB DO GATT ORDER COMPACT AIDED THE PLANTING RATE HAS BEEN LOCKULDRE POUR WATER ANDUNDITHROOTBALLTOSETTLETTESOL IIIII r./_ 6'DEEP L1J 6 FEET BETWEEN n3EES AND PUBLIC WATER, SANITARY AND STORM SEWER SERVICE LINES. ROD UP TOPPED GOT LL BED M 4 WATER ICI C FEET BETWEEN SHRUM AND PUBLIC WATER AND SANITARY AND STORM SEWER LINES > - - _ 7 ICI C FEET BETWEEN TREES AND GAS UNES _ = — aiErsic6 cF PCON 9. ALL STREET TREES SHALL BE PLACED A MINIMUM EIGHT (8) FEET AWAY FROM THE EDGES OF DRIVEWAYS AND ALLEYS PER BLOOD -BA FIE Iaea OnIF —1 usLcaE we 3z1(Qgzl(a)_ iNnPE,LL E A Jml 1 1= AND DMINNERS FROM 1B. PLACEMENT OF ALL ANDSCAPING START BE IN ACCORDANCE WTHE SIGHT DISTANCE CHIT SPECIFIED BY THE zox(e-USEFUL N IT D�:o_oecANIC I � —�RIh eALLANDITUa m^aEswr TLL RIT C"OFFORTCOWNS. NO STRUCTURES OR LANDSCAPE ELEMENTS GREATERTHAN 20" SHALL BE ALLOWED WITHIN THE _ FINANCE H TH- - i—a —ICJ SIGHT DISTANCE NCE OR EASEMENTS WE EXCEPTION OF DECIWOUS TREES PROVIDED THAT THE LOWEST -DFATE�THONOUGHL _ _ATD Mal OR mCCwuIBm SAID &RANCH ISAT TEAST 6' FROM GMDE. ANY FENCES WILL HIN THE SIGHT DISTANCE nILWGLE OR EASEMENT MUST BE NOT MORE THAN A2" IN HEIGHTAND OF AN OPEN DESIGN. __ SOIL ABDUCT _ DEFEND THREE DA GATT COACH COMPACT WHEN THE 11. ME DEVELOPER SHALL ENSURE THAT THE FINAL IPNOSCAPE PLAN IS COORDINATED WITH ALL OTHER FINAL PLAN PLANTING LOS HAS MEN BAMPLUM ELEMENTS SO THAT THE PROPOSED GRADING, STORM DRAINAGE AND OTHER DEVELOPMENT IMPROVEMENTS DO NOT FOUMMYTERABBOUNDTLEROPLEALLM CONFLICT WITH NOR PRECLUDE INSTALLATION AND MAINTENANCE OF LANDSCAPE ELEMENTS ON THIS PLAN. SET11£TNESOL 12. MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION -AS REQUIRED BY SIDE HHNEPPPONTRPLNS i�NN MEE EVEENNi OF COONFALL LICTTWIN ilHiE OUuinES INCLUDED IN TIE MUST BE CONSISTENT SPECIES AND ��� TREE PLANTING DETAIL -WOOD POSTS QUANITTIES ILLUSTRATED SHALL BE FRONDED. ALL CHANGES OF PLANT SPECIES AND LOCATION MUST HAVE WRITTEN APPROVAL APPROVAL BY THE CRY PRICK TO INSTALLATION. AY SCALE: MS LAID 17 13. ALL PLANTING BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF THREE INCHES. 14. IRRIGATED TURF SHALL BE ITH AS BLUEGRPSSII(ENTUCKY BLUEGRASS HYBRID VORTEXT BY KOREY SOD LLC OR APPROVED EQUAL. 15. EDGING BETWEEN GRASS AND SHRUB BEDS SHALL BE UD X<" ROLLED TOP STEEL SET LEVEL WIN TOP OF SOD OR iITEM PER FO AWANGs oxsm AE AT EVANS SCHEDURI TRAIN REMOMAT APPE APPROVED EQUAL.1 SonO O DCAMPER RENE.>aLYSIN INz NORTH SCALE V-18•_B'• - suss -at ON Now Sim. FINE ON S W A DE so STREET TREE NOTES ENOUGH TO BEER FROM SUPPING ANDON FOR SCIVE TTMK 1. APERMITMUSTBEOBTAINEDFROMTHE CITY FORESTERBEFOREANYTREESORSHRUBSAS NOTED ONTHISPLWARE EacIBTmaE rrW mGRwmrun asTTnat s CUTING PLAIN PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGMNDF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALKAND CURB, MEDIANSAND OTHER CITY PROPERTY. THIS PERM T SHALL APPROVE THE LOCATION AND SPECIES TO BE IS wOaEa THAN EixLsam MADE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS AMOIAnON OF THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION PRILININGNOTES TREE SPECIES DIVERSITY (SECTION 2]-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY.ONLY CROSSOVER LI DOCOMBANT LEADERS AND LATERAL BRANCHES My BE PRUNED MWERVERL DO PERCITY OF FORT COLLINS 321(D)3 PROPOSED PLAN MUST HAVE ASPECIES DIVERSITY OF(1B-19TREES> 2. CONTACTIHECIWFORESIERTOINSPECTALLSTREETIREEPA INGSATIHECOMPLERONOFFACHPHASEOFIHE EnEUOTOTHE EDGElE BUMO TMT MISS 21F39 TREES> 33%, 4B59 TREES> 25%, 60t TREES> 15%). OF THE 37 TOTAL IREES SURVEYED AND DEVELOPMENT. ALL MUST BE INSTALLED AS SHOWN ON THE LANDSCAPE PLAN. APPROVAL OF STREET TREE PLANTING ISDEEP MULCH RING PLAD ED A MUST Mao PROPOSED ON SHE, NO SPECIES MAY HAVE MORE THAN 12 QU HN ITY. REQUIRED BEFORE FINAL APPROVAL OF EACH PHASE OOsa wAMETER oALL TRmNOT TIED NK CE `TYPE(PROPOSED B EXISTING TO REMAIN) COUNT L839 TRIBES >25"F 3. STREET LANUSCAPING, INCLUDING STREET IREES, SHALL BE SELECTED IN ACCORDANCE WIN ALL CITY CODES AND mm�umEDxrmxmwrs P9LICIES. ALL FREE PRUNING AND REMOVAL WORKS SHALL BE PERFORMED BYACRY OF FORT COLLINS LICENSED WIDE MORE RCEFORT AUTHORS WHERE REQUIRED BY CODE STREET TREES SHALL BE SUPPLIED AND PL NTL-0BY THE DEVELOPER USING IIIIII N ®�UNDTLE SKYROCI(ET JUNIPER 8 14 QUAIFIEDLANDSCAPECONTRACTOR. GLLVWi2mMmlYliSlTOMNImI EEM a✓• SI mm LBAT IDMDiNTI WlE NO3WAY5PR110E 12 211 > E(3) oI xL GEmusTAa-s miIIIII6A AREEAU) FASTIG A. TILE DEVELOPER SHORT REPLACE DEAD OR DYING STREET TREES AFTER PLANTING UNTIL FINAL MAMENANCE Vm IN124 E1 LILY urtO uIO T-JS ED REGAL PRINCE OAK 14 24 INSPECTION AND ACCEPTANCE BY THE CITY OF FORT COLLINS FORESTRY DIVISION. ALL STREET MILES IN ME PROJECT SULDJSLE ao..TeA� _ — sw�w�xoAvuimx MUST BE ESTABLISHED, WITII AN APPROVED SPECIES AND OF ACCEPTABLE CONDITION PRIOR TO ACCEPTANCE —III III E SOIL OLaROwicuATEaiu CHANTICLEER PEAR z 3 TTAMP _ rvG aaE _ __ _rtF 5. SUBJECT TOAPPROVAL BY THE CITY FORESTER -STREET TREE LOCATIONS MY BE ADJUSTED TO ACCOMMODATE LJ.vivOnsLaSE �— — — - ml�`' TN JA'ANESETUNCTREE 2 3 DRIVEWAY LOCATIONS, UFILITY SEPARATIONS BETWEEN TREES, STREET SIGNS AND STREET LIGHTS. STREET TREES TO BECENFEREDINTHEMIDDLEOFn ELOTTOn EE WFEASIME. QUANTITIESSHOWNONPLANMUSTBEINSTALLED REMONEA I BURF THOPROUGHLYTOMETURI —L WESTERN CATALPA 2 3 nwERmrenu ArvOmwx axauTOM. UNLESS A REDUCTION IS APPROVED BY THE CITY TO MEET SEPARATION STANDARDSMEET No AN RED PRICARTO va . PROUNDTHEMPUTIVALLINIS PRAIRIE SENTINEL HACKBERRY 8 14 INMUCKY COFFEE FREE 3 5 aroi FOUR e.ALSH SETTLEITESOL OUMSON SPIRE GAK T 12 �1I CONIFER TREE PLANTING DETAIL- WOOD POSTS GREENSPIRE LINDEN 1 2 SCALE: NTS LaL-1fi TOTAL TREES 59 'CIFY OF FORT COLLINS CODE SECTION 32RUT3 MINIMUM SPECIES DIVERSITY UNION ON ELIZABETH =101:1ei DEVELOPMENT PLAN / FINAL DEVELOPMENT PLAN FORT COLLINS. CO He land planning im landscape arshirtenthum He He urban design im entiffeament He APPLICANTI%ARRER RIPIFY DESIGN INC. ELEMENTS Hansen 019A%on Ave. 5uWND Fart Collins, PAKISTAN p.970224 M28 1 9782256657 Euxaeem &rest GG Owner TC Rodney King and Dino FORMS WASoN55Dedy Genre Rd, Sude W9 MempLIS IN M120 s _90125925M HUMPHREYS& PARTNERS ARCHRECTS, LP Yal Yu and Mass Relree 10W NORa. Suite 400 DemeT CO80202 p. 7202562TO NORTHERN ENGINEERING Andy Reese 301 N. Howes Suite 1W EST Cost, CO 60521 09702214156 REVISIONS No DESCRIPTION DATE 01 CITY COMMENTS HDRUNT17 02 CITY COMMENTS 11CARACT LANDSCAPE NOTES SEAL Z (c�p>o�Fp� `off G PROTECTING : R16651 CRPNN BY BH RENEWED BY issississe DRAWING NUMBER: L-5 OF 5 ml - IF 16 IPLEY r- II' i. •t IPLEY DESIGN INC. WoIglllllllUIIIIIIIll I _ PF ;-1 kill pp I t NIP A rA IK IPLEY DE31GN INC. V WPIL I STUCCO 3 , now P J I I '.111 "■��■II' is Ill IIIIIIIII�I �l rL JJn pit^I IIIIIIIIIIIIII �q _n IIIYIYIIII _ L STUCCO 1 Tree Branch SW 7525 A 7A STUCCO STUCCO �STUCCO 2 A n STUCCO 3 Queen STUCCO Anne Ulac Tony Taupe SW 0021 SW 7038 WEST ELIZABETH STREET Note: Color selections are preliminary and subject to change and may be adjusted per city approval per final compliance requirements BRICK ACME - King Size Sable Pass Smooth RAFMIRT of �STUCCO 2 �STONE 2 STONE 1 Masonville Buff Ashlar �. STONE 2 ReadingRock - 12' z 24" RockCast Smooth Chadotte Tan a, 1 #0 4% `t METAL PANEL Carina - 2' Specing Fashion Gray SCALE: 3/32" = 1EI (24" SHEEn 01 16' 32 64' A409 HUMPHREYS & PARTNERS ARCHITECTS, L.P. EDR I I MATERIAL SELECTION I UNION ON ELIZABETH Fort Collins, GO 5339 Alpha Rd, Suite 300, Dallas, TX 75240 1 972.701.9636 1 MnnM.humphreys.wm HPPlt 16471 0 CIA _,......... A RARTNERS ARCHITECT..,. T...,...,....1.1 1MI. IRA .. AY ......... A ........ .... ..... ... AMR .AE A.' 1.,..,..... A 1. .... I. ... .A .., I AA I, I........... a a,,,.,. r A I A 1 3 r I A A A A A I A I I I,.,a..,.I......1.,................ I. NA IAI..1..11 1 A R�*.T..,<...I<,.wInI 1.1". No Text No Text AMENITY POOL ro to parking level STLOPET 3 Parkin level 5 STORY 5 STORY 4 Parkin leve14 Parkin level 3 STORY 4 rel STORY 3 STORY 3 STORY 2 Parkin level r I el detention area STORY 2 STORY 1 16' Floor to ceiling A - A SECTION g EDR EDR 2016471 UNIT TABULATION - 5-STORY BUILDING ONLY 11281`17 UNIT NAME UNIT TYPE NET AREA UNrTCOUNT BED COUNT PERCENTAGE TOTAL AREA %BREAKDOWN T4 4br/4.5babwn 1,619 2 8 2% 3238 2% S1 STUDIO/1ba 516 5 5 5% 2,580 5% S2 STUDIO/1ba 594 4 4 4% 2,376 4% Bi 2br2ba 846 4 8 4% 3,384 4% C1 3br/3ba 1,175 3 9 3% 3,525 9% C2 3brfta 1,198 7 21 7% 8,388 Di 4br/4ba 1,382 47 188 44% 64,954 59% D2 46r/4ba 1,584 i6 64 15% 25,344 El Wfta 1,679 14 70 13% 23,506 18% E2 NY/5ba 1,679 5 25 5% 8,395 TOTALS 107 1 402 1 100% 145,686 100% UNIT AVERAGE NET SF: 11362 Or NET AREA G COMPUTED TO INCLUDE SQUARE FOOTAGE FROM EKTERIOR FACE OF ALL EXTERIOR FRAME WALLS THATENCLOSEA,C SPACE Ir DOESNOT INCLUDE PATIOS, BALCONIES, PATIOBALCONYSTORAGE. PROJECTDATA UNIT AVERAGE NET SF: 1,362 S.F. PARKING: GARAGE PARKING-5 story 6 tiers 308 SPACES SURFACE PARKING 0 SPACES TOTAL PARKING 308 SPACES I9TAIN:aki Eel R:krj:l SCALE: 1".`-20'-10" (24"x36'SHEET)' N i I I is I I I 0' 20' 40' 80, ' SITE PLAN HUMPHREYS & PARTNERS ARCHITECTS, L.P. I EDR I ARCHITECTURAL SITEPLAN 5339 Alpha Rd., Suite 300, Dallas, TX 75240 1972701 9636 I xvru humphrer cam November 28, 2017 NI =Ili DOOR DEC ' 1�3 _ r ooa0000i000...%:�a0000ioiooioi� �i,POOL AREA Izz.mni.»i.»ama ov:ail[eimm aIII A201 UNION ON ELIZABETH Fort Collins, CO EPA#16471 4uuiF1 1711 11 -J GREAT ROOM 16'-7" X 17'-2" (Off (] � oQ Ob 0 V I i i 1 C. FF,; , - - - - - - - - -- D.NJaH. I _HVAC O t BATH , u� c. H.K. UNIT S1 (STUDIO/ 113A) NET - 516 S.F. SCALE: 1/4" = V-0' (24"x36" SHEET) 0' 4' 8' 16' 221-Oa UNIT S2 (STUDIO / 1 BA) NET - 594 S.F. B1(2BR/2BA) 846 SF A-301 HUMPHREYS & PARTNERS ARCHITECTS, L.P. 5339 Alpha Rd., Suite 300, Dallas, TX 75240 1 972701 9636 1 wvrxhumphreys cam I EDR I UNITS PLANS I UNION ON ELIZABETCO Fort Collins, CO November 28, 2017 HPA#16471 C1 (3BR / 3BA ) 15175 SF, 39 UNITS SCALE: 1/4" = VI (241 0' 4' 8' 16' 52'-0" C2(3BR/3BA) 1198 SF A-302 HUMPHREYS & PARTNERS ARCHITECTS, L.P. 5339 Alpha Rd., Suite 300, Dallas, TX 75240 1 972701 9636 1 vew humphreys cam I EDR I UNITS PLANS I UNION ON ELIZABETH Fort Collins, CO November 28, 2017 HPA#16471 0 N 52'-0" D1 (4BR/I 11382 SF BATH 2 BEDROOM 11'-00X13' 2' -- — a u BEDROOM 1 10'-9"X11'-4" PfA[o] BALCONY 104 S.F. 1 )IJA I.c I II V// W.H. LIVING ROOM BATH 13'-0"X13'-3" BEDROOM ❑ 11'�4"X10'-9" W.I.C. — — - UNIT D2 (114 BA) NET -1584 S-F- [l) KITCHEN_ -- W❑ D. " BATH 4 L Or / I BEDROOM 13'-2'X11' 0' n SCALE: 1/4" = V-0' (241 o' 4' 8' 16' A-303 HUMPHREYS & PARTNERS ARCHITECTS, L.P. I I UNITS PLANS I UNION ON ELIZABETCO EDR 5339 Alpha Rd., Suite 300, Dallas, TX 75240 1 972701 9636 1 wvrxhumphreys cam Fort Collins, CO November 28, 2017 HPA#16471 in N E1(5BR/5BA) 1,683 SF SCALE: 1/4" = V-0" (24"x36" SHEET) 0' 4' 8' 16' NO BEDROOM 10'-0"X11'-0" 56'-5a nnins BEDROOM 2 BEDROOM 3 ❑ qu- LIVING/DINING X11'-0' 10'-0"X11'-10" 22'-0"X12'-5" KITCHEN W.LC. it BATH 1 W.I.C. UNIT E2 (513R / 5BA) NET -1705 S.F. BEDROOMS BATH 5 10'-6"X11'-1" W.I.C. W.I.C. BEDROOM 4 IT-6"XIV-0" L - - BATH 4 n F - 1 4 C A-304 HUMPHREYS & PARTNERS ARCHITECTS, L.P. I I UNITS PLANS I UNION ON ELIZABETCO EDR 5339 Alpha Rd., Suite 300, Dallas, TX 75240 1 972701 9636 1 wvrxhumphreys cam Fort Collins, CO November 28, 2017 HPA#16471 22'-0" T4 ( 4BR / 4.5BA) -1 ST 11619 SF SCALE: 1/4" = 1'-0' (24"x36" SHEET) 0' 4' 8' 16' F BEDROOM BEDROOM L 10'-1"X11'-0" 10'-1"X11'-0" J E)R J rATH BATH 0 W wic T4 ( 4BR / 4.5BA) -2ND 11619 SF 22'-0" OF BEDROOM BEDROOM T J 101-1"X11.0" 10,-1"X11'-0" J J PBATH 0 W'c WLD 1 T4 ( 4BR / 4.5BA) -3RD 11619 SF A-305 HUMPHREYS & PARTNERS ARCHITECTS, L.P. I I UNITS PLANS I UNION ON ELIZABETCO EDR 5339 Alpha Rd., Suite 300, Dallas, TX 75240 1 972701 9636 1 wvrxhumphreys cam Fort Collins, CO November 28, 2017 HPA#16471 S2 r7 0 R ISER ialwall RETAIL @ 1 1366 sf ` --- luoussusI Pis PAWA /O//%o'aa 1 r I ' I - E �o III E � o F, RETAIL @ 1 ST 2509 sf ill or 1�: .M u A SIN UI� FIRST FLOOR SCALE: 111611= VI (241 SHEET) N 0 161 32, 641 A401 HUMPHREYS & PARTNERS ARCHITECTS, L.P. I I BUILDING PLANS I UNION ON ELIZABETH EDR 5339 Alpha Rd., Suite 300, Dallas, TX 75240 ! 972701 9636 ! ve w humphri cam Fort Collins, CO November 28, 2017 HPA#16471 SECOND FLOOR SCALE: 1116" = VI (241 SHEET) N 9 16' 32' 641 A402 HUMPHREYS & PARTNERS ARCHITECTS, L.P. I I BUILDING PLANS I UNION ON ELIZABETH E DR 5339 Alpha Rd., Suite 300, Dallas, TX 75240 1 972701 9636 1 ve w humphreys cam Fort Collins, CO November 28, 2017 HPA#16471 SCALE: 1116" = 1'-0" (24"X36" SHEET) N 9 16' 32' 64' THIRD FLOOR A403 HUMPHREYS & PARTNERS ARCHITECTS, L.P. I EDR 5339 Alpha Rd., Suite 300, Dallas, TX 75240 1 972701 9636 1 xww humphreys cam BUILDING PLANS UNION ON ELIZABETH I Fort Collins, CO November 28, 2017 HPA#16471 FOURTH FLOOR SCALE: 1116" = VI (241 SHEET) N 9 16' 32' 641 A404 HUMPHREYS & PARTNERS ARCHITECTS, L.P. I I BUILDING PLANS I UNION ON ELIZABETH EDR 5339 Alpha Rd., Suite 300, Dallas, TX 75240 1 972701 9636 1 ve w humphreys cam Fort Collins, CO November 28, 2017 HPA#16471 FIFTH FLOOR SCALE: 1116" = VI (241 SHEET) N 9 16' 32' 641 A4O5 HUMPHREYS & PARTNERS ARCHITECTS, L.P. BUILDING PLANS I UNION ON ELIZABETH 5339 Alpha Rd., Suite 300, Dallas, TX 75240 1 972701 9636 1 ve w humphri cam E DR Fort Collins, CO November 28, 2017 HPA#16471 SCALE: 1116" = 1'-0" (24"X36" SHEET) N 0' 16' 32, 64' HUMPHREYS & PARTNERS ARCHITECTS, L.P. I EDR 5339 Alpha Rd., Suite 300, Dallas, TX 75240 1 972701 9636 1 xww humphreys cam ROOF ELEV. = 0' - 0" ROOFTOP- PARKING AND POOL PLAN BUILDING PLANS t November 28, 2017 1 M we UNION ON ELIZABETH Fort Collins, CO HPA#16471 a I 4 I PLEY DESIGN INC. ■ I I PLEY DESIGN INC. Attachment 10 land planning ■ landscape architecture ■ urban design ■ entitlement SHADOW ANALYSIS NARRATIVE The Union on Elizabeth complies with the Land Use Code 3.5.1 (G) in the following ways: Building Height Review. 1. Light and Shadow. Buildings or structures greater than forty (40) feet in height shall be designed so as not to have a substantial adverse impact on the distribution of natural and artificial light on adjacent public and private property. Adverse impacts include, but are not limited to, casting shadows on adjacent property sufficient to preclude the functional use of solar energy technology, creating glare such as reflecting sunlight or artificial lighting at night, contributing to the accumulation of snow and ice during the winter on adjacent property and shading of windows or gardens for more than three (3) months of the year. Techniques to reduce the shadow impacts of a building may include, but are not limited to, repositioning of a structure on the lot, increasing the setbacks, reducing building mass or redesigning a building shape. Solar technology is often on rooftops. The only portion of rooftop that is impacted is the southernmost portion of the ElevenThirteen Apartments and the easternmost portion of the western property and only for a few hours of the day during the winter months of October to January. The property to the west does not have any windows facing this project that would be impacted by shadowing. The property to the east over 70 feet away and has an overhang blocking the western sun. The majority of parking for ElevenThirteen is on the east and west sides of their building and therefore this project will not create snow and ice buildup on heavily used areas. The overall building height has been reduced to further mitigate any negative shadowing impacts. Site lighting has been designed to prevent intrusion to adjacent properties. This is achieved through pole height and downward direction cutoff fixtures. The lighting plan meets all code criteria related to overspill on adjacent property. None of the surrounding properties have gardens. 2. Privacy. Development plans with buildings or structures greater than forty (40) feet in height shall be designed to address privacy impacts on adjacent property by providing landscaping, fencing, open space, window size, window height and window placement, orientation of balconies, and orientation of buildings away from adjacent residential development, or other effective techniques. Taller trees have been placed along the north property line to provide privacy to its tenants as well as the adjacent properties. The site was designed so that there are no pedestrian areas between residential neighbors. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 www.ripleydesigninc.com Attachment 10 3. Neighborhood Scale. Buildings or structures greater than forty (40) feet in height shall be compatible with the scale of the neighborhoods in which they are situated in terms of relative height, height to mass, length to mass and building or structure scale to human scale. This project is located in an area of transition. In the past five years, three five -story buildings have been approved and/or constructed within 500 feet of this site; one of which is adjacent to this site to the north. In addition, a development proposal has been submitted for the land adjacent to this site on the west for a six -story building to the west of this site. The scale of the neighborhood is changing. Since this will be the first five -story building facing Elizabeth, great care was taken to improve the streetscape and provide a pedestrian scale. In addition to complying with the code, the property owner of Lokal is the same as is developing this site and therefore supportive of a five -story building to the south. They do not see any negative impacts to their other property due to the construction of this current proposal. The other property on the north side of this project the ElevenThirteen Apartments. In June of 2017 we sent Bridge Partners, the owner of ElevenThirteen, a description of what was being proposed. After they reviewed the project we received an email dated July 18, 2017 to express their support. Since then, the building has been reduced by an entire story thus reducing the impacts of shadowing. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 www.ripleydesigninc.com Attachment 11 NEIGHBORHOOD MEETING SUMMARY Project: 1208/1220 Elizabeth Mixed -Use Development Date: July 13, 2017 6:00pm Location: St Paul's Episcopal Church Applicant/Developer Staff Presenting: Stephanie Hansen, Ripley Design and accompanying team City Staff Present: Jason Holland, Project Planner; Nicole Hahn, Traffic Engineer; Sylvia Tatman-Burruss, Development Review Liaison Notes: Jason begins by explaining the process of development review. Sylvia introduces the liaison position. Jason reviews the citizen review process, ground rules and the agenda for the meeting. Stephanie Hansen of Ripley Design begins her presentation of the project. Stephanie begins by introducing the development team and then introduces the site plan in context of the surrounding neighborhood. She then explains other comparable, nearby student housing projects including the Lokal and the District. Stephanie explains that Lokal has 2 Zipcars available on site and there are several bus stops nearby. She also explains that the proposed project site has several bus stops and increased access to Colorado State University (CSU) through the newly -constructed Shields underpass. Stephanie then explains the history of the site. In the past, there was an ice skating rink, a club house and a swimming pool in the area. In 2013, St Paul's Church asked Ripley Design to complete a feasibility study and cost estimate for updating their space. The price of the update and the limited parking availability on the site compelled the church to search for new options. They then asked for developers to bid on the property and decided to sell. Stephanie then continued by explaining that the land includes the Panhandler's parking lot and is in the Community Commercial Zone District. The proposed building will be a mixed -use building with retail on the ground floor and residential units above. Stephanie also explains that the project must comply with the West Central Neighborhood Plan and the West Elizabeth Enhanced Travel Corridor (ETC) Plan. Stephanie goes on to explain that in 2007, the "U+2" occupancy ordinance was updated, suggesting that students should have more options to live in multi -family dwellings near the University. Since that time, demand for rental housing has remained high, with average vacancy rates around 2%. Most recently, the Lokal and District projects have been developed to cater mostly to CSU students. Stephanie explains that for this proposed project, the developer is still in the conceptual design phase. The current design includes a pedestrian promenade that would allow pedestrians to walk from Plum to Elizabeth. To accommodate parking, dwelling units will surround a parking garage. The developer is requesting a modification to allow for a 6t" story to be built, which would house the clubhouse, pool and several dwelling units. Stephanie states that the proposed development currently exceeds the Transit Oriented Attachment 11 Development Overlay District (TOD) parking requirements; the TOD requires 0.75 parking spaces per bed and the proposed development offers 0.8 parking spaces per bed. Question and Answer Portion (unless otherwise noted, all questions answered by development team): 1. How many bedrooms in total for the proposed development? a. 427 beds, 121 units. 2. Will bikes be allowed? a. Yes, there will be ample parking for bicycles. 3. Parking Garage: how big will it be, and will it be public or private? a. The garage will be 5.5 stories, mostly private parking. 4. What will the parking be and how will this be addressed for businesses adjacent to the building? a. Jason Holland (Project Planner): staff is also concerned about this issue in the neighborhood b. Stephanie Hansen (developer representative): Because ample parking is provided for the residents of the building, the addition of the building and the residents should not affect the adjacent businesses. 5. How will the parking work with the mixed-use/commercial portion of the development? Can there be more parking to accommodate those extra parking needs? a. Residents will need to register their cars with the management office, so that should cut down on parking of residents or visitors of residents. 6. How are you going to deal with the increase in traffic? 7. Nicole Hahn (City Traffic Engineer): Nicole explains that the developer will need to provide a traffic study for staff to review to determine the impacts of the development. Nicole also explains that median and pedestrian crossing changes are being made on Elizabeth Street to accommodate the new Shields underpass. In regard to the construction and parking easement for the adjacent businesses? What will happen there? It looks as if the access required for the proposed development will take away parking spaces for the adjacent businesses. a. The porkchop" median at the entrance will be removed and the parking area is proposed to be reconfigured, and the parking will stay available. 8. A resident expressed concerns about the development, including the height of the proposed building creating a visual assault, a concern related to possible displacement of other amenities in the area and the overall need for affordable housing in Fort Collins. The same resident also expressed a concern about parking in the area and overall traffic congestion within and surrounding the area near the proposed development. 9. Is the City considering closing West Elizabeth from Shields to City Park Avenue?" a. Jason Holland (Project Planner): No, the City is not considering that. That would likely create more traffic congestion in this area.. b. Nicole Hahn (City Traffic Engineer): 50,000 cars per day pass through the Elizabeth and Shields intersection. Not as busy as Harmony and Timberline, but the intersection is very busy. The traffic study for the proposed development will need to be completed and they will need to meet City traffic standards. Attachment 11 c. Developer: Could try a car share, also bus service is very good in the area. 10. Is there bus service on Elizabeth and Plum? a. Jason Holland and Nicole Hahn (City Staff): Yes, there is bus service on both streets; more bus stops and stop times available on Plum. 11. Bus has been dangerously packed for the past year. a. Jason Holland (Project Planner): The City is trying to make adjustments to bus routes to meet increasing demand. b. Nicole Hahn (City Traffic Engineer): Transfort tries to send another bus out if it is noted that the existing buses on the route are filling up. 12. What will the height of the building be? Won't it shade and dwarf our one-story building (Krazy Karl's Pizza)? a. A shadow study will be completed with the submittal. It is assumed that Krazy Karl's won't be shaded until late in the afternoon. b. Jason Holland (Project Planner): Staff has significant concerns regarding the overall scale and mass of their proposed building. c. Developer: The economics of the project make for a trade-off between the paseo/promenade and the extra units on the proposed 61h story/mezzanine. We have stepped -back the 6th story units to mitigate their effect. The mezzanine level is 20,000 square feet of space and the other floors are 60,000 square feet. 13. How are you really going to capture the parking in this area? a. We are trying to mitigate the parking impacts with various methods, including the increase in parking spaces above the TOD parking requirement. 14. For the dwelling units on the 1st floor, who will rent those units? a. In our experience, those units often lease first given the ease of access from the street and other potential benefits. 15. Will the fire lane be shared? a. The fire lane will need to be re -graded and made more easily accessible. 16. Will there be changes to how you exit the parking lot? a. Nicole Hahn (City Traffic Engineer): We need to look into this in more detail when we get the traffic study. 17. Are the existing businesses within the development being compensated? a. Some of the adjacent businesses have already been purchased. No one will be forced out. The purchase was negotiated and the owners have agreed to a price. 18. It is great that there will be parking made available for the adjacent businesses. Attachment 12 Jason Holland From. Jason Holland Sent: Monday, July 31, 2017 10:33 AM To: 'Anne Colwell' Cc: Gerry Horak Subject: RE: West Elizabeth project proposals Anne, thank you for coming to the neighborhood meeting and I want you to know that planning staff shares your concerns regarding both of these proposals. While my role is a part of development review, when it comes to the Coloradoan, planning staff does not coordinate their reporting topics or influence their reporting in any way — either directly or indirectly. In some cases, developers request that design proposals be presented at neighborhood meetings which planning staff does not support. This is a difficult approach for them as well as the residents of our community, in part because the neighborhood meeting is a time for staff to listen, answer questions and to get feedback from residents based on what the developer is presenting. For the 1208/1220 Shields concept, we have explained to the development group that staff is not supportive of their 6-story building and they requested to have the neighborhood meeting regardless. I did say in response to a question at the neighborhood meeting that staff had significant concerns regarding the overall scale and mass of their proposed building, however the Coloradoan did not include this in their article, which is their option. Both projects need significant design revisions, and I appreciate you sharing your concerns. Please feel free to contact me at any time. Thanks, Jason Jason Holland, PLA City Planner City of Fort Collins 281 North College Avenue Fort Collins, CO 80522 970.224.6126 iholland@fcgov.com From: Anne Colwell [maiIto: sheofte@yahoo.com] Sent: Sunday, July 30, 2017 10:32 AM To: Jason Holland Cc: Gerry Horak Subject: West Elizabeth project proposals Dear Mr. Holland, Today's "Change in Direction" article in the Coloradoan is worrisome. Honestly, it makes the system look corrupt. You are out there, I believe, in good faith, holding meetings with the community regarding whether or not projects will be approved, and the newspaper is writing as though they are "done deals." Anyway, the article spurred me to write, but I intend to keep it short and objective. I live on Westview Avenue, in a city landmark in the heart of the neighborhood, and I oppose both the Union and the Hub on Elizabeth in their current proposed designs. Though I have concerns regarding population density, traffic, parking, and safety, my number one reason in both cases is height/size. The land use code makes it clear one consideration in approving or denying a project is character --mass and scale --compared to other buildings on the street it is facing. 1 The developer seems to think Plum Street, with its brand-new five -story complexes, is thAJjt18HM HI ilsn't. Elizabeth is the block face for both projects, and it will be the face presented to those of us who live here and travel the main arteries on a daily basis. Yes, we need student housing, but we need reasonable planning. Prior projects on Elizabeth have been 2-3 stories; they fit the character of the street, and they did not create huge impacts on transportation/traffic/safety. Both the Union (which wants an exception to build a 6th story for a swimming pool?) and the Hub violate standards in Division 3.5 of the land use code. Thank you for your consideration and your continuing hard work, Anne Colwell Sent from my iPad R Jason Holland Attachment 13 From. Sent: To: Subject: Follow Up Flag: Flag Status: Stephanie Hansen <stephanie@ripleydesigninc.com> Tuesday, July 18, 2017 4:58 PM Jason Holland FW: Fort Collins Project Follow up Flagged Jason, Please see below. We would obviously like this included in the P&Z packet when the time comes. Let me know if you want them to direct the email to you or if this works. Thank you, Stephanie From: Rodney King [mailto:rking@edrtrust.com] Sent: Tuesday, July 18, 2017 4:49 PM To: Stephanie Hansen <stephanie@ripleydesigninc.com> Cc: Dino DiTullio <dinol@westwarddevelopment.com> Subject: FW: Fort Collins Project Stephanie — please see below. Rodney J. King Vice President, Development I 999 South Shady Grove Road, Suite 600 Memphis, TN 38120 (NYSE: EDR) (901) 259-2500 Direct: (901) 260-2720 Cell: (901) 598-5464 www.EdRtrust.com From: Luca Mangini[mailto:mangini@bridgepartners.com] Sent: Tuesday, July 18, 2017 5:39 PM To: Rodney King <rking@edrtrust.com> Subject: RE: Fort Collins Project To Whom It May Concern. Bridge Partners is the owner of Eleven Thirteen apartments at 1113 W Plum St. We wanted to express our support for the EDR project located at 1208 and 1220 Elizabeth St. Luca Mangini Bridge Partners 1850 Mt. Diablo Blvd, Suite 410 Walnut Creek CA 94596 Office: 925-256-9448 ext 216 1 Cell: 415-307-9438 mangini@bridgepartners.com www.bridgepartners.com Attachment 13 z Attachment 14 Union on Elizabeth Request for Increased Occupancy Page 1 of 6 land planning ■ landscape architecture ■ urban design ■ entitlement November 29, 2017 Union on Elizabeth Request for Increased Occupancy Limit The Union on Elizabeth is planned to be a student -oriented mixed -use project that will include 107 dwelling units and 3,875 square feet of retail/restaurant space. It is located one block west of the Colorado State University (CSU) campus, fronting West Elizabeth Street between Shields Street and City Park Avenue. The residential component is planned to include a mix of one -bedroom through five -bedroom apartments. In the City of Fort Collins, the maximum occupancy allowed per multi -family dwelling unit is three unrelated persons, unless the decision maker increases the number of individuals allowed to reside together. In order to provide 4-bedroom and five -bedroom units intended to be occupied by four (4) or five (5) unrelated persons, the City's Land Use Code requires the Applicant to provide a written request as follows: 3.8.16 Occupancy Limits; Increasing the Number of Persons Allowed (E) Increasing the Occupancy Limit. (2) With respect to multiple family dwellings, the decision maker (depending on the type of review, Type I or Type 2) may, upon receipt of a written request from the applicant and upon a finding that all applicable criteria of this Land Be Code have been satisfied, increase the number of unrelated persons who may reside in individual dwelling units. The decision maker shall not increase said number unless satisfied that the applicant has provided sufficient additional amenities, either public or private, to sustain the activities associated with multi family residential development, to adequately serve the occupants of the development and to protect the adjacent neighborhood. Such amenities may include, without limitation, passive open space, buffer yards, on -site management, recreational areas, plazas, courtyards, outdoor cafes, limited mixed -use restaurants, parking areas, sidewalks, bikeways, bus shelters, shuttle services or other facilities and services. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 www.ripleydesigninc.com Attachment 14 The Union on Elizabeth on Campus Request for Increased Occupancy Page 2 of 6 Justification From its prior experience building student housing communities across the country, the Applicant has found that four -bedroom and five -bedroom units are a popular lifestyle alternative for many students. It allows the students residing in these units to share an apartment in a well -managed environment. It is more secure than most single-family home rentals and, because higher occupancy units typically rent for less per bedroom, they offer a more affordable alternative to students on a budget. The tenants that are likely to occupy these units are also the ones likely to occupy single-family rental properties near campus. By providing safe, efficient, high quality, and higher occupancy apartment units, The Union on Elizabeth will simultaneously help to relieve the burden on surrounding neighborhoods by freeing up affordable rental housing stock to families, employees of CSU and the greater community. In support of its request to allow four -bedroom and five -bedroom units in The Union on Elizabeth, the Applicant offers the following list of project elements that sustain the activities associated with the project, adequately serve its occupants, and protect the adjacent neighborhood. Open Space and Amenities: Security: • The Union on Elizabeth provides 24-hour, on -site management services. This allows management to address noise, maintenance issues, or safety concerns at any time of day. • The Applicant's projects incorporate recreational amenities based on the number of students living in the complex, so the needs of all occupants, including the four -bedroom and five -bedroom units, are factored into the equation. Recreation: • On -site recreational facilities at The Union on Elizabeth will include: a ±8,000 square foot rooftop amenity area with an outdoor pool, kitchen, tables and chairs for relaxation, conversation, meals and games; a club room; an exercise and fitness center; and a computer lab with study rooms. The Union on Elizabeth will also incorporate area on the ground floor for the management/leasing office. Safe Pedestrian Spaces: • The streetscape along West Elizabeth Street will add to the urban -lifestyle by providing street trees, special paving, plaza area, planters, street furniture, water feature and convenient bike parking. • In direct path of travel from the new underpass to the main residents entry, there Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 www.ripleydesigninc.com Attachment 14 The Union on Elizabeth on Campus Request for Increased Occupancy Page 3 of 6 is a second plaza area with plant beds and bike parking. • The Union on Elizabeth will include a 10,000 square foot paseo through the center of the project. Benches, tables, upgraded lighting, trees and plant areas will flank each side of the pedestrian only area. Retail - The retail aspect of this project is an amenity not only to the residents of this project, but also to the community as a whole. The large space allows for a flexible group of users that range from boutique shops or restaurants. Contextual Amenities: • Residents can easily access CSU's Campus Recreation Center and intramural playing fields, located just one block east of the project on the CSU Main Campus, either by walking or by biking. The Recreation Center has a pool, gymnasium, climbing wall, and fitness center. • Moby Arena is adjacent to the Campus Recreation Center, just one block to the east of The Union on Elizabeth. CSU hosts games, as well as concerts and special events there. • The nearest access point to the CSU's trail system is located 1 block to the east along West Elizabeth Street. CSU's trail system connects to the Mason and Spring Creek Trails and provides not only a safe commuting route for students, but also makes nearby parks and open spaces more accessible. CSU's trail system also transports users to other multi -use trail connections in the City's trail system and to the MAX Bus -Rapid -Transit (BRT). • Residents of The Union on Elizabeth will also live within walking and biking distance of City Park, which includes 76 acres of open space, tennis courts, ball fields, basketball courts, public pool and fishing, trails and picnic areas for more passive recreation. City Park is also adjacent to the City Park Nine Golf Course. • CSU's new football stadium is a '/2 of a mile east of The Union on Elizabeth. The plaza space directly surrounding the stadium is open to the public at all times serving as gathering space. Football games and special events will be hosted there, and will be conveniently close for students to access. • Because The Union on Elizabeth's location provides direct access to sidewalks and trails, all of the off -site recreational opportunities can be reached without having to go through an adjacent residential neighborhood, thus protecting the neighbors. Transportation: Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 tel. 970.224.5828 fax 970.224.1662 www.ripleydesigninc.com Attachment 14 The Union on Elizabeth on Campus Request for Increased Occupancy Page 4 of 6 • Although only 251 parking spaces are required, 307 are provided. Parking permits will be available to residents with vehicles and spaces will be designated in the on -site parking structure. It is anticipated that parking at the proposed ratio will be more than adequate to serve the needs of students that have cars with ample spaces left for guest parking, the leasing office and the restaurant/retail space. • The applicant is dedicated to encouraging students to be environmentally responsible by promoting alternative means of transportation including walking, biking, public transit, and car share options. The site is served by Transfort and there are multiple near -by bus stops along West Elizabeth Street and Shields Street. Students can connect to the MAX (BRT) via bike or by using the bus. The MAX (BRT) provides access to amenities along the Mason Corridor between the Downtown Transit Center and South Transit Center. • The site plan also shows where a future BRT bus stop can be constructed without impacting the proposed amenities. • The Union on Elizabeth will encourage the use of bicycles by providing bike parking spaces in every bedroom as well as 81 additional bike parking spaces located in the east plaza, 57 additional covered spaces located in the paseo area, and 93 spaces on the ground floor of the parking garage. This totals 633 bike parking spaces when only 402 are required. • City Council recently adopted the West Elizabeth Enhanced Travel Corridor Plan. This plan's focus is to emphasize transit, biking and walking in a way that serves existing and future transportation and land use needs along Elizabeth Street. The Union on Elizabeth plans to provide an improved sidewalk section as recommended in the WEETCP which includes a 12' attached sidewalk. • CSU has recently constructed a pedestrian and bike underpass on West Elizabeth Street under Shields Street. This underpass provides a safe route to CSU and connections to bus and trail systems for the students living at The Union on Elizabeth. The protected mid -block crossing is adjacent to this project providing a safe route across Elizabeth Street. Services: • The proposed site is adequately served with standard public infrastructure including water, wastewater, police and fire facilities. The existing street network has adequate capacity to absorb the additional traffic within level of service standards. See the Traffic Impact Analysis. • The site is adjacent to the Campus West commercial shopping area that includes many retail and personal service shops as well as a variety of restaurants and Fhinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 tel. 970.224.5828 fax 970.224.1662 www.ripleydesigninc.com Attachment 14 The Union on Elizabeth on Campus Request for Increased Occupancy Page 5 of 6 entertainment venues that are geared towards the student population. Students are also within one mile from the Taft Hill and Elizabeth commercial shopping area and 1.5 miles from the commercial shopping area on Drake Road and Shields Street. • The nearest grocery and convenience stores are located close -by. Students are about a mile from King Soopers at the intersection of Elizabeth Street and Taft Hill Road; less than a mile from the Dollar General and Walgreens on the corner of Shields Street and Prospect Road; and 2 miles from King Soopers and Whole Foods on South College Avenue. The CSU campus also offers a small market place along Plum Street, as well as a variety of other services that cater specifically to the student population. • Again, because The Union on Elizabeth has direct access to sidewalks and trails, the residents will be able to get to off -site services without having to go through an adjacent residential neighborhood. Sustainability: • Locating higher -density housing for students where they can access the campus, shopping and recreational opportunities without using an automobile is a key component of being an environmentally responsible community. The Union on Elizabeth will house 402 students in a location where having a vehicle is not necessary to have access to all necessary amenities. This is highly desirable from an environmental perspective and makes attending college more affordable to students on a budget. The units with increased occupancy are an essential component of The Union on Elizabeth that allows higher density to work in this location. Higher density housing protects the adjacent neighborhood by providing appropriate housing for students in one location, discouraging them from living in single family neighborhoods. • The West Central Area Plan encourages a diverse mix of bedrooms per unit in order to provide greater flexibility and serve a broader range of tenants. See Policy 1.11. The Union on Elizabeth proposes to provide a mix of studio, one - bedroom, two bedroom, three -bedroom, four -bedroom and five -bedroom apartments. • The units with increased occupancy are more efficient in terms of material usage and are also more energy efficient. Data obtained from Conservice, a nationwide utility billing service that analyzes information from many properties and thousands of units, indicates that electricity usage is an average of 21.25% more efficient when comparing a 4-bedroom unit to two 2-bedroom units. In other words, the same four people use less electricity when housed in a 4-bedroom unit vs. being split up into two 2-bedroom units. Likewise, natural gas is estimated to be 55.13% more efficient. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 www.ripleydesigninc.com Attachment 14 The Union on Elizabeth on Campus Request for Increased Occupancy Page 6 of 6 • Additionally, less construction materials translates into less environmental impact from a construction standpoint. In summary, the Applicant requests the Planning and Zoning Board to approve 84 dwelling units of The Union on Elizabeth for occupancy by four (4) or five (5) unrelated individuals. We believe the 4-bedroom and five -bedroom units will serve the students by providing an attractive, secure and affordable lifestyle alternative with sufficient amenities to sustain the activities of the student population without impacting adjacent neighbors. Upscale urban plazas, a state-of-the-art clubhouse/recreation facility and roof -top amenities will provide ample recreational opportunities on -site, while the CSU campus itself as well as surrounding outdoor amenities offer expansive green spaces, sport fields, water bodies and natural areas nearby. Adequate parking for both cars and bicycles is conveniently provided on site. There is a variety of shopping, dining, recreation and entertainment opportunities located within biking and walking distance to satisfy the student living and recreational needs. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 www.ripleydesigninc.com Attachment 15 UNION ON ELIZABETH TRANSPORTATION IMPACT STUDY FORT COLLINS, COLORADO NOVEMBER 2017 Prepared for: EDR 999 South Shady Grove Road, Suite 600 Memphis, TN 38120 Prepared by: DELICH ASSOCIATES 2272 Glen Haven Drive Loveland, CO 80538 Phone: 970-669-2061 FAX: 970-669-5034 Project #1751 �PDO LICe �IQN M.O�•.FO F�`39W6 1/F! 17 o�FSS�ONA� Attachment 15 TABLE OF CONTENTS I. INTRODUCTION........................................................................................................ 1 II. EXISTING CONDITIONS.......................................................................................... 2 LandUse.........................................................................................................................2 Roads.............................................................................................................................. 2 ExistingTraffic................................................................................................................. 5 ExistingOperation........................................................................................................... 5 PedestriansFacilities...................................................................................................... 8 BicycleFacilities..............................................................................................................8 TransitFacilities.............................................................................................................. 8 III. PROPOSED DEVELOPMENT.................................................................................9 TripGeneration............................................................................................................... 9 TripDistribution.............................................................................................................11 Background Traffic Projections..................................................................................... 11 TripAssignment............................................................................................................ 11 SignalWarrants............................................................................................................. 11 OperationAnalysis........................................................................................................ 18 Geometry...................................................................................................................... 18 Pedestrian Level of Service........................................................................................... 24 Bicycle Level of Service................................................................................................ 24 Transit Level of Service................................................................................................. 24 Mitigation....................................................................................................................... 25 IV. CONCLUSIONS/RECOMMENDATIONS.............................................................. 26 LIST OF TABLES 1. Current Peak Hour Operation.................................................................................... 7 2. Trip Generation .........................................................................................................9 3. Short Range (2022) Background Peak Hour Operation .......................................... 19 4. Long Range (2035) Background Peak Hour Operation ........................................... 20 5. Short Range (2022) Total Peak Hour Operation..................................................... 21 6. Long Range (2035) Total Peak Hour Operation...................................................... 22 �—DELICH Union on Elizabeth TIS, November 2017 rASSOCIATES Attachment 15 LIST OF FIGURES 1. Site Location............................................................................................................. 3 2. Existing Intersection Geometry.................................................................................4 3. Recent Peak Hour Traffic.......................................................................................... 6 4. Site Plan.................................................................................................................. 10 5. Trip Distribution....................................................................................................... 12 6. Short Range (2022) Background Peak Hour Traffic ................................................ 13 7. Long Range (2035) Background Peak Hour Traffic ................................................. 14 8. Site Generated Peak Hour Traffic........................................................................... 15 9. Short Range (2022) Total Peak Hour Traffic........................................................... 16 10. Long Range (2035) Total Peak Hour Traffic............................................................ 17 11. Short Range (2022) and Long Range (2035) Geometry ......................................... 23 APPENDICES A. Base Assumptions form and related information B. Recent Peak Hour Traffic C. Current Peak Hour Operation/Level of Service Descriptions/Fort Collins LOS Standards D. Short Range (2022) Background Peak Hour Operation E. Long Range (2035) Background Peak Hour Operation F. Short Range (2022) Total Peak Hour Operation G. Long Range (2035) Total Peak Hour Operation H. Pedestrian/Bicycle Level of Service —� �---DELICH Union on Elizabeth TIS, November 2017 rASSOCIATES Attachment 15 I. INTRODUCTION This transportation impact study (TIS) addresses the capacity, geometric, and control requirements at and near the proposed Union on Elizabeth. The proposed Union on Elizabeth site is located north of (adjacent to) West Elizabeth Street, between Shields Street and City Park Avenue in Fort Collins, Colorado. During the course of the analysis, numerous contacts were made with the project developer (EDR), the project engineer (Northern Engineering), the project planning consultant (Ripley Design), and the Fort Collins Traffic Engineering staff. This study generally conforms to the format set forth in the Fort Collins transportation impact study guidelines contained in the "Larimer County Urban Area Street Standards" (LCUASS). The base assumptions packet is provided in Appendix A. The study involved the following steps: • Collect physical, traffic, and development data; • Perform trip generation, trip distribution, and trip assignment; • Determine peak hour traffic volumes; • Conduct capacity and operational level of service analyses on key intersections; • Analyze signal warrants; • Conduct level of service evaluation of pedestrian, bicycle, and transit modes of transportation. This TIS is a revision of the "Union on Elizabeth Transportation Impact Study" dated August 2017. It addresses City staff comments with regard to the access location and a change in the number of units/beds. _LDELICH Union on Elizabeth TIS, November 2017 �7 1 rASSOCIATES Page 1 Attachment 15 II. EXISTING CONDITIONS The location of the Union on Elizabeth site is shown in Figure 1. It is important that a thorough understanding of the existing conditions be presented. Land Use Land uses in the area are primarily institutional (CSU), commercial, or residential. Land adjacent to the site is flat (<2% grade) from a traffic operations perspective. This site is west of the center of Fort Collins. Colorado State University is east of the proposed Union on Elizabeth site. Roads The primary streets near the Union on Elizabeth site are West Elizabeth Street, Shields Street, and City Park Avenue. Figure 2 shows a schematic of the existing geometry at the West Elizabeth/Shields and West Elizabeth/City Park intersections. West Elizabeth Street is to the south (adjacent to) of the Union on Elizabeth site. It is classified as a four -lane arterial street on the Fort Collins Master Street Plan. Currently, West Elizabeth Street has a four -lane cross section in this area. At the West Elizabeth/Shields intersection, West Elizabeth Street has eastbound and westbound left -turn lanes, an eastbound left-turn/through lane, a westbound through lane, and eastbound and westbound right -turn lanes. At the West Elizabeth/City Park intersection, West Elizabeth Street has eastbound and westbound left -turn lanes and two through lanes in each direction. Eastbound and westbound right -turn lanes are required with the existing traffic volumes at the West Elizabeth/City Park intersection. Typically with constrained conditions, when turn lanes are shown to be required based on volumes, they are not built unless the operation at the subject intersection is determined to be unacceptable. The West Elizabeth/Shields and West Elizabeth/City Park intersections have signal control. The posted speed limit in this area of West Elizabeth Street is 30 mph. Shields Street is to the east of the Union on Elizabeth site. It is a north -south street designated as a four -lane arterial street on the Fort Collins Master Street Plan. Currently, it has a four -lane cross section in this area. At the West Elizabeth/Shields intersection, Shields Street has northbound and southbound left -turn lanes, two through lanes in each direction, and a southbound right -turn lane. According to LCUASS, a northbound right -turn lane is required with the existing traffic volumes at the west Elizabeth/Shields intersection. With regard to this right -turn lane, Shields Street is considered to be in a constrained condition. The posted speed limit in this area of Shields Street is 30 mph. �IA _LDELICH Union on Elizabeth TIS, November 2017 �7 1 rASSOCIATES Page 2 Attachment 15 N C: a) (D Laurel Street a� Q U)L^ Y (n co m N T C N fA U =3 m Plum Street Q 0 U U) Elizabeth Street Union on Elizabeth SCALE: 1 "=500' SITE LOCATION _—// I DELICH �7 1 rASSOCIATES Figure 1 Union on Elizabeth TIS, November 2017 Page 3 Attachment 15 L Co U) West Elizabeth Street f - Denotes Lane EXISTING GEOMETRY -�I L—DELICH �7 1 rASSOCIATES Figure 2 Union on Elizabeth TIS, November 2017 Page 4 Attachment 15 City Park Avenue is a north -south street designated as a collector street on the Fort Collins Master Street Plan. Currently, City Park Avenue has a two-lane cross section with parking on both sides of the street. At the West Elizabeth/City Park intersection, City Park Avenue has northbound and southbound left -turn lanes and a through/right-turn lane in each direction. According to LCUASS, a northbound right -turn lane is required with the existing traffic volumes at the West Elizabeth/City Park intersection. With regard to this right -turn lane, City Park Avenue is considered to be in a constrained condition. The posted speed limit in this area of City Park Avenue is 25 mph. Existing Traffic Figure 3 shows the recent morning and afternoon peak hour traffic counts at the West Elizabeth/Shields and West Elizabeth/City Park intersections. Recent count data at the West Elizabeth/Shields and West Elizabeth/City Park intersections was obtained in October 2016. Raw count data is provided in Appendix B. Newer counts were not done since current construction of the pedestrian underpass under Shields Street affects the traffic in this area. Existing Operation The West Elizabeth/Shields and West Elizabeth/City Park intersections were evaluated using techniques provided in the 2010 Highway Capacity Manual (2010HCM). Using the peak hour traffic shown in Figure 3, the peak hour operation is shown in Table 1. The West Elizabeth/Shields and West Elizabeth/City Park intersections meet the City of Fort Collins Motor Vehicle LOS Standard during the morning and afternoon peak hours with existing signal control, geometry, and signal timing except the West Elizabeth/Shields intersection in the afternoon peak hour. At the West Elizabeth/Shields intersection, the calculated delay for the northbound left -turn lane was commensurate with level of service F. The calculated delay associated with level of service F operation is provided in Table 1. Calculation forms are provided in Appendix C. A description of level of service for signalized and unsignalized intersections from the 2010 Highway Capacity Manual and a table showing the Fort Collins Motor Vehicle LOS Standards (Intersections) are also provided in Appendix C. The Union on Elizabeth is in an area termed "mixed -use district." In areas termed "mixed -use districts," acceptable operation at signalized intersections during the peak hours is defined as level of service E or better for the overall intersection, and level of service E or better for any leg or movement. At arterial/arterial and collector/collector stop sign controlled intersections, acceptable operation is considered to be at level of service E, overall and level of service F, for any approach leg. At arterial/collector, arterial/local, collector/local, and local/local stop sign controlled intersections, acceptable operation is considered to be at level of service D, overall and level of service F, for any approach leg. _l° LDELICH Union on Elizabeth TIS, November 2017 �7 1 rASSOCIATES Page 5 Attachment 15 O r� o_ Nt N O ti JN i l� 1 47/77 478/459 — 90/85 - 48/89 175/491 25/86 CM N LO O 00 qqt O N � West Elizabeth Street RECENT PEAK HOUR TRAFFIC LO N r` CD O cY O N (0 f 1 298/298 51 /30—sow- 258/326 AM/PM 7/10 5/45 22/84 O M � M (D O O r co 00 Figure 3 DELICH Union on Elizabeth TIS, November 2017 Page 6 � 1 rASSOCIATES Attachment 15 TABLE 1 Current Peak Hour Operation Intersection Movement Level of Service AM PM West Elizabeth/Shields (signal) EB LT D D EB LT/T E D EB RT A E EB APPROACH E D WB LT D D WB T D D WB RT A D WB APPROACH D D NB LT B F (179.7 secs) NB T/RT C B NB APPROACH C D SB LT B C SB T C B SB RT B B SB APPROACH C B OVERALL C C West Elizabeth/City Park (signal) EB LT B B EB T/RT B B EB APPROACH B B WB LT B B WB T/RT B B WB APPROACH B B NB LT A B NB T/RT A B NB APPROACH A B SB LT A B SB T/RT A B SB APPROACH A B OVERALL B B �/ ' DELICH rASSOCIATES Union on Elizabeth TIS, November 2017 Page 7 Attachment 15 It is important to note that, since the West Elizabeth/Shields intersection has an eastbound left -turn lane, a shared eastbound left-turn/through lane and right -turn lane on West Elizabeth Street, the signalized analysis, using the Synchro 2010HCM software, has anomalies using this shared lane combination with large traffic volumes on the shared lane. The anomalies have been recognized by the City of Fort Collins Traffic Engineering staff, also. The high volumes occur only in the afternoon peak hour at the West Elizabeth/Street intersection. These anomalies have not been seen using the HCS 2010 HCM software. Therefore, the West Elizabeth/Shields intersection afternoon peak hour was analyzed using the HCS 2010 HCM software in the existing analysis. Pedestrian Facilities There are sidewalks along West Elizabeth Street, Shields Street, and City Park Avenue. Bicycle Facilities Bicycle lanes exist on West Elizabeth Street and Shields Street. City Park Avenue has no bicycle lanes. Bike lanes are not required on local streets. Transit Facilities This area of Fort Collins is served by Transfort Route 2 on West Elizabeth Street, Routes 3, 31 and 32 on Plum Street, and Routes 7 and 19 on Shields Street. —� �—DELICH Union on Elizabeth TIS, November 2017 % rASSOCIATES Page 8 Attachment 15 III, PROPOSED DEVELOPMENT The Union on Elizabeth development is a student residential development with 402 beds (105 apartment dwelling units) and 3,875 square feet of retail. Figure 4 shows a site plan of the Union on Elizabeth development. The site plan shows access to/from West Elizabeth Street. There will be no motor vehicle access to Plum Street. There will be pedestrian and bicycle access to Plum Street. The Union on Elizabeth development will replace the St Paul's Episcopal Church and Campus West Shops. The short range analysis (Year 2022) includes development of the Union on Elizabeth site and an appropriate increase in background traffic, due to normal growth, and other approved developments in the area. The long range analysis (Year 2035) includes background traffic due to normal growth and in general accordance with the Fort Collins Structure Plan. Trip Generation Trip generation is important in considering the impact of a development such as this upon the existing and proposed street system. A compilation of trip generation information contained in Trip Generation, 9th Edition, ITE is customarily used to estimate trips that would be generated by the proposed/expected use at a site. However, the City of Fort Collins has developed trip generation rates for apartment projects similar to Union on Elizabeth. The Fort Collins trip generation rates are specifically applied to student housing projects. Table 2 shows the daily and peak hour trip generation for the Union on Elizabeth site. It is assumed that alternative modes (pedestrian, bicycle, and transit) have been considered in the City of Fort Collins rates for apartments. The trip generation of the Union on Elizabeth development resulted in 1238 daily trip ends, 81 morning peak hour trip ends, and 180 afternoon peak hour trip ends. TABLE 2 Trip Generation Code Use Size AWDTE AM Peak Hour PM Peak Hour Rate Trips Rate In Rate Out Rate In Rate Out 220 Apartment 402 Beds 2.65 1066 0.04 16 0.15 60 0.27 109 0.15 60 826 Specialty Retail Center 3.875 KSF 44.32 172 0.76 3 0.60 2 1.19 5 1.52 6 Total 1238 19 62 114 66 �IA _LDELICH Union on Elizabeth TIS, November 2017 �7 1 rASSOCIATES Page 9 Attachment 15 .. .� 7ma OI BIREM sTO RE RBO('wTEO.Ii WYY.\N EBIGE FICTION In BE RB1quEO. ! 1' Iltll I FIXTURE lIGM OVER � VETNERIA Iry UILI. ENTNUTEEN m-MITIENT> Imo. �_I`I� . 71 I[► { flat =111111 -== CROP06W ROW � GiY NTDl Bul SNM1E E.TISTINf,M EMNY-Mn4 EXIEIEIC REl RHENNR EFRTINf.TREFSTO ROLL OVER W!". EIRF RE n'IE':ER�f'1 AC.CEMS OKY CAOSEO TO .. .. .. OTHER VEWAES -577 M,HMLMK OW,: . TO RE MuYveO RV OrNmr. SITE PLAN _//_LDELICH "R7 1 rASSOCIATES c T II _ _ - II MUC,%M tII' oOIE i.F�il LION iu NEENM MD RLOOIt CAONLrIG N Kim YNR) 9ETIVICK 5. iICEYNIJ %7BA1]I V PROPFRTY LINE — • . — . . _a - j— Figure 4 Union on Elizabeth TIS, November 2017 Page 10 Attachment 15 Trip Distribution Directional distribution of the generated trips was determined for the Union on Elizabeth site. Figure 5 shows the vehicle trip distribution used for the Union on Elizabeth site. The trip distribution was agreed to by City of Fort Collins staff in the scoping discussions. Background Traffic Projections Figures 6 and 7 show the short range (2022) and long range (2035) background peak hour traffic projections at the key intersections. Traffic at the key intersections was increased at a rate of approximately one percent per year for the short range (2022) and long range (2035) background traffic forecasts. In addition to this, site generated traffic from the Kapoor, the Hub, and West Plum Street Apartment developments were included in the traffic forecasts. Site generated traffic from St. Paul's Episcopal Church and Campus West Shops were excluded from the traffic forecasts since they will be razed for the Union on Elizabeth development. Trip Assignment Trip assignment is how the generated and distributed trips are expected to be loaded on the street system. The assigned trips are the resultant of the trip distribution process. Using the trip distribution shown in Figure 5, Figure 8 shows the assignment of the site generated peak hour vehicle traffic. The site generated vehicle traffic was combined with the background traffic to determine the total forecasted vehicle traffic at the key intersections. Figures 9 and 10 shows the short range (2022) and long range (2035) total peak hour vehicle traffic at the key intersections. The long range background and total hour traffic forecasts (Figures 7 and 10) are generally higher than those reflected in the "West Elizabeth Corridor Plan" at the West Elizabeth/Shields and West Elizabeth/City Park intersections. The forecasts in this TIS consider known/approved development projects. Signal Warrants As a matter of policy, traffic signals are not installed at any location unless warrants are met according to the Manual on Uniform Traffic Control Devices (MUTCD). The West Elizabeth/Shields and West Elizabeth/City Park intersections are currently signalized. The stop sign controlled intersection at the West Elizabeth/Site Access intersection is not expected to meet peak hour signal warrants and does not meet signal spacing requirements. —� �—DELICH Union on Elizabeth TIS, November 2017 rASSOCIATES Page 11 Attachment 15 5% 35% Site West Elizabeth Street TRIP DISTRIBUTION —�/ L—DELICH �7 1 rASSOCIATES 20% 35% Figure 5 Union on Elizabeth TIS, November 2017 Page 12 5% Attachment 15 N (0 N JN i Mt l 1 54/86 578/561—aw- 95/90 - 50/89 243/607 25/86 rn 00 UM) 00 o c.0 � co Rt West Elizabeth Street SHORT RANGE (2022) BACKGROUND PEAK HOUR TRAFFIC Mt O J� f a� a� L co w U) a ., co Co ( ti UM) 1 AM/PM 7/11 10/57 23/89 339/332 59/40 — r� o rn 316/378 M N M CO Figure 6 DELICH Union on Elizabeth TIS, November 2017 Page 13 � 1 rASSOCIATES Attachment 15 O O M 00 JM i UM) 1 60/100 655/650 — 110/105 60/110 270/700 30/105 AM/PM Rounded to Nearest 5 Vehicles 0 N CM O_ O O 0') 1 10/15 10/65 25/100 West Elizabeth 40( Street 390/395 O UM) LO 65/45 — UM) IO O 360/450 4 o `) LO ti c`e co o �LO 0 LONG RANGE (2035) BACKGROUND PEAK HOUR TRAFFIC Figure 7 DELICH Union on Elizabeth TIS, November 2017 Page 14 � 1 rASSOCIATES Attachment 15 LO 7/40 a� Cn a� a� C Q U (n Q(n (B � n N U) U 3/4 22/23 N co I N ch 8/45 SITE GENERATED PEAK HOUR TRAFFIC 11 /69 West Elizabeth Street AM/PM ► 1/6 40( 12/13 I` 3/3 — o 22/23 Figure 8 DELICH Union on Elizabeth TIS, November 2017 Page 15 � 1 rASSOCIATES Attachment 15 a� Cn a) a� C Q U (n Q(n (B � n N U V 00 N i Mt 1 Ur) 54/86 585/601 — 95/90 - 53/93 265/630 25/86 rn 00 UM) 00 O C.0 � co Rt co N JN i co 8/45 702/735 — 11 /69 308/800 West Elizabeth Street SHORT RANGE (2022) TOTAL PEAK HOUR TRAFFIC T Co co qct Co CO f LO 1 351 /345 62/43—low- 338/401 AM/PM 7/11 11 /63 23/89 r� o rn M C.0 co N 0") M Figure 9 DELICH Union on Elizabeth TIS, November 2017 Page 16 � 1 rASSOCIATES Attachment 15 O O M 00 JM i UM) 1 60/100 660/690 — 110/105 AM/PM Rounded to Nearest 5 Vehicles a� Q U (n (B � n N U) U 65/115 295/725 30/105 O M JN i 10/70 350/940 O N CM O O O O 0') 1 10/15 10/70 25/100 10/45 West Elizabeth 40( 405/410 I I Street I I O UM) LO 800/870 — 70/50 — UM) O O 380/475 o Li � ti \ Oqqt cO 0 LONG RANGE (2035) TOTAL PEAK HOUR TRAFFIC DELICH �7 1 rASSOCIATES Figure 10 Union on Elizabeth TIS, November 2017 Page 17 Attachment 15 Operation Analysis Operation analyses were performed at the West Elizabeth/Shields, West Elizabeth/City Park, and West Elizabeth/Site Access intersections. The operation analyses were conducted for the short range future, reflecting a year 2022 condition and for the long range future, reflecting a year 2035 condition. The long range (2035) operational analyses are used for planning and informational purposes only. Using the short range (2022) background peak hour traffic volumes, the West Elizabeth/Shields and West Elizabeth/City Park intersections operate as indicated in Table 3. Calculation forms for these analyses are provided in Appendix D. The key intersections will meet the City of Fort Collins Motor Vehicle LOS Standard in the morning and afternoon peak hours, except the northbound left -turn movement at the West Elizabeth/Shields intersection in the afternoon peak hour. Using the long range (2035) background peak hour traffic volumes, the West Elizabeth/Shields and West Elizabeth/City Park intersections operate as indicated in Table 4. Calculation forms for these analyses are provided in Appendix E. In the long range (2035) future, the West Elizabeth/Shields intersection does not meet the City of Fort Collins Motor Vehicle LOS standard in the afternoon peak hour. It is important for the City of Fort Collins to continue monitoring traffic conditions at this intersection in the future to determine if and when any additional improvements are needed. Using the short range (2022) total peak hour traffic volumes, the West Elizabeth/Shields, West Elizabeth/City Park, and West Elizabeth/Site Access intersections operate as indicated in Table 5. Calculation forms for these analyses are provided in Appendix F. The key intersections will meet the City of Fort Collins Motor Vehicle LOS Standard in the morning and afternoon peak hours, except the northbound left -turn movement at the West Elizabeth/Shields intersection in the afternoon peak hour. Using the long range (2035) total peak hour traffic volumes, the West Elizabeth/Shields, West Elizabeth/City Park, and West Elizabeth/Site Access intersections operate as indicated in Table 6. Calculation forms for these analyses are provided in Appendix G. In the long range (2035) future, the West Elizabeth/Shields intersection does not meet the City of fort Collins Motor Vehicle LOS standard in the afternoon peak hour. It is important for the City of Fort Collins to continue monitoring traffic conditions at this intersection in the future to determine if and when any additional improvements are needed. Geometry The short range (2022) and long range (2035) geometry is shown in Figure 11. As mentioned earlier, according to LCUASS, a northbound right -turn lane at the West Elizabeth/Shields intersection and eastbound and westbound right -turn lanes at the —� �—DELICH Union on Elizabeth TIS, November 2017 % rASSOCIATES Page 18 Attachment 15 TABLE 3 Short Range (2022) Background Peak Hour Operation Intersection Movement Level of Service AM PM West Elizabeth/Shields (signal) EB LT D D EB T D D EB RT D E EB APPROACH D D WB LT D D WB T D D WB RT A A WB APPROACH D D NB LT B F (118.5 secs) NB T/RT C C NB APPROACH C D SB LT B C SB T C D SB RT B C SB APPROACH C D OVERALL C D West Elizabeth/City Park (signal) EB LT B B EB T/RT B B EB APPROACH B B WB LT B B WB T/RT B A WB APPROACH B A NB LT A B NB T/RT A B NB APPROACH A B SB LT A B SB T/RT A B SB APPROACH A B OVERALL B B �/ ' DELICH rASSOCIATES Union on Elizabeth TIS, November 2017 Page 19 Attachment 15 TABLE 4 Long Range (2035) Background Peak Hour Operation (For Information Only) Intersection Movement Level of Service AM PM West Elizabeth/Shields (signal) EB LT D D EB T D D EB RT D F EB APPROACH D D WB LT D D WB T D D WB RT D D WB APPROACH D D NB LT B F NB T/RT C D NB APPROACH C E SB LT B C SB T C F SB RT B C SB APPROACH C F OVERALL C F West Elizabeth/City Park (signal) EB LT B B EB T/RT B B EB APPROACH B B WB LT B B WB T/RT B A WB APPROACH B A NB LT A B NB T/RT A B NB APPROACH A B SB LT A B SB T/RT A B SB APPROACH A B OVERALL B B �/ ' DELICH rASSOCIATES Union on Elizabeth TIS, November 2017 Page 20 Attachment 15 TABLE 5 Short Range (2022) Total Peak Hour Operation Intersection Movement Level of Service AM PM West Elizabeth/Shields (signal) EB LT D D EB T D D EB RT D E EB APPROACH D D WB LT D D WB T D D WB RT A A WB APPROACH D D NB LT B F (187.7 secs) NB T/RT C C NB APPROACH C E SB LT B C SB T C E SB RT B C SB APPROACH C E OVERALL C E West Elizabeth/City Park (signal) EB LT B B EB T/RT B B EB APPROACH B B WB LT B B WB T/RT B A WB APPROACH B A NB LT A B NB T/RT A B NB APPROACH A B SB LT A B SB T/RT A B SB APPROACH A B OVERALL B B West Elizabeth/Site Access (stop sign) EB LT A B SB LT/RT B E OVERALL A A —/ ' DELICH rASSOCIATES Union on Elizabeth TIS, November 2017 Page 21 Attachment 15 TABLE 6 Long Range (2035) Total Peak Hour Operation (For Information Only) Intersection Movement Level of Service AM PM West Elizabeth/Shields (signal) EB LT D D EB T D D EB RT D F EB APPROACH D E WB LT D D WB T D D WB RT D D WB APPROACH D D NB LT B F NB T/RT C D NB APPROACH C F SB LT B C SB T C F SB RT B C SB APPROACH C F OVERALL C F West Elizabeth/City Park (signal) EB LT B B EB T/RT B B EB APPROACH B B WB LT B B WB T/RT B A WB APPROACH B A NB LT A B NB T/RT A B NB APPROACH A B SB LT A B SB T/RT A B SB APPROACH A B OVERALL B B West Elizabeth/Site Access (stop sign) EB LT A B SB LT/RT C F OVERALL A A �/ ' DELICH rASSOCIATES Union on Elizabeth TIS, November 2017 Page 22 Attachment 15 C C Q U Co QU) (B � n N Co U Required Based on Existing Traffic Required Based on Existing Traffic West Elizabeth Street Required Based on Existing Traffic - Denotes Lane SHORT RANGE (2022) AND LONG RANGE (2035) GEOMETRY _//_LDELICH �7 1 rASSOCIATES Figure 11 Union on Elizabeth TIS, November 2017 Page 23 Attachment 15 West Elizabeth/City Park intersection are required with the existing traffic volumes. Typically at constrained locations, when turn lanes are shown to be required based on volumes, they are not built unless the operation at the subject intersection is determined to be unacceptable. Also a westbound right -turn lane at West Elizabeth/Site Access intersection is required. Pedestrian Level of Service Appendix H shows a map of the area that is within 1320 feet of the Union on Elizabeth site. The Union on Elizabeth site is located within an area termed as a "pedestrian district," which sets the level of service threshold at LOS A for all measured categories, except for street crossing at LOS B. There are four destination areas within 1320 feet of the proposed Union on Elizabeth: 1) the Colorado State University Campus; 2) the commercial/residential to the south of the site; 3) the commercial/residential to the west of the site; and 4) the residential uses to the north the site. The Pedestrian LOS Worksheet is provided in Appendix H. The pedestrian destination areas meet the LOS requirements for all categories. Bicycle Level of Service Appendix H shows a map of the area that is within 1320 feet of the Union on Elizabeth site. This area is considered to be a community/neighborhood commercial center. Based upon Fort Collins bicycle LOS criteria, the level of service threshold for bicycles is LOS B. There are two bicycle destinations within 1320 feet of the Union on Elizabeth. These are: 1) Colorado State University to the east of the site; and 2) the commercial center around the site. There are bicycle facilities along West Elizabeth Street, Plum Street, and Shields Street. The Union on Elizabeth is directly connected to the bike lanes on West Elizabeth Street and Shields Street, which satisfies the LOS A criteria. The bicycle LOS Worksheet is provided in Appendix H. Transit Level of Service This area of Fort Collins will be served by Transfort Routes 7 and 19 on Shields Street, Routes 2 on West Elizabeth Street, and Routes 3, 31, 32 on Plum Street. According to Transfort, the West Elizabeth Street and Plum Street routes have very high ridership. Route 3 has headways every 15 minutes when CSU is in session and every 30 minutes when CSU is out of session. Route 31 has headways every 10 minutes when CSU is in session and does not operate when CSU is out of session. Route 32 has headways every 30 minutes when CSU is in session and does not operate when CSU is out of sessions. Route 2 has headways every 30 minutes. These routes have an effective headway of 4-5 minutes in this area. —� �---DELICH Union on Elizabeth TIS, November 2017 % rASSOCIATES Page 24 Attachment 15 Mitigation A northbound right -turn lane is required at the West Elizabeth/Shields intersection. The Union on Elizabeth adds no traffic to the northbound right -turn movement. Eastbound and westbound right -turn lanes are required at the West Elizabeth/City Park intersection with existing traffic. The Union on Elizabeth adds no traffic to the eastbound right -turn movement. In the short range (2022) future, the Union on Elizabeth adds 6 percent to the morning peak hour and 4 percent to the afternoon peak hour westbound right -turn movement. Although the project does not add significant traffic to the westbound right -turn movement, the following mitigation factors will be implemented: • Residents (students) have Transfort passes that provide access to all Transfort fixed -routes including MAX and FLEX. The Union on Elizabeth will inform students regarding this benefit and promote it by making transit maps readily available in the leasing office and hosting educational programs. • Six hundred and twelve bicycle spaces will be provided within the development. Eighty bicycle spaces are uncovered, seventy five bicycle spaces are covered, and there are fifty five located within a bike storage room within the parking garage. There will be four hundred and two wall mounted bicycle racks/hooks, one per bedroom, located within the apartment units. In addition, there will be a bike rack for the City wide bike share program. Secure bicycle parking and the bike share program will encourage residents to utilize bicycles as a mode of travel. • An enhanced pedestrian/bicycle corridor running north/south will connect to the Lokal property to the north. This will allow pedestrians and bicyclist from the north to access the HAWK signal and the Shields Street underpass. —� �—DELICH Union on Elizabeth TIS, November 2017 % rASSOCIATES Page 25 Attachment 15 IV, CONCLUSIONS/RECOMMENDATIONS This study assessed the impacts of the Union on Elizabeth development on the short range (2022) and long range (2035) street system in the vicinity of the proposed development. As a result of this analysis, the following is concluded: • The development of the Union on Elizabeth site is feasible from a traffic engineering standpoint. At full development, the Union on Elizabeth site will generate approximately 1238 daily trip ends, 81 morning peak hour trip ends, and 180 afternoon peak hour trip ends. • Current operation at the West Elizabeth/Shields, West Elizabeth/City Park, and West Elizabeth/Site Access intersections is acceptable, except the West Elizabeth/Shields intersection in the afternoon peak hour. At the West Elizabeth/Shields intersection, the calculated delay for the northbound left -turn lane was commensurate with level of service F. • In the short range (2022) future, given development of the Union on Elizabeth site and an increase in background traffic, the West Elizabeth/Shields, West Elizabeth/City Park, and West Elizabeth/Site Access intersections will meet the City of Fort Collins Motor Vehicle LOS Standard in the morning and afternoon peak hours, except the northbound left -turn movement at the West Elizabeth/Shields intersection in the afternoon peak hour. • In the long range (2035) future, given development of the Union on Elizabeth site and an increase in background traffic, the key intersections will meet the City of Fort Collins Motor Vehicle LOS Standard in the morning and afternoon peak hours, except at the West Elizabeth/Shields intersection in the afternoon peak hour. The long range (2035) operational analyses are used for planning and informational purposes only. • The short range (2022) and long range (2035) geometry is shown in Figure 11. A northbound right -turn lane at the West Elizabeth/Shields intersection and eastbound and westbound right -turn lanes at the West Elizabeth/City Park intersection are required with the existing traffic volumes. West Elizabeth/City Park intersections meet the City of Fort Collins Motor Vehicle LOS Standard without the required right -turn lanes. Union on Elizabeth added no traffic to the northbound right -turn lane at the West Elizabeth/Shields intersection. • Acceptable level of service is achieved for pedestrian, bicycles, and transit based upon the measures in the multi -modal transportation guidelines. —� �—DELICH Union on Elizabeth TIS, November 2017 % rASSOCIATES Page 26 Attachment 16 DELICH ASSOCIATES Traffic & Transportation Engineering , f 2272 Glen Haven Drive Loveland, Colorado 80538 Phone: (970) 669=2061 Fax: (970) 669-5034 �71 November 1, 2017 Martina Wilkinson, P.E. Fort Collins Traffic Engineer P.O. Box 580 Fort Collins, CO 80522-0580 Dear Martina: This letter pertains to the short range operation at the West Elizabeth/Shields intersection as it relates to the Union on Elizabeth development. The °Union on Elizabeth Transportation Impact Study, dated November 2017, indicated that the northbound left -turn movement will operate at level of service (LOS) F during the afternoon peak hour, under the background traffic condition and the total traffic condition. According to Section 4.5.3A.3b Intersection Delay in the Larimer County Urban Area Street Standards (LCUASS), in the 'mixed -use districts° land use category at signalized Intersections, the LOS thresholds are: Overall — LOS E; Any Leg — LOS E; and Any Movement - LOS E. In order to mitigate the LOS F condition, two options exist: 1) build dual northbound left -turn lanes; or 2) remove the eastbound and westbound split phasing at the intersection. Either of these mitigation measures is considered to be an alternate design as mentioned In the variance process outlined in LCUASS. After discussions with Fort Collins Traffic Operations staff, it was agreed that a variance should be submitted with regard to the LOS F condition. The alternate design of building dual northbound left -turn lanes would Include: 1) widen the north and south legs of Shields Streets to Introduce an additional northbound left-tum lane; and 2) widen the west leg of West Elizabeth Street to accommodate two westbound lanes to serve the dual left-tum lanes. These improvements have practical difficulties. Foremost is west leg of the intersection and the proximity of buildings in the area. In order to widen three of the four legs of the intersection, acquisition of suitable right-of-way would be needed which would impact the Colorado State University and Campus West commercial uses. Some businesses would likely need to be removed. The required additional right- of-way and extensive construction is a disproportionate improvement for this development. The alternate design of removing the eastbound and westbound split phasing at the West Elizabeth/Shields intersection could be implemented in the future. It is the City desire to continue the split phasing to accommodate pedestrians and bicycles crossing east/west even with the new pedestrian/bicycle underpass. However, with the new pedestrian/bicycle underpass the City may find the need to accommodate pedestrian and bicycle significantly reduced. This is a City decision and will continue to be observed by the City to determine if the need for split phasing is needed. While the vehicle delay for the northbound left -turn movement is at LOS F, it does not cause the City of Fort Collins additional maintenance costs. The delay is to the travelling public; however there are altemative routes available should the motorists decide to use them. It is important to note that this LOS F condition only occurs during one peak hour on an average weekday and only Impacts one turning movement. It is noted that the northbound left-tum lane was extended to its maximum length (-350 feet), during the recent improvements to the West Elizabeth/Shieldsintersection. In light of the above information, it is respectfully requested that the LOS F condition for one traffic movement during one peak hour be accepted at the West Elizabeth/Shields intersection. The variance will not be detrimental to the public health, welfare and safety; will not reduce the design life of the existing intersection; and will not cause the City of Fort Collins additional maintenance costs. Thank you for your consideration of this request. Sincerely, oseph M. Delich, P.E. File: 1751 VAR LT01 PDP/FDP UTILITY PLANS FOR UNION ON ELIZABETH BEING A REPLAT OF PORTIONS OF LOTS 3 AND 4 OF CAMPUS WEST SHOPPING CENTER LOCATED IN THE NORTHEAST QUARTER OF SECTION 15, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO NOVEMBER 2017 LOCATION VICINITY MAP NORTH r-Iboe' PROJECT BENCHMARKS: PROJECT DANM: NAfull City of Fort Collins BenMmaA 20.9E At due Southwest mmerof Wei ELabI and Cons on Ave. onacanuefeka signalbase. EIEif 505015 City art Collins BenMmaA 139E At due Southeast comer of Weed Elizabeth and Sidecas St, on a concrete ka signal Base EIEif 5025.]4 Please Note: This plan set is using NAW%tor a vertical datum. Surrounding reappointments have mod NGW29 Unadjia Be Mdr wdN ldatum H NGW29 Unadjusted Datum is required for any puryose, Be following equation should be used NGW 29 Unadjusted = NAVU%- 318' Basis of Bearings The Basis of Bearings is me South line of Lot 3 as beanng Nordin 89.091 West. ORIGINAL FIELD SURVEY BY: Nonbem Engineering Project No. 1252006 Date April 2017 PITS Group Project No. 16066002 Date: May 2817 SUBSURFACE EXPLORATION BY: Tenacm Consuitanrs, Inc. GeoreMnical Engineering Report EItraMM SrreN Pmled 1208 and 1220 West EI¢ahN Srreed FM Collins Colorado Tenamn Project No. 201650% Dare: November 18, 2016 Revised April 18, 2817 DISCLAIMER STATEMENT: Trade whand, had. been exm cry the City of roe Coll Cr coupe mrym does rat byte evessing department the (Cy of For mums Engineer orue Gry m For col' i oaommoy and mwrm ass imply that axii ed The my ess shall ads be pronstred or any argon as evolocce of Trend a yearand c by he Cry of join Coll my bar way anal abandon of burns, when nat may be up. red dun no ne cons mown have, CERTIFICATION STATEMENT worst mation plans wee prepared use my drawar subsewpary in ery Of Fed 'a Ins and Sta a of Colored . . . boards and stopped reforms y and tat I am Lily responsible to the woman Of or announce that I have nothad on the. piano CONTACT INFORMATION PROJECT TEAM: ElizabaN Street CC Omer, LLC 999 South She* Grave Road, Suite 688 Memphis IN 38120 (901)254zs8o ARCHITECT Humphreys 8 Par mPfNitetls, LP. Max Reiner 71717M SheetSuite 65B W202 (9]2)]81-9536 LANDSCAPE ARCHITECT Fill Inc Stephanie Hansen, Ftq Ai 419 CanyonA Fort Canyon Avenue Suite 288 Fort) 88513 224s,Colorado (9I0)P15828 SITE ENGINEER Northern Engin er N SeMce, Inc. NORTHERN Antly Reese Fort North H aeet Suileloo ENGINEERING Fort Collins, raJo Oosn P14CdoCdo (9]8)1-0158 SURVEYOR Northam Engineering SeMce,, Inc. NORTHERN PIT NoMfhrvmsStreet 30 Suite too ENGINEERING Fort Collin, Cdoraea 80521 (970)2214158 lferracon GEOTECHNICAL ENGINEER m, ErcAbnon alRE CafwM1ing Engbwcn, on s n om° Point mas ed Suite C 1901 Sharp, Fort cO So52 (970) 484 0359 SHEETINDEX C001 COVER SHEET UTILITY CONTACT LIST:' C002 GENERAL 8 CONSTRUCTION NOTES UTILITI' COMPANY PHONE NUMBER GAS —Xi lsegy Pal meager (970)225-E840 C100 EXISTING CONDITIONS 8 DEMOLITION PLAN ELECTRIC City of Fart Collins Light d Paaer—Luke Unruh (970)416-2IIE ChAt Commd Ron pperman (970)567L425 C200 HORIZONTAL CONTROL B PAVING PLAN TELECOM. CenWryLink WIIam Johnson (970)3]]b,101 WATEHI City of Fort Collis UglMe Sharhe Boyle (970)22H6339 C300-C301 UTILITY PLAN WASTEWATER —City of Fort Collins UtilNg Sharre Boyle (970)22H6339 STORMWATER- City of Fort Collins WIMm—Sharhe Boyle (970)2216339 C400 GRADING PLAN 'This list is provided sonH.nonnem Eng.ee„re ee� a. Ino mWnsihiay �, Me enorMmdvtv.pN�tha it=pIInngany Neair use list woodendue (supposed meponswityfe, C401-C402 DETAILED GRADING PLAN all «L�p;batiomPmyaameae.=�y neemmeeUnryNdhen a.H.a ColoradouIm.rnbr C403 RAIN GARDEN GRADING PLAN C404 SUBGRADE PLAN C500-0501 UTILITY DETAILS C502 STORMWATER DETAILS C503 SITE DETAILS C600 EROSION CONTROL PLAN C601 EROSION CONTROL DETAILS C700 DRAINAGE EXHIBIT C800 FLOODPLAIN EXHIBIT L IXN:@1011WIN1,Lai M 1-110Cd7/= 10111 CMl0 7EST _111111111: 10 CC] IOIIII I I: I: MSP lgneeirg Group, PLLC 1618ENensingnn roup,P y 078, Sugar Land, TX E74E9 6pFhwiYLY6vR vx� (832)131-0560 STRUCTURAL ENGINEER MSP Engineering Grad,, PLIL 1618E nd, TX n By Val La Sugar Land, TX E]dN �yJpEgy,yLy rygme saw (832)131-0568 varUTILITY Loanoo CE NTER INcwMaYsbBIOW. Call before you BigInG PLAN APPROVAL Cifill BY: wham, k Faaleaam, YlWly Ueb CHECKED BY. shd.m.aae many b.a CHECKED BY: Cull BY Cehe CHECKED BY: oi. air ea .= s= ad a 8 >« Law 9:Now mwas manPa N. NO W 1 f J W z O z O W W C0 I \W O U Sheet C001 1 Of 19 A GENERALNOTES 1. All materiels, workmanship, and constructed of Public improvements shall meet or ex MMe dandsNs and specifications set loM In MeleAmer County Urban Mae Street Standamis and applicable state and federal regulations. Whom Mare is cra id between Msse plans and Me specifications , carry applicable standards, Me most selective standard shall apply All milk shall be inspected and approval by the Car ad Fort Collins. 2. All references to any published standards shall rater to Me latest revision of said standard unless specifically stated otherwise 3. These public improvement condmdion plans shall be valid for a period of three years man Medde of approval by Me City of Fort Collins Engineer. Use of From plans after Me expiration date All require a new review and approval improves by Me City of Fart Collins prior to commencement of any milk shown inthem plans. 0. The Nodded "a hI jumpe!Mere plans, W amended anNor seal hard, does berrLy aflrm r WnmNio to Me City of Fort Collins, as demands which may arise tam arty due and omissions examined in Mom plans. 5. Allstmmsemrcrostructbn,dmilasparverandoNer"My' utility installations, shall mnlarmto Me City dFort Collins standads and specifications mmM attire date digits l afMe plans by the Cry dFea Collins Engineer. 6. Tberypesee, location and number of all known underground utilities are approximate when sbwm on Me tlrawingsIt shall be Me ms ibiliryd the Develeperto verity the existence and location of all underground All along Me rude dthe work bdore commencing new conduction. The Developer shall be responsible for unknown underground utilities. T. The oevelopu shall contact Me Utility NNlfiallon Center of Colorado (UNCC) at 180011987, atl12 weMing days prier to beginning axaAmn or grading, to have all registered utility locations added OMmunregAemd dli y enNies (lee. tlON / Imgdion comparry) areM m loraledbycontactingtorespedivereprveenlafive. Utility service Iatemis are almto be located morto beginning appea n or gradingllshallbe the responsibility of to Developer to refusal all existing util0ive Mal canOid whin Me Roadbed improvements sbmm on Mesa plans. 8. The oevelopu shall be responsible Mr pmWding all uMOies tlunng candmrdon and Mr marginal with Me appropriate utility company Mr any AIRY crossings requiretl. 9. If a can0id exi56 between existing and proposed uMNes seem a design nx Mmfi n is required the Derelogr shall mortllnale wM the engineer tom0fily Medesign. Design modlfimllone)mural M approved by Me City of FM Collins priorto beginning mns ion 10. TM1eDeveloper shall mortllnale and cooperate with Me CRY of Fort Collins, and all utility companies involved to assure Mat Me milk is amJlided in a timely fashion and with a minimum tlivhyti0n of service. The Developer shall be resporeide far commit in advance, all paces aRected by any tlbupllon of any utillry service remit as Me utllgy companies 11. No work may commence Milian any public storm water, sanitary sewer 0r p0ta waWrsyslem uaM Me Developer notifies Me uMtty pmvttle. NotiOmtlon shall be a minimum of 2 working tlays ptat0 mmmencemedda mM At Metliav mdtbewduudkpmv r,a pre-condrudion meeting maybe required probe cammencementof am At 12. The Developer shall sequence installation of uMNes in such a manner asto Minimize potential AIRY mn0icts. InWneml,sMmseweandsaniWry sever should be constructed prior to imlallAon dte wand lines and dry uMNes. 13. The minimum mveroverooter lines is 05 Net andtbe maximum buyer's 551cet unless otherwise noted in Me plants and approved by the Water Utiltry 10. AS WCond donDmalatng Wadewaterobchage Pm ftbmquirMffatewatenngisrequiredinadertoindalludwti orff Bois dms anted into a dorm sower, cannel, irrigation ditch 0r any waters dtbe United Strive. 15. The Developer shall comply with all Bums and conditions of Me WuoPermO for Storm Wrier Discharge (Conduct Cdaado Department of Health Quality Control o'rubion, (303) 692 3590), the Slam Water Management Plan, and Me Emotion Control Plan. 16. The City of Fed Collins shall net M responsible for the maintenance dstomm commercia<ilities located on ptvder probably . Maintenance of omfte drinage auditors shall be Me handful d the property contro j ii. Probe final inspection and maepance "a of Fort Collins, mvfihation rite drainage facilities byaregistermengineer,mudbe satisfied to and approved by Me S10mmater Utility Depart mL Cedficati0n shall be submitted to the Slamraater Utility DUmdmenl at leadtan weeks prior to the release d a ceNOaR or occupancy Mr single family Made Facananercialpropete,m cAonshallbesubmNM10Me Slomnvater Utility Ccptra l at lead two weeks prior to the release of any Wilding damage in excess dtose allowed prior to mrafificati0n per to 18. The City 0f Tom Collins shall not M responsible for any damages crinjuries o. iaiatl in tle Development as a resuft of groundwater seepage, whether resulting from groundwater flooding, structural damage or full damage unless such damage or injuries are sustained as a result rite Cary of Fort Collins hilure to property maintain xis water, vmsfewalep seem storm drainage facilities in the de elopm M 19. All recommendations dthe Final Drainage Report Mr Union on Elizabeth, dome November28, 2017 by NMbem Enynevnng shall be fdlowel and implementetl. 20. Temporary sodium control during concoction shall ber loco tl as shown on to Erosion Control Plan. All erosion control measures shall be maintained in good repair by the Developer, and such time as Me care disWNetl areas is stabilized with hard summer 0r Luxemburg 21_ The Developer shall be responsible MmaMr iMe n0 mud 0r debris shall be tracked Onto Me existing public streetsystem Mudanddbrbmsf be removed within 2E hours by an appropriate mecmdcal method (I a machine broom sweep, light duty demand lower, eir ) 0r as approved by the the City of Fort Collins street importer. 22. No work may commence within any improved or unimproved public Purl Way until a lgM-d-Way Pe car Development Construction Permit is obtained, Wappliesbrie. 23 The Developer shall be responsible for obtaining all necessary ponds Mr all applicable agencies priorto management of constructed The 20. The Developer shall be responsible Mr obtaining soils tests man the Public Real Way after rdt dway grading and all me e ary at fart cmuns adaum pavement miuness sedmn(s). Federal of me option uses, all final smispavemem design record snail be prepared by a licensed Professional Engineer. The final report shall be submilletl to to Inspector a minimum d 10 Adding days prior to placement dbam antl asphalt Placement of cut, gutter, sidewalk, base and asphalt shall not occur until Me Cary of Fort Colima Engineer approves to final report. 25. The contractor shall hire a licensed engineer or land surveyor W survey to conducted dlomain; of to street subgrade and ryner fiOMae at all tderseNons. Inlets, and offer locations, requested by the Me Cary of Fart Collins Inspector. The engineer or surveyor must ceMy in a IMuto the City of Fort Collins that these eievallom contmm t0 Me approved plans and specifications Any deviations shall be noted in tle IdBu and M1en resolved with Me Cary of Fort Collins afore installation dbau course or effidwtll be allowetl on the streets. 26. All utility Installations whin or acrrdste roadbed of new resitlmtial roads mud be completed prior to Me final cages of mad crostr nFar Me purposes of Mese dandads, arty work except dg damages subgratle is considered final stage w0M NI semce lines cost bedubbetl tothe property lines and marked so as M reduceMe excavation necessary for building fonnecfi0ns. 27. POaiomdLanmer CountyanewMinaverlaycstrtctr.Re"rimer County Flood Plain Resoludon should a detenWta Mr atltlftional mWna for roads within these dbmds 28. All road Norma on in areas designated! as Wild Fire Hazard Areas shall be done in dimensional the construction mlena as established In the Wild Fire Hazard Area MNgdim Regulations in force anteaters of final plat approval. 29. Promo to mmmenu mentof arty mnstre on, Me contractor shall cmMciMe teal Entity ForesierM schedule a site inspection Mr arty tree removal requiring a permit. 30. The Developer shall be responsible Mr all aspects ofsalm in dutlirg,butndlimtletlto,a vAon, te6ing,sWnng,b cc td,andsecody. Rekr to OSHA Publication 2226 Expanding and Trial. 31. The Developer shall submit a Construction Traffic Control Plan, inaceatlancemh MUTCD, WMeappropdate MgMaf-Wayau oft (Ibe CRyof Foa Collins.Lamer Coudµ Coloratle), forappmval,pdortoartym dbnaMrtie in oaffectmg,MemgM-d-Ww The Uevelopersball be responsible for providing arty and all traffic ormad devices as may be required by to coastal activides, 32. Poor to the commencement of arty construdmn not All skeet trait signs 0t any It Me contractor shall coMad Me Cary of Fort Collins Traffic Operations Department who will Temporally remove or rd0cale time sign at no cash to Me contractor however, if Me contractor moves the trait sign then the contractor will be charged Mr Me labor, materials and equipment to reinstall the sign as neetletl. 33. The Developer is responsible for all cods forthe infttal inBIlAon of tic signing and striping Mr to Development relaM to Me Developments local street operation. In addition, Me De oWis responsideM all cods iobaific signing and striping relatieto krechngtraMc acevesio and Mom the Oe oMeM 30 There shall be no as coastal atlirNes on Saturdsyer ud¢s spec lly approved by Me City of Fort Collins Engineer, and no see construction adivNss an Suntlays or holidays, unless More is prior w m appaval by City N Tom Collins. 35 The Developer is sexual far providing all IaWred mderiab necessary for Me completion of the intended improvements, shwmon Mese dr ngs,orJ gnaWdMbepmvded Indalleq ocaudmded unlessspedtirallynotetlotherwise. 36 Dimensions Mr Layout and mraimdion are not M bescaled from any drawing. If p dneM dimensions are nut shown, moderate Disitant daiAicafion, antl succeeds Me dimension on the asbuift record tlrawings. 37 the Developer shall have, adds art all fimes,one (1) are copy of the approved plans, am(1) copy 0f the aRegulate standards and sped tam, and a copy of any permits and extension agreements needed for the job. 38 If, during the abnormal improves, confirmed are encountered which coula initiate a situation that is net idea eat in Me plans or specuficatioas, Me Developer shall mdact Me Designer and the City or Fort Collins Engineer Immediately. 39 the Developer shall be re sibk Mr recording as built information on a set of ecord drmnngs kept on Me mns on site, and available to Me farmer County 'a Inspector d all Week Upon completion dMe work, Me mntradored shall submit remd Jmnngs to Me City of Fort Collins Engineer. 00. the Designer shall provide in this location on the plan the location and desoipticer dihe nearest survey benchmarks (2) for Me project as well as Me bus's of hearings. The information shall be as allows: PROJECT DATUM: NAVD88 City of Fort Collins Benchmark 20-9] AtMe Southwest corner of Wed Ef¢abdb and Cacti mAve. enaconodetraificsignalbase ELEV-505015 City of Fort Collins Benchmark 19-91 Attire Southeast mmerof West Elizabeth and Sheds St, on a mnodetraMcsignal base. ELEV. 5025 yE Please Note: This plan set is using NA 8 Mr a vertical datum. Surrounding developments have mad NGVo29 Unadjusted Mr Mur vetial datums If NGW29 Unadjusted Datum is required for arty purpose, the following egation should be used NGV@91nabdetl=NAVo8 Sky Bash dmannas The Bats d Bearings is Me SwM Iihe of Lot 3 as bearing Nart model West 41. All stationing is hazed on anretltne of maAvays unless dberwise notetl. 42. DamagetlmN, gutM and sidewalk existing prior W cbnorma ryas well as existing Word, bees strBets, sitlexaks curbs and gutters, landscaping structures , and impmvemm6 destroyed damaged or removed due M constrnctkn of this pmjed Mal be replaced or restored in like kind at the oevd0psr's expense, unless drawing indicated on these plans prior to the acceptance ad remembered! improvements anor prior to the ssuance of Me first Cedfiate of Occupancy 43. When an exiling asphalt street must be M, Me Bred mud be Nodded t0 a condNon equal to or bider Bonn he original contlion. The misting Bred condNOn shall be dommedetl by the Cry or Fort Collins Construction Inspector before any m6 are made. Pabling anal be done In accordance with the Cary of Fort Collins Sked Repair Standards. The finished path shall blend F sm00Mly iM Me exisfing surface. At large patches shall be paved with an asphalt lay-0 nmachine. In streets more more Man one traffic made, an O yrite entire stree t. including the patched area, may be required The determination of need Mr a complete ovetlay shall be made by Me "rimer County Engineer anNor the Cary of Fort Collins Inspector at Me time Me cuts are matle. E0. Upah mmoObn of consMdon, Me site shall be cleaned and and Ito a condition egeal to, or bidder tan, Mat which existed bdore construction , car to Me games and condNOn as requiretl by these plans. 45. S Mad Handicap ramp, are to be condmdetl at all curb returns and at all T idemdias. E6. After acceptance by Me Cary of Tom Collins, pudic improvements depitlel in Make plans shall M guaranteed to M free tom mawdalaM waMmrship dda Mr a minimum period ofMn And from the dark d acceptance. 07. the City d Fort Collins shall net be responsible err to maintenance d readxay and apputenanf improvements, including dam drainage dmctures and pipes. No Me MlM ng pmde streets NA E8. Appmvetl VadancvearelisWdazfdl0 NA CONSTRUCTION NOTES A Grading and Er on Card Notes 1. the xesion control inspector mud be nodded at label Mrenfyfiur(26) boom pier W arty construdmn 0n the site. 2. There shall the no eaMdisWNing activity outside the limds desgnded on Me marked plans. 3 All requiretl perimeter sift and construction fencing shall M inB IMF to any land disWNing activity (stockpiling impping,grafing, etc) At other requiretl erosion control measures shall be installed attire appropriate fime in Me condmdion sequence as indicated in the approved added schedule, construction plans, and emotion combat report. 0. At all times during conduction, to Developer shall be responsible for preventing and controlling on- site erosion including keeping Me pmp radica y waded so as to unhandsome! Wave sediment The Developer shall also be responsible Mr installing and maintaining all emsM coo l Wtlltfies shmvn Berea. 5. PredisWNance vegedon shall be pMedetl and remained wherever possible. Removal or disturbance of existing vegetation shall be limited to to dreads) required for immWled construction operations, and farce shortest practical pmlM of time. 6. All sails egwsetl during land disturbing activity (sbtpping, grading, utility Installation, stockpiling, filling, de) shall be kept in a roughened coMNOn by ripping or bisking along land contours and mulch, vegdWj or other performed erceion control Bli are installed No cots in areas outside prated street rights of my shall remain expOSM by land dis uNing activity for more than Might (30) data Wore required temporary or permanent erosion control (er g. seMrmulch, landscaping, Ad )'s ind IIW, unless otherwise approved by Me Ciry/County. y. In order to minimize erosion potential, all temporary (strudural) erosion control meawrm shall: a. Be inspected d a minimum d0nce everytw0(2) weeks and aflereach sgnMfia ohm event and repairM or re oa me dos nec¢ary in order to ensure the mina paffirmame of Metr Mended function. b. Remain in place uMl ouch time as all to surrounding tltsWNW areas are suMdedNdabilzed as deBumaM by Me grade coMOl inspector. c Beremoved after fire site has been sufficiently stabilized as delermtned by the nodded virtual inspector. 8. When temporary erosion control measures are removed the Developer shall be responsible Mrte dean up and mm lmall additional debits tam all drainage infrastructure and other public facilities. 9. The contactor shall immediately dean up any constructed damage ina&edenfly deposftW on existing dreds, sitlewalks, orotherpudicdgWof my, and make sure dreds and walkways are deaned site end preach working day. 10 AuretamMSMWents, partmlaM tics¢ on paved madway surfaces, shall the removed and disposed der a manner and roadbed s0 as motto cause their release into any Adds 0f Me UnftM States. 11. No mil stockpile shall exceM ten (10)leet in height. All bail designed shall be pmleded ton sedim M"ns by achieve roughening, Aroung, and Forimed sift fencing. My mil Burkpile remaining after thirty (30) days shall the seeded and mulched!. 12. The stommvder volume apathy m tldeMcn good; All ben omd and dorm sewer lines wills cleaned upon completion mtla project and before Mbing Me maintenance over to the Ciry/County or HOn ers Association IN CA) 13. CM Odaance and Cclore do Discharge Permit SytemSDPS) requiremeds make R unlawful t0 discharge a allow to discharge m any polmad c0damtnared wrier ham mmMcUo sites P011mads indMe, bid are not limited to d ndetl budding mderials, concrete fuck washed chemicals, ail and gas products, lifter, and sanitary waste The developer shall at all limes take whatever measures are necessary t0 assure Me Roper containment and disposal orpollutants on the site In accordance win any and all applicable Ideal, state, and betleral regulators. 14 A tleslgnated area shall be provided on site for concrete truck chm washout The area shall be con Wdd so asto contain ma Wrmtodal and local aleast fifty(50) feel away brim any waterway during construction. Upon completion of constre on activities Me concrete washout mAdal All be removed and properly disposed of pdorto to area being restore. 15. Condon in Me field may warrant erosion control measures in atltlftion to what's shown on Mese Plans. The Developer shall implement whatever contro care tlderminW necessary, as directed by the Cary. 16. For additional information see separate Barbuda Management Plan Erasion Central Raped for Union an Elzabdh. B. Sheet Improvement Name 1. At street conduction is subjedto MeRoadbed Nolss cntbe cover s NMese plans as well as Me S O Mpavemertls NNss listed M1ere. 2. A paving section design, signed and damper!by a Colorada li¢nsetl Engineer, must be submMed to Me CRY of FM Collins Engineer for approval, prior to any street construction acidic Hall depM aspFaft sections are net permiBetl at a JepM greater than 8 inches of asphalt). The job milk shall be suds derr approval prior to placement of any aspbaft. 3. Where pmpaed paving adjoins existing aspbaft, Me misting asphalt shall be saw cut a minimum distance of 12 inches tom Me existing edge, to cede a dean dbn joint The Developer Mal be required to remove existing pavement to a octane where a dean con don joint an be rmle. Meet m6 shall not ber allowed unless approved "a City d Fort Collins Engineer in Fort (All 0. Street subgrades shall be started the top 12 inches and rewmmpaded morto subbase indlatin. NobammdeW allbesidualMe subgrade has been inspected and approved by Me City dhow Collins Engineer. 5 Ft Collinsonly. Valve boxes and manholes seats be daugM up to grade at the time dpavemed placement an ovetlay. VaWbmadjusfingdg are not allowed 6. Men anexidingaspba0dredmudbecut Mestredmiai Mreslre Wam MonequalWarb rMan Nonginal condition . Tbendsting street condition shall be documented by Me Importer before any Ms are made. Cutting and patching shall be done in conformance with Chapter 25,Reconstruction and Repair. The WANT patch shall blend smedMy into the existing surface. The de inalion of need far a complete overlay shall M made by the City of Fart Collins Engineer. NI ovetlay work shall M cookinade l with adjacent landowners such Mat future projects tle not cut the new asphalt overlay work 2 At traffic control devices shall be In conformancewgb Mese plans or as otherwise specified in M IT T C o_(including Colorado supplemed)and as per Me Right of Way Work Permftta cconlml plan_ 8 The Developer is required to perform a gdfowaRn flax test In the presence of the City of Tom Collins Inspector and prior to mountain of asphalt Gutters Mat hold more Man lb inch deep or 5 feet longitudinally , ofwater, shall be mmpldely removed and reconstructed to drain properly. 9. R'w W pLmc M ad H ISP. or concrete within the street and air mdsareltlensiy tests have been taken an Me subgrade material (when a full de section's proposed arch the subgrade and base material(when a composite section 's Removed, amechanical"proofroll" willberequiretl The entire subgrade anNO base material shall be rolled AM a heavily loathed vehicle having a Wtal GAS 0t not less Man 50 0001bb. and a single axle weight rid least 18,000 Me win pneumatic fires inflated to net less that 90 psiq. "Proof roll" vehicles shall not travel at speeds greater Man C Traffic Signing and Pavement MaMng COnstruchcn Notes 1. At signage and marking is subject W Me General Name on Me over shed dibese plans ,aswell as Me Traffic Signing and MaMing Co dbn Notes listed M1ere. 2. At symbols, inclu frog mom, ONLYS, crprova lks YW bars, do shall be panBannedMemo-plashc. 3. At signage shall be per Me Cary of Fort (All Slandads and Mese pars or as oMerwbe specified in MUFCo. 0. At Wre lines for aspbaft Jevem shall restive two cods of ldex paint with glass beads. 5. At lane lines for concrete pavement should be gnxy paint. 6. Prior t0 permanent indallAon or traffic striping and rymbOb, the Developer shall place temporary taM orWpe depicting alignment and placement officialism Their placement shall be approved by Me Cary of Fort Collins Traffic Engineer priorto Permanent installation of striping and symbols ]. PrefomwgHhemoMasfic applications shall be as speefea in From Plans anNor Mese Standards. 8 Epoxy appliaWm shall be applied as specified in SUCH Standard Specifications Mr Read and Bridge Commodore. 9. At surfaces shall be thoroughly deaned prM W indallafun of striping or markings. 10. At sign posts shall utif¢e break- away compares and fffiders par the SlanMade 11. Afidtl inspection or location and installation of all signs shall be performed by the Cry of Tom Cantos Traffic Engineer. All tltscrefancive Nen W Mang Me field Inspection must be conected Mire to 2-year wanady period will begin. 12 The Developer Installing signs shall be responsible for looking and protecting all underground unties 13 Special are shall be taken in sign batten to ensure an unobstructed view 0f each sgu 16 Change and striping has h Mekadined by lmomeion available at the time of review. Prior to inNakion of Me warranty pekdJbe C'M of Fort Collins Traffic Engineer reserves the right to require additional signage anchor strong Mom City of Fort Collins Traffic EngnandeBu ine not an unforeseen contlNm mnants such dgnage according to the MUTCD or to SUCH M and S Standards. All signage and sbtping shall All under Me scandal dihe 2- year yourself period for new construction (eaxpl fair Am on tratfic markings). 15. Sleeves for sign pods shall be required Mr use in islandshismans. Rekrto CbapWrid,TmMc Conaoloevice,,MratltlNOnaidd I D. Storm Drainage Name 1. The City of Fort Collins shall rat be responsible Mr Me maintenance ddnrm homing¢ htllNes for W on mvaR legal Maidenancedmsfte drainage facilities shall ate responsibility of Me Pepsi omega). 2. At recommentldions of Me Final Drainage Rapid for Union on Elizabeth, ddWNovemar28,ID17 by NmM Enginemngs Wl be Mllo and implementetl. 3. Prior to final Inspection and acceptance by the Cry of Fort Collins, caufiation rite drainage Well by a registered engineer, must by submitted! t0 and approved! by the SYormwater Utility Department. Ce tfiation shall all submitted to the SYommater Utility oeparanent d least two weeks prior tote release of a ceNfiate of occupancy for single Emily units . For commercial pmpdWs, unification shall by submNW to Me Slonnwater Utility Department at least love weeks prior tote release of any building permib in excess of Mass allowed prim ceNfiation per Me Development Agreement E Utility Notes 1. Alwderilne and surgery s cone don shall carbonate Me CRY dhow Colin utillry Bandar% and speefiafions mneaio time of careful 2. The mamum equal overwdulinesb4_Sled and Me maximum coverb 55feet unless dberwise noted in Me plans and apymretl by Mewaler di ry_ 3. Water mains shall the poly supped Dl P, or PVC wM team Are. 0. HOME pipe may aused for 1-12 and 2'1 nor water smiced The Pipe shall meet Me standards of AMA 901, USE Standard 61 and ASIM. TM HOME pipe shall m Sli having a pressure rating of psi. Slifleners shall be used at all fillings and connections. Tmcdvvm shall a inB lkd wM Me HWEservice, and shall extend up Me mN stop. Ta mN slop shall a covered wfth a meWl vaN bm and "waW lid per City Wam DeMII ilA best dome, R is Impassible t0 fully display suaurli information priori eeamti0n Th's is especially true in areas of unknown suaurli conditions an have cost and schedule Impli rWm. PnortofiaWm contact terns, R is strongly demands are required to seat Ad commence and tartars tmparnng sequence otmis t a made aware of the protocol Mr dealing with such unknown suaurface creditors promo CALL tFul Fri ENTER OF COLORADO 10 K m"atsb low. Call bMmyou logOUL2EAGNINS DAYS IN PLAN APPROVAL CHECKED BY: teen k tomorrow, uWty Deb CHEQUE➢ BY 9taomhnter uwuy 0.b CNECKEO By. Da CHECKED BY: Deb CHECd(m BY. oat. e� a= ST off 8i vc u8 1 ff i J w Z 0 Z 0 II Sheet C002 2 of 19 F CONESOMINIUMS IN IM24 T QUENTIMI FLAGS LINE DRAIMMUEEMAREMEND .oeEV.w,Eo I BARBUDA UTILINES TO BE DEomI P AS NEE I I SERVICE TO BE ABANDONED AT MAIN A PROPOSED SABACCUT TO REMAIN J NRYP, II WEST ELIZABETH STREET (80ROW) SECTION ME 11:1g79:A1AxN1 W I1\Is] 1:N !II;III ANN FIGANCEPER RAW III \DO WS. o --s71is:,ij li Ire rrv—FREE — I ASPHALT ��� rsrdww�a®wswvwvae�Ti.�a�q ®/FIFO P TO 811 REMOVER) 4 ; i ;mod. o:�ao �i®mot rip,i'REMAINED BLAMED te MA MA MA im �'/►w�a�y ODOMff:®AM ►�1!OBSERVED BWX_ TO BE REBUFFED UPT I`<.' ;Y 90.1 „ r/.1 `► EXISTINGCONCRETE TO BE RESCARED TOLE BERGSTROM) JUD.-MPISTING MGM • ► c ® ��d ,•/ r� P o ✓�LIGHT o� r� ,r i Dill. �a ► / WALLED S_RVCE fai , UT Li— OED-STRIAN Q TO BE TED c _ �.R`��o��pr.���rrrise+r �► .� .di��l,���;�I����;�;mod{'I��C�i�a R_ • tee.., ��� fAt/�I�V►_`1_I`��ad'+AM oInINI&AOrwQ!�\���-��1�1�jR'�� j _ _ itiL�4TFl��EFFEEFFE TO BE REMAINED TO BE REFLOCATED PRO ED I BE TO BE TO mWwim SIGN PROP) .'EFFEEFFE .JI�AIi. cPROFFORNED SAMMURYSEMBEIR EXISTING IF STAY E- Aft 1 ALL ANNULAR GREEGINTION THELUSTS OF ME DEVELOPMENT AND ARMIN ABU NATURALAMENUFFER 7 TO REMAIN J NRYP, II WEST ELIZABETH STREET (80ROW) SECTION ME 11:1g79:A1AxN1 W I1\Is] 1:N !II;III ANN FIGANCEPER RAW III \DO WS. o --s71is:,ij li Ire rrv—FREE — I ASPHALT ��� rsrdww�a®wswvwvae�Ti.�a�q ®/FIFO P TO 811 REMOVER) 4 ; i ;mod. o:�ao �i®mot rip,i'REMAINED BLAMED te MA MA MA im �'/►w�a�y ODOMff:®AM ►�1!OBSERVED BWX_ TO BE REBUFFED UPT I`<.' ;Y 90.1 „ r/.1 `► EXISTINGCONCRETE TO BE RESCARED TOLE BERGSTROM) JUD.-MPISTING MGM • ► c ® ��d ,•/ r� P o ✓�LIGHT o� r� ,r i Dill. �a ► / WALLED S_RVCE fai , UT Li— OED-STRIAN Q TO BE TED c _ �.R`��o��pr.���rrrise+r �► .� .di��l,���;�I����;�;mod{'I��C�i�a R_ • tee.., ��� fAt/�I�V►_`1_I`��ad'+AM oInINI&AOrwQ!�\���-��1�1�jR'�� j _ _ itiL�4TFl��EFFEEFFE TO BE REMAINED TO BE REFLOCATED PRO ED I BE TO BE TO mWwim SIGN PROP) .'EFFEEFFE .JI�AIi. cPROFFORNED SAMMURYSEMBEIR EXISTING IF STAY E- Aft 1 ALL ANNULAR GREEGINTION THELUSTS OF ME DEVELOPMENT AND ARMIN ABU NATURALAMENUFFER 7 LARGE PROPERTY AREAS CONTAINING ��D TREESAND SERMUCATED FROM YAMAGUCHI A AGREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY TJUS 311 PROBES WALL REMAIN AMID BE PUBTATED UNUESSAMOTED ON THESE PLANS FOR REMPOWN LAND ALUMINA AREAS READ RIGHTEREMAYAND UTUDY EARGEMENTS WAY NE RUMORED BEEF RULING FIRST HARBOR PROFESSIONAL ECOLOGIST OR WILDLIFE MOLOGMT G�M�EA GERMAN FATHER THAN ERECTING DORMOUSE FEENCANGARMUND COMPUTERS REASUIRED IN WARBURG SURVEY TO IDENTIFY My ACTIVE NESTS EXISTING ON THE PROJECT GTE FACTIVERNESTRAFTERRUNT 2 WORD ME DRIP LINE OF My PROT�M EXIMINGIREE THERE SHALL BE NO CUT OR FRUL CATERA AGRACEMAK THIS MAYBE ACCOMPLISHED By PLACING METAL UPPOSTSTAXER AMPARNIUM OF FIELD UP ME CPU BURUNDI PLANNER CALL DETERMINE BREMER ADDITIONAL RESTRICTIONS ON TRIED FOUR INCH DEPTH UNLESS AQUALIFIED REFUSAL OR FORBORE UPS RESTATED SAO ARRANGED ME FEETAPART AGO TYING RIBBON OR ROPE FROM STAKE TO STAKE ALONG ME OURTUARE PERIMETERS OF REMOVAL AGO CONSTRUCTION APPLY DISTURBANCE SUCH ARABS BEING MURRAY IS REFERTO LANDSCAPE AMID IRRIGATION PLAINS FOR ADDITIONAL TREE GOVERNOR M��� N ALL PROTECTED EXISTING TREEKS SHALL BE PRUNED TO THE CITY OF FORT COLUMS FORESTRY A THE INSTRUCTION OF UTILITIES REGARD LIVESOMARY UNDERGROUND BROADCASTING STANDARDS TREE PRUNINGAND REMOVAL MALL BE PERFORMED BYA BUSINESS THAT HOPES A EXCOMATION DEEPER THAN SM X) INCHES SHALL BE ACCOMPLISHED By GAINS UNDERTHE ERNST GER DIST BE IS T "ED FRO' THE FACE OF T TREE ROUND VAROF ARM IS SOARED FROM I PRIOR TO AGO DURI N A GREATER MON SAUDI BAD SHALL BE ERE GED ANN I ND ALL PROOF MAD TRIED DAM GLEN AT BREAST HEIGHT A3 DESCRIBED IN THE COAST RURAL HEI Off SEEN RED WITH A GOT UPSM NO CLOSER THAN SIX PC FEEL FROM THE THUM K OR ENERGY U) OF THE DRI P LI ME, NUCLEAR IS GREATER IN ENE SHALL BE NO STORAGE OR MOVEMENT OF ED I ON ENT MATERIAL DEBRIS OR FILL ALL IN IN E FEN CEO TREE NOBLEMAN SON E I ED RING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PRESENT THE CLEANING OF EQUIPMENT OR MATERIAL OR IN E STOCK BE AND DISPOSAL OF MOORE MATERIAL SU ON AS PAJ SIR OILS SOLVENTS AMPLAT CON CRETE, MOTOR OIL OR ADS OTHER AUGUST FARM FUL TO TH E LI FE OF A TREE WILD IN IN E DRIP LIN E OF My PROVE OFF TREE OR UPON P OF TREES & NO MARGAGANG AMENDMENT MINES, SIGNS OR PERMILTS SAY BE FACTEMEJ TO A" HADIFECTED TRIED ME E A DIAMETER AT BREAST HENGNATNMCHEEO BURGER DISTANCE FROM FACE OF TREE (FEET) AM 1 ART 2 AM 6 DARK 10 A — — D _ _ , City of Fort Collins, Colorado UTILITY PLAN APPROVAL APPROVED: cry e•im... at, CHECKED BY: FALL BUT MY xOTIMPATION ER OF later ISw"IN"Jee VWIy Vet, GainnnV CXECKEO BY 9le.mmbT VIWy OeM C ECKEO BV: VeM ICl Call Call cerore you alq. you CHECKED en CHECKED BY. wo .aleINNDAC� D S, ® NORTH FEES EGGS �AMFE AT: 4:14VIV, PROPERTY BOUNDARY EXISTING RIGHT -OF WAY EXISTING MAJOR COMFOUR EXISTING MINOR CONTINUUMSTORM _-5V15-= EXISTING ORMSER o-isTixV SE ®mF EXISTING ELECTRIC VAULT EXISTING FIRE WDRANT v EXISTROVALVE Mz NGWELEHoEUmd PEDESTAL o EumxV TRESS VV REMAIN, t EUSTING TREAS AIO NEREBUFFED) EUSTING E TO BE � IY YYIG EwmT xV ASPHALT oe REMwEo 27 ( ®4 FAiE® FIELD SURVEY BY: NORTHERN ENGINEERING �z �E�R:OIL m®BB.aor Ed PROJECT DATE MAYS0„ F z SUBSURFACE EXPLORATION : BYTM�CONSULT�S �— IRS O" GEOUTCHNICAL ENGINEERING REPORTEMPAUEZEM STREET PROJECT Zw FORT COLORADO BBB oMRAGOx ATE MOVEMBER13, WIG NOTESSHOWN ➢$ I THE SIZE, TRUE AND LCANNUMON OF ALL KWMGN UNDERGROUND UTILITIES ARE APPROXIMATE WAR ON THESEDURFUNINGS IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY m THE COMMENCING MEN _ _ _ _ - - DERGROME) aw UTILITIES AND SNNU BE BEER FUSIBLE FOR Au UNKNOWN ONGERGEOONO PUT TIES ow * CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING D-MOLITION DEMOVALREPLACEM-N- AND D13POSAL OF ALL FACIF TIES AND MATERIAL * CONTRACTOR S ENCOURAGED TO PERFORM D-MOLITION IN A DANUBE MUST MAXIMIGES SALVAGE REAL BE AND AOPRVOORIATE SORTING AND STORING IN a :�IT .E_ - m AS AGGREGATE THIS PRODUCT ON IS LGATED AT 138C HOEEMANMLROADANOFANBEREACHEDAT I: IN * ALLSYMBOA ARE ONLY GRAPHICALLY EOANGARECOLLEGFAE CONTACT THE PERFECT 3URVEYOB FOR AN INQU1RIESRELXTEDTOTLEEMUIMNGSMSURVEA * LIMITS OF A-REET CJT ARE APOROXIMATE FINAL LIMITS ARE TO BE DETERMINED IN ME FIELD BY THE a sIN00 RDANCE AM STANDARDS BE A UP BE MAY REQUIRETO DEMOVACOOED AGRaANMA BAON CHAND DA BE NATIONGPWN N ER�OE WN221 6700 FOR AFTERINSERVICE L THE APOR DPARTE PERMITS AND APPROXIMATE HAVE BE-N CLUDESBUT=NOTL,TO.TGTHEOEMOTMOSTRCRORESAND T 10 NOTBEES SHALL BE REMDV-D DURING -M CONFUSED NESTING SEASON FEBRUARY I JULY 31) WITHOUT FIRST HAVING A PDA ES3 CHAT E-OLDG13T OR OV LDLIFE BICLOCIA"COMPLETEA DEALING STOOD TO D_N_FJ ANY ACTIVE NESTS -XISTING ON TLE PPOJE-T SITE THE SURCEL SLAT BE U) SENT TD THE CITY ENVIRONVENTA PLANNER FACT VE NES-S APE FUND THE C TY AT L COOED NATE WITH RE EXACT STATEAND EDERAL DEPPESENTATIVES TY DE -ERMINE AMMER Z ADDITIONA RESTRICTIONS ON TREE REMOVAL AND CON3TRUCTIONALP J Z x ,, B p Q �­­d APPIRDPRIATE UTILITY PROPAIDGER PRIOR TO BEGINNING ANY FUDDLE DEMOLITION M AI'� 0 ENT STANDARDS3 MaR N Z REOORExENTSOETNERP COMPANY Zp 14 DOMESTIC WATER SERVICES FROM TLE METER PIT OR CURB OR SHOWN WERE w p ONTHISDRANING CONTRACTOR STALL REM DOE THEENTREL OF THEP WATER SERNOT VICES ESFROM THE � ORS NATION LAN TO TLE -Xsr NG E,MNS. V15 UTLT"GET_RS SHARP ON -IT S DRAWING TO BE REM FRED ARE SHOWN PER ME TOPOGRAPHIC STOOD REFORMED DR M_ PROJECT AND ONLY INCLUDE THOSE MIDLAND MUST WERE CLEARLY o pp J VSIBL_ OR ACCESSIBLE AT THE OF THE SURVEY CONTRACTOR CRAFT NOTE THUSTAIDDITIONAL EXISTING METEMAY BE RES_ry FROM -HOSE SHOWN AND SHALL ACCOUNT FOR AND REMOOE z Z_ EXISTING O 10 ELEC_R C SERVICES TO EX13TING BJILDINGS -0 B_ REMOVED ARE SHOWN OCR INFORMATION — w THAT ADD T CHAT UNDERGROUND ELECTRIC SERAGES AND - NI_ B BE U] 0 _ - REMOV CCOOED CITY of PACT COLLINS UTILITIES OE ARTMENT PRIOR TO BEGINNING AND OOED RATED WMI THE DEMPOLTTIONS LLI 17 REFER TD AND COORDIMATTE WITH THE SITE ELECTS CAL PLAINS F DE ALL EFFL®RESCED SITE OR ET LIGHTING ALL STREET LIGHT R-LOCATIONS SHALL BE COORDINATED BILL THE CRY ANN FORT COLLINS UTILITIES DEPARTMI PRIOR TO BEGINNING ANY UTILITY DEMOLITIONS 19 APPROVAL OF FLOPSELPLAIN JSE PERMIT SHALL BE REST R-D FOR AT ABANDONMENT PERFORMED IN THE HOUSE FLOODUEN APOR DVAL OF FLOODIPLY IN JSE PERMIT AND NO RISE CIECUFFICATION! SHALL Sheet C100 3 of 19 HUMAN SQUARE CONDOWNIUMS PROPONENT CONCRETE PAN MATCH EXISTING PAVEMENT I COAL FORT COLLINS NO LLC I AN A PLUM BUT rM1 REARTICALCURD 0 ELECTRICAL r L TRENCH DRAIN �---- - I•-----��. IF! WFUCH EXISTING Fin BEINGBIG �, WALK SAWCUT SIDENAMCULVERT ►�.PROMISED MATCH COUNTING EXISI SIGN RUDER WEST ELLSABETH STREET (80'ROM --.—.--._.--. _�sEcr PINE SUPPORT k� V --, GLEN HOLE Ir ® NORTH LAN -AD: LEGEND: �EMENT -- - PROPOSED EDGE OF PANARMENT PwLCDwwETEM.noRK REDSPAN PRIVATERATCH Ea RK I ILL MOM I I �I IT SHIELDS 3UBDIV13 ON 'PRO82DSSDU IE,aS_ c I PERUEADLEPAMmA TRENCH DRAIN NOTEAILSHEETS FOR ADOITMNAL INFORMATION REDARDINDcuRas AND PAMEMENTSECTIONS i 9a :• ; •; I� PROPTMENAMN ,�� PROP. . ySAAGM 0 PROPOSE 111.. ., * PAVEMENT MAR KINGS SHALL RE PER DRVSTANDARDS AND PROJECT SPECIFICATION MANwL E CITENGINEEGINGINSPEZTOR ALL REPAIRS TO BE IN ACCORDANCE WITH CIM STREET REFUM STANDARDS MAGEDC EETS.CONSTRUCTION co SIDEWALKS CURVE AND PULLED -HAT ARE DESTROYED DAMAGED OR REUMPED DUE TO z OF THIS PROJECT SHALL BE REPLACED OR RESTORED IN LIKE KIND ATME �— DEVELOPERS EXTREME PRIOR TO -YEACCEPLANCEOCCOMPLECIED IMPROVEMENJUSANDAR PROR a' TO THE ISSUANCE OF THE FIRS_ CERTIFICATE OF OCCUPAUNICAY THE UMMSOFTHE REPAIRSWILL BE DEDUCED IN THE FIELD POLLS CITY ENGINEERING INSPECTOR wIwTO.AND wmTHEcouRSE ORTHEPRO ECTANDWILL ND_H_ SHOWN ON THE Puxs. S w µLPcueuccOMMt ESIDEWALc SHULREY' ICK R �Z u AciuoarvEwTHICKNESS CONCRETE TCKN¢suLLSEaAvm ON Eau s PAVEMENT IN x * CONTRACTOR SHALL REFER TO AND COORDINATE WITH. LURE APPROVED LANDSCAPE CHEAPER F DR O� 9 DETAILED SIM CAUSCUTWITHIN THE COUTTLARD AND POCLAREASI IN ADDITION THE CONTRACTOR SHAVALREFERTONAND EVIDENCE WITH TLEAPPROVEDICANDSCAREMOVINI�W Q AiLs'TOP..Puv0.uPEvaLL ap STAIR AMID DETAILS AND SPECIFICATIONS * DUE THINK NUMBER OF PROPMETED STREET CJTS I" PLUM aT.mE[rvnREmLLvnD-HcxALL ERw BE MILLED AND ovo PRIOR TO PROJECT w ECTnPLETicN * FOR BUILDING LASUCCUM REFERENCE ARCHITECTURAL PLANS OUTANEDIMENSIONINFORKIATION S SHOWN REPRESENTS OUTSIDE FACE OF FOUNDATION ALL(HOTTALOE VENEER) AND IS SHOWN FOR INFORMATIONONLY BUILDING HUNTS ARE AT CORNERS OF NOMINAL BUILDING FOOTPRINT CONTRACTOR STAFF CONFIRM ALL BUILDING CORN_STRUCTURALWITH A a ARCHITECTURAL DRnw ws PRIM To STAKING . * CONTRACTOR STAFF EAITH ovED uxmNurtNSwutxxcs zn �A LDETAILSANDO CATIONS ALL STAIR AMID HANDRMEDT S�ING CENTER WEST LLC 1110 IN ELIZABETH AT 11 ME CONTRACTOR SHALL AT ALL TI KI _S D J RI NG AN D A TE R SYSTEM I MAYA TOP OR EVENT SEDIMEND DRUM AN D D UP FROM ANY SOO HE E FIR OVI ENTERI BIG THE PERM CABLE PAVEMENT PY PY SYSTEM LOOSE MATERIALS STRAIT NOT BE STORED ON THE PERMEABLE PAVEMENT APPEAL MUD ADD 0 SEDIMENT4CBDEN RUNOFF SHOULD BE KEPT AWAY FROM THE PROVEMENT AREA TEMORARRYDRERT A RUNOFF OR INSTALL SEDIMENT CONTROL MEASURES AN NECENGEARYTO REDUCE ME AMOUNT OF SEDIMENT BUFFER TO THE PAGEMENTY SURFACE MODELING COULD INCLUDE GOVERING AREAS OF eBTHEPAVEMENT PROVIDING ALTERNATIVE DCLroNVmISLEAaEEE. ANDPROVIDING mDUTIONTOALL PARTIESwORKwOONENE 12 ME CONTRACTOR SHALL REFER TO THE EROSION CONTROL PLAIN 3HE-TS AND REPORT FOR MANDA Y CONTROL MEASURES AND CONSTRUCTION SEQUENCING -YAT SHALL BE PREVENT �INDDPTHDDHA�EPADIDrAILLSEDIMENTDLaNGCDNSTRLCTIDN �a W PIN AIS SO SO SITE SIGN LEGEND .00 ------------- FPARK1NGi,- IA THEM CLAS jSURNOTMG.Ei Wm - _ RB-31 J MATCH COSTING �ManxG sAVlcur INMADUCH EXISTING — MnwuxE \ CALL DDLD. La CENTER0 RADO \ Kn whatsbbelow_ Call VNEANTHEWqRN WRONG CK OMME RAI City of Fort Collins, Colorado UTILITY PLAN APPROVAL APPROVED: My r^ilcw Di CHECKED BY: BUD, A, WHANN W Ul ty Di CHECKED BY 9termno"Ut ty Defe CHECKED BYIF A-Mbm CHECKED BY CHECKED BY. D.L. O m Z Q J W O� Z QZ_ Z Zi 0� z D N O Sheet C200 4 of 19 SATURATED UTITUFFIES LOT 1, GAMPUS WEST SHAPPRIGGENTER HUNG PLC PROPOSED VARIANT 'EARCRT `G`°EMAP WATER NEEDED PROPOSED I w..MMERHERE C Vip 09 L __ jss I= isPROPOSE GORE DRILL MODIFIKI BENCH TO BE a WNHAM STAR I T FMIE e SERVICE I RESSIDELPFULL 1_� �®BMBYI - 1 INVOI J RG 51 TRIE STORMOR m I PARKER CAMBRIDGE HOURS ONES LOCATED BRIDGE4RUMBRUDGE UP THREE 1113 W PLUM SIT 0 CONCRETE PAN UJULTY EAMEMENT I � VAT _ E _ LT2(SOLID LID) r L DE A AID ID BOND CUTLET As 2 1 iNV L) SURP UP INDIA �� OEM1_ �F ��1 EXISTING IF CELP ESTIMATION RESPONDED P CONCRETE PAN 3iSLID AS SUBDIVISION 825 S SHIELDS UP W ex5s SHIELDS ST SHOWCASED THENGH MAN PROPOSED DEiPNEB DEPOSITED PROM ITRIENCH DRAIN DOMINANT ry:1641hiA �z��a..�s �►Y7U 8. TAPPiNGSADDL GB�i:�.a"*�e-- 1'I wesT eLiueETrl sikeET L szlNl NEW RO`M1) _ E108731AN o-isiNGs wnTER INV MYAe MARKS BY MUNIIUL 5AUDI (PER CKU SOME UNDER REEMAN _________ y�g ® NORTH BEEN 1�.m-�: LEGENDANSTRIGYRATERMAIN _AI ANSTixGSAxUARYSEWER �ss PROPOSED WATER MAIN PROPOSED SANITARY SUMMER PROPOSEDSUBDRAN PROPOSED ASSET SERVICE _S PROPOSED WATER SERVICE —W PROPOSED FIRE BONDS _F PROPED FIRE H�W aBT GFREHYDRANT PROPOSED FIRE DEPARTMENT CONNECTION ANSTING STORM SEWER PROPOSED STORM SENIOR PROPOSED FIBRE CARS _A PROPOSED GAN ANSTRIGERAS PROPOSED CURB& MYTH PROPERTY BOUNDARY ANSTING UPTAKE EACEMENTLINE PROPOSED B£CTRIA TRANSFORMER �T PER CM SUNNI UNDER REVIEW) R CM SLOMR UNDER REVIEW) NOTES1 THE 9 BE � P_ AND LOCAL DN 0 F ALL CONTRA! ON BANNED UND BUILD AS ARE ANN MAN MATE WHEN CONSTRUCTION HECON HAD OR SHALL BE RESPONSIBLE FOR LOCATING ALL FOLND Z LTimi¢AND SHALL BERSPONEGL_ FOR ALL UNKNOWN LNDEFGROLND LPunEs. w r ALL WALSH AND GAMESCONI SHALL BE -YE FIT OF FACTCOLLINS.GNDAMIO CON�NGTIONSP-CI VATIONEaTES,ECRLAN2 2 ALL WATER FITTINGS AND VA MESAREONL GRAPHICALLYREPRECLDTEDANDAGENOTTD�� SERVICES4 DRIFT DANISH ONLY GRANT E .,ESO THEREEPE_TP,EDTG} MATTERS"KAREBNB�EC CHANGENTHE �$ FIELDD � m s N MAT G°aLD_AREASM aw MAKE OTHE o� B ANY s=LDuA .AT.IOLOTDRNBN 1ONBBYLLITY EACEMENTH. OTHER EASEM_NTS AND OTHER SUFLVEY INFORMATION SHKAPPING CENTER WEST YC CITYCHIGNEERINGINSPECTOR ALL REPAIRS TO BE IN ACCORDANCE WITH CITY STREET REPAIR 1110 W ALKALI AT H' STANDARDS 8 ANY DAMAGED CURB, GUTTER AND SIDEWALK ENTERING PRIOR TO CONSTRUCTION ASMAELLAS 7vl CONSTRUCTION OF THIS PROJECT 3HA INS - - - - _ _OMP STANDARDS AT THE DEVELOPERS ° Nc iMPROR VEMENTSANDIDSCHRTOTH-isSUANCEOFCERT CABLE OF OCCUPANCY. CONFILIMPOCCURS BOTH INS PLUMBING -PASSED AND "LfGwLDrzsk.:aEw"T.CrLD PRIOR TO INSTAATION OR ORDERING 0=MATERALs. m to 10 ALL SANITARY SEGER 3ERX CE C NUNEATON INVERTS AND LOCATIONS BASED ON BEST AVAULABLUE A2 DATACONTRAC TOOERP.G._ATION PRIOR TO CONSTRUCTION AND POLICY ENGINEER OF ANY a^ „, DA 11 PIPE FROTHS AGE CALCULATED FRAM THE CENTER OF MANHO ED AND INLET BOX STRUCTURES SPECIFIED FROTH OF AIDE INCLUDES -YE ITS -NG LENGTY OF FLARED ENDGEva"S12 ALL GAP SHALL BE CLASS III OR CREATED ' BE MATERIAL BEDDING AND DATA LA ION ALTO PUBLIC RIGH-S OF WAY SHALL BE G DV_RNED By -YE C T OF FACT COLLINS ATTERNA AS SUCH AS ENG LEGS ALL JOINTS SHALL BE WATERTIGHT USING APPROPRIATE GASKETS OR TO BY WRAPS 'PER ASSUM CHUN -877 FOR GOP AND PER ASTM F477 i D3212 FOR PLASTIC PIPE) STORM DRA TV SHOWN ON UP AS PAT TARIFF CHLORIDE 12 =C SUBSURFACE RANDr=HALLBENOTFEDOFANYPO POTENTIAL LG S 14 TART E ADD NECESSARY TELEPHONE CAB E FRED THE ATION TIVE �nMeRWLD¢°Np xEnDOnes�rvOAL NDELEas. 16 LOCH OPAL GAS E-ESJwT ARCHIRL ATE RNaLLDUTiDN OF.LLGASAN. E�EcTAtGA�E�A<GATT aRGHiTECT _=--_,1,=_ �. .„N�LTMPR DERES _ 10 THE PLUMBING CONTRACTOR 3HA LRncA_:OF ALL CONNECTION LFFB W Z RR :,N—FBUILDINGMLESS OSNT memmIGSTACNE&EDATANICAMBINGis DRAWNGs. m Q 17 REFERTOAPPR0GNDSNEEUMTR1GALPVUMFORAL CONDUITS AND P=IN N Ja TING ,�"�SHETHAI VAST 18 THE VACATION OF PROPOSED DRY ES AS SHONN ON N FOR D�LNI6_BE PERFORMED B THE GEATELT . COMPACT w Z ~ — Y OTHERS A ERNETAND TE .SON SERVICE TO BE - CENTURY DESCANT. AN E OWNERS DBNETONA=LCABL - PROSPECTIVE UTILITY J ACTORSI HOWNERUTLr AOMPANESNTGORANOIDED Z 20 ALL E AND INTERNET SHALL BE EQUIPPED �w EAND SATE BY THE WIRE PER-CONTRACTEGPFORKIR AT DNS OF EACH LDILrCOMP.mAND 0 VNHN�M City of Fort Collins, Colorado UTILITY PLAN APPROVAL APPBOSED: (i arm", n.b CHECKED BY: ALL" Y w"Is"Hee OWRy Mb CHECKED BY BL"m_bT ULWy Oeb CHECKED BY: CHECKED BY: D.b CHECKED BY: Db THANSFORMERAND PRIMARY L N_ FSOM TTE CONNECTION POINTATTITEEKIATING MAIN BOARD! TRANSFORMER THE COST OF THE PRIMARY LINE TGANSFORMERS AND INSTALLATION OF THE SECONDARY LINE FROM THE TRANSFORMER TO THE BUI DING SHALL BE THE RESPONSIBILITY OF THE METERS THECO3NOFALLTTE3ERXCE DATA LA ION SHALL BE -YE R-SPONSIBIL TF OPTION DEXTELOPER 24 CONTRACTORSHALLMORDINATE PULSE SIT- UYL TIES NOT SUDAN ON THESE PRODUCE INGTDING. BUT NOT LIMITED TO, IRRIGATION PRINATESITEE ECTRICALANDGAS LCAY VOLTUAGETTELECOMMUNICATIONS, AND 'YOU Ay3T_MS T PONT INSTALLAT ON DEPTH OF SAID UTILDRIESSIVALLBEADJUSTEDLASNECESPART _OAXODANYPOTENTA CONFLICTS WITH INS WATER FIRE SANITARYSEADEFLAND STORM DEAD LINES SHOWN ON THESE CIVIL DRAWING 26 A HUMOROUS USE PERMIT Sheet C300 2AP oDA;:HEN'MMUTEEEPAMITANCAT°aN° EDNOM.MAINLDGWILLHE 5of 19 I PROPOsSTORM DI sEESHEEEN II s� I j"g ,LR LED HOPE sINV �.re IEISE �Q121 NYEAM . FLEOL RG=mIDee ANCON ANNY TRENCH Dwux Ip"VEBI �I RGDO ME IN GI P IPE END AS IRE L27T PI PE ED A AN EG ---------- 7 r -------- --- Jr,rr� _=s «LSDH PE® I IP RDEUCLGLwI tsEEOEr.IS— `. �EG�orA.BE ®?00% @2DTw 010 N IDEESPETGTDT ® NORTH (INFEEL) D. LEGEND: ExisRNGSANTARYDEVER _sS PROPOSED WATER MAIN PROPOSED SANITARY GABON PROPOSEDSUBEDMIN PROPOSED BUYER SERVICE _S PROPOSED WATER SERVICE —W PROPOSED FIRE SERVICE •R PROPOSED FIRE H�W EXISTING FIRE HUNGARY c PROPOSED FIRE DEPARTMENT CONNECTION TV EXISTING STORM SEWER PROPOSED STORM SENIOR mB PROPOSED ELECTRIC _E­ PROPOSED FIBRE OPHIC _A PROPOSED GAN MANGANESE _G_ PROPERTY BOUNDARY EXISTING PROPOSED ELECTRIC TRANSFORMER E OVERRUN IIIIIIIIIIIIIIIIIB ENiVER PERK AM ALONG UNDER REVIEW) NOTES: URUnEE AND SHALL BE R SEVEREST FOR ALL NKNOWN UNDERGROUND U-wnES * ALL WALSH AND GAINED -DENI SHALL BE RED -YE UP OF FACT COLLINS STANDARD REPRESENTED AND NOT TO ER FITTINGS ANo A�„ESAREONL GRAPHICALLY REPRESENT 5. ALL * DRIFT SERVICES ARE BLOUNT IN A3CHEMATC FASHION ONLY GREAT LOCATIONS STAFF BE PER JUNE § FIELD m MOVED MANSWTERMAINS AND ew D. REEERroATHEPI.,TFORRDSA.REA.SSTRA,CTSIZEEUCASEMENTS, LOT D�NSIONSSUTISI� oh PAYMENTS, OTHER EA.SEnn_NTS AND OTHER SURVEY INFORMATION* . CITY ENGINEERING IMPROPER ALL REPAIRS HE BE IN ACCORDANCE BIRTH CITY STREET REPAIR STANDARDS PY PY ANYDAMAG_DCURB GUTTER AND SIDEWALK FASTER PRIOR TO CONSTRUCTION ASWELLAS m: CONSTRUCTI DO OF THIS PROJECT BUY INS kB -- - -_ _OMP vi s= STANDARDS AT THE DEVELOPERS ° 8.— iNPRavoaExTSArID.oR PamRTDTH-ISSUANCEOEABET GAVEOROCCUPANCY. * REFEEIRTOPLUMEMPLANS ORAL NOTED SEDVIRE AND SANITARY SUAVERSERI REACTIONS IF 'AiLE.IGwEERsk.FTGEwxTAOTEa PRIOR To INSAALATION OR ORDERING 0 CATENATE C 10 ALL SANITARY SEGER VEND CE C DNN_C_ON INVERTS AND LOCATIONS BASED ON BEST AVARNALT OsR DATA CONTRAC-OR TO PER Fy LOCATIONO ENGINEER ^ :APE PH NY m 11 NGTHSBECACULATIRDTROFALOEDANDNIIYP11UURES P PEEiEiAINCLUDES Ea �CIL 12 ALL GAP SHALL BE CLASS III OR GRANTED ' PE MATERIAL BEDDING AND DATA U, ION ALVIN PUBLIC RIGH-S OF WAY SHALL BE G DV_RNED By -YE C T OF FACT COLLINS ATTERNA ED SUCH AS ADS 1 12 OR IT' OUTSIDE OF THE R 0 A SLAT BE APPROVED IN ADVANCE B THE _ _ _ ENG ER ALL JOINTS SHALL BE WATERTIGHT USING APPROPRIATE RAPS PER ASMA PLASTIC NO PIPE.A. SHOWN ON THIS DRAW CA AS PAT LEGAL CHLORIEFLVclEMITBEmrta NA 12 CONTRA -TOR SHALL BE RESPONSIBLE FDIC ANY NECESSARY FARE LEDGMES ANN NOTHOLING OF SUBSURFACE TURNER MERCER AND CITY SIMLL BE NOTIFIED OF AM POTENTIAL -M L C-S 14 CONTRACTOR TELEPHONEFIBER a,vs. AND �ccTRo ROUTING)B�.L"THERESPECTIV TILTJ PROVID �"� ERS 16 CONTRACTOR TO EFINAL LOCATION C METERS WITH ARCHITECT LITY AND E Vm0.S10 THE PLUMBING CTERMINATE UTILITYLV-RAIS s OUTSIDE SIDE OR BURGERBURGERUNLESSsHORimNTALAND NOTEDOTHEREMSE EXACT VERTICAL) OF ALL UTILITY CONNECTIONSW JUNE PROPOSED BUILDING DRAFTS GRDINA-ED A M APPROVED MECHAxIGLmILwGING oMCA Rn�N� m ti� r mLR. P.�c®xms 17 SITE LIGHING DsIIE ELEVTRIcu Pule EORu_mrvouITSArv. POWER LINE CONTRA MR N J ANSI _ 18 THE LOCATION OF PROPOSED DRY UUMIN UP AS SHOWN ON TH IS D HAVING _ a INNERo��aoEDNNIl TAMAGNI ARGUMENTS ONLY AND AGE APPERCLUMATE FINAL PEREDRNEDBYTHEAPPROPRIATEGULTYCOMPANYANDSDRENGINEER D DR� FTDE �, unuunu�,� zz imxGEx ����������COMPANIESFALLBE"OVIENEBONS.S CONTRACTOR SHALL COORDINATE WITH OWNER . UTILITY J alsoUCE ■ ■ ■■ ■ EANDMA,EWIIREPER-YEGPLACED BY THE COMBI FORKIHATDNSDP�HUTILIYCO.PANYAND PHONE AND INTERNET SIMM BE O walsys w uu lRwn ,TIFIGN L ER DE IclwCalloolymyou C�allce�re�yoUu du. City of Fort Collins, Colorado UTILITY PLAN APPROVAL APPROSED: Pay wm..0 n.M CHECKED BY: ALLm Y w"IDWIee DRIVE Y.Y CHECKED BY stum"I" ULWy DIM CHECKED BYDII CHECKED BY: D.M CHECKED BY: DM TRANSFORMER AMID PRIMARY L I - F B 0 f.1 T J E C ONN GATT ON POI BY AT JUNE PAINTING MAIN TO � TRANSFORMER THE COST OF THE PRIMARY LINE TGANSFORMEA AND INSTALLATION OF JUNE SECONDARY LINE FROM TY_ TRANSFORMERTO THE BUI DING SHALL BE THE RESPONSIBILITY OUR THE 22 ELECTRIC _RANI 'AD 3 BE IS APPROXIMATE COORDINI LDFATIONANDSIZEMBF 23 GAS SERVICE TO BE PROV D-D B JUST ENERGY END SHALL DATA L A L GAS SERVICES AMID METRIC ME COAL OF ALL TLE VEND CE DATA LA ION SHALL BE -YE R-SPONSIBIL TF OF ME DEVELECEPER 24 CONTRACTOR STAFF COORDINATE OTY_R SIT- ULF TIES NOT SUDAN ON THESE GRANGES INCLUDING. BILL NOT UNITED TO, IRRIGATION PRIVATE SITE E DONEGAL AND GAS THUNDER GRAPH BE ADJUSTED, AS NECESSARY -0 ADD D ANY POTENTLY CONFLICTS WITH TY_ WATER FIRE PARTWAY ANGOLA AMID BLUFFS DEAD LINES SHOWN ON THESE CIVIL DRAWINGS Sheet CAT°aN° C301 :LLROo DA;:HE�:'MAUMINEPERMITANN EDADDAMAINmGwIFTEE 11 6 of 19 AN TOWN POLAND 1 -D-P--E DIN MA- _ EErrr II I I I I I I I I \\ I I I I I I \ I I I I I MATCH EXIENTING +1 PAR EErry I� 1 I cr , C-E = SEERr I I I \ ADS T s-CFPING -ENTER I I IST I I I I M l I III / I 1 MATCH/ PAVEMENT I I I I XBHLG R I 9 m FLCCFPTNN ARLNo K __—___-- .\A I 1.\E . ' MANOR — _ xA MMIM AM, EN MATCH Bul ETOvnxE _ HnwNEE _..-- SmEVEALKTPULVER SLR III�� I m�vcur —"A I 'I // ' IMPUDENTL�.. PROPOSED DRAIN RED uarnxsl 1l q A -..-A PC INFLAW ^� . `eLe.i°.N PROUDCLOSED III P, Ai r (BE SIT co'A /> ADS 47 E=so31a s' —� - TEAM A H EC I E18 m °FE=5o3oso Y I ERG EN BESHEDTC LIAGG.-snwT S WEST EL2ABETH STREET (80'ROW) E 'HIM 8 Ll ORM�BRIME UP PROPOSED IZ -_3� ____ _�� AM _ - \ gF & K-ae Z g °at• n n �� p _ / r � _. n — ED A. � Im 8912124 $ �b /II I II :3 CONCRETE x \\ 8F BEEsHFEEaI \�I ® NORTH LAND >ve LEGEND: PROPONCEDCONTUOUR —9]- -5015 PROMMEDSTUDIRM PROPEOGED VERTICAL CUM ADD GUTTER AN PRO EMATIN SHOT ELEVATION W PR�ED SLOWS 2 (FIT PER wGImvcannPY GnAY 14 8uSBH EmE9i \ \_ t. a — PROPOSED 2 1a SHOWN ON THESE DRAWINGS IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY rsmexALx Ase V OF ALL UNDERGROJND JTILITIES IN THE AREA OF THE VAGARY BEFORE - -NG COMMENC_ _ SHALL BE RESPONSIBLE FDIC LOCATINGALL L.ENCE .UTaiEs Arv.SHA°_ BE EEEPONEI.LE FOR FOR ALL UNKNo UNDERGROUND uoT 'rl2 a UTIIT E. tSEEsx_ PROPOSED / x xsiox4 uiwry / C ,bm qVELL aG A LR�CHHHUMAFOULLUE �\ EASEMEVL.STIm BASEMEris. AND Nw SURVEY rv=SCRATCH aw d SI I\ \ \ / ALL CURB SHOWN ARE EOsurvE ELEVATIONS ALL OTHER soars ARE FINISHED GRADE ATIs 1� DAN G ARIDERN LB m \_ ` ISEDsxEDTCw3 1 �', t P FORT Cowxs VERTICAL FALLS TRACKS-EmvmSHEET 791 _ _ dB -w'91- �- ------ FOR PmwSAPK REFERENCES \\`\ / 1. v are _ 'L/ / ° / ____ a THI MAADNR SHALL GENERALLY FOLLOW FINISHED GRADES THERESTALLBEA 503287\n 'dd - - u,AwnunmEre E:.ESs-F CONCRETE BETWEEN THE FINISHED Sw. E,.rvou DISGUST n $iI ,EEr D.wl �. I CURBS AND GUFTERS AT THE POINTS OF CONN-CHON SHORT ON TLE P�ANS PRIOR TO DATA LING / / / ° „EETCA —_—_ CALTa, LASDRD rvAT ENGINEER TO rrwFscN IFFE 503290 ISEEx n \\ Rl .THE k I 7_ ADD NODAL To nmroSE=ONT SURE SFOrE EVAT..x_, AND EDE LESS_. WHESE-FOxcAT-D x Un/�ARCHITECTUREwixGS 8 CONTRACTOR SHALL CONFIRM AND COORDINATE A TL STAMPED ARCHITECTURAL ANDLLNDSCAPE L' I sE& ��m FOR ALL srePS RANPs urvw..APixGwuis sEATwws auLrvas 'ate / I ANDPUVTERA __________ 9_ - _ _ - ELEVATIONS AND CAUSE CONDITIONS ALONG BUILDING RIMETER TrvFnrvJt.R_Hx-Cr. REAL/ VAUL — }°reBY PROHOSE AND ANNNE_RV) OF ANY DLSotEDxGm AiPRIOR TO MOB LIZATcx N HERExw DRAIN / tPROTECTED0 THE LOASEST FLOOR, _ LUDING ANY BASEMENT OR CABAL S'ACE AND AT xT ' l 1-A'RswS RED FETuisl REGULATORYHON EL VAT ON Irma TREADS �RUCTI DN ELEMENT IF HE r "_m 18 PROPOSEDS a � LEEFORHESSLNCW�S L PAESEDETCmm 1,7 ,FA P C Lf£--90 ,,=-1 �`� ' RA iFx REGARDING WFRH N CAMPUS WEST PAVEMENT WTHix TH-ancD wxAwDF FCFnAv. __ — �`�� �._ aN COLLINS CAMPUS € / II�DE �� �xGAARF ntowESTLL BYL- AT PROPOSED TLET STRUCTURE (sESHEEr c.ml a� a (SEED TAIL SHEETC509)' \— I Cam. re Ate' z •% _ _ ,s 1 I c'I PRD Osm ^I L__ y a Im I / L _- L__J PEE DETAILS) t \ PROPOSEDEB a —I `a C DETAILS) — - -- rt PROPOSE / BEESxEETCAM) i' /� �" W 9h 1 REFORM MASS -� (S WE A30Ad _ f /l / PROPOSED /T RISERSriz LI-aRISEP TRS D rnzan9'u as snrrcur I / ei&emzai 'LARGEREie99eazs � I - � / / if E RDPasmr I _ � '" x I i CoxcR ErE PAN � nq % _I - '�}EXINTIN Rumta rza@_ Sb` nro SEEEDECO \J�O xD 1 _ _ — A 3� Ern— ael — k tD.L ONCADEwx "Ci A / ,�� MM�AMIMM _DID �e "ERE INGw � I oG I FAA Me Go iS"CA SSHE"'","C.SnJ cuxe&GLITTER CLIFF PULVE SET �_ CURE&GLUTER ----- L1_1GY_HWANELT ---I' EXPETING WE GNP REFORM MGM r / tPExvw SHAMIR UNDER ED \ PRO TMH MATCH EKEIG FLOWEELINE EXISTING Y FLOALINE SPERCELP CYNERED 1 C LORADO KR w•t'sbbelow_ Call before NCmqCALLMOMNEMNONINAHMEEUSOPHEYMIJ RAPAGAVE City of Fort Collins, Colorado UTILM PLAN APPROVAL ArppavEo: CRY 6^ilcw WG CHECKED BY: BUD, k was4neW Ul ty OEM CHECKED BY 9term M" Ut ty DeM CHECKED BYME A-sbm CHECKED BY: RexV� wt. CHECKED BY. DeM w� w = E � z Z Zw r yp A Y Bw E� e' s= z a 9A m ff ^u f J LU z O z O II Sheet C400 7 of 19 DETENTION VAULT LAND FILD NOTE RERERTOSTRUCTUFAUPLAn SECTION AA PARKING GARAGE GRADING DETAIL ® NORTH FEES lix E<1 o. LEGEND: PROPOSEDCONTIOUR �9 EXISTINGICONTIOUR PROMONSEDSTORM -5013 DARY Paoo=�ETUATIONEXIONTING SHOT ENERVATION! ETX°PER DC�2 or aaw�, PEaANOM DEaw-- -- NUN�,Vw I THERIZE TYPE AMD LOCATION OF ALL KNOBAN UNDERGROUND UPLITIES ARE APPROXIMATE WHEN SHOWN ON THESE DRAWINGS IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO NOTES: UNDERGROUNDUTCOEEaesvamTOR mnmBeoouu .o2 REF_R TO -HE PLAT F BE LOT AREAS TRACT SIZES BASEMENTS, LOT DIMENSIONS, FULLY THE EXISTENCE OF ALL UNDERGROJND THITHER IN THE AREA OF THE WORK BEFORE COMMENCING NEW CONSTRUCT N THE CONTRACTOR RESPONSIBLE FOR LOCATINGALL EASEMENTS D-HER BASEMENTS AND D-HER SURVEY I FLOATING * ALL CURB S'OT3 SHOWN AR_ F ONLINE ELEVATIONS ALL OTHER SPOTS ARE FINISHED AWARE ELEVATIONS * ALL REFLECT DA A 13 ON TTE CUT OF FORT COLLIMS VERTICAL FALLS CADDO S-ECOVERSHEET FOR BENCHMASK REFERENCES * THEBDTTOMO MASDNR SHALL GENERALLY FOLLOW FINISHED GRADES THERESTLY.., MMIKIJKIOF12 GNP DSED CONCRETE BETWEEN THE FINISHED GRADE AND AT I ------ CURBS AND Gi AT THE POINTS OF CONN-C-ION SHONN ON TTE P�ANS PRIOR TO HOLY LING REQUIRED THE CONTRAC-OR SHALL GO DRDICATE AFTH THE ENGINEER TOM DDIFL THE D-SION * CONTRACTOR SHALL CONFIRM AND COORDINATE A TV STAMPED ARCHITECTURAL AND S LUGGAGE ARCHITECTURE PROGRAM FOR ALL STEPS RAMPS LANDACNAPMGWALW SEATNALLS DATUMS * CONTRACTOR SHALL CONFIRM AND COORDINATE "ITT STAMPED STRUCTIL HAL DRANINGSFOR ELEVATIONS AND GRAND CONDITIONS ADDING BUILDING P_RIME7ER NOTIFOAN_R AR-HT_CT AND ENG NE_RV) OF ANY DINCIREPANCIES PRIOR TO MOBILIZATION 10 THE LOWEST FLOOR, INCLUDING ANY BASEMENT OR CRAWL S'ACE AND AT HDACEQUIPMENT SHALL BE FLOOD PROTECTED ABOVE THEREGULATTORTY FLOOD PROT-C-ION EL -VAT ON 11 AFLOVODP�AIN USE PERMITGHA L BE REQUIRED FOR EACH SITE CONSTRUCTION ELEMENT IN THE AP'RDV_D AT THE -IMF OF BY LUNG PERMFAP'LCAT ON W THIN THE FLOOD'YON AND F COGNAC LOAD is KrovYwhatsbelow_ Call before NCmqCALMOMNESSICARINANAEBMWANU UNFIGUM City of Fort Collins, Colorado UTILITY PLAN APPROVAL .APPROVED: ntr IMMIDI oar. CHECKED BY: BUD, k FesteneW Ul ty MANS, CHECKED BY 9termnat" Ut ty Dete CHECKED BYOr A-sbm CHECKER) BY D.te CHECKM BY. D.te q� Ai LLJim " 1 =E BUSH o� zr Zw� 4� a 9w of \ \ a�snxG� R:N FLOODPLAIN REx su CLOMRC V A AI II I Ir r J 1. PRRK CUR wT SRI HUGE RTD MY (PER Cw CmmR) I I I I r PROPOSEDRUDER P/ I a 1 1 MDRAIN r a 1 I 1 PEE ss MEET i Pe 1 ze rcFBOSDTOM r \ / Po' P D L7I {-� rr I aP I mExo x w oEiAiu, 4 u 9P P l / ISEe PB. I Iv„ ai B. I as / xe as II z_4\\ sia �.� ..... J...■■■■■■■■ . INGw.uKLL�' M:C■.5 ..... �...'li'--EosDA �� — ---- Rom, . ■ —28B�• r � ■ . — B 6 6 — TIENTEXIHUMOROUS SIIxGVY.w MATCH MOTING mReaG WEST EL ZABETH STREET ATICH RANDINE smexuKaKVERT (81Y ROW) aasa DUTTER CURB&GUIDER ����` `III WIN rl ABI Ali :' O y I • II MrPROARMSEEM SIDENBURCULVERT aaJJ Mir �Y�I ` `J S I I Dssn Dm aacoawx I I aM, ��� rr i\ / I I x. I ND �otffa6UCOnNm I I � I r l $ xD FFE=3090 I_ J i fCE=xisB I aw x II UTDIC LLCURB&BUTTE IF ETEPAN e srs e P e a l ° �:os T Px „n .R� or 31N --____ .. 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LEGEND: PROPROBSER)CONTIOUR—BB— EXISTINGCONTIOUR-50ll PROWMEDVERTICALCURMANEGUTTER PROPERTMOUNESURY AS EXISTINGSPOTDr_MATOONx W LL SED 2 BE O PaacEXISTINGIDAYRF.s LAINREMOVAL HONG MU CLOUR UNDER J ERG MU CLOUR UNDER REMOVAL W m NOTES: W w I THESIZE TYPE AMD LOCATION OF ALL MASON UNDERGROUND UTILITIES ARE APPROMMUNTE WHEN U) SHOWN ON THESE DRAWINGS IT SHALL BE THE RESPONSIBILITY` OF THE CONTRACTOR TO VERITY THE EXISTENCE OF ALL UNDERGROJND JIFFIES IN THE AREA OF THE WORY BEFORE COMMENCING NEA CONSTRUCT ON THE CONTRACTOR SHALL BE RESPONSIBLE FIAT LOCATINGALL ulUNDERGRDUNDUTLYESANDSHAUL BE UNKNOWN UNDERGROUND z 2 HERBY TO HHE PLAT F BE LOT AREAS TRACT SIZES BASEMENTS, LOT DIMENSIONS, UTILITY _1 EASEMENTS CHURL BASEMENTS AND CHURL SURVEY I ORMATION IE ' ALL CUDNs. ONLINE ELEVAT TSARE FINISHED GRADE ELEVATI GLES S-ECOVERSHEEr VFOR DENALI REFERENCES ERTICAL FALLEN THERESTALLBEA MMIKIJKIOF12 GNP DS-D CONCRETE BETWEEN mOFINISHED Dws LING CURBS AND Gi AT THE POINTS OF CONN-CHON SHOWN ON TTE P�ANS PRIOR TO RELY REQUIRED THE CONTRAC-OR SHALL AS DRDINATE RUTH THE ENGINEER TOM DRIFT ITS EGRET 7 ADD ASSENTS PROPOSED -ONTDURS SCALE EVA IONS ANDFIFELABE S WHESE-RUNCAT-D 8 CONTRACTOR SHALL CONFIRM AND COORDINATE NV TT STAMPED ARCHITECTURAL AND Z GRENADE ARCHITECTURE DRAWINGS FOR ALL STEPS CROPS LANDSCRAPINGWALLS SEATHWALLS FALLEN 9 CONTRACTOR SHALL CONFIRM AND COGRODINATTE "ITT STAMPED STRUCTIL HAL DRANINGSFOR ELEVATIONS AND GRADE CONDITIONS AINANG BUILDING P-RIME7ER NOTIFOAN-R AR-HT_CT AND END TEBBE) OF ANY DISCREPANCESS PRIOR TO MOBILIZATION 10 THE TARGET FLOOR, INCLUDING ANY BASEMENT OR SHORT S'AZZ AND AT HGAGESQUIPMENT SHALL BE FLOOD PROTECTED ABOVE THEREGULAUTHORY FLOOD PROT-CHON EL -VAT ON 11 AFLOSONDP�AIN USE PERMITGHA L BE REQUIRED FOR EACH SHE CONSTRUCTING ELEMENT IN THE AP'RDV-D AT THE HERE OF MY LANE PERNFAT'LICAT ON 12 SEE-YEFLOODIPLAINEXHIST STEE_ CGK� FOR ADDITIONAL FEDERATION REGARDING WORK ity of Fort Collins, Colorado UTILITY PLAN APPROVAL APPROVED: BUY r^ilcw WG CHECKED BY: BUD, A, was4neW HOME DAM CHECKED BY 9termnetse OtWt9 DATA CHECKED BY: � M CHECKER) BY Date CHECKED BY: Date W W {{ E Z Z ZW 8 4�4 Y� i!$ zFIB 9w oB RAIN GARDEN A RAIN GARDEN B RAIN GARDEN C ® NORTH (INFEET) 5& LEGEND: PROPOSEDCONTUOUR —se— PROPOSEDSwue 5013 PROPODEDSTERM MEMBER VERTICAL CUM ADD COUTTER PROPERIFTEOUNESURY PROPOSED SHOP BA EXISTING SHOT PROPOSED o�pSpRR (PER COU nONG uxom BERENS (PER COU nndRUNDER ERRS NOTES: VERIFY I THESIZE TYPE AMD LOCATION OF ALL CHOSEN UNDERGROUND FILTER ARE APPROXIAWLE WHEN SHOWN ON THESE DRAWINGS IT SHALL BE THE RESFONSIBILITY OF THE CONTRACTOR TO ORATED TRIPLED IN THE AREA OF THE VKHEY BEFORE COMMENCING NEW CONSTRUCT ON THE CONTEACTOR SHALL BE RESPONSIBLE PER LOCATINGALL UNDERWRQDUNDUTLFESANDSHAL BE DESPONSIBLE FOR FOR ALL UNKNOWN UNDERGROUND 2 DODGE TO -YE PLAT F DS LOT AREAS TRACT SIZES BASEMENTS, LOT DIMENSIONS, UTILLING' * ALL CURB S'OT3 SHOWN ARE F ONLINE ELEVATIONS ALL OTHER SPOTS ARE FINISHED GRADE ELEVATIONS FOR BENI REFERENCES * THI MAXONR SHALL GENERALLY FOLLOW FINISHED GRADES THERESTALLBEA MMIKIJKIOF12 GNP DS-D CONCRETE BETWEEN THE FINISHED GRADE AND AL MASONGLY CURBS AND Gi AT THE POINTS OF CONN-CHON SHORT ON TLE P�ANS PRIOR TO NSTA LING ANY DF-HENENIMPROVEM-N-S F A CONFLICT BRING AND DRA DESIGN DO REQUIRED THE CONTRAC-OR SHALL CO DRDINATE BILL THE ENGINEER TOM NEEL ITS D-SION * CONTRACTOR SHALL CONFIRM AND COORDINATE A TL STAMPED ARCHITECTURAL AND LY NDSCAPE ARCHITECTURE DRANAINGS FOR ALL STEPS RAMPS LANDSCAPINGWALLS BETRAYS CALNG3 ANDPLANTERS * CONTRACTOR SHALL CONFIRM AND COORDINATE "ITT STAMPED STRUGHL HAL DRANINGSFOR ELEVATIONS AND GBADE CONDITIONS ALONG BUILDING P-RIMETER NOTF)OAN_R AR-HT_CT AND ENG NEGEV) OF ANY DISCREPANCIES PRIOR TO MOBILIZATION 10 THE TARGET FLOOR, INCLUDING ANY BASEMENT OR CRAAL S'ACZ AND AL H,ACESQUIPMENT SHALL BE FLOOD PROTECTED ABOVE THEIREGULSTORY FLOOD PROT-CHON EL -VAT ON 11 AFLOSOHDP�AIN USE PERMITEHA L BE REQUIRED FOR EACH SHE CONSTRUCTING ELEMENT IN THE AP'RDV-D AT THE -IMF OF eU LANE PERMI-AP'LICAT ON COLORADO is Knowwhatsbelow_ Call before �you mq_ Vlty 01 Pon UOLICIS, UOIOI'640 UTIL]TY PLAN APPROVAL APPROVE: BUY RBRomi WG CHECKED BY: Fide, k Fen4near Utudi OeM CHECKED BY Stermnetee CHURCH, Bete CHECKED BY: CHOKE BY wt. 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I: milli TYPICAL 004 TYPICAL BASIN INSTALLATION OPTIONS caw x5�g"� ® NORTH IN FEELI D LEGEND: . PROPOSED HERE THORM PROPOSED FINISHED SHALL SPOT ELEVATION PROPOSEDSOSOR.DE SPD. ELEVATION BOARDS SPOT ELEVATION ON, PROPOSED SUBGRADE SLOPES 2 (RE PERU EASTERNERS NOTES 1 REFER TO THE FLAT FOR LCTAREAS TRACT PAVER, EASEMENTS LOT DIMENSIONS, UNFLUDY EASEMENTS OTHER EASEMENTS. AND OTHER SURVEY INFORMATION • THE NI TYPE AND LOCATION OF ALL KNOWN UNDERGROUND ULF TIES ARE BYRD DX MA E AHI SHOWN ON THESE DRAWINGS IT SHALL BE THE RESPONSIBLIT OF TLE -ONTRACTOS -0 VERILY THE EX THENCE 0 ALL UNDERGROUND UTILITIES IN THE AREA OF THE BONN BE ORE COMM-N-ING N-W CONSTRUCTION THE CONTRACTOR SHALL B_ R_SPONNSIBL_ FOR LOCATING ALL UNDERGROUND U-ILITI-S AND BHA L B_ R-SPONSIBLE FOR FOR ALL UNKNOWN UNDERGROUND THUMBS • ALLS'013 SHOWN AR_ F SH-D GRACE E EVA IONS UNLESS D-HERAISE NOTED STORMNATER Ji MIN MUM OF ONE BEEF IN ADVANCE SD ASTOALLOW FOR FIELD SUNSHADE INSTUALLAT ON OF GEORSHILLE FABRIC INSTALLATION OF UNDERDRAIN • SUBGRADE AREAS ARE TO BE FIELD SURGENNED BY A LICENSED PROFESSIONAL THEDIESIGN ENGINEER MJST CONFIRM THE COLORADO ELECONATIONS AND DIMENSIONS PRIOR TO PLACEMENT OF GEOTETL_ FABRIC SUB�E,OR�OTHERWTERML TREND AS RECOMMENDED By MANUFACTURER WITH NO LESS THAN 18 INCHES OF OVESLAP ON ALL SEDIKI-N- DEBRIS AND D RT FROM ANY SOURE FROM ENTERING THE VAULT SLSTEV * NEEDS A SHEETS FOR ADDITIONAL DESIGN INFORMATION LOWER asEDR = RESPECTIVE UTILITY PROVIDERS TO FACILITATE T_ INS ALLATION OF TLE PBOPD3ED GLOOM DRAIN AND UTILITY SERVIC-S SEDIKI-N- DEBRIS AND D RT FROM ANY 30URE FROM ENTERING THE PERMEABLE PAVEKI-N- CYCLES LOONBEKIATENA S SHALL NOT BE SLOWED ON THE PERMEABLE 'AVENRENTASEA MUD AND SEDIM-N- LADEN RUNOFF SHOULD BE KEPT AWAY FROM TLE PAVEKI_N_ AREA TEMPORART DIVERTRJNOF DR INSTALL BED SENT CON-ROL MEASURES AS NECESSADY-0 REDUCE THE AMOUNT DF SEDIMENT DUN ONTO THE PAVEM_NT SJRFACE YRD_CT ON COULD INCLUDE COVERING AREAS OF THE PAVEMENT PROVIDING ALTERNATIVE CONSTRUCTION VEHICLE ACCESS AND PROVIDING EDUCATION TO ALL FARTIES WORKING ONSIDE WALL UNFLUR NOTIFICATION CENTER 0 C LORADO is "ROWhatsbeflow- aII before you a dDOGRADE OR ig APPROVAL APPROVED CHECKED BY: FSYe k Fen4neW IlWity Di CHECKED BY Rtemmstee Ut ty Dete CHECKED BYOF A-Wbm CHECKED BY Date CHECKED BY: D.te NO 9n AN TO ROO i� 1 ff J W Z O Z O i Z Q ^J LL LU 0 NQ LL m D U) Sheet C404 11 Of 19 M 4 3 TRENCH i AS SPECIFTED IN SECTION 02211 LGAINS AT UP MARCH WALL SUGLING I NET 21N ML P® PoALINITIAL LIFT WALL NOT EXCESE) 2 FEET IN DEPTIF NOS: GRANULAR B DING MATERIAL SHALL BE A MINIMUM OF A INCHES BELOW BOTTOM OF PPE AND A MINIMUM OF 12 INCHES All Me OF PIK, OFPONT MM .,_ 1m1m IXYINED mssore A/a/il mmmm WATER MAIN BEDDING RBBUIREMENTS (DR' AdVC) P DETAIL 100 WATER MAIN BEDDING a Io i-L Soo CAST IRON MCCESSEP Lit RE 9ttWTH MORM LOOK HIT p IAWALL IN mAnE E CAST little THAT 10 IN MAB OF PLASTIC mow MEAN Box 14 IN. Me. ALLOWED LEON TYPE INUET GAVE CONNECISON MEAN MEN Ba TO AUTERNMONS 48 IN OR EXTENSIONS) �I CONN DOOR B mw NO x`TxCOOPER E'K e$q�pFOR WIN OF 55 IH PIPING Po ^6<F%1'P.W.PR'A6AALELMY� 'B. a�AB. _XO1/i I.)MID�R MFRRp d$��b�o b, GENERAL NOTES NOT INSTALL IN MY STREET. ALLEY. PARKING AREA. DRR£WAY. SIDEWALK, DRAINAGE OIrCH OR MENTION BASIN,2. NO LANDSCAPING (SHRUB$ BWLOER$ ETC) BY STRUCTURES TO BE M1 IN . FEET OF METER BOX, OR NO TREES MMIN 10 FEET OF METER BOX. 3. SLOPE GROUND SURROUNDING METER BOX AWAY FROM UO AT 2% MINIMUM GRADE. k MAKE NO PLUMBING CONNECTIONS Ul COUPLINGS. ETC) IN METER BX. O 5. ALL TEES AND CONNECTION FITTINGS TO BE A MINIMUM OF 5 FEET FROM METER BON WALL CN WRET SIDE. B ID DE ACCEPTANCMOAE FINELE R GMEMIR RADE. BOX INSTALLATION REWIRES THAT THE OMER ADJUST BEER BOX CO.ER T. IF A PRESSURE REDUCING VALVE IS REWIRED BY PLUMBING CODE. INSTALL VAL`2 INSIDE THE BUILDING. IMMEDIATELY FOLLOWING THE MAIN SHUT-OFF VALK. arry or pact W AWN GErFf ("i in F - TAM mSTANDARD 6X1'ERIOR Slil'[ING FOR DETAIL 4/11/11 "rLJ^ e`I=-••_es 3/4 IN. AND 1 IN. RATER METERSPAT TS CAP, MR, 7 4 im MINIMUM BEARING SURFACE AREA (SO FT.) PIPE SNDS MSEAOR BEARING SURFACES ARE A MINIMUM REQUIREMENT AND DO NOT RELIEVE DESIGN ENGINEER OF REMPg1SIBIUTY TO DESIGN EACH THRUST BLOCK GENERAL NOTES PMMN e" F= t Bearing surface event shown In chart are minfil 2. All fittings to be wrapped with polyinthyme. 3, Pipe installed under conditions different mean those LEASING normally encountered shelf require thrust blocks FARFAM designed for those particular conditions. 4, must blocks on pipe larger than 15 Fares diameter shall be designed for conditions existing at the MMMRSED installation site. WIL DEAD END 5, Refer to Section Ol for concrete requirements. ani Fri ~ s� aw STANDARD ILNCRMPE DBPAB. TRRUST BIACKS E I ® aRaLpsaBEeF 101 STANDARD CONCRETE TRUST BLOCKS R5T2'S£2F C5D0 A AST IRON TER' ASPN.LLi KFLL MElX00 ENDING ON ON ATION VALSVE tLID F T a NUT N RIGHT RESILIENT SATVAKFLL IN 0' RS AND TAMP WATER MUX— D BACITIILL IN 3- LAYERS AND WAR BI(XgVAhO A EARIN SECTIONAA ALL VALVES TO ME RESIDENT SAT. EPDXY COATED INSIDE AND OUT PER CITY OR FORT CCWNS AND AWWA SPECS. ALL VALK BOXES TO BE OF CAST IBM CONSTRUCTION, TWO PIECE MREACfD ADJUSTABLE DESIGN MR CITY OF FORT COLLINS SPECS. ALL WLKS TO BE B LOU POLY MAPPED. T-BOLTS. NUM AND RODS TO BE TAR COATED BEFORE WRAPPED. 104 STANDARD SETTING FOR 3I41N. AND 105 VALVE ASSEMBLY BOX C500 1 IN. WATERMETERS " � c50D "arlsEN� W //tWirzv ST MF ON UN PAMEMENT uix QUA BEW 54 OWN MIN. 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BOX SW, FORT COLLINS, CO. 80522 (9701221L700 30] CONCRETE OUTLET STRUCTURE cm2 ANGneaeAS LECEND UNEMAPPARAFRAW 1CJREACTOR ABBREVIATIONS OR GLEMARANNE TOP THBI ELM ELEVATOR OFF IMUTTIFFROATE OF, COURT PAR OMATTEVURITY MIN MINIMUM OF, IMUTTIFFOR"I AN INTAFED A DINNER Up, ADDABLE 9 AT 8 � p OF I OF L IS MR L IS MW ve TO NORMAL MCA No *GFROWAS MCA WLUM WATER QUALITY OUTLET STRUCTURE ., MA Exam DETAILS (MODIFIED) COLOVIED r Cox AHMED = ova;' D-46 , Knvw"BYsIRIOW. Call cemreyou Dly. 0 BY 0 sssx AaW AdOONFlc[ Curl -.. ORIFICE INV ORIFICE PLATE 303 (CONCRETE OUTLET STRUCTURE) MI mz TONS Z:1Zzio OCT T CT o �E IDCEio Ca Ca GO J SCREEN SLOT TABLE ammm SLOT si� AT WIDTH PER TOM NOTES 1 SELONTED HOMES AND 'PROPAGATED HERE' SHALIP MILAN THE SAME THING ALLEN 2 ALTERNATE SLOT DIMENSIONS AND APPROPRIATIONS REQUIRE EMPLICITTAPPRICARIP ENGINEER 3W DIMENSIONS FOR SLOTTED cmz HOPE PIPE " Fx��ww A IFFINI MAN, KAUFMAN NNE mmI 308 PRIVATE UNDERDRAIN BASIN C5@ xo T AD Spir City OE F'On GOn1Y8, Colorado UTILITY PLAN APPROVAL APPROVED GULF �Ywv C•b CHECKED BY: watt' a a w.. otwy Det. ORDERED BY: 91amnXtu YWty 0.b CHECKED BY: � 0.b CHECKED BY: vX vR Ceb CHECXm BY: DBG a 18Z F�z ks a FRO oz .a BoI W AN: a" "s Frc t!D Sheet C502 14 of 19 Il zC %I er/ VERTICAL ga III (LOVELAND) CURB AND GUTTER L1RIllER COUNTY CONSTRUCTION REVISION N0: 1 DRAWDNG URBAN AREA DRARINCS STREET STANDARDS DATE: 09/O1/02 701 400 CURB AND GUTTER RvlT64m cso] ATTACHED SIDEWALK DETAIL DETACHED SIDEWALK DETAIL —I� a WEAKENED PLANE JOIN EXPANSION JOINF SIDEWALK DETAIL IARNO:R COUNTY CONSTRUCTION REVISION NO: 2 DRAWING URBAN AREA DRAWINGS STREET STANDARDS DATE: 04/01/UT 1602 404 SIDEWALK DETAIL i sx PX W 1 (ml 1:1 a a<1 LL-;- - g A ?Hp{ b $¢¢y > E O Q S J E HIS3 4g A m8 EE# �g sR z a z a 4z � EUp AM NE E $ A'o 3 4mo w W F P Fe$� An � 5 O 0 ,: gBp 3§r a S AN R sk 28 eA LA SS a Ei„ OR EW gz TIC`§ E2B n Bb o Hs �,%LAAB�NAdd e b 8E I 8 eo9E C E Ffrfr s e 'sE �1§ �Y Wlk ap4 @ �mg aF �S- @$$ 2 �BE o. TV aBd HIT N BE unman m I NOT TO SCALE ti STANDARD DRIVEWAY APPROACH (HIGH VOLUME DRIVE TYPE III) IARWER COUNTY CONSTRUCTION REVISION N0: 1 ORAAINC URBAN AREA DRAWINGS 707.1 STREET STANDARDS DATB: 02/1T/lSZ 401PST STANDARD DRIVEWAY APPROACH Cm] 405 as TV TxicH THICKENED CONCRETE EDGE on,"Pal ASPHALT FILTURAPSWE TIGER a- PC BASE MNM�F��KSE� PERMEABLE RAVER SECTION APPROVED NOTES A=STEGRJADPNl RUSSIANS PREPARATION AND PAVING SHALL FOLLOW THE GEOTECHNPCAL RECOMMENDATIONS CONTAINED IN THE GEOTECTNICAL ENGINEER NO EFFORT EL ZABETH STREET PROJECT 1209 AND 1220CIEST ELIZABETH STREET FOR_-OLLFJN CD ORA-0 PASCAL NO 20185009 nry ,[ FORM osRIDGE • GO LOWMANU FULLNESS RECOMM-NEATIONS FOR 'AVER SECT ON xuaxpsaPux Tx[s[ RECEDE s PART FUTURES S RECOMM-NEATIONS AND DE ALSOi • N D-E THAT THESE PAVING SECTIONS ARE TO BE USED ONLY FOR AREAS OUTSIDE OF PUBLIC RIGHTFOXFORALY PASINIMSECTIONS ;RIGHT OF WAY WILL BE REQUIRED By THE CPU OF FORT COLLINS TO HE PER AN APPROVED PANTERMEALL DESIGN RECALL wfi PAVING SECTIONS C50] xEff64� XOSTANNEWAIREArda 1 O.-Oi -i 0i ne PUN VVIA, 5ff pel acel THAtl g HeadM Add zn nem 10 uea Mne 41 FAIL Intel coal edema to AM VITRO and from popeMkTO line mp oe Mr�eeGed m77 receve screw. .Ae To He eae,sm, SECTION C-C �&exem'„a Are nndaePo� a e -(Aq PlbaM1 e'tle3] Mai®beh atlas? COMBINATION CURB, GLATER, AND SIDEWALK 6" VERTICAL CURB, CUTTER, AND SIDEWALK SECTION A (2 VIEWS) STANDARD DETAILS FOR DRAINAGE UNDER SIDEWALK L4RI1�R COUNTY CONSTRUCTION REVISION NO: 1 DRAWING URBAN AREA STREET STANDARDS DRAWINGS DATE: 04/01/07 1 709 402 DRAINAGE UNDER SIDEWALK FeITeffi cso] 4' 2 2 B"TSLOPE I"/FT SLOPE I"/ET NOTE.' ..{':. PROVIDE CONTROL JOINTS AT 10 INTERVALS. 4W 4' CONCRETE CROSS PAN cw] (PRIVATE ON -SITE) XO109W,, AS AS OUT ET PIPE L�TH FRONT VIEW SIDE VIEW 408 CONCRETE COLIAR C50] HIT To MAGE B' CBlbj� 400 CURB CUT cso] Berm-se� E MR2 GDOE5' 1$ MITI RE, 12 Rl Too IT B' INFALLSECTION OUTFPILSECLON 410 PRIVATE 19a VERTICAL CURB & GUTTER P Y :.:.:.:.:.:.A.'. P tlre]S �wtlk Sii alk .•.•.•.•.• . A I G. F O B-0' FAR K �me�l T¢Exoa,�r sRWmexe JwN F6Rml 1 F -' D,malea SECTION A NI Siazxalk ➢vhrsa SM1all Be %minimum. NOTE: 1. 6,cA N 3maexo-allrm,ram 2F_-vvscya I, zryireml W¢ WNSI. OWx C. EenAM To JOB aT-xa� 1-0 We Fexiaer In (zmxWarcal Drina NOT TOSCALE STANDARD SIDEWALK L4RINER COUNTY CONSTRUCTION REVISION N0: 4 DRAWING URBAN AREA DRAWINGS STREET STANDARDS DATB: 02/IT/19 1801 4OR STANDARD SIDEWALK Cm] BY IP 411 2- CONCRETE PAN Sol To x (PRIVATE ON -SITE) xa wW AB WCP IZ EDGE RESTRAINT 412 PAVER EDGE RESTRAINT xoT To xra MINIMUMId TO BE MORPOLUFFICALLY ATxao,ACamCONC a0� —� r..P6PAGE ho vu,Es� 413 T5 RENCH DRAIN L50] xi�t6� LnuDO IN Call bebB OW. Call oemre�you� PLAN APPROVAL �fA CHECKm BY: Them k wrimp mla YlWly Ueb CHECKm BY sb.ro..u. uwny a� cnEacm By. P WUL CHEI BY: � ,, aT. CHEQVIT BY: KEA Ni Wi B Be AN z If ASHsi UP AN N. Th VIA Ema LU J WW 0 O W Z Fee O U) Z D Sheet C503 15 Of 19 _ _ RI D — _ PROPOSED TRENCH DRAIN PERFORM 2 l� ! -v DOWNSTREAM _�___.__ w.ccF --3 BUR, i_,I'1�fI�IjI4VII 1 I I IIIIII • II IrIfIIIIbbI • l I ••I: I'I1lIIll J IIII Ii � .1. I\I IIII N .I iAj III � IIIIIIII \II q00111U] . I[Ka] . I I [A] ERNI i. U DR, HIM a MINIMUM I MEN, - m =UNK NET NSA IMP,__ --. —_ ___ddd,�. RS BRUNEI SIDEASUALFUCLUSTERT EXISTING 0.Uamy a o WEST ELIZABETH STREET _ NO ROW) i _______________I�� I _ I II _I I I NjDI ' 1 ® NORTH 1b-ON: LEGEND: PROPOSED WENT EM PROPOSEADCONTOW 9] Id \ [wmxa ----095]---- PROPOSEDSWATE o moroSEDCUaeaxUTTER S CS CROSSBAR BOUNDARY Md Md IIIIIIIIIIINIId CONSTRUCTION FENCE M ROCK BACK �:r� CF VEHICIETRACIUNG CONFIRM PAD SUCCESSOR RS INETPROTEDIIGN q�p 1'I i \ COxmEEwAswuE a£➢ a / \ WATTLE ARE PAVER FROTECUON ■ PP Z`� i NOTE \ \`1 PLLBMPSSHOWNS PLAN AREGRAPHICREPRES qs \ ONLY OBEDENMINEDMITHE OFSIZECT WEE: W AND LOCATION THE CCNIMCTOR ANDLOETIONS W { 9 EDO THE WIRMICSHE AND DOCUMENTED ON THE OYNAMICSREPWJ. SW \ it BENCHMARK PROJECT B O� CRT OF FORT COLLINS BENCHMI BOND �J z AT THE CORNER OF tiffs EAueET AND CONSTRUCTION ARE. oN A CONCRETE muc ELI+Y SIGNAL BASE CITY OF FORT COLLINS BENCHMARK WK AT THE NORTHEAST CORNER OF ST AND SHIELDS OF BASE ELPI PLEASE NOTE THIS PLANSETIS NG RAVERTICAL VELOPMENTS LANE USED ULESSONUN DATUM DF RTH o��:`P DATUMS TR� � MULCHINGDSHOULD RE �$ o. USEOD,D NGR�UNAD,ETEn ��DE „B GENERAL NOTES:THE CRUNCH MARCOS SAGE in uBSB.wNGNORTHEMRae.EB, f , m BTABADU BEDB� STORES G m: SIMILARMETHODS,18.ar =_ 3 =GT.ADBTD�ED�,EoACRES AYMPADMINISTRATOR CI CMdAny DO 00 * CONNIFFUSCHNOR TO ENGAGE VEHICLE TRACKING CONTROL FOR RETE UT ANSI IF �ETOTH COMMENT EEDR DRAINAGE PORT FFOR TUNNONELI �DATE.�. a 0TTBY � UITION NFORMUCTION SEE SEPARATE STORMANATER MANAGEMENT PLAN I SENATOR CONTROL REPORT FOR UNIOETH —* FOR STRUCTURAL CADMODIFICATION CENTER OF ..._.. _._` CF — —mm NISE y� mmmm.. .mRADo — mm RSMAINSTREAM OF CONSRUG Z VII P Q KR WnBrebe0w_ J ESHIELDS STREET) TUBE R TECWD Call o fore you oy IF RE IRIEZ2 \ — — _ — —- 1 ITSHOULDBENCTEDTHATTAR) EROSION MANUEL PLAIN SOURCE ONLY AN AUGUIDELINE TO THE CONTRACTOR S AGING MD DR OMANI RECOMMEND PRINCTRUES 12 ITEMS FACILITIES SHALL BE LOCATED AT LEBENT ONE —; NIL LANDMIMPE �MM TILITY PLAN APPROVAL wvADvm: TYtr rmMun.s we CHECKED BY: Oster k OeeModatm VtWt9 D^,^ CHECKm BY. 9termnetee OtWIY WG CHECKED BY Pvb OR 9eweYm ppy CHECKED BY tteme eepnev pate cxmKm BYIII TABLE OF CONSTRUCTION SEQUENCE AND BMP APPLICATION Pm'eR uaRD UR Ell .mrv+•o �NP e f J W Z O Z O IIOf EL Sheet C600 16 of 19 mvii .mmCHIIF M NJ -x.. �ND�,- * WHITE WINES MITI A RODNEY F ACCORD M CNICHM WHOUT AREA IS W PA�ML * ANS NAVY I NIPPON AT IN DIAMONDS ENHANCE At ME MACKAY I MIND � AM NEMPEARY TU MURRAY MICAH ME HARBOR AN THE CONCERNS ANCHOUT NASA TO MOHAMED OR I PRONUNCIATION CWA O 001 CONCRETE WASHOUTAREA .lT6 fffi Cfi01 W� ON YET COULD PULL IT W BE WI F NET AM D� COMM MAN WAY IT WAY AN WE WRITE WISCONSIN HE SHAW, III MAW ft� WE WANT SEE RAT MI DI WE THAI SMMWT RESEARCH MICIUM OR ROPER MW THE SMASH �m� TO ME Minm �OTHER AND AM NEW VON OF HE Wk� m e 1 RAW ME ME SINES ABROAD WE WINTERS!, STAREM MITI AM MI EVIL HIRE "i WE 13AWE (BY w mi WHAT A PONT A WANT 0 b.'rz A NET WE HERBERT fM AMAN vmNAe DIVA NE DIKE Nxx axo� WD HAVEN ETHICS MR) MEDIA REPAIR& Oft EVEN .a.WAn CAYMAN ENMMm. MADUSEMAU a HARPER 'MAx MA CAYMANI WAVE ME TO REMAIN IN PLAN NMI WE CHANCERY VITUMED ANN A3 STARUZED WARRANT 005 SWALE WATTLE DIKE csal n m. e EDITOR WIN WATCHED �l�T UPON ROCK SOCK SECTION ROCK SOCK P�N ANY NOR AT H1NT SHALL AD RUDER AM AN BEER ., . ....AN WANOTACTIT. 11 . ROCK SOCK JOINTING awmm �APON THEME MY IND HIM PAT AN - CROWN by OF MARCH MCNIS ♦n YETIr tiara ME RAW A. mil= NATO RLL ss) AND MALL otmetCEMENT N WAR MMACY OR MVv T "CH A IMMM• AM HAD SHALL HE WORTH NEW NHROG MIAMI MY WE ME AT SY � BEAR ALL 002 b 2 ROCK SOCK S£2F CB01 I . 4� bb ✓4 r � qb"J ^l all 'Ali I MYTHER MOMENT PADS THEM CHEMIST TH AN HER, ANSTANY THEM SHATTMA IN MAN AND MYSTERY ED WA�NQAND MAN �gMn�KA�UMWrMDAMAMMU�W NAVY "'. LCANA WHY INI COVER i BY APPLUM AND MEAN TRANN' � MACK � NEWSPRINT MAP MACY NEW ��T I MAT ME TERMINI MY ME SAM 15 MERCER ENRICHED I A MEAN MS. AT ANDIENAME RECENT MATCH RISEN �� MANY ANNE AT METHODS AM AN ANN AS MURRAY TO RESPOND EFFECRINNEEN • MIAMI WAY Mi WITHDRAW SCRED, MATTER CR BRITAIN PRO PARTY %W� HEAR NET AMOVED HARVARD` CRY MY MY I CAN PAN Wi MY N MAP AM To MEAN IN A MAN MY r AN HISHM WE WM ACCEPT WAS MIAMI VTC AN,®,D. 11 WE SECPON A 003 VEHICLE TRACKING BAG IAIA'L^R Cfi01 MAY I ..m,WIS. .. e.... ANDIn.v.vnYS.c I CF 004 CONSTRUCTION FENCE w/ROCK SOCKS mT6x2£ cool ti MCI 00] PAVER PROTECTION xmT62£2F _ e teal ISRAELI �MANNE cui urnmENTER ar is \ KwAvywhatsbelow Call before you dig MEDICARE E DENISMULD PAREMPLAYS WAR, C OOfi CURB INLET PROTECTION C8a1 PLAN APPROVAL PPPROAD CII9 fi^ilcev WG CHECKED BY FSYA k Fen4neW IlWlty EDAM CHECKED BY 9ter teA Ut ty Bete CHECKED Bypyi It Rmmiatom DEC, CHECKED BY wt. CHECKED BY. w1. TIES s= A, 9^ m MYWmNOT J W z 0 z O i U) J H w 0 J N0 LL z 0 z O U) N0 LL w Sheet C601 17 of 19 PROPOSE OS1FAIR CON� HISTORICMINIUMS »,TOWN SQUARE SEE DRAUNAGE REPORTo:.a J CONGI 95 PROPOSED V CONCRETE PAN / I i \ I I I I I I II II I I I I I I I I I II I I I I \ I I I I II I I II I i I I 1 I I I 0.19 �\ II II I I I I I I III , I I I I I I\ I I :ES . .. Euxce��F A_ I I I I I I I I I I II I 1 I = / I 11 ® I® t�ll�n !�_ Beni mmmI.Emma =__ -------------- go AlI SY %aIIIII %1%11111 62 CNEeRDG_HDUSE GETS BRIDGE (LESS DG_ LP Im YT_ Ir r L Sai _SmSmiMission —�� — — __-PROMISED - .. PROPOSED ,, DNA PROPOSED I TRENCHINFRUNI d 'STORE =— MEMEM *„►+_� WEST E112ABIETH STREET —1--+— 01 om ® NORTH D AN AT BASE N FEE HIDED - zo. LEGEND: _ \ \ • 3 e •_ • PROPOSES INLET Emi CER PROPOSED CONTOUR ­gI PROPOSLDDWALEA. --- -- GELLER SE— PROPERTY DESIGN POIm III PRMOSEDZ PAN FLOWARMAN IT gMERENE I / 1 a9w"'m PATH DRuxwE LABEL r �,,,,, IN n MA HAS U ISUBDIVISION �I 825 S SHIELDS� DRAINAGE Essex e°uxDAxv ■ e- e- ■ exs S SHIELDS S. i —� —PROMESED� PROPOSED SCALE SECTOR TRENCH DEAN TES I RE BE TO INS F NA RA°E ELIUDE,x. DATED RDPExLDRER. 2o,TPOR '\�--_--- BEONCHMARKR°R 7RA°EIMPORTPORDRIDxDx o �� i ___ ___— — CRT OF FORT COLLINS BEARCHMARK20-97 %AT THE SOUTHWESTc°RxER OFWEST E„uBETHAND CONSTRUCTION AVE .DIN AcrnwETETRAFFIC SIGNAL BASE I i_ CUM. 053.15 AT THE SO um EAST NO RNER OF WEST EuuBETH AN D SHIELDS ST OR A CONCRETE TABLE IN s GOAL A BASE / I DATUM SURROUNDING DEVELONG ExTs HAVE USE D TOY DDP DNADLRATED FOR THEIR DERT1,L DALLAs --------- IFMVDM DFACT JSTEA DATUM C BEEF IED FOR ANY PURPOSE THE FOLLOWING EQUATION sxoULD BE O SED / \ NC.D29UNAD.U3TED-NAv°S8-318 POPOSED / T TR NCHDRAIN BASIS OF BEARINGS THE BASIS DFBEARINGS IS THE SOUTH LINE Or NOT S AN HEARING NORTH .. mSMWEST. " I' JUDIALL LOT 3, CAMELS WEST VERTICAL CUM & GOTTEN SHEI CENTER COLLINS -AM'JS WEST ,,,DW ELIA�HAT I/ qIEII — I TRENCH DRAIN PROMESEDS WHO CRT DN < i> \\ smEwuxcxASE "ISTING NEAR MACAU �_�_� ■ —` INS: TO 100 No "74 * 1 2 1 062 1 CITY! 1 14 1 AT FOR DRAINAGE REVIEW ONLY NOT FOR CONSTRUCTION CALL TFULTY NCHMICATION CENTER OF C LORADO Kn whatsbelow_ befor CALYAMNERSINCANUMMoBITAFECU Call ROETED THEmqFRAGILE OWRADI City of Fort Collins, Colorado UTILITY PLAN APPROVAL APPROVED: Cry r^ecw UaG CHECKED BY: END, k We NI OeM CHECKED BY domamit" OtWt9 Date CHECKED BY: CHECKED BY � Nene� wt. CHECKED BY: D.te =W € Z 0� z Z w FIR .g ew o� lid— .^F�� as .atom pm ns wm Q LU N W ILL! LU O Q Z O Q Z D Sheet C700 18 Of 19 —�\ — TENNESSEANS CONDOMINIUMS/ I qI � 1 II 9 k� \ I I• I \ I V I gp I I I I I 11 I 1 \ 41 PH a I I I PH A iI vv _.II I / J 1 LOT 1 CAMPUS VVEST SHOPPINGGE i I I:1 1 � 1 I pll II I. 11 Wp1 1II TER INCIC u" zszw EEMABETx/sT I 1 I I 1 / I A1 l usrm,YR PCSUCLO PHERAN _ 1 �>>II AA pl II LORAL �4FJORT -OLTNI -_ aD w UP _____- I I I I FFE=3o 90 1 FFE=30 90 HIT — —!f'LA — \ i Lu _ FEW — k„ \ --------- PUSHING PABYSFUoDONAY _----- LERDSGGHu.P) � - - / — �._- _. ---------------a��------- r_—� l FLOODIPLAM \ BEVDSMCUMIN r NORTH AT AN FUL LL2 BRUDMACAMBRIDGELP W as CAMBRI —� (I 1„L IN PLUM CUT \ , EL: LEGEND: ram— �—_ -- —EXISTING STORM SEENER PROPOSED STORM SExTR i PROPOSED STORMINLET PROPOSED coxrouR EYSTxGcoxiouR — — w 3__ — — - PROPOSED ARMY MI PROPOSED CURB & SUPPER FFE=30 90 MR RR ��Y YfK ---� --...=__1 ;o — UMMMMmW —�---OM I MIXED -USE BUILDING SUMMARY -WEST BUILDING P" -REGULATORY PLUNGE. RESIGNATIONHEAD CAR FLOOD —1 MIXED -USE BUILDING SUMMARY - EAST BUILDING P" - PLUNGE. DESIGNATIONANSIREGULATORY PUMP ELEAVLON - - PEDESTRANACGEURAMPS Al PROPOSED COMPETE LZE I I—� cross PAN JAY I .o.1, soxrx CROSS-SECTION AMr AMR) sc: zoos SUBDUASION SBEER AN LC FGAS S SHIELDS ATEW uEvnnax HAVE CIA 5000epz gEL l�o@ BASE EittoELEVATION no \ .e'8^'KeB Sm EXISTING 1SAM FLOODF PER AM P'ESTING PAPER a000wAY . — — --- — — . v • /� \ B RAMGmNG) 11 FIELD SURVEY BY: Zz NORTHERN ENGINEERING EAL"IAaa US"R g la l — -- nsGROMP EAx,emG.00z w TOTE. MAY ,T DATE MM I z vvv �� BENCHMARKS: rx \ PROJECT DrtTMM. PASCALCITY Zw OF FORT FALLING BENCHMARK GAST /AT THE SOUTHWEST CORNER OF WEST EIIUBEIH ROD CwcT"Mxox AVE DNA - / 1CONGREETIETRAUFFICSIGNALWASE. f ITY OF FORTFALLING BENCHMARK I LIST CAT THE SOUTHEAST CORNER OF WEST ECzwLETx AND SHIELDS AT ON AcoxcREPE TRAUFFICSIGNALBASE SHAPPING CENTER § SURROUNDING AD xGvozoTHEIR VERTICAL DEVELOPMENTSWESTIALC AVE USED FOR ew ,O w El MUEHST ANCED xREMSTED DATUM IS CFOR Av PuaPosEmauoxixG Eno sxaCC aEusEo 05 SPUN NAS BASISOHE BANF BEARINGS FILE SOUTH LINE OF LOT BUSTORM xORm PVAaeA UEs. AN NOTES m AN F FGT ENRoNS, TY �_ , EASEMENTS OTHER�EMENTSAN�RSU NFORMATION I — z. AEGUUTE LOODWAYAND DD.FRNGEANDMMBTGGMPAY CHAPTER .. co mo°EGx FDA, ALL _LEVATIOUS DEPICTED IN PLAN REPER THE G GE �� I TORT CALLHS VERTICAL CONTROL T3 ELLS HAVC 89) e^ .A� 4 ANY TMS LOCATED RE F.GGDWAYTxaTCANETOA.,EG PICNIC TABLES B,KERAcK E,G, MUST BEANcxoREa IN Ae STUFF BE ELEMENT IN THE MMUNE~ °;OG�. YFORTHEBMLDNGwLLBE ®CONSTRUCTION APPROVED ATLURE TIME OFBUUa:G PERMxAPPDCATON a NO ARA�A��UCT0NHO � EN:�CANGG}SHAPLANDFEET THE RDUREEFOR NORGE NTx AY I\, . ER ORTFORG.INONELIABEHDATED.REMBER,L,GF FOR ADDITIONAL RDTMEDWnvCxo NY c xPRGR0PRFORMNGA lURBCUT e. xcEnTFUTEMusT REAPPROVED BEFORE wCERTIFICATEGF y— OCCUPANCY WILL eE ISSUED • 10 ALL L CE PMENT STO BEPuwGG cEDATORABETHE REGULATORYFLOPROMOTION W T 1 ,,. FOR EONTALCONIRGLCT"OFFaeT COLLINSGROUND MABTERCGNTROL DO N Lu J Z — LU Q _ Z J WEST ELH STREET / _ O (80 ROM FOR DRAINAGE REVIEW ONLY Z CIUCTION O NOT FOR CONSTRQ R 1RA N PAU�Moffl EQUIPMENT TO N is' MIN. _ E FLOOD ELEVATION T� NERE) City of Fort Collins, Colorado UTILrrY PLAN APPROVAL APPROVED: Coy INBURI UaG CHECKED BY: Now k INGINN W IRWty DATA CHECKED BY 9temmmatee Unty Bete CHECKED BYIF A-Mbm CHECKED BY: Date CHECKED BY: Date J LL Sheet C800 19 Of 19 NION NGNN ER IOCAB ET BEING A REPLAT OF PORTIONS OF LOTS 3 AND 4, CAMPUSUWEST ING ATED IN THE NORTHEAST QUARTER OF SECTION 15, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO Know sit poser by Than premy that the unchanged awards) of Me following demoted land: .A ran of lend lammed in the Northeast Quarter of Section 15, Township I NoM. Range 69 Wen of the 6th F.M., City of Fen Collie, County of Latimer, See of Colorado, mere privately ivately described as Retains: The Wet 23522 feat of Le 3. Campus Wen Shopping Ccmer, Ciry of Fort Collins. C ones of Lorimer. State of Colorado The East 124.78 feet of Lm 4. Campus Wen Stropping Center, City of Fort Cullim, C'many of Lesions. See ofCobuadO C marine 100.097 Nmid fat Or 2,298 cores, rat• an hat. For themselves and their sueoesaas in interest (rollarivety "Ownct have read the abuse described land to be surscyN and subdivided into lots, ttams ad meter as shown an this Pie to be known as UNION ON ELUFAHETH (the "Dzvelupmei"1, subject wall casements and tighb-of-way now ofmmaor exisnttgmidiaced on ihio Plat. The rights mtl obligations ofthis Plat site ran with the land. ( LATI FKATE OF DEDICATION I he Owner does hereby dedicate ad covey to the City of Fear Callir, Colorado 0 - f Cary' L fat public use. forevera persuade fightof--way he,tomfourrowsandthe E m b lid outdeal designated tin this Plat, pnoidal. 1,,c'nT.that memwce by the Cry of this dedscatian of I i,cmentsdo" not impose upon the Cityduty ta't' the Eassaincons to dindiceWand (2) mcepuuxc by the City ofTh chdiCadeft of sttws dues not impose upon the City a dry to maintain srt t so dedicated until such time as provisions of the Masnendce Guinness have been fully utafieu The sheets dedicated on this Phi are the fee property of the City as provided in Sectid31-23-107 CAS, The City's rights undo the Easement include The right to ird1, open, access, maintain, repair, reconstruct, remove and replace within the Eremees public improvement Lon'Limse with me iernrld phgwC of the Easement; the right m install, maintain and use gates in any farm Nat cross the Panamanian: the right to home the Insured of the resources with suitable mmkm; unit the night to Permit inner public utilities to decreise ibex same rights. Owen rasova the m to use the Fad b f that ag et renfere to the bull r f the tight hereby ed The C responsible for g P Nrea j rho g y Ma Cityfeller maintenance of'ce improvements; add d d tactivitiesto E i b t n ran r at dried the p ep g r erg byr m tin. C doe rim the d t ti c Er f" t' the Contract that t d e n C .Owen will iY M mY P Y iY maintainN R ofthe Fa L r charmer compliance withapplicableJ F I I t. rr n rg rn Except as expressly peen a d'in an improved plan f development other women agreement with the Cry Omner will not iinstall on the Lemming, or Indeed the installation on the Fr naees of any building, structure, impmv i, f g wall, sidithwalk,e an otherdo p g (other than sod anal awwmnry parms anal other ground cover). In the event such Obstacles art installed -in the Fractionate, the City has the right to require the Owner to remove such distance from the Easements. If Owner does net remove such obataelw. the City may named such asset wiNdt any liability or obligation for repair and replacement thereof and charge the Owner the City's costs far such removal. If the City tougher nor to remove the m onales, the City with not be liable for any damage to the ob omelets or any other property to which they are attached. The rights granted to the City by Nis Plat more to the benefit of the Cays agents, licensees, pcianpnec and serious. OWNER: M S LATE OF COLORADO ) The Owner hereby warrant and guarantees to the Ciry, fat a period of two (2) years Earn the date of completion and fire acceptance hr the City of the improvement warned hdmunder, the fill and complete maintenance and repair of the improvement to be constructed in connection wish the Development which is the subject of this Plat This warranty and guarantee is made in accordance with theCity Land C.w Gvle and. in Net Transimmal Land Use Relmlatione, as applicableThis Recruit" applies to the avetti add all Other apartmentstructures and cancrouss,' lying within the rghmOBway. Easements J other public properties, including wMrmt limitation. II curning. sidevialkebk ptbs drainage paps. coloreds, caen basins drainage ditches and landscaping. Any maintenance ad/or repair rryu d en widow shall W modinmN with the owning utility company in dcym6nem The Owner shall maintain said improvements in a manner that will ansure compliancen'st t basis with all communicate nandards.safety requirements and carvardermartalp kti y' ts ofth Cty. The Owner shall I J Vapor. or cause to be conwhaland maternal. all tharringicswad'improvermsents resultingForm J lop t ItJ or b'IJ'g Id activities.I the tthe Coleman falls to t any damages within thirty (30)days R n thereof thsaid damages may be torratholbythe City ' d all come andchrg btld to addPaid bythe That ndCity All also have any agree remediesavailable Fond bylaw _Any damages which occurrd prim to the end of said two (2) year penal and which arc umepaired an the trnnirnon of said persad shall remain rise responsibility of the Owner. In consideration of the appmvd of this final Plat and other valuable censldermone The Owner does hereby agree to hold the City broads fat a five (5) year period, commercial; upon the date of cmmpletism ad fire acecpmnce by the City of the improvements 0 h wnalnwtd in determine with the development which is the subject of this Plat, from any and all claims, damage& Or damands among On account of the deep ad emmmmim of public unprovernings of the pmprrry shown ficardin and he Owner funoarraw commis to make necessary, rvyvrs to aid public imparessimits. to include. without Indication the ndma stem fill& embankmrnn attends crom panse sub drain& severe, walls and bddger within the rightuf way, Eawmenb and Other public properties, resulting from failures eauad by danger and/or dominated defocb. This agreement w hold th City hornless includes defer in madmals and wodmanshieas well as Jefsas quad by ear admitting of settling eencho, fills mintensities. Further, the Owner warrants that hieshe owns f simple tide to the property shown bercon and agreas that the City shall net be liable to the Owmr Or huAer smeasaors'ad ' trachea during the warranty period. tier coy clam of tlamags resulting from negligence in exereising edgwecring techniques and due arguingin the tonsuueti on t f cross dreasse drives,'r t buildings. the changing of coursoca of decades ad twos. flooding from natural chances add rovers, and any other header whasioneverprivate property. Any and all mercury liability occurring eager this paragraph Nall be rho liability 0fihe Owner. Ifnherwn ithailhave Nenghttocunveyaidlandaingto Nis Plm An powers r take f that the Chavich has executed certain document pertaining to this Development which create when rights add obligations; of the Development, the Owns author subsequent Owned of all or person; of the Developing re many of which obligaticonstitute Promises and conventions; that along with the obligations under this Plat run who the land. The said documents may also he amedd from n to time and may include without limitation, the Development AtWrmTn. Site And Unrelated Covenant. Find Site Plan. Find ladstvpc Plan, ad Architectural Elevations which doeumcnr an on file in the office of the Cork of the City and should be closely amended by all prom numerical in purchasing any pumon Of the Development tine. ATTORNEY'S CERTIFICATION I hereby certify that this Suesdivpnnn Plat has been duly executed in squid prsudi in Senate 2.2.3(Cp3Na) tluougls (e) inclusive of the land Use Code of the Ciry of Fort Collins ad than all Perms signing this Sudidsid Plat on behalf of a separation or other eagry are duly anginrisr signatories undo the laws of the Sam of Colman. This Certification is based union the retards of the Clerk me Reaction of tanmm Coug ry. Colorado se of the date of creature of the Plat mal other information discovered by me that reronable inquiry and is limier as vuthonsN by Section 2.2.3(1 of the Land Use Code. An. COUNTY OF LARIMER ) Added": The reasoning irmmment was arMowledgr before ON this day of ,20 .by Address: as of Registration Na.: witness my had ass official adal its onanamort Notarycorm expires LIENHOLDER BY: STATE OF COLOMBO ) By the City Pnameef of the City of Fort Collins, Colorado this day of AD.,M PLANNING APPROVAL COUNTY OF LARIMER I Thc foagoing remainder was acknowlrgre bef me this day of .20 By the Dimmer of Community Development and Neighbmlrood Services of the City of FM CoWm, COloadothu nv day of A.D., 20 se of witness my land and official seal Director of Cod V Development ad Neighbotheod Sessic® My membrane nine carries: wtAmme� slT��nS F w abi HST CSI i a � e — I 1 VICINITY MAP NORTH ,•-tppp' NOTES O ES L The Bats of Brings is the Sdth lee of Lot 3 as hearing North 89d938" What (eammcd baring), me mormemr in sM1mm on growing. 2. All information reporting teammate, rigMrofway, or Tdc of Record, Northrn Engineering relied out Order Number NCS4[3139-NAS. prelwrd by Find Amman Title hummnce Company, dad September 19, Min; and ONn Number NCS4139756NAS, Repel by Fie Amcntan Titk lemma Company, dad March IT, 201T. 3. The lined unit of measurement f this plat is U. S. Survey Far. 4. There shell be dpnvak teagitimu,ewrnanbmreshimi0m nhatpMibit or limit de Nmdhnd ofnawvicewrming equipment or Iew3naping that arc allowed by Sections 12-120-12-III of me City wtle. 5. All previous lot liras, ngMsef-way and easement as shown and ddirts] by Phi mfCampus idea Slopping Camnwbichm Ioatd within the bmmdary Ins of this phi are hereby, vacmd arms transaction of this plat and dressed in shown hormn. 1. Robert C. Twenty, a Colorado Register traducement lad Sawyer do hereby time that this SuWivoion Pie was prepared Gan an actual answer uncle may perwrl supervised That rise hoonatttcmadmin in inmate herwss were fad mar as showne ad that the frregeirsg plat is an aamare representation thereof all this t0 tle - f my knowlrge. inf non and belief. �P For Ili F'�\i Culmaa T•gistleyir Rufw�nal \=`��'1� Wd Surveyor No. 3MV ALL RESPONSIBILITIES AND COSTS OF OPERATION, MAINTENANCE AND RECONSTRUCTION OF THE PRIVATE STREETS ANDOR DRIVES LOCATED ON THE PRIVATE PROPERTY THAT IS THE SUBJECT OF THIS PLAT SHALL BE BORKE BY Milli OWNERS OF SAID PROPERTY, EITHER INDIVIDUAU Y, OR COLLECTIVELY, THROUGH PROPERTY OWNERS' ASSOCIATION. IF APPLICABLE. ME CITY OF FORT COLLINS SHALL HAVE NO OBLIGATION OF OPERATION. MAINF ENANCE OR RECONSTRUCTTON OF SUCH PRIVATE STREETS ANE OR DRIVES NOR SHALL THE CITY HAVE ANY OBlUK ATON TO ACCEPT SUCH STREETS ANDrOR DRIVES AS PUBLIC STREETS OR DRIVES. Q is pz Xa alalit G F9 3^vt Ie �Y IvE a- U)Q Z Q LIJ N OO w�O U LLLL 0 Ow z } UU Sheet Noery Public Oft Sheets UNION ON ELIZABETH BEING A REPLAT OF PORTIONS OF LOTS 3 AND 4, CAMPUS WEST SHOPPING CENTER, LOCATED IN THE NORTHEAST QUARTER OF SECTION 15, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO FEAR TIC LAE CONDOMITOWN NIUMS em� I _wnuevue ,5Nm, I Fal =1 pm :I I E.VEMEAT I I \ al `�SavrlvE I \y I I -i-Er E — vsall mT II '- 81 `• "I I ACCESSZFENEN SENCE Exr 881E I / I 5 12 81 �L IirM EwF%T \I T I I a' `xw 6w 1"" LET n8 xlppl z y g1 z Ile III I I I` I IT U1I owmwE e I—r EMERGENNVENO ACCESSEASP N it lib I ACCESS E<SENENT GAMES WEST SHOPPING CENTER al -I 5II IIH w'I 6m I I nl I I I 81 gy wl MI ^vjl zl SECT LAG ZS81 a04'20NES 5ENT598_4?�I I J ENACCESSASEME TOPELE6m 0al 11 _____________________________- � ____L.I I AuD 1 el 1 I I I m ctZO L.. u..0 •uu..u..uu..l aam E9. rt. . INDIFIREELAR WOPCILLEG LOT I CAAARIDGE HOUSELOFFS LOT1 ALTI m III m_ wE owmanommomm WEST ELIZABETH STREET INQ' P fl,W,\ PER CAMPUS WEST SHOPPING CENTER REC. NO. 820W Ism. _________________�I i emU vm�m TM I I I I I I I CURVE TABLE CLAI Dan neplR LENGTH eEIPoNG CORD ON wSrIP Atli 8LE•M6£ Ssw o wav¢ Aw uw r�waww ow G wbml' aw H.Q 8tl'MMW le< low — — LEGE9ND ENT NESPECTRAL LINE SOUNDARY LINE LOT LINE o TAG ,S,d PI ® 650ExnpEoan NIWER I r pl m 19 M1 CIIP LESS CYMEn I CAWASSWEST SHOP I u I I I I PING CENTER I I Ea�ENT RZ I I I I 11 I I I I I I RI bl IS Www qrPipR, AT A,am I q� I E LI wI I 81 I vsaumnwwEn aECTNIx rsTrxw.w� I ExorxuNxNT= .LaNNT� I I 589004'20•E 380.08_ I I Se9.O4'ZO•E 3]a3T IERRON)aawn�.om N NEVIEm ,��6nuAE�ram �T 30 0 20 40 60 Ml ( IN U.& SLA £V FEET ) I II - iC N. PRELIMINARY Rohm c Tartly XRm nd Morarimal LAW survryur Colowu aeymenm no.)M]U VmvM on hblfafNoNan Lnginxrin83E^'im, Irc. vosE px= �Y? cc Um NIX z NIX Q �e V/O Zc) J J LU Of to N O UJ XO W U 0LL o 0w _z UU sheet !`I IGvv TRIAL a Of 2 Sheets 000 D B Do to to to 0 to D to r 0fiBfio 0 to o b1 0 to o b1 0 to to b1 O bD o b1 0 to to to 0 fio i10 i11 D be to b1 0 he he IT 0 he be IT D be be IT 0 fio b0 b1 0 fio be b1 0 b be to b1 0 to to b1 0 he be IT 0 bit bI IT 0 fio b1 b2 D fio b1 b1 0 hit b1 b3 0 h1 h1 b3 0 hI IS b1 0 to to to 0 fio be b0 0 it fio 0 — ( 20' BEYOND PROPERTY LINE br' bo�0 {10 bit hit bit o B o o o -% �'O o 0 0 "'B TO nT.'6'A�b'o isrB TO iiL�Ri�p �b �b to b0 hD to to b1 III b1 h1 led b1 bites it LINE to toh1 b1 b1 b1 b2 b1 h2 b2 bit 1 b1 b1 h1 b1 b1 b1 b1 b1 h1 b1 b1 b1 b1 b1 h1 b1 b1 b1 b1 11 h1 b to he be bit to b0 to he be bit to b0 to he be bit LIGHTING CALCULATION SUMMARY CALCULATION AREA LIGHT LOSS FACTOR (LLF) CA LCULATION TYPE UNITS AVERAGE MAXIMUM MINIMUM TO PROPERTY LINE 10 ILLUMINANCE FOOTLPNDLES 193 256 00 29 BEYOND PROPERTY LINE 10 ILLUMINANCE FOOTLPNDLES 00 0B 00 PARKING DECK 10 ILLUMINANCE FOOTLPNDLES 243 113 Tom be PD P2 b1 o b3 b1 o b3 b1 0 IT be D Id I be Po b1 be Pe b1 be �o bI b0 0 hI be 0 PD i be PD i be o b0 1 0 111YRLv0 o i10 o b0 0 o be PD be be P� Id it IT �D b0 b0 0 b0 bD 0 h0 b0 PD to to PD IT IT IT bit 0 Id e be 0 50 hit Pe To be to - to b0 to be be to to b0 to be be b�0 to be be iw "1 i��e--bw ie ie ae alIT—ii"r—abe 0 NORTH 1 SITE LIGHTING PHOTOMETRIC PLAN SCALE: 1-=Z0' EXTERIOR LUMINAIRE SCHEDULE SOURCE INPUT INPUT TYPE DESCRIPTION MOUNTING MANUFACTURER, SERIES NOTES CRY TYPE COT CRI LOAD VOLTAGE SA - LED Saw and 8UNEPR LED PENDANT 26 120 SURFACE' STRUCTURA INC., AURA LINEAR 1358 UM PENDANT #AURA LNR D 8 M SO CA SB - LED 30U] W. 62" TALL LED BOLARD WITH WOOD FINISH 12 120 BOLLARD STRUCTURA INC, HAND 435 LM #MAC 42 Too SO 120 STD SC - LED Saw di outraged LED SCONCE WITH BRONZE FINISH 12 120 WALL WE£P. 1426 6203528 RED - LED Saw 10+ LED FOLE FIXTURE WITH B LEDa 2101 DRNE CURRENT, 59 120 POLE HUBBELL OUTDOOR UGHTING, NRO. 57521M WIDE THROW DISTRIBUTION, AND DARK BRONZE FINISH NV-R AR E ASL A 8L 3K 2103 U DB SEL - LED Saw 10+ LED FOLE FIXTURE WITH B LEDa 2101 DRNE CURRENT, 59 120 POLE HUBBELL OUTDOOR UGHTING, NRO. 5888 LM FORWARD THROW DISTRIBUTION, AND DARK BRONZE FINISH NV-R AR E ASL A 8L 3K 2104 U DB SE5 - LED 30M 10+ LED FOLE FIXTURE WITH B LEDa 2101 DRNE CURRENT, 59 120 POLE HUBBELL OUTDOOR UGHTING, NRO. KING UM SQUARE THROW DISTIRIBEFLON, AND DARK BRONZEFI NI SIT NV-R AR ASL A 8L 3K 2105 U DB Si - LED Saw 10+ 134 WIDE LED ARCHITECTURAL EGRESS FI%NREWITH HI 120 WALL HUBBELL OUTDOOR UGHTING, GEOPAIC 2377 BRONZE FINISH TRP112L Sir 3KI 2 U DB Si - LED 3003 10+ WIDELEDH RCHITECTURALEGRESSFMIUREM IH HI 120 WALL HUBBELL OUTDOOR LIGHTING, GEOPM 2W1 1 BSR4 BRONZE FIN IS TRP112L So 3K7 O U DB UNION ON ELIZABETH PROJECT DEVELOPMENT PLAN/ FINAL DEVELOPMENT FGRTCOLUNS. CO PLAN a Wad planning is landscape architecture is is urban design a management is APPLICANT I PIARNER RIPLEY DESIGN INC. Storage Van Cited 419Cmryon Ave Sui Fort Colllrs, CO OM21 P. 9702245828 L 9702256657 DR am Dim DI1Lmo Rodney Run and Dino DRwlu Ae SoNh Shady Gmve Rd., Sure fio] MemM0., TN 381211 0.901AND 25W HUMPHREYS B PARTNERSARCHITECTS, LP YaohuaYu and Max Reiner 10DO15N SL datei00 Denver CO SEMI R 7202562145 NORTHERN ENGINEERING Nine Treed 391 N Lease Suite Too Fort Choy, CO W521 0. 970221 415o Zeeii KK o 770 NORTH S(OdLE 1'21Y ORIBINN s ISSUED No DESCRIFF ON DATE day put I eY day put I eY day joys, I eY REMSIONS say day led I day led I day led I eY day led I eY SITE LIGHTING PHOTOMETRIC PLAN SEAL: OaopPo �J `od a5t PCRHO T Addy m"11E111 MRZ DRAWING NUMBER: E1 OF in ENzaggeth Stre¢t AOts. Fort Cl CO FIHure Type: SA Aura Illuminated Wooden Epson Pendant a de, LED new,mmst FEATURES CARE,"I". el 21004 3MXDK MASS, grant ASIA areetil errs rvr.rur prig m,reuvro uvea:mid.. SPECIFICATIONS: oughowennew for outherne, gypeconal whenew Awarded An At well S I Lou inglowne, An' A finning 'ran wevelighl, Aura Un"r -Mmet LishNns 6 counters, eww memory Mare Mounting cadep. agent P ORDERING Gu IONlih r..a..rrv..vr..o.'L rm 1,11.mes:u iAgeneake u wam FEEL Filled 1 2 s a s F ) a F Ed' jurow ®Rou"And :1awrow r.mLighting o Noway Ma[ Wood Body LED Bullard ,in .eW Y.mMeaNrNlm _rm • MrasnN WIN Y esso W �M.LrsM W e S UPIUTMNi M mmM Widery, nowerytion, And whownin internal only too AMR ninhool hoody" .1mong, Lew, too Anyone Able An "Cute ELECTS CAL I Al Memory wgwAwy' dolower engage in rpri AM mu the All ten ¢N avm . ... rpm cmumnq ov.m w.v vg wool ma ORDERING GOIOEr.ur.e To Elizabeth Sheet Apts. Fart Collins, CO FIaNn rypu SS CBIrsicSway --nrm,ee DLS420 LED 620-3520 IR DNwadm FW Dow II07 Mill .... L LEDwPl lumlrcne Nmlmyrainnb erxE:wer., A....�a. pat minding Pre anyway S rLegmY Wal us lots wool trot e Canyon Aly] MDPOPSWSimnu uluminN o osed nwri BE F_O%LED Cril mmoney led l eo mmn See ar Dvm rowntS.monly I, hi Al 41.....w Pml DLS420LED 620-3520 Ea r*len npe.at..rre..w 1^DI O TIDY MIMM.MK y F nmeTNn ErNl�rls.er nles°<T LEM e Dan lmws latest W I�I�RSRIY IEDIma¢ Image W sanl� ISW /IAA::�a'v��won 0 .mod INBrY4ai4a Wmmnbq mdkaM1mmeePYFWur Mtun Oeu ormom glev Ym. Cab: Summ aboor and m., a. RSPalneremrmnm.+mrl p9ev Pulxr'vn fB nowt voIwm Fn in ming And ALL in Ask ERLSONA a I PONE Er in vi PAI9N1 At M DON RVB119 likul Swnem,„Nmmnew ,vi rnaAwwol.mranbe lurk inang her Ill Shown o= ==== YAw.nYNT s F To eimm 5"C Sri my. LAID UNION ON ELIZABETH PROJECT DEVELOPMENT PLAN/ FINAL DEVELOPMENT PLAN FORTCOLLINS. CO APPLICANT I PLANNER RIPLEY DESIGN INC. AeP nle Van Dylan 419Ca:ryon Ave Sulle31) Fort China CO OM21 P. 919224 LESS L 9702256657 FOR amD GTUHo Rodney Kned andGno GRullio 999 Moir Shady Gmve Rd., Sund G0 M lTN381211 0.9812m25W HDMPHREYS B PARTNERSARCHITECTS, LP Yaortua Yu and MaeRelner 14DOput a Su11eaDD Denver CO WOOD D 7202552145 NORTHERN ENGINEERING NICE True m1N I sSuite 1D9 EM Calms, Go W521 1 970221 4158 KK one we Len A own hing At No DESCRIAT ON DATE way pre 1 Sly way Jay I Sly way pay I Sly REASALSIONS No DESCRIPTION DATE Ill I An ELL, I yon LIGHTING CUT SHEETS SEAL: OaopPo �J `od `Oa5< PROJECT No: R1M CRAWN SY ARD RENEWED BY I MRZ DRAWING NUMBER: E2 OF AIRO LED SERIES O/FA511FJ1g4D BGMER !ice •YI..,bIFiW.T1Mb Ii .� nTNeMatla.�Y4 0�b6MLlYrveYYMx evepvarYY trYMa� •.m. ®.v�ln[lanl a4Mvne�e vienpuveM •.bY,.r.a...M. bfa We M.r iIXI asp. a�W rMa.9.wr M.q N k. Fixture 'mm basis, Y.., p....M ilNpl_pMYprl naNrawawq+Y+nRa •�MuaMpnrmm�baM Wherelso 'van H w � Fq�+mmlmw�s 9 M -. � � �nwtlOFwfevb b T]Tf C.®vv W e.W •1m M.eer..av s v® �mm�m m°�mm:.:eutmaA°`r.e •vm .xcWvv4 aY/BIIMlEmifOYlfaf L MUBBELL HUBB E L aoeKLwsLenwaEsnnww A am FF ne9 � s� ••a..1_Y.41 n w b�4 ffeMRW "Mae, M w �w I in OR :- rw••^ ew. Y w an Nuansurn OneOwLysto WO ORIOWW Ri"ninantiRi A, ©©III3J©©I�©II� W14i IYlbb�as aa� raga WWa LAeY 1®mmynmw.4orve - Y.aaaw w a.l®sy.i.Mar Alaan wadaup mN&M n� /ilN IgablWa.anen Mavn 4 ,pall YYIiY ffi+iaRaMJYOfTa hel WE AaYfOF lave Mul ars ami, OaaMxems EIImOe[0 Strt AM. GEOPAK SERIES Fort Collins, CO Huwu� SIZE1 LED Fooure Type: as auetle: ElEleaYq MEAD MIN Con5u Inct PngneD,,, l na itwllAglrtYsl L600 E Ortnard Rd., Suite 150-S 4Fey Greenwood Signal DO 80111 Yl iaf Sion)", 6000"Final saw, 40 IIIOafraNaW Mwu A n.M eMa1.Y�Ye bYn i Nf E «b "a lhtlea.,.".wa.w. ...,.dided;m..wa a., . A a ackly amu Inxm Wvuumn CB W Raybur WL in 1210sli n a MI salaamunce. s.Ufm ebu w-1 ®em Lprl f M.vmniM u emmadmaa.nmm+rAutn Y • mWM1.mb. m9r enW ownm.p.., MIRROR III r n.� , .....I r� aavvYerrox RmwrcnrlwatuTmss.� ® O ®� EK:EaStab®® man w may TWIN IN olose I III,® M i Y� t� am As IS Wrbac O rM • 4ufY AN f� ae naale.n I..Mo� �•M YpnYe Y.Me.iM4YYYr.nefeN.ON MerM. ,.„.,., WIG apl rL nm seaa. Y! aYu F a or F F F E��-�'�r�000r—�t•R�oor�r,:;�� iuoo is Red ff Los Red Nrr mr .hn,.GO essi rrvm use V am.1a Y Xa� �eMMwe .p.rvm.m.. nx..m ro�.ibwwee rnmfErxc r'OR AN is or T nR I 1mn Trf nF.'Mafaal QHOiiOMMELL eM,'M'r.�.r..e �rYNMa•o..,aYm..Y,r Ye.enlmr -.,-.rb UNION ON ELIZABETH PROJECT DEVELOPMENT PLAN / FINAL DEVELOPMENT FORT COLLINS CC PLAN in land planning in landscape architecture in Is urban design in entitlement , AWLICAM I RANTER RIPLEY OESICIN INC. semame van waver 419C nAt¢Runs Sion Fort Colors, W 8041 9. 9I0.22a 59ID [ 970225E6.57 FEE and Dim ONdmo Runny RON and Dino Dal uulu 999 South Shay Gooe Rd, Suite COD MempdLA TN W120 e 9012592N HUMPHREY98PARTNERS ARCHRECIS,LP- Yaodu9 Yu and Mae Relrer W W 16th 9L Suite 0W Inver GO 81 p. 720256.2145 NORTHERN ENGINEERING NIIX Filed Sol N. Hnnea Suite 1 an FM Chains, CO W521 p. 970 SO 4158 KK WOREW OWWO ROW ROM We Mom ODD ©�0 ©�0 ©�0 0�0 0�m 0�0 0�0 0�0 0�0 0�0 0�0 LIGHTING CUT SHEETS SEAL: S O�aG G PROJECTNo: R16051 DRAWN BY I PAO RENEWED BY I ad DRAWING NUMBER: E3 OF Attachment 20 EASEMENT RELOCATION AGREEMENT This Easement Relocation Agreement (this "Agreement") is entered into as of June 20, 20179 by and between COLLINS CAMPUS WEST LLC, a Colorado limited liability company ("CCW"), and ELIZABETH STREET CO MANAGER LLC, a Delaware limited liability company ("EDR"). RECITALS A. CCW is the owner of the property municipally known as 1108-1128 West Elizabeth Street, Fort Collins, CO, being more particularly described as follows (the "1108 Parcel"): The west 108 feet of Lot 2, and the east 107 feet of Lot 3, Campus West Shopping Center, City of Fort Collins, County of Larimer, State of Colorado. B. EDR or is assignee intends to acquire the property currently owned by Saint Paul's Episcopal Church municipally known as 1208 West Elizabeth Street, Fort Collins, CO, being more particularly described as follows (the "1208 Parcel"): The west 235.22 feet of Lot 3, Campus West Shopping Center, City of Fort Collins, County of Larimer, State of Colorado. C. The 1108 Parcel and the 1208 Parcel are subject to that certain Cross Easement Agreement dated September 20, 2004, of record in the Larimer County, CO Recorder's Office at Reception No. 20110056971 (the "Cross Easement Agreement"), D. EDR intends to construct a mixed -use multi -family housing and commercial retail facility on the 1208 Parcel (the "Project"). E. In connection with the current design plans for the Project, EDR desires to modify the Access Easement (as defined in the Cross Easement Agreement) located on the 1208 Parcel, which includes the redesign of the parking lot located on the west side of the 1108 Parcel (the "1108 Parking Lot"), F. CCW and EDR have agreed to set forth their agreements and understandings as to the relocation of the Access Easement and the redesign of the 1108 Parking Lot, NOW, THEREFORE, for and in consideration of the mutual covenants and conditions set forth herein, and for other good and valuable consideration, the receipt of sufficiency of which are hereby acknowledged, the parties hereto agree and covenant as follows: 1. While the Project is under construction, EDR intends to relocate the Access Easement (the "Interim Easement Relocation") as shown on the conceptual drawing attached hereto at Exhibit "A" (the "Interim Design Drawing"). In the event EDR moves forward with the Interim Easement Relocation, EDR, at its sole expense, shall cause the 1108 Parking Lot to be redesigned materially in accordance with Interim Design Drawing (the "Interim Parking Lot Redesign"). EDR represents that it has been told 11 Attachment 20 by the Fort Collins City Planner that the Interim Parking Lot Redesign will not require an amendment to the existing site plan for the 1108 Parcel. In the event an amendment is required and EDR still desires to move forward with the Interim Easement Relocation, EDR shall obtain such amendment at its sole expense, and CCW shall reasonably cooperate with and assist EDR in EDR's efforts provided that such cooperation does not obligate CCW make physical improvements, alterations, dedications of easements or property rights to the City of Fort Collins or any third - parties, or any other material modifications inconsistent with this Agreement that impact the current occupancy, use and entitlements for the 1108 Parcel, 2. As part of the final development plans for the Project, EDR intends to relocate the Access Easement (the "Permanent Easement Relocation") as shown on the conceptual drawing attached hereto at Exhibit "B" (the "Permanent Design Drawing"). In the event EDR moves forward with the Permanent Easement Relocation, EDR, at its sole expense, shall cause the 1108 Parking Lot to be redesigned materially in accordance with the Permanent Design Drawing and shall grant CCW an easement (the "Parking Easement") along the eastern portion of the 1208 Parcel to accommodate the parallel parking spaces (the "Parallel Parking Spaces") shown on the Final Design Plan that will be partially located on the 1208 Parcel. CCW acknowledges that the Permanent Design Drawing has not yet been approved by the City of Fort Collins and is subject to change based on the City's comments and approval conditions. EDR shall reasonably cooperate with CCW regarding increasing the final width of the northern entry aisle up to 24 feet wide as necessary to ensure that large vehicles accessing the 1108 Parcel (such as garbage trucks and box trucks) are able to access the 1108 safely and with reasonable ease. In finalizing the final plat for the Project and obtaining the City's approval of same, EDR shall also use commercially reasonable efforts maximize to number of code -compliant Parallel Parking Spaces, 3. In performing the work described in Sections 1 and 2 above (collectively, the "Easement Relocation Work"), EDR shall use commercially reasonable efforts to minimize any disturbance the Easement Relocation Work may cause to CCW and its tenants, licensees and business invitees. EDR and its contractors shall secure general public liability insurance, including insurance against claims for personal injury, death or property damage occurring in connection with the performance of the Easement Relocation Work. The Easement Relocation Work shall be performed in a workmanlike manner and shall comply with all applicable laws. CCW shall cooperate with and assist EDR in connection with the Easement Relocation Work as reasonably necessary. 4. If it becomes necessary in connection with the Easement Relocation Work to relocate any signage located on the 1108 Parcel, EDR and CCW shall cooperate with one another to relocate such signage. EDR, at its sole expense, will install all traffic and directional signage as required by the City of Fort Collins, or at the reasonable request of CCW. EDR shall also pay for the cost of relocating any existing signage or installing any replacement signage including but not limited to City of Fort Collins application and permit fees, but shall not be responsible for the cost of designing or purchasing any new signage desired by CCW. ka Attachment 20 5. The final plat for the Project shall re-establish the Access Easement (as relocated per this Agreement) and establish the Parking Easement, each of which shall benefit the 1108 Parcel and run with the fee simple title of the 1108 Parcel and 1208 Parcel, and shall include such other pertinent details commonly associated with these types of easements such that the final plat shall govern all access and parking easements benefitting and burdening the 1108 Parcel and 1208 Parcel. The final plat for the Project shall include language obligating the owner of the 1108 Parcel to maintain and repair the portion of the 1208 Parcel affected by the Parking Easement (the "Parking Easement Area") and giving the owner of the 1208 Parcel the right to maintain and repair the Parking Easement Area at the expense of the 1108 Parcel owner in the event the 1108 Parcel owner fails to perform such necessary and reasonable maintenance and repair work. The final plat will include a dedication of an Emergency Access Easement to the City of Fort Collins, Colorado over that portion of the Permanent Easement Relocation area located on the 1208 Parcel. Upon recording the final plat, the parties shall take the necessary actions needed to terminate the Cross Easement Agreement, 6. The final plat for the Project shall also include language specifying that in the event future development of the 1108 Parcel materially increases the amount of vehicular traffic accessing the 1108 Parcel via the Access Easement, then the 1108 Parcel owner shall share equitably in the cost of maintaining and repairing the Access Easement based on the relative traffic demands of the 1108 and 1208 Parcels. 7. The Cross Easement Agreement shall remain in full force and effect until terminated, subject to the agreements and understandings set forth herein. 8. All references to "EDR" herein shall include any entity affiliated with EDR that may ultimately acquire ownership of the 1208 Parcel, 9. This Agreement shall benefit and bind the parties hereto and their respect successors and assigns. 10. Facsimile or electronic transmission or retransmission of any executed original of this Agreement shall be the same as the delivery of an original. At the request of either party, the parties will confirm facsimile or electronically transmitted signatures by executing an original of this Agreement. [Signature Page Follows] 3 Attachment 20 EASEMENT RELOCATION AGREEMENT IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date first written above. CCw: COLLINS CAMPUS WEST, LLC, a Colorad imited liability com any BY: �C Name: Title; wQ44 LLL, EDR: ELIZABETH STREET CO MANAGER, a Delaware,li&ited liabiN't� comnanv BY: Name Title: T • .. Brevard ., Acquisitions & OffmCampus i 9 Attachment 20 Plettetl By: SbpM1anie Van Dyken Layout: l INTERIM ACCESS PmNeU On: &N20173:01 PM File Na"; Burvey wtlM1 Building Emelopa.tlwg II I II 1 it I i ' I II I PROPERTY LINE — Pit i� r � — —I — -- -- �— — R I -JI III I I m I IS m II N g o I In rn li 2 1 I M W r 5_ J— m z Jl� I ' I I I I '• � I ^> In I I h< M �AmmA I I I 3m=mmy I a m \ . TWO WAY TRAFFIC r.. .I —I I I 1 :1 l PARKING FOR CAMPUS WEST ' SHOPPING CENTER I ej \ COVEREOSIOEWALK /^\ ng �° r MU 'n s M mg oma 9N O gaIn M In 0 w H M m O 0°M 1 N W In I in x O I I I I $$Q m Z� Z z � � � n Oy :U 0 p P^y D Oy IM € o go T z ap °Ng R E �> �Hd of M S Bm3 �n - _ C mSMg sa S�. < war .e $ �!a D _ S � Attachment 20 Plettetl By: Stephanie Van Dyken Lanni 2 PERMANENT ACCESS Pill On:&2O20P 3:01 PM File Name: I SunmyvnM Building Emilapt Exg I I I II I I I I I I I I I I I I I I I II in I \ I I ' I I III o i IF —I I I I 20' MINMOM NERF I WO.. ______________________________________ 1 B I 5 I 1 1 ill Cn m r „ZI I p \9 ,I W I ismin III �n I KIM W l (n o0 m I mil I -- -- I I mill I m >Om AyD I IT 0 IT pmmp s N m m m O rvao-waY S In K y y �' TRAFFIC O y l T _ — m C� }m ONE-WAY SOUTHin 4 0 o in O o� in m Z PUS PAR SHOPPIR C CEWE WEST ED SHOPPING CEMER m In In III in O �= OOVEREDSIDEWALK = p° 7 m- In �fl OA• o $fin og; III m6 m$ O Or I m F F y i i l I `� n n ❑ I y I MOM 0 2IQ m a9 cz in a o aZ D 0 p= b oy�Po� F;F z D M € o o in ap OWg R in E1,1111 1> ge 6` 6 B3S A MgR- m C R A innvn.�gm g o of a y Bm3 �J a - e K '2 gg- •a5� ,ten O s a' m ea 3: n J4 3n M D ( t@ 4 gg •a r 2 Attachment 21 RECEPTION#: 20110056971r 09/20/2011 at 09:27:34 AM, 1 OF 81 R $46.00 TD Pgs: 0 Scott Doyle, Larimer County, CO CROSS EASEMENT AGREEMENT rl� � THIS CROSS EASEMENT ACYRFEMFNT is made: this : G clay o f septi l er, 2004, by and between Collins Campus West LLC, a Colorado limited liability company ("Collins Campus West") and Saiia Paul's Episcopal Church ("Saint Paul's"), RECITALS A. Collins Campus West is the owner of the following real property: The west 108' feet of Lot 2, and the. east 107' of Lot 3, Campus West Shopping Centel, City of Fort Collins, County nJ Larinier, State af'Colorado also known as 1.108-1 128 West Elizabeth, Fort Collins, Colorado (hereinafter 1.11e "Collins Campus West property"), B. Saint Paul's is the owner of the following real property: ld/est 235.22 Feet of Lot 3, Campus West Shopping Center, City of Fort Collins, County of Larimer•, State of Colorado also known as 1208 West Elizabeth, Fort Collins, Colorado (hereinafter the "Saint Paul's Property"). C. The Collins Campus West Property and Saint Paul's Property are adjoining parcels of land located on the north side of West F1izabeth Street, Fort. Collins, Colorado. The Collins Campus West Property is located immediately cast of Saint Paul's Property as further depicted on the attached Exhibit .A. The westerly portion of the Collins Campus West Property is currently, and has historically been, used as ingress and egress and parking for both the Collins Campus Wegt Property and the :Saint Paul's Property. The easterly portion of the Saint Paul's Property is currently, and has historically been, used as ingress and egress and parking for both the Collins Campus West Property and the Saint Paul's Property. U. The City of Fort Collins, Colorado (hereinafter the "City") is proceeding with a project known as the West Elizabeth Streetscape Improvement (hereinafter the "Project"). The Project generally involves the realignment of ingress and egress points to various properties on the north and the south side of West Elizabeth Street. This realignment impacts both the Collins Campus Wcst Property and the Saint Paul's Property, E. The Project's ingress and egress realignment provides that the Collins Campus West Property and the Sai nt Paul's Property wi11 sh:r.n: joint use of a smolt. ingress and egress easement as srt. forth nrt 1?xhibit..A. Forexample, visitors to ►he Saint Paul's property will gain access through the Collins Campus West Propery through a one-way easement across the Collins Campus West After decorrlftlkr Rerun lo: J��+�,.f ,tnhlr5nn. Fsyttr+r ,tirnll lfrnnder & rirtS1 PC 32) SonA College Avenue. Suite 1 ��� fort C�llieu•, f.:nlurrtdn SO]Z4?B45 (910) 492-4846 Attachment 21 R.ECEPTIONn: 20110056971, 09/20/2011 at 09:27:34 AM, 2 OF 8, Scott Doyle, Larimer County, CO Property. Visitors to the Collins Campus West Propciiy will exit through a one•%,vayeasement across the Saint Paut's Property. F. Collins Campus West and Saint Paul's have both independently through separate documents dedicated certain easements to the City to facilitate the Project. G. This Cross Easement Agreement is necessary to provide continued ingress and egress access to both the Collins Campus West Property and the Saint Paul's Property, consisient with the: Project ingress and egress realignment. The parties enter into this Agreement to facilitate the Project, and in recngnitinn of the fact that the mutual ingress and egress eascment benefits their respective properties. NOW, THEREFORE, for and in consideration of the mutual covenants and conditions set forth herein, and forother good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree and covenant as follows: ARTICLE I DEFINITIONS 1.I General. The following sections define words and phrases which, as used in this Agreement, hayc the meaning set forth below. Other terms in this Agreement may be defined in specific provisions of the Agreement and shall have the meaning assigned by such definition, Defined words and phrases are indicated in this Agreement hycapitalizing the fi.t:5t.lei.terof a defined word or of each word in a defined phrase. 1.2 "Access Easement." means that the Access Easement intended for vehicular, pedestrian and bicycle ingress and egress over and across the Collins Campus WestProperty and the Saint Paul's Property as described in Section 2.1. 1.3 "Common Expenses" means all costs and expenses incurred in maintenance, repair, restoration, or improvement of the Access Easement which has been approved by mutual agreement Of the Property Owners. L4 "Easement Aral" means that portion of the Collins Campus West Property and that portion of the Saint Paul's Property intended for use as the Access Easement as further described herein, 1..5 "Owner" means the record Owner, whether one or more persons or entities, of fee simple title to either the Collins Campus Wcst. Propvrl.y or the; Saint Paul's Property, but excluding those havi ng such int.ere5ts merely its security for perfurmance of any obligations. And Ownershall al -go include. ffiv Owner, bl'lll:l.11t:f []rtt: Ur mute (]t'f5(}n5 or entltle5, of fee simple title Co the Nicol Enterprises Property, but excluding those having such interest merely as security forperformance of any obligations, if Nicol Enterprises or its successors and assigns, subsequently becomes a party to this Agreement as provided in Section 2.2 below P W.IC ZSCAUSS EASUM N': BCiRIM-MUN 1,03100J.ddC 2 RECEPTION4: 20110056971 , 09/20/2011 at 09: 27 : 34 AM, 3 OF 8, Scott Doylettachment 21 Larimer County, CO I .b "Property" means collectively the Collins Campus West Property and the Saint Paul's Property, and the.Nicol Enterprises Property, if such Property subsequently becomes subject to this Agreement as provided in Section 2.2 belol,Li. ARTICLE A GREEMEiNT OF EASEMENTS 2.1 Access Easement. Collins Campus West hereby establishes and creates for the benefit of Saint Paul's a mutual, reciprocal and non-exclusive Access Easement, license, right and privilege to use and enjoy, for vehicular, pedestrian and bicycle ingress and egress over and across the Easement Area which has been or may be hereafter constructed on the Collins Campus West Property, Such Easement Area shall be not less than fifteen (1.5) feet wide on the straight portinns thereof and have a radius of not less than fifteen (15) feet on the curved portions thereof. The location of such Easement Area may be wu•ied from time to time by Collins Campus West, so long as it provides ingress and egress as provided herein, and so long as the requirements as to minimum width shall be complied with. Saint Paul's hereby establishes and creates for the benefit of Collins Campus West a mutual, reciprocal and non-exclusive Access Easement, license, grant and privilcgc to use and enjoy for the purposes for vehicular, pedestrian and bicycle ingress and egress over and act -ass the Easement Area which has been or may be hereafter constructed on the Saint Paul's Property. Such Easement Area shall be not less than fifteen (15) feet wide on the straight portions thereof and have a radius of not less than fifteen (15) feet on the curved portions thereof. The locanion of such Easement Area may be varied from time to time by Saint Paul's, so long as it provides ingress and egress as provided Herein, and so long as the requirements as to minimum width shall be complied with. The Easement Area is for the benefit of the owners of both the Collins Campus West Property and the Saint Paul's Property, their successor and assigns, as well as their respective employees, tenants, licensees and business invitces. 2.2 Conditional Easement. Saint haul's acknowledges that Nicol Enterprises, LLLP, a Colorado limited liability partnership (hereinafter "Nicol Enterprises"), an entity with common ownership with Collins Campus 'Vest, owns property adjoining on the eastern boundary the Collins Campus West Property. The property owned by Nicol Enterprises is legally described as: Lot 1, MASSCY MLNOR SUBDIVISION, EXCEPT that pot -Lion conveyed to the City of Fort Collins by deed recorded May 13, 1994, at Reception Number 94041.850 described as follows: The Easterly 20.00 feet of Lot I, of the said plat of Massey Minor Subdivision, City of Foil. Collins also known as 829 South Shields, Fort Collins, Colorado (hereinafter the "Nicol Entcrprises Property"). r:�xi.ru.rsurnoss rrr,��n:r:•t.,rku:r_ur.�rr,.:a o: a:� �' r RECEPTIONII: 201100569711 09/20/2011 at 09:27:34 AM, 4 OF 8, Scott DoylAttachment 21 Larimer County, Co Saint Paul's acknowledges that Collins Campus West and Nicol Enterprises may subsequently enter into an agreement for the redevelopment of the Collins Campus West Property and the Nicol Enterprises Property into a common commercial and/or residential project. Or, that the Collins Campus West Property and the Nicol Enterprises Property may be combined into one (1) parcel under common ownership for redevelopment. The Property Owners agree that the Access Casement granted herein shall also enure to the Mcol F.mtcrpriscs Prnlicrty. This coniingont easement for the benefit of the Nicol Enterprises Property shall in any event terminate no later than twenty-nne (2 1 ) years after the death of the last survivor of the group composed of John Carl Nico], Kathleen C. Nicol, William C. Nicol and Alayne A. Nicol, and those of either John Carl Nicol's, Kathleen C. Nicol's, William C. Nicol's or Alayne A. Nicol's living issue that survive either John Carl Nicol, Kathleen C. Nicol, William C. Nicol or Alayne A. Nicol The Owner of the Nicol .Enterprises Property, its successors or assigns, shall become a party to this Agreement upon the execution and recording of a statement ratifying without exception all terms and conditions stated herein. ARTICLE 3 N1AINTENANC:E AND REPAIR 31 Access Easement. The Owners shall be equally responsible for the timely and adequate maintenance, repair, restoration or improvement of the Easement Area. ,Such maintenance and repair shall include; by way of example and not by limitation general maintenance, repair, restoration, replacement, resurfacing, repaving, cleaning and snow removal. 3.2 Right to .Maintain and Repair, Notwithstanding any obligation under this Agreement, either Owner shall have the right, but not the obligation, to make such repairs and maintenance to the Easement Area as such party deems appropri ate without the agreement of the other Owner, provided that such repairs or maintenance authorized without the agreement of the other Owner shall not interfere with the nonconsenting Owner's reasonable use of the Easement Area, and provided further that the Owner authorizing any repairs or maintenance without the agreement of the other Owner shall be solely responsible for the payment of all costs and expenses incurred in connection with such repair or maintenance. In such an event, the Owner authorizing such maintenance and repairs shall indemnify and. hold harmless the nonconsenting Owner from and against anv and all loss, costs, and expenses, including reasonable attorneys' lees, arising out of any claim which may be made against the nonconsenting Owner for wort: performed or materials delivered. The Owner authorizing any such maintenance or repairs without the agreement of the other Owner shall also indemnify the nonconsenting Owner against all claims, liens, or claims of lien arising directly or indirectly out of or by reason of any work or activity performed on the Access Easement and shall, within ten (10) days after the filing of any statement of lien, Fully pay and satisfy the same or post a bond or other appropriate seCu-ity to obtain the release of such lien. 3.3 Extraordinary Use, Notwithstanding the foregoing, the Owner of each Property shall be responsible for and. shall hold the other Owner harmless from any costs or damages to and repair of the Easement Area caused by extraordinary use thereof by any such Owner (including, without limitation, use of the Easement Area For ingress and egress of construction equipment). P kX I.r11XS1C4RiJSi rnSr-.V1E9r GR1;FMFN7 o9:31UM14111c 0 na�� Attachment 21 RECEPTTONiI: 20110056971, 09/20/2011 at 09:27:34 P141 5 OF 8, Scott Doyle, Lar-imer County, CO ARTICLE 4 DEFAULT REMEDIES In the event the Oviner defaults under the terms of this Agreement, the non -defaulting Owner shall have the right to an action for specific performance of damagrs, or both. In the event tl}u Owners of the Properties, by mutual agreement or as a result of a bona fide emergency, authorize work to he performed on the Easement Area and in Ilse event an Owner faiIs to pay its proportionate share of the common expenses, then the non -defaulting Owner may pay the defaulting Owner's share of the Common Expenses and shall be entitled to reimbursement from the defaulting Owner for the defaulting Owner's share of the Common .expenses, together with interest at the rate of eighteen percent (18%) per annum. In addition, the non -defaulting Owner shall have a lien upon the defaulting Owner's Property for the defaulting Owner's share of the Common Expenses, together with interest thereon. To evidence such lien, the non -defaulting; Owner shall prepare a written notice setting forth the amount of the unpaid portion of the Common Expenses, the name of the defaulting Owner, and a legal description of the defaulting Owner's Property. Such notice shall be signed by the non -defaulting Owner and shall be recorded in the office of the Cleric and Recorder of Larimer Countv, Colorado, after having been mailed not less than ten (10) days prior to such recording to the defaulting Owner. Such lien shall be superior and prior to all other liens and encumbrances, except liens for general taxes, special assessments, or any mortgage or deed of trust recorded prior to the date that such lien is recorded in the office of the Clerk and Recorder of Larimer (County, CColorado. Any lien recorded in accordance with this Article may he enforced by foreclosure of the defaulting Owner's Property in the same manner as the foreclosure of a mortgage under the laws of the State of Colorado. The non -defaulting Ownershall have the right and power to bid on the defaulting Owner's Property at such foreclosure sale. The amount of the Common Expenses due from the defaulting Owner shall also be the personal and individual debt of the defaulting Owner at the time payment comes due, and suit ro recover a money judgment for such unpaid portion of the Common Expenses may be maintained in addition to any other remedy hereunder, with or without foreclosure or waiver of the lien rights herein set forth. ARTICLE 5 INSURANCE Unless othcrwisc mutually agreed by the parties, the Owner of each Property shall be responsible for securing such general public liability insurance, including insurance against claims for personal injury, death or property damage occurring in, on or about that portion of the Easement Area located on such Owner's Property, as the Property Owner's desires, at the sole cost of such Owncr. 1".X1.FIL}3'i'R;]55 F ' 8.WML.v`r %(;UW.1rhT W 70. 0y Joc 5 Attachment 21 RECEPTION#: 20110056971, 09/20/2011 at. 09:27:34 AM, 6 OF 8, Scott Doyle, Larimer County, CO ARTICLE 6 AMENDMENT This Agreement may be amended, vacated, released or terminated in whole or in part by instrument executed by all Owners of the Property and by the holders of any First deed of trust or fi rst tnortgage encumbering any portion of the Property, Any such instrumcnt shall be recorded wish the Clerk and Recorder of T.-Mrirner Cnunty, Colorado. ARTICLE 7 ATTORNEYS' FEES In the event or any foreclosure action or litigation arising pursuant to this Agreement, the prevailing Owner shall be entitled to recover its costs and attorneys' fees. ARTICLE 8 BENEHTS AND BUIWENS 8.1 Binding Effect. The easement granted herein andthe other provisions hereof shall be covenants running with the land and shall be binding upon and inure to the benefit of the Owner of each Property and its respective heirs, personal representatives, successors and assigns. 8.2 Covenant. This Agreement shall constitute a restrictive covenant against the Property and the Property shall be held, sold, conveyed, transferred, leased, subleased or occupied subject to the terms, conditions, covenants and limitations set forth in this Agreement, which shall run with the Property and be binding upon all parties having right, title or interest in the Property or any portion of the I>roperty. ARTICLE 9 EFFECTIVE DATE This Agreement shall be effective as of SeptcmhcQQ , 2004. DATED the date set Forth above. 11 %X1.J-1U:NV."4 SS h %S1J.IraNt AGRY Emvw M )6G,.d6e Collins, Campus West 11.C, a Colorado limited liabil(/y company By: ,.! "LLC6 .r J1ohn Carl 6 L, icol, ivlanager 0 RECEPTIONn : 20110056971, 09/20/2011 at 09: 27 : 34 AM, 7 OF 8, Scott Doyle ttaChment 21 Larimer County, CO Saint Paul's Episcopal Church, a Colorado non-profit corporation STATE OF COLOR ADO } } ss. COUNTY OF LARLMI ER ) The foregoing instrument was acknowledged to before me this day of September, 2004, by John Carl .Nicol, Manager of Collins Campus West, LL.C, a Colorado limited liability company, Witness my hand and official eal. My commission expires: STATE OF COLORADO ) sS. CO LINTY OF LAREVIER Notary Public The fare roinD instrument was acknowledged to before me this J7 C day of' September, 2004, bys r- r_�_,e',,r- S of Saint Paul Episcopal Church, a Colorado non-profitcorpuration. Witness my hand and official seal. My commission expires. r�� i t] �PL ... P:ALTI,.£SC A03S ETSL'S15\,' Notary Public Nov. 10, 2W7 7 I." Attachment 21 RECEPTION41h 20110056971E 09/20/2011 at 09:27:34 AM, 8 OF 8, Scott Doyle, Lar.imer County, CO SMY"s ".,ee-a Z: -fttc; •-•— II P ll O _.1 I I . it Elf. m-- �- R"; ----Lr, en 0 J F- P zft ff pi Nesu .::.• e3.� 9 •�: i:5 � A � r5 r,,al aid wvs te ID L.Y.:-:ti• .-so envN.iil 1Y ' •�q_ •�:f;;:e«: ':: ^: Y:a '� n� :J Eri 't�.Y No e:•^NO ;: at `\ LA R « r n e r x U F Z J ] O Cl oz� N o u�U0 v a l7 U ri a W _ W z C z O M W m Attachment 22 From: Jim Dougan [mailto:dougan930@aol.com] Sent: Sunday, December 03, 2017 10:14 AM To: Jason Holland <JHolland@fcgov.com>; Sylvia Tatman-Burruss <statman-burruss@fcgov.com> Subject: FDP170024 union on eliz Thank you for reaching out to solicit neighbors opinions. As such, we would comment, planned parking for this project is under provided. You don't mention the parking need generated from the proposed retail. This should be identified. The 402 beds should require 402 parking spaces PLUS 40 spaces for visitors PLUS that needed for retail parking. In congested areas, pedestrian, bike & vehicle traffic need to safely interact, access onto Elizabeth from the project & ped traffic in front of the project needs to be examined. Growing the available housing near campus is a good thing for the city & the school. Future growth needs to provide ALL of it's own parking generated needs. Jim & Jan Dougan 710 City Park #524 Ft Collins Attachment 23 From: John S. Olson [mailto:l.s.olson@comcast.net] Sent: Friday, December 08, 2017 8:40 AM To: Jason Holland <JHolland@fcgov.com> Cc: Dino DiTullio <dino@westwarddevelopment.com> Subject: Campus West Project Jason Holland; My name is John Olson. I am the former owner of Panhandler's Pizza and was a tenant at 1220 W Elizabeth St. for almost 40 years. My wife and I are long-time residents of Fort Collins as well. I am writing to express my support for the apartment and retail project at 1208 and 1220 W Elizabeth. It will add much needed apartment housing in a market that, judging from rental rates, badly needs additional stock. The planned retail space on the ground floor keeps the Campus West area a retail - centered one. From what I have seen of the building design and plans, I believe the project "classes up" the area quite a bit. If you wish to contact me for further comments or have more questions, please feel free. John S. Olson