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COUNCIL - AGENDA ITEM - 05/06/2014 - CONSIDERATION OF AN APPEAL OF THE PLANNING AND ZON
Agenda Item 18 Item # 18 Page 1 AGENDA ITEM SUMMARY May 6, 2014 City Council STAFF Pete Wray, Senior City Planner SUBJECT Consideration of an Appeal of the Planning and Zoning Board's Decision to Approve the Bella Vira, Phase 2, Major Amendment and Replat. EXECUTIVE SUMMARY On March 21, 2014 an appeal was filed concerning the Planning and Zoning Board Hearing decision regarding a proposed Major Amendment and Replat to the Bella Vira, Phase 2, Final Plan. The project is located at the southwest corner of South Overland Trail and West Elizabeth Street. An amendment to the appeal was filed on March 28, 2014. The Amended Appeal, received on March 28, asserts that the Planning and Zoning Board failed to conduct a fair hearing, and properly interpret and apply relevant provisions of the Land use Code. BACKGROUND / DISCUSSION The Bella Vira, Phase 2, Major Amendment and Replat are the subject of this appeal. The original Bella Vira, Final Plan was approved in 2008. The Major Amendment to Phase 2, submitted on January 2, 2014, proposes a change of use from multi-family to single-family attached dwellings. The Replat of the existing, approved 25- unit multi-family plan, creates individual lot lines and utility connections. The Planning and Zoning Board issued a decision on March 13, 2014 to approve the proposed Major Amendment and Replat, and request for Modifications of Standard to Sections 3.5.2 (E) (1) (2). AMENDED APPEAL SUMMARY The Amended Appeal asserts that the Planning and Zoning Board failed to conduct a fair hearing, in that (a) the Board exceeded its authority or jurisdiction, (b) substantially ignored its previously established rules of procedure, (c) considered evidence relative to its findings which was substantially false or grossly misleading, and (d) improperly failed to receive all relevant evidence offered by the appellant. The Appellant failed to reference any applicable sections of the Land Use Code within the submitted appeal. ASSERTIONS OF APPEAL 1. The Appellant asserts that the Planning and Zoning Board failed to properly interpret and apply relevant provisions of the Land Use Code. The Appellant states: 1A) Bella Vira has no legally recognizable vested rights at this time. Agenda Item 18 Item # 18 Page 2 The Staff Report (page 2 and 3) and contained: On May 18, 2006, the Planning and Zoning Board approved the Bella Vira, Project Development Plan (PDP) - #36-05A/B. On May 13, 2008 the Final Plan was approved. Per Section 2.2.11(D) (3), this Final Plan was granted a term of vested right for three years. On March 3, 2011, the term of vested right was extended administratively by the CDNS Director for one additional year per Section 2.2.11(D) (4). On March 23, 2012, the term of vested right was extended for the second time administratively by the CDNS Director for one additional year. Section 2.2.11(D) (4) allows for only two successive administrative extensions. On May 16, 2013, the term of vested right was extended for the third time by the Planning and Zoning Board for one additional year. This extension will require all engineering improvements in accordance with the approved utility plans must be completed no later than May 16, 2014. The Staff Report (page 10/11) and contained: In evaluating the Bella Vira, Filing 2, Major Amendment and Replat, and Modifications of Standard, Staff makes the following findings of fact: The request represents a Major Amendment/Replat for a Final Plan that was approved on May 13, 2008. This Final Plan is valid to May 16, 2014. If the subject Major Amendment is approved, it will supersede the Final Plan. The verbatim transcript from the Hearing of the Planning and Zoning Board (page 2) contain: “the original Project Development Plan was 16 approved in 2006, the Final Plan was approved in 2008, and Filing 1 is under separate ownership and a separate development agreement. The term of vested rights has been extended three times, with the last request this last year extended to May 16th of this year.” Staff is available to answer further questions from Council regarding Final Plan vested rights. The Appellant states: 1B) No sign had been posted on the property prior to the administrative decision to waive the requirement for- the neighborhood m·eeting. 1C) No sign had been posted on the property prior to the consideration of a Major Amendment and replat action taken by the P & Z. Such action is the subject of this appeal. Improper signage is a failure to properly interpret and apply. The verbatim transcript from the Hearing of the Planning and Zoning Board (page 9/10) contain: MR. WRAY: “But there was notice for this request sent out, there were signs posted…so that, I think, addresses those questions.” MR. WRAY: “The…as I understand, the sign at the recent location was actually posted on the corner of Overland and West Elizabeth on the southeast corner where there is a sidewalk. On the west side of Overland Trail there’s really no sidewalk along that portion, or development at this point. And when we received one of the calls today, they referenced the sign on that corner.” Agenda Item 18 Item # 18 Page 3 The Staff Report (page 9/10) contained: The LUC requires a neighborhood meeting be held for development proposals that are subject to a Planning and Zoning Board (Type 2) review. Since the proposed Major Amendment and Replat is for a previously approved FDP, the Director determined as part of the staff review and recommendation required pursuant to Section 2.2.1 (A) (4) that the development proposal would not have significant neighborhood impacts. Therefore, a City-sponsored and facilitated neighborhood information meeting was not held for this project. The verbatim transcript from the Hearing of the Planning and Zoning Board (pages 2/3) contain: “There was a neighborhood meeting as part of the original approval of the Project Development Plan in 2006, and the required neighborhood meeting for this request was waived by the Director, and that decision was determined based on staff determination that the development proposal would not have a significant…any significant neighborhood impacts.” The verbatim transcript from the Hearing of the Planning and Zoning Board (pages 7/8/11) contain: MR. MINATTA: “Sure. Okay, so…the issue of the neighborhood meetings and notification…the scope and nature of these requested changes that you guys are reviewing today really do not affect anything that deviated or modified existing prior approved plan. As I said, we’re replacing these six water sewers…twenty- five water and sewer services. So everything is the same…the prior approval in 2007 had absolutely no issues of concern raised the neighborhood meetings nor during the entire review process. We did have a neighborhood meeting; we had about six folks from The Ponds, they were all very supportive. I still have the list, I know Pete still probably has notes; if he doesn’t, I have notes from that meeting. So, we were well received and a lot of the interest has been from people in The Ponds regarding…actually interested in housing in the new project. We’ve worked closely too with the HOA; we had to negotiate some things with them. Nancy Eckhart was the president at the time; I know they notified The Ponds association through their minutes and their meeting notices. We’ve also talked to The Ponds recently…and, part of this thing…they didn’t know it existed, or whatever, but it’s been a really difficult time, a desperate time for people who’ve invested in these kinds of projects, and very hard. Thank goodness things are starting to do better, and that’s why this thing has come to life. The building that’s taking place right now is the single-family portion that Richmond Homes is building; we don’t have anything to do with that, although we did design and plan it.” MR. WRAY: “There were some questions on, you know, the neighborhood meetings prior to this request. I already mentioned the original neighborhood meeting that was part of the original approval in 2006, and the reasons why the neighborhood meeting for this request was waived. One of the questions was raised, why wasn’t there a neighborhood meeting with the request to extend vested rights last year? And that really wasn’t a development proposal, that was an action to extend, again, vested rights of a final development plan, and a neighborhood meeting is not required for that.” MR. WRAY: “There was a neighborhood meeting in 2006. This was a Type II review because of the changes in the western portion of the Filing 1, with the Residential Foothills change…so there was a neighborhood meeting in 2006. There wasn’t one for this request, it was waived because of the reasons that I stated, by the decision of the Director.” The Appellant states: 1D) The intersection being contemplated at Elizabeth and Overland Trail does not comport with applicable standards. This intersection appears to be poorly thought through and is being designed around artificial constraints (vault) that decrease its utility and increase safety problems. Unsafe intersections are a failure to properly interpret and apply. Agenda Item 18 Item # 18 Page 4 The verbatim transcript from the Hearing of the Planning and Zoning Board (page 8) contain: MR. MINATTA: “Concerning the alignment at West Elizabeth and Overland Trail…the alignment between West Elizabeth, you know as it goes across to the west…to this new extension across Overland Trail, it works fine, which…whenever streets are extended from developed to undeveloped areas, there are oftentimes circumstances that do require alignment adjustments; and this one is a minimal condition that was reviewed and approved by the City engineers and the private design engineers. The…improvements are not part of the scope of this townhome replat anyway, so…I don’t know, I mean it’s, I know it’s a concern, but it’s not part of what you’re looking at. Many of the issues…and regarding the turn lane, many of these issues are mitigated on the basis of scope, the size of this project. So, the results of the traffic study did not show a need for additional turn lanes because the traffic count for this project is so low...” MR. WRAY: “I just wanted to add to that, that that was kind of the larger context that you were asking about, but the approved project development plan in 2006 and the traffic study was based on twenty-five units for this Filing 2, and this request is not increasing the number of units in any manner, it’s still twenty-five units, just a different use type and lot configuration. MEMBER SCHNEIDER: “No, and I just wanted to make sure that there was no significant developments or changes prior…or since 2006 that would warrant a concern, regardless of the number of units…the impact study from 2006 to current.” The Staff Report (pages 8/11) contained: A Transportation Impact Study was submitted and evaluated by the City’s Traffic Engineering Department for the originally approved P.D.P. (May 18, 2006). Since the original approval has not lapsed and the proposed number of dwelling units has not changed with the current Major Amendment, a new and revised Traffic Study is not required and as such waived by the Traffic Engineer The Major Amendment and Replat continues to comply with the applicable General Development Standards of Article Three. The approved Final Plan and required engineering improvements are part of Phase 1, and not a part of Phase 2, Major Amendment and Replat. Staff is available to answer any further questions Council may have regarding approved Final Plan and intersection design. The Appellant states: 1E) Bella Vira does not have street connections to the North. When the Ponds neighborhood was constructed, interconnecting streets were constructed to create connectivity. Insufficient street connections are a failure to properly interpret and apply. The Record does not include any information or response to lack of street connections to the north of the property. Staff is available to answer any further questions Council may have regarding approved Final Plan design, including street connections. 2. The Appellant asserts that the Planning and Zoning Board failed to conduct a fair hearing. The Appellant states: All facts as described in (1) above are relevant here. 2A) Bella Vira has no legally recognizable vested rights at this time. See the above information from the Record in response to this allegation. 2B) No sign had been posted on the property prior to the administrative decision to waive the requirement for the neighborhood meeting. Agenda Item 18 Item # 18 Page 5 See the above information from the Record in response to this allegation. 2C) No sign had been posted on the property prior to the consideration of a Major Amendment and replat action taken by the P & Z. See the above information from the Record in response to this allegation. 2D) The intersection being contemplated at Elizabeth and Overland Trail does not comport with applicable standards. See the above information from the Record in response to this allegation. The Appellant states: 2b: All facts as described in (1) above are relevant here. Previously established rules of procedure include observing the Land Use Code. Departing from the Land Use Code as-described in other sections. Of this complaint in all regards is evidence that P & Z substantially ignored its previously established rules of procedure. The Appellant does not reference any specific rules of procedures, or Sections of the Land Use Code. Staff is not able to offer any information or response from the Record on this allegation. The Appellant states: 2c: All facts as described in (1) above are relevant here. The staff report that was prepared prior to the action under appeal provided a timeline for all administrative and decision maker actions regarding the history of the project. In this report, the month of May was consistently declared to be the expiration and extension date for each of 4 extensions. However, the public record shows that the approval of final design plans was acknowledged by the City and the applicant as having occurred on or before January 8th, 2008. Thus all expirations and extensions of vested rights can be assumed to have occurred in January or a previous month in 2007. The verbatim transcript from the Hearing of the Planning and Zoning Board (page 11) contain: MS. LANGENBERGER: “The utility plans were signed…the final date on the utility plan was 1/30/08, and the development agreement was dated, I think, in January of ’08 as well. So it was considered approved in January of ’08.” Staff is available to answer any further questions Council may have regarding correct date for Final Plan approval. The Appellant states: 2c: All facts as described in (1) above are relevant here. City staff representatives reported that the intersection of Elizabeth and Overland Trail had been approved prior to January 2008. This was evidence that the intersection was safe and acceptable for the design. However, it was apparent in the hearing that city staff representatives were unaware of the large offset in the cross street intersection. It did appear that what was being proposed for the intersection was unknown at that time. The approved Final Plan and required engineering improvements are part of Phase 1, and not a part of Phase 2, Major Amendment and Replat. Staff is available to answer any further questions Council may have regarding approved Final Plan and intersection design. The Appellant states: 2d: All facts as described in (1) above are relevant here. Granted only 3 minutes of testimony, after less than 8 hours’ notice of the public hearing, the appellant Agenda Item 18 Item # 18 Page 6 took a best effort approach to explaining the facts that now form the summaries of allegations included in this Notice of Appeal. Sufficient information was presented to introduce all allegations included in this notice. Staff is available to answer any further questions Council may have regarding the Appellant assertions that the Planning and Zoning Board failed to conduct a fair hearing, and failed to receive all relevant evidence offered by the appellant. ATTACHMENTS 1. Notice of Council Public Hearing and Site Visit (PDF) 2. Amended Notice of Appeal, filed March 28, 2014 (PDF) 3. Staff Report to Planning and Zoning Board (PDF) 4. Verbatim Transcript of Planning and Zoning Board Hearing (PDF) 5. Powerpoint presentation (PDF) ATTACHMENT 1 City Clerk’s Public Hearing Notice and Notice of Site Visit ATTACHMENT 2 Amended Notice of Appeal -Amended Notice of Appeal filed by Eric Sutherland, March 28, 2014 ATTACHMENT 3 Staff Report (with attachments) Provided to the Planning and Zoning Board Hearing held March 13, 2014 Planning fcgov.com STA PROJEC APPLIC OWNER PROJEC This is a Final Pla located existing, seeks to is locate applican RECOM EXECUT The Maj approve has bee of the La (Type 2) for a Ma standard Major Am request setbacks (H). Services m/developm AFF REP CT: CANT: R: CT DESCR a request fo an. The req at the south , approved o replat to 2 ed in the Lo nt is reques MMENDATI TIVE SUMM jor Amendm ed Final Pla n reviewed and Use Co ) review. T ajor Amendm ds of Sectio mendment for a Modif s. Staff find entreview/ PORT Bella Vira John Min OFP Dev 2037 Lex Fort Collin Bella Vira Planning & Page 2 COMME 1. On May Develop On May Plan wa a, Filing 2, Ma & Zoning Hea ENTS: Backgro 18, 2006, t pment Plan 13, 2008 t s granted a jor Amendme aring 03/13/20 ound: Be the Plannin (PDP) - #3 he Final Pla a term of ve ent & Replat # 014 lla Vira Fil ng and Zoni 36-05A/B. an was app ested right f #140001 2 ing 2 – Co ing Board a proved. Pe for three ye ntext Map approved th er Section 2 ears. he Bella Vir 2.2.11(D) (3 ra, Project 3), this Finaal Bella Vira, Filing 2, Major Amendment & Replat #140001 Planning & Zoning Hearing 03/13/2014 Page 3 3 On March 3, 2011, the term of vested right was extended administratively by the CDNS Director for one additional year per Section 2.2.11(D) (4). On March 23, 2012, the term of vested right was extended for the second time administratively by the CDNS Director for one additional year. Section 2.2.11(D) (4) allows for only two successive administrative extensions. On May 16, 2013, the term of vested right was extended for the third time by the Planning and Zoning Board for one additional year. This extension will require all engineering improvements in accordance with the approved utility plans must be completed no later than May 16, 2014. The Bella Vira, Filing 2 M.A. includes a replat of the existing approved 25 unit multifamily plan by creating lot lines, and major amendment for a change of use to single-family attached. The current multi-family buildings, street, and open space design will remain unchanged. Changes to the utility plans consist of replacing the 6 water/sewer services allocated to each building, with 25 individual water/sewer services. The original multi-family plan will require minor updates to the grading and stormwater design in order to be compliant with the city’s current standards. The Bella Vira Filing 2 plan has its own development agreement and is owned separately from the overall original Bella Vira plan that included 60 single family detached lots. Accordingly, the replat will now consist of only the Filing 2 design. The portion of the development which contains the approved multi-family dwellings and which is the subject of the proposed replat is located in the LMN zone. Multi-family in the LMN is normally subject to a Type 1 Review. However, the original development was processed as a Type 2 review due to the single-family cluster development for the single family lots located in the RF zone. The proposed replat and housing type change from multi-family to attached, single family requires a Major Amendment. Section 2.2.10(B) (1) of the LUC pertaining to Major Amendments states that: "Major amendments to development plans or site specific development plans approved under this Code shall be reviewed and processed in the same manner as required for the original development plan for which amendment is sought." Since the original development and plat were processed as a Type 2, any subsequent major amendment and/or replat must also be processed as a Type 2, even though the use single-family attached is allowed in the zone as a Type 1. The property was annexed as the Minatta Annexation in November, 2005. Current surrounding zoning and land uses are as follows: Bella Vira, Filing 2, Major Amendment & Replat #140001 Planning & Zoning Hearing 03/13/2014 Page 4 4 Direction Zone District Existing Land Uses North Larimer County (FA-1) Colorado State University Foothills Campus South Low Density Residential (RL) Residential Foothills (RF) Existing Single-family Residential (Ponds) East Low Density Mixed-use Neighborhoods (LMN) Low Density Residential (RL) Existing Single-family and Multi-family Residential West Low Density Residential (RL) Residential Foothills (RF) Existing Single-family Residential (Ponds) 2. Section 2.2.10 (B) – Major Amendment: The request includes several minor changes, the cumulative effect of which causes a change in character thus warranting a Major Amendment versus a Minor Amendment. The following table summarizes the differences between the governing Final Plan and the proposed Major Amendment for Filing 2: Existing Final Plan Proposed Major Amendment Use Multi-family Single-family attached Lots 1 25 Buildings 6 6 Units 25 25 Bedrooms 60 60 On-Drive Parking 12 12 Garage Parking 50 50 Bella Vira, Filing 2, Major Amendment & Replat #140001 Planning & Zoning Hearing 03/13/2014 Page 5 5 3. Compliance with Article 4 – L-M-N Applicable Standards: A. Division 4.5 - Low Density Mixed-Use Neighborhood (LMN) The Major Amendment complies with the purpose of the LMN District as it is a project that provides single-family and multi-family dwellings on a property that is surrounded by developed properties containing residential and institutional uses. There is existing single-family and multi-family residential development to the east, and existing single- family residential development to the west and south. Property to the north is owned by Colorado State University and is partially developed as part of the Foothills Campus. A. Section 4.5(B) (2) (a) 3. – Permitted Use Single-family attached dwelling units are permitted in the L-M-N zone. As noted in a preceding section, this application is a Major Amendment, and per Section 2.2.10(B), is allowed to be processed in the same manner as the original approved Final Development Plan, which is vested to May 16, 2014 based on the last extension granted. Since the underlying P.D.P. was permitted and processed subject to Planning and Zoning Board Review, so too is the Major Amendment. B. Section 4.5(D)(1)(a) – Minimum Density The minimum required density in the L-M-N zone is 4.00 dwelling units per net acre except that projects on less than 20 acres shall have a minimum of 3.00 dwelling units per acre. Filing 2 is zoned L-M-N and includes 25 dwelling units on 3.47 acres achieving a density of 7.20 dwelling units per net acre, thus complying with the standard. C. Section 4.5(D)(1)(b) – Maximum Density The maximum allowable density in the L-M-N zone is 9.00 dwelling units per gross acre. Filing 2 is zoned L-M-N and includes 25 dwelling units on 3.91 gross acres achieving a density of 6.39 dwelling units per gross acre, thus complying with the standard. D. Section 4.5(E)(1)(a) – Street System Block Size This standard requires that the local street system provided by the development provide a network of streets in a manner that result in blocks of developed land no greater than 12 acres in size. The Major Amendment does not provide for any public streets. The project is served by one existing public street on the perimeter. The internal drive is private. Filing 2 is 3.91 acres. Bella Vira, Filing 2, Major Amendment & Replat #140001 Planning & Zoning Hearing 03/13/2014 Page 6 6 E. Section 4.5(E)(2)(c) – Building Height The maximum height in the L-M-N zone for buildings containing one, two and three- family dwellings is 2.5 stories. The six buildings in the L-M-N zone are all two stories, thus complying with the standard. 4. Compliance with Applicable Article Three – General Development Standards: The Major Amendment complies with the following applicable standards of the Land Use Code, except as noted: A. Section 3.2.1(D)(1)(c) – Landscaping and Tree Protection – Full Tree Stocking The Landscape Plan complies with the standard in that landscape areas are provided in adequate numbers, locations, and dimensions to allow full tree stocking along all high use or high visibility sides of buildings. B. Section 3.2.1(D)(2)(a) – Landscaping and Tree Protection – Street Trees Filing 2 does not include a public street. Deciduous shade trees are provided in the front yard planting areas near sidewalks along the private drive to provide some shade. C. Section 3.2.1(D)(3) – Minimum Species Diversity The Landscape Plan complies with the requirement that no one species of tree will exceed the allowable 33% of the total number of trees (27). D. Section 3.2.1 (E)(2) – Landscape Area Treatment The Landscape Plan complies with the requirement that all areas on the site not covered by buildings, structures, paving or impervious surface include landscape planting treatments. E. Section 3.2.1 (F) – Tree Protection and Replacement The Site and Landscape Plans comply with the requirement to protect existing trees on site. The area around the existing canal and natural habitat is protected by a buffer including existing Cottonwood trees. F. Section 3.2.2(C)(5) – Walkways Internal walkways within the site are safe and directly connect buildings, to the private drive sidewalks, and to the public street. Walkways are not circuitous and provide multiple points of access. Bella Vira, Filing 2, Major Amendment & Replat #140001 Planning & Zoning Hearing 03/13/2014 Page 7 7 G. Section 3.2.2(C)(6) – Direct On-site Access to Pedestrian and Bicycle Destinations The internal sidewalk system accommodates both pedestrians and bicycles. All internal drive walkways connect to the public sidewalks on West Elizabeth Street and Overland Trail. These sidewalks, in turn, connect to Overland Park and Bauder Elementary School, which are approximately one-third to half of a mile to the east. H. Section 3.2.2(K)(1)(a) – Number of Off-Street Parking Spaces This standard requires a minimum number of parking spaces for attached dwellings based on the number of bedrooms per unit and the number of units. Based on the mix of two and three-bedroom units, and the number of units, the minimum required number of parking spaces is 46. The Major Amendment provides 50 garage spaces thus exceeding the required minimum. The minimum required number of spaces per bedroom per unit compared to the number of spaces provided is as follows: 15 Two Bedroom Units x 1.75 spaces = 26 spaces 10 Three Bedroom Units x 2.00 spaces = 20 spaces Total Required 46 Total Provided 50 I. Section 3.2.4 – Site Lighting The Lighting Plan indicates that both pole and building mounted light fixtures will feature fully shielded and down-directional luminaires. In addition, there will be no illumination exceeding 0.1 (one-tenth) foot-candle as measured 20 feet from the property line. J. Section 3.4.1 – Natural Habitats and Features The original Ecological Characterization Study (ECS) was submitted in August 2005 as part of the previous approved project. A new updated ECS was provided with this submittal and identifies existing trees along the Pleasant Valley and Lake Canal riparian corridor as habitat to be maintained with a buffer. This buffer will be preserved to protect the existing riparian habitat along the canal. K. Section 3.5.1 – Building and Project Compatibility – Architectural Character This standard requires that new developments adjacent to existing developed areas shall be compatible with the established architectural character by using a design that is complementary. Bella Vira, Filing 2, Major Amendment & Replat #140001 Planning & Zoning Hearing 03/13/2014 Page 8 8 The proposed six buildings are a mix of one and two story structures all with pitched roofs. Exterior materials include stucco, faux flagstone and brick in various combinations horizontally across all elevations up to the full height of the first floor as well as with sections rising to the second floors. The balance of the building exteriors will feature horizontal cementitious lap siding. The roofs will be asphalt shingles. These exterior materials are typically found in neighborhoods and exhibit a residential character. All buildings are articulated with projecting entry features and multiple rooflines. Rooflines are varied and feature gabled ends. Mid-structure entrances and breezeways contribute to the articulation. L. Section 3.5.2 (E)(1) – Setback from Arterial Streets This first standard requires a minimum thirty (30) feet building setback to an arterial street right-of-way (Overland Trail). The second standard requires a minimum (15) feet setback to other streets (Elizabeth). The plan shows buildings to be located at setbacks slightly less than the minimum. A request for modifications of the standard to reduce the required setbacks is described in separate section below. M. Section 3.5.2(D) – Relationship of Dwellings to Streets and Parking This standard requires that buildings relate to streets by one of three methods: Directly connecting to the street by a walkway. Connecting to the street by a sidewalk no greater than 200 feet in length. Connecting to a street by a major walkway spine, as specifically defined. The only changes to the previously approved plan include changing the use from Multi- family to Single-family attached, and adding individual lot lines for the 25 dwelling units. All six building entrances face a private drive with sidewalks on either side of the drive connecting to the public street (Elizabeth). None of the walkways cross an intervening parking lot or drive aisle, only driveways. The Major Amendment does not deviate any further from the requirements of this standard, than the approved Final Plan. N. Section 3.6.4(C) – Transportation Impact Study A Transportation Impact Study was submitted and evaluated by the City’s Traffic Engineering Department for the originally approved P.D.P. (May 18, 2006). Since the original approval has not lapsed and the proposed number of dwelling units has not changed with the current Major Amendment, a new and revised Traffic Study is not required and as such waived by the Traffic Engineer Bella Vira, Filing 2, Major Amendment & Replat #140001 Planning & Zoning Hearing 03/13/2014 Page 9 9 5. Requests for Modifications of Standard: A. Standard: Section 3.5.2 (E)(1) (2) – Residential Building Setbacks This first standard requires a minimum 30' building setback from an arterial street (Overland Trail in this case). The second standard requires a minimum 15' setback from other streets (Elizabeth Street in this case). B. Proposal The plan shows building setbacks from streets less than the minimum standard as follows: A reduction of 18 inches to the Overland Trail setback for Building 1 (28.5’ provided rather than 30’). A reduction of 16 inches to the Elizabeth Street setback for a corner of Building 5 (13.6’ provided rather than 15’). C. Applicant’s Justification The 18 inch reduction in setback at Overland Trail is less than 5% of the 30’ setback and the 16 inch reduction in setback at the corner of one building at West Elizabeth is less than 9% of the 15’ setback. Neither of these conditions is in any way detrimental to the public good and meets the modification review conditions of Section 2.8.2 (H) (4) of the Land Use Code. Specifically these setbacks do not diverge from the standards of the Land Use Code authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. The current site plan previously approved in 2007 allowed the “less than minimum” setbacks. The actual less than minimum distances were illustrated on the reviewed drawings, signed by the city development authorities. The existing site layout and building design was predicated on this previously accepted condition. D. Staff Evaluation of the Modification: The proposed plan shows building locations that are the same as the previously approved plan in 2007. Staff finds that the deviations from standards as previously approved are nominal and inconsequential considering the plan as a whole. Bella Vira, Filing 2, Major Amendment & Replat #140001 Planning & Zoning Hearing 03/13/2014 Page 10 10 For building 5 along Elizabeth Street, only a corner of the building extends into the setback by a fractional amount, with the remainder of the building set back much further, up to 110 feet. Staff finds that the overall placement of the building offsets the small point at the corner which has the 16-inch deviation. For building 1 along Overland Trail, the 18-inch deviation is offset by a screen wall incorporated into the landscaped setback. Staff finds that the wall completely offsets the effect of the deviation, rendering it nominal and inconsequential. For the request for modification, Staff finds that the proposed Major Amendment and Replat is not detrimental to the public good. Further, Staff finds that the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the LUC as contained in Section 1.2.2. This is because the setback deviations for the two buildings in question are not significant, nor visible or recognizable by a person viewing buildings from the street. For building 5 along Elizabeth Street, only a corner of the building extends into the setback by a fractional amount, with the remainder of the building set back much further, up to 110 feet. Staff finds that the overall placement of the building offsets the small point at the corner which has the 16-inch deviation. For building 1 along Overland Trail, the 18-inch deviation is offset by a screen wall incorporated into the landscaped setback. Staff finds that the wall completely offsets the effect of the deviation, rendering it nominal and inconsequential. 6. Neighborhood Meeting: The LUC requires a neighborhood meeting be held for development proposals that are subject to a Planning and Zoning Board (Type 2) review. Since the proposed Major Amendment and Replat is for a previously approved FDP, the Director determined as part of the staff review and recommendation required pursuant to Section 2.2.1 (A) (4) that the development proposal would not have significant neighborhood impacts. Therefore, a City-sponsored and facilitated neighborhood information meeting was not held for this project. Bella Vira, Filing 2, Major Amendment & Replat #140001 Planning & Zoning Hearing 03/13/2014 Page 11 11 7. FINDINGS OF FACT/CONCLUSION: In evaluating the Bella Vira, Filing 2, Major Amendment and Replat, and Modifications of Standard, Staff makes the following findings of fact: 1. The request represents a Major Amendment/Replat for a Final Plan that was approved on May 13, 2008. This Final Plan is valid to May 16, 2014. If the subject Major Amendment is approved, it will supersede the Final Plan. 2. The Major Amendment and Replat is being processed as a Type II Development Review in the same manner as the Project Development Plan per Section 2.2.10(B). 3. The Major Amendment and Replat continues to comply with Division 4.5 LMN standards in Article Four Districts. 4. The Major Amendment and Replat continues to comply with the applicable General Development Standards of Article Three with one exception, Section 3.5.2 (E) (1) (2), for which Modifications of Standard are requested and also described below. 5. Modifications of Standard to Section 3.5.2 (E) (1) (2): Residential Building Setbacks. This standard requires a minimum 30' building setback to an arterial street and a minimum 15' setback is required to other streets. Staff finds that the proposed Major Amendment and Replat is not detrimental to the public good. Further, Staff finds that the Major Amendment and Replat as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the LUC as contained in Section 1.2.2. This is because the setback deviations for the two buildings in question are not significant, nor visible or recognizable by a person viewing buildings from the street. For building 5 along Elizabeth Street, only a corner of the building extends into the setback by a fractional amount, with the remainder of the building set back much further, up to 110 feet. Staff finds that the overall placement of the building offsets the small point at the corner which has the 16-inch deviation. For building 1 along Overland Trail, the 18-inch deviation is offset by a screen wall incorporated into the landscaped setback. Staff finds that the Bella Vira, Filing 2, Major Amendment & Replat #140001 Planning & Zoning Hearing 03/13/2014 Page 12 12 wall completely offsets the effect of the deviation, rendering it nominal and inconsequential. RECOMMENDATION: Staff recommends approval of Bella Vira, Filing 2, Major Amendment and Replat # 140001, and request for modifications for LUC Section 3.5.2 (E) (1)(2) for building setbacks. ATTACHMENTS: 1. Zoning Map 2. Plat 3. Site Plan 4. Landscape Plan 5. Building Elevations 6. Utility Plans 7. Applicant’s Narrative and Request for Modification 1 Planning And Zoning Board Hearing March 13, 2014 Bella Vira, Filing 2, Major Amendment and Replat #140001 2 Bella Vira, Filing 2, Major Amendment and Replat Context Map 3 Bella Vira, Filing 2, Major Amendment and Replat Existing Zoning 4 Filing 2 Bella Vira, Filing 2, Major Amendment and Replat Filing 2 CSU The Ponds 5 W. Elizabeth St. Bella Vira, Filing 2, Major Amendment and Replat Filing 2 6 Bella Vira, Filing 2, Major Amendment and Replat 7 Bella Vira, Filing 2, Major Amendment and Replat 8 Bella Vira, Filing 2, Major Amendment and Replat Project Description: • Major Amendment and Replat of approved 2008 Final Plan • Replat of NE portion of Bella Vira Phase II to create 25 lots • Major Amendment to change use from Multi- family to Single-family attached • Request for Modifications of Standard to Sections 3.5.2 (E) (1) (2) 9 Bella Vira, Filing 2, Major Amendment and Replat Project Background: • Original PDP approved in 2006, and Final Plan approved in 2008 • Bella Vira Filing 1 is under separate ownership and development agreement • Term of vested rights extended to May 16, 2014 • Proposed Replat and housing type change requires a Major Amendment • Type 2 Review – consistent with approved 2006 PDP 10 Bella Vira, Filing 2, Major Amendment and Replat Plat 11 Bella Vira, Filing 2, Major Amendment and Replat Site Plan 12 Bella Vira, Filing 2, Major Amendment and Replat Landscape Plan 13 Bella Vira, Filing 2, Major Amendment and Replat Building Elevations 14 Bella Vira, Filing 2, Major Amendment and Replat Findings/Conclusion: • The request represents a Major Amendment/Replat for an approved Final Plan – processed as Type 2 Review • Continues to comply with Division 4.5 LMN standards • Continues to comply with General Development Standards in Article Three – with one exception, Section 3.5.2 (E) (1) (2), for which Modifications of Standard are requested • Proposed project is not detrimental to the public good, not diverge from standards in LUC except in a nominal and inconsequential way. 15 Bella Vira, Filing 2, Major Amendment and Replat Staff Recommendation: Staff recommends approval of Bella Vira, Filing 2, Major Amendment and Replat # 140001, and request for modifications for LUC Section 3.5.2 (E) (1) (2) for building setbacks. 16 Planning And Zoning Board Hearing March 13, 2014 Bella Vira, Filing 2, Major Amendment and Replat #140001 17 Bella Vira, Filing 2, Major Amendment and Replat Existing Information 18 Bella Vira, Filing 2, Major Amendment and Replat Grading Plan 19 Bella Vira, Filing 2, Major Amendment and Replat Grading Plan 20 Bella Vira, Filing 2, Major Amendment and Replat Grading Plan 21 Bella Vira, Filing 2, Major Amendment and Replat Grading Plan 22 23 24 25 26 27 28 29 RL LMN RF Overland Park Rampart Rd Banyan Dr Gold e n C urrant B l v d Coneflower Dr Pleas a n t V al l e y Rd V i r g i n i a Dal e D r Louise Ln Tierra Ln Andrews Peak Dr W ell s F a r g o D r La Reatta Ct Locust Grove Dr Cuerto Ln Kimball Rd Reedgrass Ct H one y s u c SP-1 OF 2 Dr Rutledge Ct. Way Ct. Ct. Southd Ct. Knotwood Village Ln. Woodrose Ct Ponderosa Dr. Ash Dr. Cypress Dr. Orchard Ct. Ct. Arlene Dr. Dr. Dr. Azalea Ct. Palm Dr. Spruce S. Taft Hill Rd. W W. Plum S t. Dr. Etton Fairbrooke Suffolk St. Covington Larch St. Real Ct. Ct. Palm Dr. Ln. Ct. Dr. Cedarwood Ct. wood Fleet- La Reatta Ct. Ct. Rd. wood Ct. Pleasant Valley Rd. W . P r os p SWALE LINE CITY REGIONAL DETENTION POND TRACT C OVERLAND TRAIL FT. COLLINS-LOVELAND WATER DISTRICT BOOK 1501, PAGE 724 Lot 2 OFP Development M.L.D. W. ELIZABETH STREET STATE OF COLORADO BOARD OF AGRICULTURE -IN THE COUNTY- COLORADO STATE UNIVERSITY Lot 13 UNIT 101 LORY ANN ESTATES CONDOMINIUMS AT OVERLAND TRAIL Unit A, Bldg 5 ELIZABETH AT OVERLAND TRAIL CONDOS Unit 1 HERITAGE CONDOS 2639.77' S00°10'18"W 20' CITY OF FORT COLLINS WATER LINE EASEMENT X X X X X X X X X X X X X P HEADWALL T TEL OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE E W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W 7 T R E E P R O T E C T I O N D E T A I L JOB # REVISIONS DATE DRAWN CHECKED SHEET 415 E. PITKIN STREET, FORT COLLINS COLORADO 80524 (970) 493-1023 BELLA VIRA SUBDIVISION FILING TWO BELLA VIRA TOWN HOMES FORT COLLINS, CO 13116 FEB. 12, 2014 DWL/CGL DWL SHEET INDEX: L-1 L-2 L-3 LANDSCAPE PLAN COVER & NOTE SHEET LANDSCAPE MASTER PLAN LANDSCAPE PLAN DETAILS LANDSCAPE CONCEPT TREE SPECIES SELECTED FOR OPEN, NATURAL AREAS REPRESENT TRADITIONAL, NATIVE AND LOCALLY ADAPTIVE SPECIES HISTORICALLY REPRESENTED WITHIN THE COLORADO PLAINS AND FOOTHILLS. THE LANDSCAPE PLAN CONSISTS OF NATIVE & NONNATIVE DROUGHT TOLERANT PLANT SPECIES. TREES HAVE BEEN CHOSEN FOR VISUAL CHARACTERISTICS, FORM AND WATER USE. AN EFFORT HAS BEEN MADE TO CREATE A MORE SUSTAINABLE LANDSCAPE PALETTE BY INCORPORATING TREES TOLERANT TO DROUGHT CONDITIONS, POLLUTANTS, AND ARE RESISTANT TO BREAKAGE. PROPOSED PLANT MATERIALS THROUGHOUT THE SITE HAVE BEEN CHOSEN FOR LONGEVITY AND RESISTANCE TO DISEASE. HARDY PLANTS ADAPTED TO COLORADO'S CLIMATIC CONDITIONS HAVE BEEN EMPHASIZED. SHRUB AREAS WITHIN DETENTION AREAS WILL BE CLUSTERED TO PROVIDE FORAGING AREAS AND AREAS OF REFUGE FOR LOCAL WILDLIFE. ADAPTATION TO SITE CONDITIONS LANDSCAPE NOTES 1. ALL PLANT MATERIAL SHALL MEET SPECIFICATIONS OF THE AMERICAN ASSOCIATION OF NURSERYMEN (AAN) FOR NUMBER ONE GRADE. ALL TREES SHALL BE BALLED AND BURLAPPED OR EQUIVELENT. 2. TREES SHALL NOT BE PLANTED CLOSER THAN 4 FEET TO GAS LINE OR NO CLOSER THAN 10 FEET FROM WATER MAINS, 6’ FROM WATER/SEWER LINES. SHRUBS SHALL NOT BE PLANTED CLOSER THAN 4 FEET TO WATER OR SEWER LINE. TREE PLANTING SHALL BE COORDINATED WITH PUBLIC SERVICE COMPANY. LOCATIONS OF ALL UTILITIES SHALL BE VERIFIED IN THE FIELD PRIOR TO PLANTING. A HORIZONTAL DISTANCE OF 40 FEET BETWEEN STREET TREES AND STREET LIGHTS SHALL BE MAINTAINED. 3. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED ON THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT MAY RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY. 4. LANDSCAPING SHALL BE INSTALLED OR SECURED WITH A LETTER OF CREDIT, ESCROW, OR PERFORMANCE BOND FOR 125% OF THE VALUE OF THE LANDSCAPING AND INSTALLATION PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY. . 5. CONTACT THE CITY FORESTER TO INSPECT ALL STREET TREE PLANTINGS (IF ANY) AT THE COMPLETION OF EACH PHASE OF THE DEVELOPMENT. ALL TREES NEED TO HAVE BEEN INSTALLED AS SHOWN ON THE LANDSCAPE PLAN. APPROVAL OF STREET TREE PLANTING IS REQUIRED BEFORE FINAL APPROVAL OF EACH PHASE. 6. LANDSCAPING WITHIN PUBLIC RIGHT-OF-WAYS AND COMMON OPEN SPACE AREAS (IF ANY) SHALL BE INSTALLED BY THE DEVELOPER AND MAINTAINED BY THE OWNER. DEVELOPER SHALL INSTALL AND MAINTAIN AN IRRIGATION SYSTEM WITHIN THE PARKWAY DIRECTLY IN FRONT OF THE PROPERTY. 7. DEVELOPER SHALL ENSURE THAT THE LANDSCAPE PLAN IS COORDINATED WITH THE PLANS DONE BY OTHER CONSULTANTS SO THAT THE PROPOSED GRADING, STORM DRAINAGE, OR OTHER CONSTRUCTION DOES NOT CONFLICT NOR PRECLUDE INSTALLATION AND MAINTENANCE OF LANDSCAPE ELEMENTS ON THIS PLAN. 8. ALL LANDSCAPE AREAS WITHIN THE SITE SHALL BE IRRIGATED WITH AN AUTOMATIC UNDERGROUND IRRIGATION SYSTEM. AN IRRIGATION PLAN WILL BE REQUIRED PRIOR TO ISSUANCE OF A BUILDING PERMIT. 9. ALL TURF AREAS TO BE IRRIGATED WITH AN AUTOMATIC POP-UP IRRIGATION SYSTEM. ALL SHRUB BEDS AND NEW TREES, INCLUDING 30' PROPOSED DRAINAGE & ACCESS EASEMENT REC. NO. 20080027069 6 L3 BUILDING FOOTPRINT #6 PLANTING PLAN 5 L3 BUILDING FOOTPRINT #5 PLANTING PLAN 4 L3 BUILDING FOOTPRINT #3 PLANTING PLAN G G G G G G G G G G G G G G SS SS SS SS SS SS G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G PLANTING PLAN E E E E (4) EFE (1) TO (3) BMK HA (6) PFG (3) CA (3) SBG (5) CC (2) TO (3) BTC (4) CA (4) PAH (7) JSC (4) BMK (3) RWP (3) PB (5) PAH (2) TO (8) PFG (4) RWP (3) PB (5) PAH (7) JSC (1) RFC (7) RWP (5) PFG (4) SBG (5) CA (3) BTC (3) CC (4) PB (3) CA (6) (2) TO (3) PFG (4) CA (8) JSC (5) PAH (3) PFG (3) RWP 108' 0" BRG BRG 9' 0" BRG 108' 0" FRONT ELEVATION 1 Scale: 1/8" = 1'-0" RIGHT ELEVATION 4 Scale: 1/8" = 1'-0" REAR ELEVATION 3 Scale: 1/8" = 1'-0" LEFT ELEVATION 2 Scale: 1/8" = 1'-0" FF 1ST 100' 0" BRG 113' 8" FF 1ST 100' 0" BRG 113' 8" FF BSMT 90' 1 7/8" 4 12 4 12 4 12 APPROX. LINE OF GRADE AT "WALK-OUT" BASEMENT APPROX. LINE OF GRADE AT NON-WALK OUT BASEMENT APPROX. LINE OF GRADE AT "WALK-OUT" BASEMENT APPROX. LINE OF GRADE AT NON-WALK OUT BASEMENT SIDING &/OR ROOF FORMS AT REAR ELEVATIONS MAY VARY AT EACH REPEATED UNIT TYPE - SIDING MATERIALS TO INCLUDE STUCCO, BUFF FAUX FLAGSTONE, RED-BROWN BRICK, & LAP SIDING IN VARIOUS COMBINATIONS. RED-BROWN SHINGLED ROOF HEIGHT 18' 4" 41'-0" SIDING &/OR ROOF FORMS AT ENTRY WILL VARY AT EACH REPEATED UNIT TYPE - SIDING MATERIALS TO INCLUDE STUCCO "TAN/BEIGE", "BUFF" FAUX FLAGSTONE, "RED-BROWN" BRICK: IN VARIOUS COMBINATIONS. 4 12 4 12 4 12 4 12 PROJECT SITE COLORADO EQUINE RESEARCH OVERLAND TRAIL W. ELIZABETH STREET PRELIMINARY UTILITY PLANS FOR BELLA VIRA SUBDIVISION FILING TWO BEING A REPLAT OF TRACT A, BELLA VIRA SUBDIVISION, PART OF THE SOUTHEAST QUARTER OF SECTION 17, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO FEBRUARY 2014 THESE PLANS HAVE BEEN REVIEWED BY THE LOCAL ENTITY FOR CONCEPT ONLY. THE REVIEW DOES NOT IMPLY RESPONSIBILITY BY THE REVIEWING DEPARTMENT, THE LOCAL ENTITY ENGINEER, OR THE LOCAL ENTITY FOR ACCURACY AND CORRECTNESS OF THE CALCULATIONS. FURTHERMORE, THE REVIEW DOES NOT IMPLY THAT QUANTITIES OF ITEMS ON THE PLANS ARE THE FINAL QUANTITIES REQUIRED. THE REVIEW SHALL NOT BE CONSTRUED IN ANY REASON AS ACCEPTANCE OF FINANCIAL RESPONSIBILITY BY THE LOCAL ENTITY FOR ADDITIONAL QUANTITIES OF ITEMS SHOWN THAT MAY BE REQUIRED DURING THE CONSTRUCTION PHASE. I HEREBY AFFIRM THAT THESE FINAL CONSTRUCTION PLANS WERE PREPARED UNDER MY DIRECT SUPERVISION, IN ACCORDANCE WITH ALL APPLICABLE CITY OF FORT COLLINS AND STATE OF COLORADO STANDARDS AND STATUTES, RESPECTIVELY; AND THAT I AM FULLY RESPONSIBLE FOR THE ACCURACY OF ALL DESIGN, REVISIONS, AND RECORD CONDITIONS THAT I HAVE NOTED ON THESE PLANS. KEVIN BRAZELTON, PE #38837 DATE 6&$/( VICINITY MAP COVER SHEET C0.00 BELLA VIRA TOWNHOMES INC. 1313 FAIRWAY FIVE DRIVE FORT COLLINS, CO 80525 PHONE: 970-690-2662 CONTACT: JOHN MINATTA UNITED CIVIL DESIGN GROUP, LLC 1501 ACADEMY CT., STE 203 FORT COLLINS, CO 80524 PHONE: 970-530-4044 CONTACT: KEVIN BRAZELTON LOCKWOOD ARCHITECTS, INC. 415 E. PITKIN STREET FORT COLLINS, CO 80524 PHONE: 970-493-1023 CONTACT: COURTNEY LOCKWOOD LOCKWOOD ARCHITECTS, INC. 415 E. PITKIN STREET FORT COLLINS, CO 80524 PHONE: 970-493-1023 CONTACT: DANA LOCKWOOD KING SURVEYORS, INC. 650 GARDEN DRIVE WINDSOR, CO 80550 PHONE: 970-686-5011 CONTACT: LARRY PEPEK 12. The developer installing signs shall be responsible for locating and protecting all underground utilities. 13. Special care shall be taken in sign location to ensure an unobstructed view of each sign. 14. Signage and striping has been determined by information available at the time of review. Prior to initiation of the warranty period, the City of Fort Collins Traffic Engineer reserves the right to require additional signage and/or striping if the City of Fort Collins Traffic Engineer determines that an unforeseen condition warrants such signage according to the MUTCD or the CDOT M and S standards. All signage and striping shall fall under the requirements of the two year warranty period for new construction (except fair wear on traffic markings). 15. Sleeves for sign posts shall be required for use in islands/medians. Refer to Chapter 14, Traffic Control Devices, for additional detail. 1. The erosion control inspector must be notified at least twenty-four (24) hours prior to any construction on this site. 2. There shall be no earth-disturbing activity outside the limits designated on the accepted plans. 3. All required perimeter silt and construction fencing shall be installed to any land disturbing activity (stockpiling, stripping, grading, etc). All other required erosion control measures shall be installed at the appropriate time in the construction sequence as indicated in the approved project schedule, construction plans, and erosion control report. 4. At all times during construction, the developer shall be responsible for preventing and controlling on-site erosion including keeping the property sufficiently watered so as to minimize windblown sediment. The developer shall also be responsible for installing and maintaining all erosion control facilities shown herein. 5. Pre-disturbance vegetation shall be protected and retained wherever possible. Removal or disturbance of existing vegetation shall be limited to the area(s) required for immediate construction operations, and for the shortest practical period of time. 6. All soils exposed during land disturbing activity (striping, grading, utility installations, stockpiling, filling, etc.) shall be kept in a roughened condition by ripping or disking along land contours until mulch, vegetation, or other permanent erosion control BMPS are installed. No soils in areas outside project street rights-of-way shall remain exposed by land disturbing activity for more than thirty (30) days before required temporary or permanent erosion control (e.g. seed/mulch, landscaping, etc.) is installed, unless otherwise approved by the city/county. 7. In order to minimize erosion potential, all temporary (structural) erosion control measures shall: A. Be inspected at a minimum of once every two (2) weeks and after each significant storm event and repaired or reconstructed as necessary in order to ensure the continued performance of their intended function. B. Remain in place until such time as all the surrounding disturbed areas are sufficiently stabilized as determined by the erosion control inspector. C. Be removed after the site has been sufficiently stabilized as determined by the erosion control inspector. 8. When temporary erosion control measures are removed, the developer shall be responsible for the cleanup and removal of all sediment and debris from all drainage infrastructure and other public facilities. 9. The contractor shall immediately clean up any construction materials inadvertently deposited on existing streets, sidewalks, or other public rights of way, and make sure streets and walkways are cleaned at the end of each working day. 10. All retained sediments, particularly those on paved roadway surfaces, shall be removed and disposed of in a manner and location so as not to cause their release into any waters of the United States. 11. No soil stockpile shall exceed ten (10) feet in height. All soil stockpiles shall be protected from sediment transport by surface roughening, watering, and perimeter silt fencing. Any soil stockpile remaining after thirty (30) days shall be seeded and mulched. 12. The storm water volume capacity of detention ponds will be restored and storm sewer lines will be cleaned upon completion of the project and before turning the maintenance over to the city/county or Homeowners Association (HOA). 13. City ordinance and Colorado Discharge Permit System (CDPS) requirements make it unlawful to discharge or allow the discharge of any pollutant or contaminated water from construction sites. Pollutants include, but are not limited to discarded building materials, concrete truck washout, chemicals, oil and gas products, litter, and sanitary waste. The developer shall at all times take whatever measures are necessary to assure the proper containment and disposal of pollutants on the site in accordance with any and all applicable local, state, and federal regulations. 14. A designated area shall be provided on site for concrete truck chute washout. The area shall be constructed so as to contain washout material and located at least fifty (50) feet away from any waterway during construction. Upon completion of construction activities the concrete washout material will be removed and properly disposed of prior to the area being restored. 15. Conditions in the field may warrant erosion control measures in addition to what is shown on these plans. The developer shall implement whatever measures are determined necessary, as directed by the city/county. 16. A vehicle tracking control pad shall be installed when needed for construction equipment, including but not limited to personal vehicles exiting existing roadways. No earthen materials, i.e. stone, dirt, etc. shall be placed in the curb & gutter or roadway as a ramp to access temporary stockpiles, staging areas, construction materials, concrete washout areas, and/or building sites. 1. Water mains shall be DIP with polywrap or PVC with tracer wire. 2. Water mains shall be installed with 4.5 to 5.5 feet of cover unless otherwise approved. 3. HDPE pipe may be used for 1-1/2 and 2 inch water services. The pipe shall meet the standards of AWWA 901, NSF Standard 61 and ASTM. The HDPE pipe shall be SDR 9 having a pressure rating of 200 psi. Stiffeners shall be used at all fittings and connections. Tracer wire shall be installed with the HDPE service, and shall extend up the curb stop. The curb stop shall be covered with a metal box and tracer wire test lid per City Water Detail 25. 1. All materials, workmanship, and construction of public improvements shall meet or exceed the Standards and Specifications set forth in the Larimer County Urban Area Street Standards and applicable state and federal regulations. Where there is conflict between these plans and the specifications, or any applicable standards, the most restrictive standard shall apply. All work shall be inspected and approved by the local entity. 2. All references to any published standards shall refer to the latest revision of said standard, unless specifically stated otherwise. 3. These public improvement construction plans shall be valid for a period of three years from the date of approval by the local entity engineer. Use of these plans after the expiration date will require a new review and approval process by the local entity prior to commencement of any work shown in these plans. 4. The engineer who has prepared these plans, by execution and/or seal hereof, does hereby affirm responsibility to the local entity, as beneficiary of said PROPERTY BOUNDARY (TYP.) PROPERTY BOUNDARY (TYP.) WEST ELIZABETH IMPROVEMENTS CURRENTLY UNDER CONSTRUCTION (SEE NOTE 1) EXISTING 20' E.A.E. EXISTING 20' UTILITY ESMT. EXISTING 10' WATERLINE ESMT. EXIST. 15' U.E. EXISTING 75' UNITED STATES ESMT. 107.5' PUBLIC RIGHT-OF-WAY EXIST. 9' UTIL. ESMT. 51' PUBLIC RIGHT-OF-WAY EXISTING 8" SANITARY STUB (SEE NOTE 1) EXISTING 8" WATER STUB (SEE NOTE 2) EXISTING 8" WATER STUB (SEE NOTE 2) APPROXIMATE LOCATION OF EXISTING 36" WATERLINE EXISTING 12" HDPE DRAIN PIPE EXISTING 8" HDPE DRAIN PIPE EXISTING HEADWALL INV. 5113.1 (12" HDPE) INV. 5112.9 (8" HDPE) CENTERLINE OF PLEASANT VALLEY AND LAKE CANAL OVERLAND TRAIL WIDENING IMPROVEMENTS CURRENTLY UNDER CONSTRUCTION (SEE NOTE 1) EXISTING 16" WATERLINE EXISTING 8" WATERLINE EXISTING FIRE HYDRANT EXISTING FIRE HYDRANT EXISTING OVERHEAD LIGHT (TYP.) REMOVE EXISTING FENCE TO PROPERTY LINE EXISTING WAPA N:1452824.62 E:3102165.78 N:1452822.18 E:3102208.89 Lot 7 Lot 1 Lot 2 Lot 6 Lot 5 Lot 4 Lot 3 Lot 12 Lot 11 Lot 8 Lot 13 Lot 15 Lot 14 Lot 16 Lot 17 Lot 10 Lot 9 Lot 25 Lot 24 Lot 23 Lot 22 Lot 21 Lot 20 1 2 2 2 2 1 2 2 3 3 3 3 4 4 4 4 LANDSCAPE WALL (SEE NOTE 4) LANDSCAPE SCREEN WALL AND MONUMENT SIGN (SEE NOTE 4) REAR PATIO OR DECK (TYP.) (SEE ARCH. PLANS) LOT LINE (TYP.) 2' CONCRETE PAN SCREEN WALL (SEE NOTE 4) LANDSCAPE WALL (SEE NOTE 4) LANDSCAPE WALL (SEE NOTE 4) SEE SHEET C5.0 FOR STREET PLAN & PROFILE REMOVE EXISTING PLUG TIE-IN TO EXISTING N=1452815.07 E=3102112.08 SEE NOTE #2 8" 22.5° & 11.25° BEND W/T.B. N=1452793.14 E=3102113.94 S4°50'16.46"E 22.00' S36°27'47.02"E 38.89' 8" 11.25° BEND W/T.B. N=1452761.87 E=3102137.05 S47°27'47.02"E 142.44' 8" 22.5° BEND W/T.B. N=1452665.57 E=3102242.01 8" 22.5° BEND W/T.B. N=1452659.62 E=3102256.18 S67°13'05.73"E 15.37' S89°43'05.73"E 87.38' 8" x 6" SWIVEL TEE W/T.B. 6" GATE VALVE (N) N=1452659.19 E=3102343.56 FH ASSEMBLY N=1452671.39 E=3102343.62 FLANGE=5129.19 S89°43'05.73"E 16.39' 8" 45° BEND W/T.B. N=1452659.11 E=3102359.95 N45°16'54.27"E 27.51' 8" 45° BEND W/T.B. N=1452678.47 E=3102379.50 N0°16'54.27"E 52.51' 8" 22.5° BEND W/T.B. N=1452730.97 E=3102379.75 N12°49'44.58"W 120.59' REMOVE EXISTING PLUG TIE-IN TO EXISTING N=1452848.56 E=3102352.98 SEE NOTE #2 8" SANITARY SEWER (SEE SANITARY SEWER PLAN & PROFILE C3.01) 5115 5120 5125 5130 5135 5140 5115 5120 5125 5130 5135 5140 9+50 10+00 10+50 11+00 11+50 12+00 12+50 13+00 13+50 14+00 14+50 15+00 15+50 15+75 51.93 LF 8" PVC @ 0.40% 185.52 LF 8" PVC @ 0 .40% 119.76 LF 8" PVC @ 0.40% 35.80 LF 8" PVC @ 0.40% 57.81 LF 8" PVC @ 0.40% 89.84 LF 8" PVC @ 0.40% MH A-3 STA: 13+57.21 RIM = 5128.77 DEPTH = 6.67' INV. IN = 5122.20 (NE) INV. OUT = 5122.10 (W) MH A-1 STA: 10+51.93 RIM = 5128.42 DEPTH = 7.74' INV. IN = 5120.78 (SE) INV. OUT = 5120.68 (N) MH A-2 STA: 12+37.46 RIM = 5125.20 DEPTH = 3.68' INV. IN = 5121.62 (E) INV. OUT = 5121.52 (NW) MH A-4 STA: 13+93.01 RIM = 5129.77 DEPTH = 7.43' INV. IN = 5122.44 (N) INV. OUT = 5122.34 (SW) MH A-5 STA: 14+50.82 RIM = 5131.62 DEPTH = 8.95' INV. IN = 5122.77 (N) INV. OUT = 5122.67 (S) MH A-6 STA: 15+40.66 RIM = 5134.57 DEPTH = 11.43' INV. OUT = 5123.13 (S) STA: 12+30.57 INV.= 5118.03' PROP. 10" HDPE STORM PROPOSED GRADE EXISTING GROUND EXMH RIM = 5128.58 5110 5115 5120 5125 5130 5135 5110 5115 5120 5125 5130 5135 EG=5116.0 FG=5115.42 9+50 EG=5116.6 FG=5117.14 10+00 EG=5118.0 FG=5125.47 10+50 EG=5122.2 FG=5126.09 11+00 EG=5127.6 FG=5126.54 11+50 EG=5129.4 FG=5127.54 12+00 49.25 LF 18" HDPE @ 1.00% 79.77 LF 10" HDPE @ 1.50% 33.63 LF 10" HDPE @ 1.50% 10.21 LF 10" HDPE @ 1.50% 45.43 LF 10" HDPE @ 1.50% INLET 1-7 STA 12+24.84 RIM 5127.6± INV. IN 5125.00 (E) INV. OUT 5123.50 (SE) INLET 1-4 STA 11+35.56 RIM 5126.3± INV. IN 5122.16 (N) INV. OUT 5119.02 (SW) INLET 1-2 STA 10+52.62 RIM 5125.4± INV. IN 5117.83 (NW) INV. OUT 5117.63 (S) SUMP 5113.13 BEND 1-6 (11.25°) STA 11+79.40 INV. 5122.82 BEND 1-5 (22.5°) STA 11+69.19 INV. 5122.67 HEADWALL 1 STA 10+00.00 INV. 5117.14 SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF Lot 21 Lot 20 Lot 1 Lot 2 Lot 3 Lot 25 Lot 24 Lot 23 Lot 22 Lot 7 Lot 6 Lot 5 Lot 4 Lot 12 Lot 8 Lot 11 Lot 13 Lot 15 Lot 14 Lot 16 Lot 17 Lot 10 Lot 9 ROOF DRAIN (SEE SHEET C3.02) STORM LINE 1 (SEE SHEET C3.02) 2' SIDEWALK CHASE BIOSWALE WITH UNDERDRAIN (SEE DETAILED GRADING PLAN & DETAILS) BUILDING 4 BUILDING 3 BUILDING 2 BUILDING 1 BUILDING 5 BUILDING 6 2-FOOT CONCRETE PAN 2' SIDEWALK CHASE PREPARED FOR: DATE SUBMITTED: The engineer preparing these plans will not be responsible for, or liable for, unauthorized changes to or uses of these plans. All changes to the plans must be in writing and must be approved by the preparer of these plans. CAUTION BELLA VIRA TOWNHOMES INC. 02/12/2014 BELLA VIRA SUBDIVISION FILING TWO 26 U13012 PRELIMINARY PLANS NOT FOR CONSTRUCTION Civil Engineering & Consulting 1501 Academy Court, Suite 203 Fort Collins, CO 80524 (970) 530-4044 www.unitedcivil.com NONE KEVIN D:\DROPBOX\PROJECTS\U13012 BELLA VIRA\CADD\CP C4.01-C4.03_DETAILED GRADING P 2/11/2014 8:42:04 AM SME DETAILED GRADING PLAN C4.01 N/A 10' CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: APPROVED: 010'20' SCALE: 1" = 10' 5' LOT LINES / R.O.W. EASEMENT LINES CENTERLINE CURB & GUTTER LEGEND 5124 5124 PROPOSED 1' CONTOUR EXISTING 1' CONTOUR SIDEWALK CHASE STORM SEWER STORM INLET RETAINING WALL NOTES 1. EXISTING UNDERGROUND AND OVERHEAD PUBLIC AND PRIVATE UTILITIES AS SHOWN ARE INDICATED ACCORDING TO THE BEST INFORMATION AVAILABLE TO THE ENGINEER. 2. EXISTING INFORMATION AS SHOWN ON THIS PLAN IS PER DESIGN INFORMATION PROVIDED BY JIM SELL DESIGN AS SHOWN IN THE PHASE 1 CONSTRUCTION PLANS ENTITLED "BELLA VIRA SUBDIVISION" AND DATED DECEMBER 7, 2007. AT THE TIME OF BUILDING 3 BUILDING 2 Lot 7 Lot 12 Lot 8 Lot 11 Lot 13 Lot 10 Lot 9 LANDSCAPE WALL TOW=5120.00 PATIO PATIO PROVIDE (1) 5" RISER PROVIDE (3) 7" RISER MAX. PROVIDE (1) 6" RISER PROVIDE (1) 5" RISER PATIO PATIO PATIO PROVIDE (2) PATIO RISERS (7" MAX.) RAMP LANDSCAPE WALL TOW=5119.90 LANDSCAPE WALL TOW=5130.70 PATI PATI REFER TO SHEET C5.00 FOR STREET PLAN & PROFILE BIOSWALE WITH 4" PERFORATED UNDERDRAIN (SEE DETAILS) END BIOSWALE AND PERFORATED UNDERDRAIN INV.=5115.38 (SEE DETAILS) EXTEND SOLID WALL HDPE PIPE TO POND @ 1% MINIMUM SLOPE 28" CONCRETE PAN VERTICAL CURB 2-FOOT CURB CUT AND SIDEWALK CHASE RISERS (7 MAX.) PROPERTY BOUNDARY SEE GRADING DETAIL 'A' 5' MIN. END SWALE DAYLIGHT 4" HDPE PIPE INV. 5114.76 UTILITY CROSSING 4" UNDERDRAIN INV. 5115.11 12" HDPE T.O.P.=5114.6± 8" HDPE T.O.P.=5114.2± UTILITY CROSSING BUILDING 2 BUILDING 1 Lot 7 Lot 6 Lot 10 Lot 9 Lot 8 PROVIDE (1) 5" RISER PATIO PATIO PATIO PATIO PROVIDE (2) RISERS (7" MAX.) RAMP LANDSCAPE WALL TOW=5119.90 GRADE BREAK LANDSCAPE WALL TOW=5130.70 PATIO REFER TO SHEET C5.00 FOR STREET PLAN & PROFILE GRADE BREAK PRIVACY FENCE (SEE LANDSCAPE PLANS) BIOSWALE WITH 4" PERFORATED UNDERDRAIN (SEE DETAILS) PROVIDE 4" CLEANOUT INV. 5116.75 END BIOSWALE AND PERFORATED UNDERDRAIN INV.=5115.38 (SEE DETAILS) EXTEND SOLID WALL HDPE PIPE TO POND @ 1% MINIMUM SLOPE MATCH EXISTING SIDEWALK (SEE NOTE 2) 28" CONCRETE PAN VERTICAL CURB 2-FOOT CURB CUT AND SIDEWALK CHASE LOT LINE (TYP.) 5' MIN. UTILITY CROSSING 4" UNDERDRAIN INV. 5115.25 36" WATER T.O.P.=5111.2± (ASSUMED 4.5' FROM EXISTING GROUND) RAMP T T DRIVE-OVER CURB & GUTTER LANDSCAPE WALL TOW=5121.90 BLOCK 1 HABITAT BUFFER (TYP.) PREPARED FOR: DATE SUBMITTED: The engineer preparing these plans will not be responsible for, or BUILDING 1 BUILDING 5 BUILDING 6 Lot 1 Lot 2 Lot 5 Lot 4 Lot 3 Lot 25 Lot 24 Lot 23 Lot 22 Lot 21 Lot 20 GRADE BREAK PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO REFER TO SHEET C5.00 FOR STREET PLAN & PROFILE ROOF DRAINS SEE SHEET C3.02 PROVIDE (1) 6" RISER PROVIDE (2) RISERS (7" MAX.) LANDSCAPE WALL TOW=5133.30 PROVIDE (1) 6" RISER PROVIDE (2) RISERS (7" MAX.) LANDSCAPE WALL TOW=5136.20 MATCH EXISTING INTERSECTION (SEE NOTE 2) MATCH EXISTING SIDEWALK MATCH EXISTING SIDEWALK PRIVACY FENCE AND MONUMENT SIGN (SEE LANDSCAPE PLANS) MATCH EXISTING SIDEWALK (SEE NOTE 2) VERTICAL CURB & GUTTER 28" CONCRETE PAN DRIVE-OVER CURB & GUTTER 2-FOOT CONCRETE PAN PROVIDE (3) 5115 5120 5125 5130 5135 5140 5115 5120 5125 5130 5135 5140 EG=5129.0 FG= 10+00 EG=5126.7 FG=5128.88 10+50 EG=5126.4 FG=5128.00 11+00 EG=5126.3 FG=5126.99 11+50 EG=5124.3 FG=5126.09 12+00 EG=5120.0 FG=5125.19 12+50 EG=5119.1 FG=5126.39 13+00 EG=5121.2 FG=5128.03 13+50 EG=5126.4 FG=5129.68 14+00 EG=5128.8 FG=5131.32 14+50 EG=5130.5 FG=5132.96 15+00 EG=5132.3 FG=5134.61 15+50 EG=5135.4 FG= 16+00 1.50% -2.25% 0.50% 2.80% 3.29% -1.80% 1.50% -2.25% 0.50% A1 PROPOSED BIOSWALE WITH UNDERDRAIN HABITAT BUFFER (TYP.) ĂƐŝŶ ĞƐŝŐŶ WŽŝŶƚ ƌĞĂ й/ Ϯ ϭϬϬ YϮ YϭϬϬ ;ĂĐƌĞͿ ;ĐĨƐͿ ;ĐĨƐͿ ϭ ϭ Ϭ͘Ϯϴ Ϯϳй Ϭ͘ϰϱ Ϭ͘ϱϳ Ϭ͘ϯϱ ϭ͘ϱϱ Ϯ Ϯ Ϭ͘ϲϬ ϯϱй Ϭ͘ϱϭ Ϭ͘ϲϰ Ϭ͘ϴϳ ϯ͘ϴϮ ϯ ϯ Ϭ͘ϰϲ Ϯϵй Ϭ͘ϰϲ Ϭ͘ϱϴ Ϭ͘ϲϬ Ϯ͘ϲϮ ϰ ϰ Ϭ͘ϳϴ ϴϬй Ϭ͘ϴϲ ϭ͘ϬϬ ϭ͘ϵϬ ϳ͘ϳϯ ϱ ϱ Ϭ͘ϲϰ ϲϵй Ϭ͘ϳϳ Ϭ͘ϵϲ ϭ͘ϯϵ ϲ͘Ϭϳ ϲ ϲ Ϭ͘ϯϮ ϰϳй Ϭ͘ϲϬ Ϭ͘ϳϲ Ϭ͘ϱϲ Ϯ͘ϰϮ K^ϭ K^ϭ Ϭ͘Ϯϳ Ϯй Ϭ͘Ϯϱ Ϭ͘ϯϭ Ϭ͘ϭϲ Ϭ͘ϲϴ K^Ϯ K^Ϯ Ϭ͘ϭϬ Ϯй Ϭ͘Ϯϱ Ϭ͘ϯϭ Ϭ͘Ϭϲ Ϭ͘Ϯϳ KŶƐŝƚĞ dŽƚĂů ϯ͘ϰϰ ϰϳй Ϭ͘ϲϭ Ϭ͘ϳϲ ϱ͘ϲϳ Ϯϰ͘Ϯϭ ϭϵ ϭϵ Ϭ͘ϯϱ ϳϴй Ϭ͘ϴϮ ϭ͘ϬϬ Ϭ͘ϴϮ ϯ͘ϱϮ Ϯϯ Ϯϯ Ϭ͘Ϭϲ ϴϮй Ϭ͘ϴϰ ϭ͘ϬϬ Ϭ͘ϭϱ Ϭ͘ϲϯ PREPARED FOR: DATE SUBMITTED: The engineer preparing these plans will not be responsible for, or liable for, unauthorized changes to or uses of these plans. All changes to the plans must be in writing and must be approved by the preparer of these plans. CAUTION BELLA VIRA TOWNHOMES INC. 02/12/2014 BELLA VIRA SUBDIVISION FILING TWO 26 U13012 PRELIMINARY PLANS NOT FOR CONSTRUCTION Civil Engineering & Consulting 1501 Academy Court, Suite 203 Fort Collins, CO 80524 (970) 530-4044 www.unitedcivil.com NONE KEVIN D:\DROPBOX\PROJECTS\U13012 BELLA VIRA\CADD\CP C6.00_DRAINAGE PLAN.DWG 2/11/2014 8:42:13 AM KRB DRAINAGE PLAN C6.00 N/A 30' CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: APPROVED: 1. EXISTING UNDERGROUND AND OVERHEAD PUBLIC AND PRIVATE UTILITIES AS SHOWN ARE INDICATED ACCORDING TO THE BEST INFORMATION AVAILABLE TO THE ENGINEER. 3 C7.00 NOT TO SCALE 5 5 5 52//29(5 9(57,&$/ /29(/$1' *XWWHUHGJHPD\EH WDSHUHGRUEDWWHUHG 7\SLFDOIRUDOO&XUE *XWWHU7\SHV $WWDFKWKHVLJQSDQHOVWLJKWO\WRWKHSRVWDQGXVHRYHUVL]HGZDVKHUVWRNHHSWKHVLJQIURPEUHDNLQJORRVH IURPWKHSRVWZKHQKLWE\DYHKLFOH 6LJQSDQHOVVKRXOGEHPRXQWHGDPLQLPXPRIIHHWDERYHWKHSDYHPHQWRUJURXQG &URVVVHFWLRQRISRVW $QFKRU 6LJQVODUJHUWKDQLQFKHVLQOHQJWKRUZLGWKUHTXLUHZLQGEUDFLQJDQGVSHFLDOSRVWGHVLJQ 127(6 $QFKRU6WXEDQGSRVWDUHVTXDUHVWHHOWXEH SHUIRUDWHG $77$&+('6,'(:$/.'(7$,/ 127( &RQVWUXFWVLGHZDONZLWKMRLQWVDW LQWHUYDOV 5 :($.(1('3/$1(-2,17 (;3$16,21-2,17 5 DQGDOLJQHGZLWKVFRULQJRQFXUE ,167$//,1/2&$7,21663(&,),(' ,1&+$37(5 6/$%7+,&.1(66 ([SDQVLRQ -RLQWPDWHULDO '(7$&+('6,'(:$/.'(7$,/ 9DULDEOH /DQGVFDSLQJ PLQ 6ORSH 0LQLPXP IW 0D[LPXPIW PREPARED FOR: DATE SUBMITTED: The engineer preparing these plans will not be responsible for, or liable for, unauthorized changes to or uses of these plans. All changes to the plans must be in writing and must be approved by the preparer of these plans. CAUTION BELLA VIRA TOWNHOMES INC. 02/12/2014 BELLA VIRA SUBDIVISION FILING TWO 26 U13012 PRELIMINARY PLANS NOT FOR CONSTRUCTION Civil Engineering & Consulting 1501 Academy Court, Suite 203 Fort Collins, CO 80524 (970) 530-4044 www.unitedcivil.com NONE KEVIN D:\DROPBOX\PROJECTS\U13012 BELLA VIRA\CADD\CP 2/11/2014 8:42:43 AM SME CONSTRUCTION DETAILS C7.01 N/A N/A 1. THE ABOVE PAVEMENT SECTION WAS TAKEN FROM THE CTL THOMPSON INC. REPORT ENTITLED "PRELIMINARY GEOTECHNICAL INVESTIGATION, BELLA VIRA TOWNHOMES, ELIZABETH STREET AND OVERLAND TRAIL, FORT COLLINS, CO", DATED SEPTEMBER 19, 2013, CTL PROJECT NO. FC06266-115. REFER TO THIS REPORT FOR PERFORMANCE SPECIFICATIONS AND OTHER RECOMMENDATIONS. 2. CONTRACTOR SHALL NOTE THAT, PER THE REFERENCED GEOTECHNICAL REPORT, THE ABOVE REFERENCED PAVEMENT SECTION IS PRELIMINARY IN NATURE AND FOR BIDDING/PLANNING PURPOSES ONLY. CONTRACTOR SHALL CONTRACT A GEOTECHNICAL ENGINEER TO PROVIDE A FINAL PREPARED FOR: DATE SUBMITTED: The engineer preparing these plans will not be responsible for, or liable for, unauthorized changes to or uses of these plans. All changes to the plans must be in writing and must be approved by the preparer of these plans. CAUTION BELLA VIRA TOWNHOMES INC. 02/12/2014 BELLA VIRA SUBDIVISION FILING TWO 26 U13012 PRELIMINARY PLANS NOT FOR CONSTRUCTION Civil Engineering & Consulting 1501 Academy Court, Suite 203 Fort Collins, CO 80524 (970) 530-4044 www.unitedcivil.com NONE KEVIN D:\DROPBOX\PROJECTS\U13012 BELLA VIRA\CADD\CP 2/11/2014 8:42:43 AM SME CONSTRUCTION DETAILS C7.02 N/A N/A GENERAL NOTES: NOT TO SCALE COMPACTED GRANULAR MATERIAL CONFORMING TO CDDH #67 LOWER LIMIT OF TRENCH WALL SLOPING INITIAL LIFT * 12 IN. MIN. PIPE O.D. 4 IN. MIN. TRENCH WIDTH AS SPECIFIED IN SECTION 02221 COMPACTED GRANULAR MATERIAL CONFORMING TO CDDH #67 * DATE REVISED: APPROVED: DRAWN BY: BEDDING REQUIREMENTS WW-1 NBJ 4/11/11 ALTERNATE BASE POURED INVERT PRECAST MANHOLE BASE SLOPE 1 IN. MIN. 8 IN. MIN. 6 IN. 15 IN. OR LESS 48 IN. 18 IN. TO 30 IN. 60 IN. OVER 30 INCHES 72 IN. MIN. MANHOLE ':*6,=( $ 6&$/( 6+((7 2) ':*12 5(9 ' 9(521$$9( %8)25'*$ 3+1 PREPARED FOR: DATE SUBMITTED: The engineer preparing these plans will not be responsible for, or liable for, unauthorized changes to or uses of these plans. All changes to the plans must be in writing and must be approved by the preparer of these plans. CAUTION BELLA VIRA TOWNHOMES INC. 02/12/2014 BELLA VIRA SUBDIVISION FILING TWO 26 U13012 PRELIMINARY PLANS NOT FOR CONSTRUCTION Civil Engineering & Consulting 1501 Academy Court, Suite 203 Fort Collins, CO 80524 (970) 530-4044 www.unitedcivil.com NONE KEVIN D:\DROPBOX\PROJECTS\U13012 BELLA VIRA\CADD\CP C7.00_DETAILS.DWG 2/11/2014 8:42:43 AM SME CONSTRUCTION DETAILS C7.04 N/A N/A NOT TO SCALE 1 C-7.04 CDOT TYPE R INLET DETAILS 2 C7.04 NOT TO SCALE NOTES: 1. CONTRACTOR SHALL ALSO INSTALL BIO-SKIRTS FOR THE SNOUT. 21.4737 1.2632 7.5790 12.6315 Ø15.1579 9.4737 18.9474 16.4211 REMOVABLE WATERTIGHT ACCESS PORT, 10" OPENING 6.3158 1" PVC ANTI-SIPHON PIPE ADAPTER BMP, INC. 53 MT. ARCHER ROAD, LYME, CT. 06371 (800) 504-8008 FAX: (860)434-3195 DESCRIPTION DRAWING NUMBER DATE SCALE 24F SNOUT OIL & DEBRIS STOP 24F 09/20/99 NONE FRONT SIDE PLAN PREPARED FOR: DATE SUBMITTED: The engineer preparing these plans will not be responsible for, or liable for, unauthorized changes to or uses of these plans. All changes to the plans must be in writing and must be approved by the preparer of these plans. CAUTION BELLA VIRA TOWNHOMES INC. 02/12/2014 BELLA VIRA SUBDIVISION FILING TWO 26 U13012 PRELIMINARY PLANS NOT FOR CONSTRUCTION Civil Engineering & Consulting 1501 Academy Court, Suite 203 Fort Collins, CO 80524 (970) 530-4044 www.unitedcivil.com NONE KEVIN D:\DROPBOX\PROJECTS\U13012 BELLA VIRA\CADD\CP C7.00_DETAILS.DWG 2/11/2014 8:42:43 AM SME CONSTRUCTION DETAILS C7.05 N/A N/A SF SF APPROVED: DATE: DRAWN BY: 12/27/00 NBJ APPROVED: DATE: DRAWN BY: NBJ 11-29-2000 APPROVED: DATE: DRAWN BY: 01/03/01 NBJ IP ECB BIO 1 C7.05 NOT TO SCALE NOTES: 1. REFER TO THE CITY OF FORT COLLINS BIORETENTION SAND MEDIA SPECIFICATION FOR MORE INFORMATION ON THE SOIL MIX. 2. BIORETENTION SAND MEDIA SHALL BE PROVIDED BY HAGEMAN EARTH CYCLE OR APPROVED EQUAL. NOTES: 1. CONTRACTOR SHALL PLACE HDPE IMPERVIOUS MEMBRANE ON BOTH SIDES OF BIOSWALE. 2. IMPERVIOUS MEMBRANE NOT REQUIRED FOR EITHER SIDE OF LEVEL SPREADER. 5' MIN. WIDTH MINIMUM 30-MIL HDPE IMPERVIOUS MEMBRANE MINIMUM 12" THICK BIORETENTION SAND MEDIA LAYER CWA VEHICLE CONTROL TRACKING PAD NOT TO SCALE CONCRETE WASHOUT AREA NOT TO SCALE 1 C7.06 2 C7.06 PREPARED FOR: DATE SUBMITTED: The engineer preparing these plans will not be responsible for, or liable for, unauthorized changes to or uses of these plans. All changes to the plans must be in writing and must be approved by the preparer of these plans. CAUTION BELLA VIRA TOWNHOMES INC. 02/12/2014 BELLA VIRA SUBDIVISION FILING TWO 26 U13012 PRELIMINARY PLANS NOT FOR CONSTRUCTION Civil Engineering & Consulting 1501 Academy Court, Suite 203 Fort Collins, CO 80524 (970) 530-4044 www.unitedcivil.com NONE KEVIN D:\DROPBOX\PROJECTS\U13012 BELLA VIRA\CADD\CP C7.00_DETAILS.DWG 2/11/2014 8:42:43 AM SME CONSTRUCTION DETAILS C7.06 N/A N/A WATTLE INSTALLATION DETAIL NOT TO SCALE 3 C7.06 VTC ROCK SOCK NOT TO SCALE 4 C7.06 6 $%%5(9,$7,216'(7$,/5()(5(1&(.(< /$36 6 *(1(5$/6758&785$/127(6 6 +($':$//:,1*:$//3/$1 '(7$,/6 $% $1&+25%2/7 $&, $0(5,&$1&21&5(7(,167,787( $'',7 $'',7,21$/ $,6& $0(5,&$1,167,787(2)67((/ &216758&7,21,1& $/7 $/7(51$7( $/80 $/80,180 $5&+ $5&+,7(&785$/ $6&( $0(5,&$162&,(7<2)&,9,/ (1*,1((56 $6' $//2:$%/(675(66'(6,*1 # $7 $1' %/. %/2&. %/.* %/2&.,1* %0 %($0 %2 %277202) %2( %277202)(;&$9$7,21 %2) %277202))227,1* %27 %27720 %2: %277202):$// %5* %($5,1* %6 %27+6,'(6 %7:1 %(7:((1 &- &21752/-2,17 &/ &(17(5/,1( &/01 &2/801 &/5 &/($5 &08 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rom: Pete Wray To: Cindy Cosmas; Cameron Gloss Cc: Laurie Kadrich Subject: Bella Vira, Filing 2 Major Amendment and Replat #140001 Date: Thursday, March 13, 2014 3:58:10 PM Cindy, I received two phone calls today in response to the notice for the Bella Vira, Filing 2 Major Amendment and Replat #140001 on the agenda tonight with the Planning and Zoning Board for the record. 1. Phone message received at 11:10 a.m. by Eric Sutherland. Concerns of why a neighborhood meeting was not held for this item, and in 2013 with the FDP Extension Request Lack of on-street parking for proposed Filing 2 development Off-alignment of W. Elizabeth/Overland intersection Why no turn lanes on West Elizabeth, exiting on to Overland Tr. Why is there a gap in westside sidewalk on Overland and will that be completed with this project (ditch through FCLWD site) 2. Phone message received at 1:56 p.m. by Jen Mommer. Interested in finding what project is about Thanks, Pete Wray, Senior City Planner Planning Services | City of Fort Collins pwray@fcgov.com 970.221.6754 From: Brad and Violet [mailto:bvmugg@gmail.com] Sent: Saturday, March 01, 2014 5:24 PM To: Pete Wray Subject: Bella Vira Hearing Dear Mr Wray, Thanks for the recent notification concerning the Bella Vira public hearing. My wife and I are residents of the Saddleridge Condo property and do have one concern. We don't plan to attend the hearing and hope that we can just pass along this observation about traffic on Overland and Elizabeth, as it seems that the entrance to the Bella Vira property will be very close if not directly connected to that corner. Currently, there are times that it is very difficult for cars at the Elizabeth stop sign to turn onto Overland. In fact we have seen quite a few desperate moves by motorists tired of waiting and feeling the pressure a vehicles behind them. This corner is a little bit blinded by the hill and positioning of the lanes. Our concern is that if the entrance to the Bella Vira property is too close to this corner it will make a difficult situation much worse. We are just wanting to make your office aware of this situation in hopes that this will be taken into consideration as the project moves along. Thanks for taking in to account our concerns. Sincerely, Michael and Violet Mugg 970-599-0441 3002 W Elizabeth, Unit 5F Fort Collins. ATTACHMENT 4 Verbatim Transcript of the Planning and Zoning Board Hearing March 13, 2014 1 HEARING OF THE PLANNING AND ZONING BOARD CITY OF FORT COLLINS Held Thursday, March 13, 2014 City Council Chambers 200 West Laporte Street Fort Collins, Colorado In the Matter of: Bella Vira, Filing 2, Major Amendment and Replat, #140001 Meeting time: 6:00 p.m., March 13, 2014 BOARD MEMBERS PRESENT: STAFF MEMBERS PRESENT: Jennifer Carpenter, Chair Paul Eckman, Deputy City Attorney Jeffrey Schneider Pete Wray, Senior City Planner Kristin Kirkpatrick Laurie Kadrich, CDNS Director Emily Heinz Ward Stanford, Traffic Operations Gerald Hart Sheri Langenberger, Engineering Jeff Hanson Cindy Cosmas, Administrative Assistant Michael Hobbs 2 1 CHAIR JENNIFER CARPENTER: We’ll now move on to Bella Vira, Filing 2, Major 2 Amendment and Replat #140001. And if I can ask for some help here, Paul…we have a major 3 amendment and then a modification of standards…order, help me? 4 DEPUTY CITY ATTORNEY PAUL ECKMAN: Modification first. 5 CHAIR CARPENTER: Okay, we’ll go with the modification first. 6 DEPUTY ATTORNEY ECKMAN: I would think the presentation would be about both. 7 CHAIR CARPENTER: About both, okay. Okay, Mr. Wray? 8 SENIOR CITY PLANNER PETE WRAY: Good evening, Chair, members of the Board, I’m Pete 9 Wray, Senior City Planner. And, tonight…this item consists of a major amendment and replat to a 10 previously approved project in…Project Development Plan in 2006 and Final Plan in 2008. The project 11 is…Filing 2 is located on the southwest corner of West Elizabeth and South Overland Trail. The original 12 approval included Filing 1, which consisted of sixty single-family detached lots, and Filing 2, which is 13 part of this request, is on the southwest corner. The existing zoning for Filing 2 is Low-Density, Mixed- 14 Use Neighborhood. And, the context of this site…we have The Ponds existing subdivision on the south 15 side, and CSU Foothills Research and Equestrian facility on the north side. 16 So, just some quick background on this. Again, the original Project Development Plan was 17 approved in 2006, the Final Plan was approved in 2008, and Filing 1 is under separate ownership and a 18 separate development agreement. The term of vested rights has been extended three times, with the last 19 request this last year extended to May 16th of this year. And the proposed replat and housing type change 20 requires a major amendment. This is under a Type II review, consistent with the approved 2006 Project 21 Development Plan. So, the project tonight consists of a major amendment to change the use from multi- 22 family to single-family attached, and a replat of Filing 2 to change a single parcel into twenty-five 23 individual lots. And, there is also a request for a modification to standards in Section 3.5.2(E)1 and 2. 24 The request for modification includes a reduction in building setbacks from an arterial street, in 25 this case South Overland Trail. The requirement is for a thirty foot setback and the proposed request for 26 modification is a reduction of eighteen inches on Building One along South Overland Trail…and 27 Building Five, there is a required building setback of fifteen feet from other streets, in this case West 28 Elizabeth Street, within the subdivision, and there is a reduction of sixteen inches for Building Five. 29 The staff findings are that this request represents a major amendment and replat for an approved 30 final plan, processed as a Type II. It continues to comply with the applicable development standards in 31 Division 4.5 of the Low-Density Mixed-Use Neighborhood standards, and it continues to comply with the 32 general development standards in Article 3, except for Section 3.5.2(E)1 and 2, for which there is that 33 request for modification. The proposed project…staff determined that the request for modification is not 34 detrimental to the public good, and not diverge [sic] from the standard in the Land Use Code except in a 35 nominal and inconsequential way. 36 There was a neighborhood meeting as part of the original approval of the Project Development 37 Plan in 2006, and the required neighborhood meeting for this request was waived by the Director, and that 38 decision was determined based on staff determination that the development proposal would not have a 3 1 significant…any significant neighborhood impacts. Prior to this hearing, staff received public testimony, 2 one written and two verbal testimonies that have been forwarded to the Board for the record. And that 3 concludes the staff presentation, thank you. 4 CHAIR CARPENTER: Are there any questions for the staff at this time, before we go to 5 applicant presentation? Do we have an applicant presentation? 6 MR. WRAY: We do. 7 CHAIR CARPENTER: Okay, Jeff. 8 BOARDMEMBER JEFFREY SCHNEIDER: So this was approved as a single lot in 2006 with 9 the same number of structures, same number of the dwelling units and all that? 10 MR. WRAY: That’s correct, the Filing 2 that was originally approved had a single lot for the 11 multi-family, and with the change of use to single-family attached, the replay consists of creating 12 individual lot lines for the twenty-five units and individual utility… 13 MEMBER SCHNEIDER: Okay, thank you. So, what…what is different about this plan and what 14 was approved in 2006 that makes it so this one requires a modification to the setback standards. 15 MR. WRAY: The building locations have not changed…it was…staff identified that two of the 16 buildings had a reduction in building setbacks and wanted to document those changes that were 17 recognized in the original approved plan. 18 MEMBER SCHNEIDER: Thank you. 19 CHAIR CARPENTER: Gerry? 20 BOARDMEMBER GERALD HART: Are there any changes in the off-street…in the parking 21 requirements between this proposal and the previously approved one? 22 MR. WRAY: There is no changes to off-site parking. This proposal, as originally approved, 23 provides two parking spaces per each of the twenty-five units in a garage. There’s driveways and there’s 24 also some pull-out on private drive parking spaces…there’s twelve spaces on that private drive. And, 25 also, on West Elizabeth Street, set back from the intersection of Overland and Elizabeth on the local 26 street, residents can park along that local street as well. 27 MEMBER HART: Okay, thank you. 28 CHAIR CARPENTER: Anyone else? Do we have an applicant…oh, sorry, Michael? 29 BOARDMEMBER MICHAEL HOBBS: Was there a traffic study done in the original proposal 30 and filing? 31 MR. WRAY: There was, and we have Ward Stanford here tonight if you have any questions 32 specific to the original study. 33 MEMBER HOBBS: I was just curious if it had gone through that process. 4 1 CHAIR CARPENTER: Anything else? Do we have an applicant presentation? I’m sorry… 2 MR. WRAY: I think they are prepared if… 3 CHAIR CARPENTER: Okay, great. 4 MR. JOHN MINATTA: Good evening, I’m John Minatta, I’m the applicant and the owner along 5 with my two brothers, Sam and Al Minatta, and we’re also going to…build the buildings, do the 6 construction. So, I love talking about my project and I’m ready to answer any questions you have. I can 7 talk a little bit about some of the things you’ve already…were submitted as far as why we’re here and 8 what the…and the history of the site. But, just maybe to be…to clear up…or explain why we’re here…in 9 the original statement of objectives, maybe I could just real briefly cover that. We’re changing this from 10 a multi-family plan to single-family attached; we’re basically creating twenty-five individual lots. The 11 current multi-family building, street, and open space design will remain unchanged. Changes to the 12 utility plans consist of replacing six water and sewer services for these six buildings, to twenty-five. The 13 original multi-family plan will require minor updates, but there is no real change to the landscape 14 plan…it’s the same building, same square footage, everything is the same. Twenty-five water and sewer 15 services…we’re just maintaining the overall design of the original development plan. 16 So, part of the reason we’re here…this has come up…is the desired change is precipitated by the 17 recent economic crisis and subsequent negative effect on mortgage financing of condominium purchases. 18 So instability in this particular market, mortgage market, is generated…climate of risk aversion on the 19 part of lenders to finance new condominium construction. So, we’re forced to modify this design to get 20 construction financing…it’s hard to get people to get loans to buy condominiums, and banks don’t want 21 to loan people money to build. So, it’s actually going to be a little nicer for the owners to have their small 22 lots, but they’ll have lots. So, that’s why we’re here today, that’s why we had to go through the process. 23 We really didn’t change much of anything, and I can…I do have…I did get a copy of some of the 24 questions raised by…that came prior to the meeting. I can…I have responses to those, and I can also give 25 you some of the history, the family history of this project for the last ninety-five years that it’s been in our 26 family. And, if you would like to hear any of that, I can answer that now or we can wait until the citizen 27 input, whichever you’d like me to do. 28 CHAIR CARPENTER: Let’s wait for citizen input. Right now, just are there any questions 29 from… 30 MEMBER HART: Yes, I have a question. With the condominium ownership type of 31 development, there’s probably going to be some type of homeowner’s association to maintain any 32 common areas. What about now? 33 MR. MINATTA: Same, same thing. 34 MEMBER HART: It would be the same thing? 35 MR. MINATTA: Yes. 36 MEMBER HART: Okay, thank you. 37 CHAIR CARPENTER: Any other questions for the applicant at this time? Okay. 5 1 MR. MINATTA: Thank you. 2 CHAIR CARPENTER: Thank you. Before we go to public input, Cindy, other than what Mr. 3 Wray spoke to, do we have any other comments that have come…or input from the public since the 4 worksession? 5 MS. CINDY COSMAS: Do you want me to review what he was referring to? That’s what I 6 have…the two comments. He received two phone calls today, one from Eric Sutherland with 7 neighborhood concerns, and also one from Jen Mommer, and hers was basically strictly just interest in the 8 project. 9 CHAIR CARPENTER: Thank you. Now is the time for public input, is there anyone in the 10 audience who would like to address this? Okay, come on up…sign in, tell us your name and address 11 and…four minutes, four minutes Cindy. 12 MR. ERIC SUTHERLAND: Eric Sutherland, 3520 Golden Currant; that is an address in The 13 Ponds neighborhood which is adjacent to this development. And, just…by the way of background, you 14 know, I was paging through your agenda this morning as I often do, and…first time I’d really noticed any 15 public information about this project and, of course, since I live next door I was very curious to see what 16 was being constructed over there, and taking a look at that. And in the midst of doing that I was 17 contacted by a friend of mine who lives on the other side of Overland Trail, on the east side, who was 18 wondering if I was coming down here tonight because she has some significant concerns that her 19 neighborhood experiences from parking, because there’s a very similar high-density, you know, multi- 20 unit development on the southeast corner of Elizabeth and Overland Trail. And she thought that perhaps 21 doing the same thing on the other side of Overland Trail might make the problem worse, or whatever. So, 22 there were some parking issues from another citizen. 23 In looking at it, I do see questions that I might have raised at a neighborhood meeting or another 24 hearing about the sidewalks in the area, particularly along Overland Trail…pedestrian access. And also, 25 my greatest concern is about the intersection of Elizabeth Street and Overland Trail. That’s already not 26 the greatest intersection in Fort Collins, by far, and now we’re creating a…you know, a full cross there. 27 And, it looks as though the right-of-way is tapering right as it enters into Overland Trail. I don’t have a 28 really good idea of how the whole thing is engineered, or whether or not it’s going to work, but I’m very 29 concerned about that. You know, Gerry, as you know, the…intersections like Golden Currant Boulevard 30 and Prospect Avenue are…they’re very well engineered, and they’re functional, and even though the fact 31 that Overland Trail is an arterial, it carries an immense amount of traffic…but we have, you know, 32 median separators on Golden Currant, there’s left hand turn lanes, et cetera. I don’t see how any of that 33 would be available on Elizabeth Street. So, we’re automatically taking a huge step down in our standards. 34 But, all that kind of is subservient because it’s not necessarily the nature of the review this 35 evening, of course, we’re talking about a major amendment to a PDP that purportedly was already 36 approved, and it is that I wish to speak of. There has not been a yellow or green sign out in front of this 37 property since 2006. That’s problematic; George Bush was the president in 2006. A lot of things have 38 changed since then. And to think that the project might have actually expired, that at one point in time 39 this project had no vested rights, came back to the Planning and Zoning Board without the benefit of a 40 neighborhood meeting, de novo, as it should have, is concerning. Now I can’t speak to that with ultimate 6 1 authority because I’ve not inspected the entirety of the public record to date to say conclusively that that 2 is what happened, but it does appear that we’ve got a major mix-up in process here, which has done 3 nothing more than deprive the people who live in the area that opportunity to participate in this process to 4 make sure things like sidewalks are considered as they might be…as they should be in this thing. To 5 make sure that traffic safety is considered adequately, to make sure that this whole thing that we do time 6 and time again, granted its always the same issues…parking, traffic, pedestrian access…even though it’s 7 the same thing over and over, it’s important that we do it over and over and again with each new project, 8 because that preserves the quality that we’re expecting to see built in Fort Collins. 9 And so I think we’ve got a huge problem here guys, I think that this project is being brought to 10 you for a major amendment despite the fact that it was not duly approved correctly the first time, and even 11 in that regard…say I’m wrong about the duly approved the first time, no yellow sign out there today, 12 nothing…no notice that there was going to be any action taken on this action at this point in time. That’s 13 not the way we do things, that’s not the way our Land Use Code prescribes that we do things. I’m 14 expecting a lot more and I’m not sure exactly how we’re going…I don’t even know how to appeal this at 15 this point in time. Thank you very much. 16 CHAIR CARPENTER: Thank you. Anyone else who would like to speak to this from the 17 public? 18 MR. DALE EDWARDS: Thank you. I’m here to… 19 CHAIR CARPENTER: Sir, could you give us your name please? 20 MR. EDWARDS: My name is Dale Edwards; I’m at 3208 Snowbrush Place… 21 CHAIR CARPENTER: Thank you. 22 MR. EDWARDS: …which is in The Ponds…which my back window looks at the development 23 that’s been taking place. I agree with the gentleman that just spoke that we’ve had very little information 24 in regards to what this project has…what this project is or how it has come about. I’ve read all of the 25 documentation and I was well aware that it was proposed in 2006 and then 2008, and then came back to 26 life in 2014. The only reason I realized that it was coming back to life is that we had major construction 27 keeping me awake during the day as the construction took place. My concern, more in regards to not the 28 development of the property, but, well I guess it is the development of the property. I’m concerned that I 29 was not notified about the first filing, which is to the north and to the west of our property, but I did get 30 notification that we were going to be impacted with this particular development. My major concern right 31 now is in regards to traffic. I agree with the gentleman in regards to the traffic flow at Elizabeth because I 32 take Overland Trail every day, and then when I come back on Elizabeth, I see where the new property is 33 taking a little bend in the…Elizabeth. 34 But I also have a concern about water and runoff with this property, because I watched them strip 35 the ground bare. I understand, having a little background in soils, what was going on there in regards to 36 the stripping of the property and getting down to a…the…getting rid of some of the bentonite that is in 37 that area, for building purposes. But I do have some concerns because my property has a walk-out 38 window and The Ponds area…the holding pond that was put in is very low, and I’m just wondering what 39 the plans are for distribution of water if we would get a flood like in 1997. Thank you. 7 1 CHAIR CARPENTER: Thank you sir. Is there anyone else who would like to speak? Give us 2 your name and address, sir, and we’ll be happy to hear you. 3 MR. KEITH GALLACHER: Hi, my name is Keith Gallacher…hi Gerry. I live at 3202 4 Snowbrush Place, my house backs up onto Overland Trail and I have similar concerns…I’m just going to 5 obviously not repeat what the gentlemen in front of me have emphasized. My main concern is the traffic 6 that’s going to generate along Banyan from this…from the adjacent property…that we did not know 7 anything about. I had no information until I actually received this in the mail. I didn’t even know about 8 the new…apart from seeing all the vehicles and ground…earth-moving equipment that was out there that 9 anything was ever going to happen in that actual piece of property. So, you know, obviously there were 10 cul-de-sacs along the north end of Banyan that we assumed at some point would be a through street, but 11 I’m really concerned about the traffic that it’s going to generate from that north side. And, because of, as 12 this gentleman emphasized, the fact that there’s such a bad junction at Elizabeth and Overland as it 13 is…are these people going to not come out of their own neighborhood through there, are they all going to 14 come down Banyan and turn out on Golden Currant and Prospect? Because that’s where the stoplight is, 15 at Prospect and Overland. You know, that was my main concern, is the traffic. Between my cul-de-sac, 16 which is Snowbrush Place as I said, and that opposite cul-de-sac which is Snowbrush Court, we have 17 twenty-two children between those two cul-de-sacs, and they very often cross over. I’ve been very 18 involved with the City, as Gerry knows, getting, you know, the signs for the kids along the houses there to 19 slow the traffic…as it is, there is a stop sign on Coneflower and Banyan. I asked the City, once I knew 20 this development was going to materialize, if they would put a four-way stop there to…just for that 21 purpose of slowing the traffic down. At this point, they couldn’t give me a yes or no. I don’t know 22 whether you want to take that into consideration too, but thanks for your time and I appreciate it. 23 CHAIR CARPENTER: Thank you sir. Anyone else who would like to speak? Seeing none, 24 we’ll close down public input. Would the applicant like to make some response to the public input? 25 MR. MINATTA: Sure. Okay, so…the issue of the neighborhood meetings and notification…the 26 scope and nature of these requested changes that you guys are reviewing today really do not affect 27 anything that deviated or modified existing prior approved plan. As I said, we’re replacing these six 28 water sewers…twenty-five water and sewer services. So everything is the same…the prior approval in 29 2007 had absolutely no issues of concern raised the neighborhood meetings nor during the entire review 30 process. We did have a neighborhood meeting; we had about six folks from The Ponds, they were all 31 very supportive. I still have the list, I know Pete still probably has notes; if he doesn’t, I have notes from 32 that meeting. So, we were well received and a lot of the interest has been from people in The Ponds 33 regarding…actually interested in housing in the new project. We’ve worked closely too with the HOA; 34 we had to negotiate some things with them. Nancy Eckhart was the president at the time; I know they 35 notified The Ponds association through their minutes and their meeting notices. We’ve also talked to The 36 Ponds recently…and, part of this thing…they didn’t know it existed, or whatever, but it’s been a really 37 difficult time, a desperate time for people who’ve invested in these kinds of projects, and very hard. 38 Thank goodness things are starting to do better, and that’s why this thing has come to life. The building 39 that’s taking place right now is the single-family portion that Richmond Homes is building; we don’t have 40 anything to do with that, although we did design and plan it. 8 1 With respect to the lack of parking, each unit has, as Pete pointed out, has two parking spaces in 2 the garage, two in the driveway. We have thirteen spaces that are bump-outs; they can park on West 3 Elizabeth…nobody’s going to go across the street to Overland to park, or down to the single-family. I do 4 take exception with it being compared…being similar to what’s across the street. Across the street is, I 5 think, anywhere from twelve units an acre or greater. The other part of this project was there was some 6 zoning, down-zoning, so the back area is developed at almost less than three units an acre, and this 7 portion you are looking at today is about eight units an acre. So, it’s very low density, it’s a very different 8 market, it’s not going to be investor properties we assume, with lots of folks parking. 9 Concerning the alignment at West Elizabeth and Overland Trail…the alignment between West 10 Elizabeth, you know as it goes across to the west…to this new extension across Overland Trail, it works 11 fine, which…whenever streets are extended from developed to undeveloped areas, there are oftentimes 12 circumstances that do require alignment adjustments; and this one is a minimal condition that was 13 reviewed and approved by the City engineers and the private design engineers. The…improvements are 14 not part of the scope of this townhome replat anyway, so…I don’t know, I mean it’s, I know it’s a 15 concern, but it’s not part of what you’re looking at. Many of the issues…and regarding the turn lane, 16 many of these issues are mitigated on the basis of scope, the size of this project. So, the results of the 17 traffic study did not show a need for additional turn lanes because the traffic count for this project is so 18 low. This replat does not increase the number of units or buildings, so it didn’t affect the number of 19 buildings or units, it didn’t affect the existing traffic study. The list of improvements belong to Phase 20 One and are not attached to Bella Vira townhomes site. 21 So, the other thing that was mentioned, I think…or at least that was mentioned in the notes, was a 22 connection of the sidewalk. The sidewalk is connected as it goes to the south across Fort Collins- 23 Loveland District’s frontage, so the sidewalk will be connected all the way…across from The Ponds all 24 the way through the end of this site. 25 And I think, oh, you know, I mean, we went through the process; it was a long, involved process. 26 The term purportedly was used as far as that process, but it was a difficult process; again, it was 27 challenging zoning, but we really appreciated the neighborhood’s…the neighbors at The Ponds…we’re 28 really excited about this project and can answer any questions you may have regarding any of the things 29 I’ve discussed or anybody else has brought up. 30 CHAIR CARPENTER: Any questions for the applicant at this time from the Board? 31 MR. MINATTA: Thanks. 32 CHAIR CARPENTER: No? Staff responses to public input, please. 33 MR. WRAY: There were some questions on, you know, the neighborhood meetings prior to this 34 request. I already mentioned the original neighborhood meeting that was part of the original approval in 35 2006, and the reasons why the neighborhood meeting for this request was waived. One of the questions 36 was raised, why wasn’t there a neighborhood meeting with the request to extend vested rights last year? 37 And that really wasn’t a development proposal, that was an action to extend, again, vested rights of a final 38 development plan, and a neighborhood meeting is not required for that. I understand the frustration that 39 so much time has gone by since the original approvals in 2006 and 2008, and all of a sudden there’s a lot 9 1 of construction activity out there, and that speaks to just the ability of a project coming forward and 2 pulling permits for the first filing and the beginnings of the second filing. But there was notice for this 3 request sent out, there were signs posted…so that, I think, addresses those questions. A lot of the other 4 questions related to the previously approved final plan, and we have other staff here to answer some of 5 those traffic related questions if you would like. 6 CHAIR CARPENTER: Please. 7 MR. WARD STANFORD: Good evening, Board. Ward Stanford with City of Fort Collins 8 Traffic. Looking at some of the traffic items that were brought up, the aspect of a four-way stop at that 9 location…I’m not aware of the request for it, but looking at what a four-way stop is for, the location 10 probably would not be deemed a four-way stop location…possible two-way. But, to even use stop signs 11 of any kind for traffic calming is not what a stop sign is for; its job is to control and regulate, it’s not to be 12 used as a speed reduction tool or a traffic calming tool per se. So, the use, in that manner…it’s typically 13 not utilized for that, it’s typically not effective for that. I would assume at as the development comes in 14 out there, and the conditions start to change and the area evolves into the built out condition, that we 15 would be involved in monitoring what’s going on out there and address those items. Certainly, you 16 know, we have the neighborhood traffic safety program, which is designed to help neighborhoods that 17 have problems; that have either speeding problems or other disobedient traffic characteristics. And that 18 could be requested to be involved in there by the local presidents. That’s typically how we would address 19 it; we don’t do things before the problem…we want to see what the problem is to address something 20 besides a speculative problem. 21 Traffic to Prospect…I would venture to guess that there will be traffic going over to Prospect. 22 The signal light is put in for the west…for that region, for that area. It’s not put in for a given 23 neighborhood. The City has connectivity standards that want neighborhoods adjacent to each other to 24 connect with each other, and that signal light is there to serve that area and not, you know, a specific one 25 item area or one location. So, I would venture to guess that at times of day, that traffic will utilize that 26 signalized intersection at Prospect. 27 The difficulties of it at Elizabeth and Overland…difficulty, yes, typical of any minor side street 28 adjacent to an arterial. Amazingly, the arterial out there…a typical arterial is about fifteen thousand and 29 higher volumes, this one is running about ten thousand at the moment, so it’s kind of under scaled for a 30 four-lane arterial. And, actually, looking back at volumes that we had done back in 2009, and now 31 volumes that we did recently in 2013, there’s been a reduction of traffic on Overland and also on 32 Elizabeth in that area. Not a great reduction, five, six hundred vehicles an hour, but still, we’ve 33 experienced that throughout this whole economic downturn, that many of our streets have reduced in 34 traffic a little bit just due to the economic influence that happened during that period. And since things 35 really haven’t come back strong…they are looking better than they certainly were…we don’t have new 36 growth yet out there, or other reasons for traffic to be shifting to Overland per se. So, right now they are 37 just slightly lower than they were a few years ago. I don’t have numbers from back in ’06 when it was 38 developed…when it was approved, but looking at it from that standpoint…we had a steady general 39 growth back then so I would venture to guess even ’06 was less than ’09. Now, where that stands with 40 2013, I don’t know. It could be equivalent, it could have been still just a little bit lower. 10 1 BOARDMEMBER KRISTIN KIRKPATRICK: Ward, the only thing I have left on my list is the 2 ped access and sidewalks…the pedestrian access and sidewalks. 3 MS. SHERI LANGENBERGER: Hi, Sheri Langenberger with the Engineering Department. In 4 accordance with the approved plans that are being under construction by the single-family portion, they 5 will be installing sidewalk from the single potion…filing portion back there along the south side of 6 Elizabeth out to Overland Trail and from that corner of Overland Trail and Elizabeth south to the existing 7 sidewalk down by The Ponds. So, they will be providing that connection. Part of that is also extending 8 the box culvert over the Pleasant Valley and Lake Canal so that there is room for a sidewalk along that 9 side as well. So, that connection will occur as part of the single-family and is required…in essence for 10 the multi-family, or the single-family attached project in order for them to get their building 11 permits…pretty much all that stuff with the single-family has to be in place because they’re installing the 12 water main to get into the site going down Elizabeth…the sewer and everything that this project is going 13 to tie off of. So, those things will need to be in place before this project will have people living there. 14 CHAIR CARPENTER: Gerry? 15 MEMBER HART: One question on the water runoff that was raised by Mr. Edwards…can we 16 address that please? 17 MS. LANGENBERGER: …the area just kind of to the west and the south of the site there, that is 18 a City-owned property that are regional detention ponds, and that is where their drain-off…drainage for 19 the development goes into. So, it was designed when the City…when those ponds were developed as 20 regional detention ponds, it was done to…sized and incorporated to handle the drainage from this 21 development as well. 22 MEMBER HART: Okay, thank you. 23 CHAIR CARPENTER: The only thing I had left was the no sign on the property, could you speak 24 to that Pete? 25 MR. WRAY: The…as I understand, the sign at the recent location was actually posted on the 26 corner of Overland and West Elizabeth on the southeast corner where there is a sidewalk. On the west 27 side of Overland Trail there’s really no sidewalk along that portion, or development at this point. And 28 when we received one of the calls today, they referenced the sign on that corner. 29 CHAIR CARPENTER: Okay, thank you. Jeff? 30 MEMBER SCHNEIDER: Ward, can you just clear up one item. Has there been significant 31 development in the area since 2006 that would warrant a new traffic impact study, or has there been no 32 development changes for a cause of influx of residents or housing or what have you that could impact the 33 study from 2006 to current status? 34 MR. STANFORD: Thinking about the area, I…the immediate area I would say along Overland 35 and that west area…closest area I can think that’s had any development in recent years is probably 36 adjacent to…actually adjacent to Shields, more of the residential housing that’s been coming in. Trying 37 to think in that west side location and community, trying to think back in ’06 when some of that 11 1 development that came in around Elizabeth…I think Saddlebrook, Saddleback, some of those that were 2 along Elizabeth back easterly. I don’t know if those were coming in around 2002 to 2006 or around 2006, 3 so I’m having a hard time envisioning when they came in, but if they had, they would have probably 4 come in roughly at this time or a touch earlier, so they might have been a part of the environment at that 5 time. But, since then, thinking about growth in the area, I cannot come up with new development of any 6 significance that has changed anything, especially when you look at the traffic volumes that are out there, 7 it’s already indicative that it’s less at this time. 8 MR. WRAY: I just wanted to add to that, that that was kind of the larger context that you were 9 asking about, but the approved project development plan in 2006 and the traffic study was based on 10 twenty-five units for this Filing 2, and this request is not increasing the number of units in any manner, 11 it’s still twenty-five units, just a different use type and lot configuration. 12 MEMBER SCHNEIDER: No, and I just wanted to make sure that there was no significant 13 developments or changes prior…or since 2006 that would warrant a concern, regardless of the number of 14 units…the impact study from 2006 to current. 15 CHAIR CARPENTER: Emily? 16 BOARDMEMBER EMILY HEINZ: Yeah, Pete, if I heard Mr. Sutherland right, it sounded like 17 he said there wasn’t a neighborhood meeting in 2006. Do you know? Can you speak to that, if there was 18 one back then? 19 MR. WRAY: There was a neighborhood meeting in 2006. This was a Type II review because of 20 the changes in the western portion of the Filing 1, with the Residential Foothills change…so there was a 21 neighborhood meeting in 2006. There wasn’t one for this request, it was waived because of the reasons 22 that I stated, by the decision of the Director. 23 CHAIR CARPENTER: Michael? 24 MEMBER HOBBS: Ward, I’m sorry not Ward…Pete, when was the first filing, which is now a 25 Richmond development, is that correct, Richmond Homes? Do I have that right? When was that 26 approved? 27 MS. LANGENBERGER: The utility plans were signed…the final date on the utility plan was 28 1/30/08, and the development agreement was dated, I think, in January of ’08 as well. So it was 29 considered approved in January of ’08. 30 MEMBER HOBBS: And how many single-family units is that? 31 MR. WRAY: Sixty. 32 MEMBER HOBBS: Thank you. 33 CHAIR CARPENTER: Any other questions from the Board? Okay, I’ll bring it back up for 34 deliberation. Gerry? 12 1 MEMBER HART: You know, I think that the issue that is at hand, probably the biggest issue, is 2 the lack of meetings, and lack of communication that the people in the neighborhood perceive. I think 3 people in the neighborhood need to understand, I live there, and I was on the HOA when this originally 4 was approved, so I’m probably a little bit more knowledgeable of this particular project than people. But, 5 it’s been talked about in our neighborhood for the past seven years; I think people are aware of the 6 neighborhood, but I don’t think what people are aware of is what this Board can do and cannot do. And, 7 in 2008 when this was granted final approval, they had a vested right…have the right to do what was 8 approved in their development. And, all they’re doing at this point is changing the ownership pattern; it’s 9 not going to affect traffic, it’s not going to affect drainage, it’s not going to affect anything that hasn’t 10 already been approved. And to discuss these matters is probably beyond the scope of the issue at hand 11 here. And I think that the developer and the City has tried pretty hard to respond to the concerns people 12 have had, so at least you can understand where they’re coming from. But, all we’re doing tonight is 13 looking at this project and determining, should the ownership pattern be changed, not having anything 14 substantive to do with land use. I think we need to take another look at how we do our reviews and our 15 hearings and our public notifications, I agree with that. But, there are…the substantive issues I think have 16 been adequately addressed here, and I just think the people need to know that. The time to have 17 participated in this project was 2006 and 2008. That’s all. 18 CHAIR CARPENTER: Anyone else? 19 MEMBER KIRKPATRICK: I can certainly appreciate the applicant’s desire to make these 20 single-family attached…NPR had a very lengthy discussion about the difficulty in condo projects just this 21 morning…and the liability and the difficulty of getting insurance, and so I think that it in no way, shape 22 or form alters, as Gerry said, the impacts that have already been mitigated, have been found to be in 23 compliance with our Land Use Code and were approved. That being said, I would also agree that I think I 24 can see why the decision was made to not have a neighborhood meeting eight years later, because the 25 changes are very insignificant. But, I think that the neighborhood doesn’t know that, and so I think that 26 what we did tonight could have all been addressed probably in a neighborhood meeting, and this probably 27 would have stayed on Consent. Which is not, you know, selfishly for us to have left an hour earlier, but 28 just because I think that we do have an obligation to be doing our due diligence in communication to 29 neighborhoods, and so I think that we could probably do better, as always, we can always do better. 30 CHAIR CARPENTER: Anyone else? 31 MEMBER HART: Just in case anyone was wondering, I do not perceive I have a conflict on this 32 issue because I was not in the notification area and I approved, last year, the extension. So, I don’t 33 perceive I have any kind of conflict. 34 CHAIR CARPENTER: Does anybody…is anybody ready for a motion? 35 DEPUTY CITY ATTORNEY ECKMAN: Again, you need two motions, one for the modification 36 and one for the major amendment. 37 CHAIR CARPENTER: Thank you Paul. 38 MEMBER HOBBS: Madam Chair, I move that we approve the Major Amendment… 13 1 CHAIR CARPENTER: Let’s start with the modification. 2 MEMBER HOBBS: Oh, I’m sorry for that, the Modification for the Bella Vira, Filing 2, Item 3 Number 140001, as detailed in our item number four in our staff notes. 4 CHAIR CARPENTER: And findings of fact and conclusions… 5 MEMBER HOBBS: And the findings of fact in the staff report on pages… 6 DEPUTY CITY ATTORNEY ECKMAN: I think they’re on page eleven, paragraph seven, and 7 then under paragraph seven, it’s paragraph five pertaining to the modifications. 8 MEMBER HOBBS: Thank you. 9 CHAIR CARPENTER: Is there a second? 10 MEMBER SCHNEIDER: Second. 11 CHAIR CARPENTER: Any comments? Roll call please: 12 MS. COSMAS: Hart? 13 MEMBER HART: Yes. 14 MS. COSMAS: Schneider? 15 MEMBER SCHNEIDER: Yes. 16 MS. COSMAS: Hanson? 17 MEMBER HANSON: Yes. 18 MS. COSMAS: Heinz? 19 MEMBER HEINZ: Yes. 20 MS. COSMAS: Hobbs? 21 MEMBER HOBBS: Yes. 22 MS. COSMAS: Kirkpatrick? 23 MEMBER KIRKPATRICK: Yes. 24 MS. COSMAS: Carpenter? 25 CHAIR CARPENTER: Yes. Next we would need a motion for the Major Amendment and 26 Replat…sorry. 27 MEMBER KIRKPATRICK: I find that the Major Amendment and Replat as submitted will not 28 diverge from the standards of the Land Use Code that are authorized by this division to be modified, 14 1 except in a nominal and inconsequential way, when considered from the perspective of the entire 2 development plan, and will continue to advance the purpose of the Land Use Code as contained in Section 3 1.2.2. That would be helpful…I move to approve the modifications of standard to Section 3.5.2…okay, 4 somebody else do it. 5 CHAIR CARPENTER: I think we already did the modification of standards, so we are in the 6 major amendment now. 7 MEMBER KIRKPATRICK: I recommend approval of Bella Vira, Filing 2, Major Amendment 8 and Replat Number 140001, and request for modification for Land Use Code Section 3.5.2(E)1 and 2 for 9 building setbacks based upon the findings of fact and conclusion on pages eleven and twelve in our staff 10 report. What else did I miss? 11 CHAIR CARPENTER: I think we need to take out the request for modifications because we 12 already… 13 MEMBER KIRKPATRICK: We did them separately. 14 DEPUTY CITY ATTORNEY ECKMAN: The motion is…we’re just now voting on the major 15 amendment and the replat, number 140001, isn’t that correct? 16 CHAIR CARPENTER: You can do it, you can do it… 17 DEPUTY CITY ATTORNEY ECKMAN: I would think the motion would be just a matter of 18 approving the major amendment and the replat. 19 CHAIR CARPENTER: You can do it, come on. 20 MEMBER KIRKPATRICK: Okay, take three. I recommend approval of Bella Vira, Filing 2, 21 Major Amendment and Replat number 140001, based on the findings of fact and conclusion in our staff 22 report. 23 CHAIR CARPENTER: We’re good, can I have a second please? 24 MEMBER HEINZ: I second, that’s the easy part. 25 CHAIR CARPENTER: Any comments? Roll call please. 26 MS. COSMAS: Schneider? 27 MEMBER SCHNEIDER: Yes. 28 MS. COSMAS: Hanson? 29 MEMBER HANSON: Yes. 30 MS. COSMAS: Heinz? 31 MEMBER HEINZ: Yes. 15 1 MS. COSMAS: Hobbs? 2 MEMBER HOBBS: Yes. 3 MS. COSMAS: Kirkpatrick? 4 MEMBER KIRKPATRICK: Yes. 5 MS. COSMAS: Hart? 6 MEMBER HART: Yes. 7 MS. COSMAS: And Carpenter? 8 CHAIR CARPENTER: Yes. ATTACHMENT 5 Staff Powerpoint presentation to Council May 6, 2014 1 City Council Hearing - May 6, 2014 Consideration of the Appeal of the Planning and Zoning Board Hearing Decision to Approve the Bella Vira, Phase 2, Major Amendment and Replat. 2 Context Map Bella Vira, Pase 2, Major Amendment and Replat 3 Bella Vira, Phase 2, Major Amendment and Replat Project Description: • Major Amendment and Replat of approved 2008 Final Plan • Replat of NE portion of Bella Vira Phase 2 to create 25 lots • Major Amendment to change use from Multi- family to Single-family attached • Request for Modifications of Standard to Sections 3.5.2 (E) (1) (2) 4 Primary Assertions of Appeal: 1. The Planning and Zoning Board failed to properly interpret and apply relevant provisions of the Land Use Code. 2. The Planning and Zoning Board failed to conduct a fair hearing. 5 Summary of Appeal Assertions/Response: “Bella Vira has no legally recognizable vested rights…” From Staff Report: • “On May 13, 2008 the Final Plan was approved” • “On March 3, 2011, the term of vested right was extended…for one additional year…” • “On March 23, 2012, the term of vested right was extended for the second time…” • “On May 16, 2013, the term of vested right was extended for the third time… to May 16, 2014” 6 “No sign had been posted on the property…” From Verbatim Transcript: • “…there was notice for this request sent out, there were signs posted…” • “…the sign at the recent location was actually posted on the corner of Overland and West Elizabeth on the southeast corner where there is a sidewalk...” Summary of Appeal Assertions/Response: 7 “The waiver of the requirement for a neighborhood meeting…and to notice anything was a failure to properly interpret and apply.” From the Staff Report/Verbatim Transcript: “There was a neighborhood meeting as part of the original approval of the Project Development Plan in 2006.” “…the Director determined…that the development proposal would not have significant neighborhood impacts... a neighborhood meeting was not held…” Summary of Appeal Assertions/Response: 8 “The intersection…at Elizabeth and Overland Trail does not comport with applicable standards.” From Staff Report/Verbatim Transcript: “A Transportation Impact Study was submitted and evaluated by the City’s Traffic Engineering Department for the originally approved P.D.P. (May 18, 2006).” “The Major Amendment and Replat continues to comply with the applicable General Development Standards of Article Three.” Summary of Appeal Assertions/Response: 9 “Bella Vira does not have street connections to the North” The Record does not include any information or response to lack of street connections to the north of the property. Staff is available to answer any further questions Council may have regarding approved Final Plan design, including street connections. Summary of Appeal Assertions/Response: 10 “The Board…improperly failed to receive all relevant evidence offered by the appellant.” Staff is available to answer any further questions Council may have that the Board failed to receive all relevant evidence offered by the appellant. Summary of Appeal Assertions/Response: 11 Questions for the Council: 1. Did the Planning and Zoning Board failed to properly interpret and apply relevant provisions of the Land Use Code. 2. Did Planning and Zoning Board failed to conduct a fair hearing. 12 Resource Slides From Record 13 Filing 2 Bella Vira, Filing 2, Major Amendment and Replat Filing 2 CSU The Ponds 14 W. Elizabeth St. Bella Vira, Filing 2, Major Amendment and Replat Filing 2 15 Bella Vira, Filing 2, Major Amendment and Replat 16 Bella Vira, Filing 2, Major Amendment and Replat 17 Bella Vira, Filing 2, Major Amendment and Replat Project Background: • Original PDP approved in 2006, and Final Plan approved in 2008 • Bella Vira Filing 1 is under separate ownership and development agreement • Term of vested rights extended to May 16, 2014 • Proposed Replat and housing type change requires a Major Amendment • Type 2 Review – consistent with approved 2006 PDP 18 Bella Vira, Filing 2, Major Amendment and Replat Existing Zoning 19 Bella Vira, Filing 2, Major Amendment and Replat Plat 20 Bella Vira, Filing 2, Major Amendment and Replat Site Plan 21 Bella Vira, Filing 2, Major Amendment and Replat Landscape Plan 22 Bella Vira, Filing 2, Major Amendment and Replat Building Elevations &'2767$1'$5'63(&,),&$7,216)2552$'6$1'%5,'*(6/$7(67(',7,21 %8,/',1*&2'(5(48,5(0(176)255(,1)25&('&21&5(7($&,´$0(5,&$1&21&5(7(,167,787( $&,0$18$/2)&21&5(7(35$&7,&(´3$5767+528*+ 0$18$/2)67$1'$5'35$&7,&(´&21&5(7(5(,1)25&,1*67((/,167,787( 5(,1)25&('&21&5(7(0$7(5,$/6 68%0,7&21&5(7(0,;'(6,*16727+((1*,1((5$1'2%7$,1$33529$/35,25723/$&(0(172)$1<&$67,13/$&(&21&5(7(720((77+( )2//2:,1*675(1*7+6 6758&785$/&21&5(7(I F 36,#'$<6 $**5(*$7(6 ô´0$;$670& 1250$/:(,*+7 &(0(17 $670&7<3(,25,, :&5$7,2 0$; 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',5(&7,21 REQUIREDREINFORCINGBARTENSIONLAPSPLICELENGTHS(INCHES) FORCONCRETESTRENGTHSOF 4500PSI REINFORCEMENTWITHMORETHAN 12IN.CONCRETECASTBELOWSPLICE ALLOTHERREINFORCEMENT CONCRETECOVER CONCRETECOVER 1" 11/2" 2" 1" 11/2" 2" #3 14 14 14 12 12 12 #4 19 19 19 14 14 14 #5 27 23 23 21 18 18 #6 38 28 28 29 21 21 #7 61 45 40 47 35 31 #8 Ͳ 57 46 Ͳ 44 35 #9 Ͳ 70 57 Ͳ 54 44 #10 Ͳ 86 70 Ͳ 66 54 6 (SEE NOTES 1-2) MINIMUM 6" THICK PEA GRAVEL LAYER MINIMUM 8" THICK CDOT AGGREGATE NO. 4 STORAGE/ FILTRATION LAYER 4" PERFORATED UNDERDRAIN UNDISTURBED EARTH CONNECT TO PERFORATED HDPE UNDERDRAIN WITH 4" SOLID WALL HDPE PIPE BACKFILL MATERIAL FLOW DIRECTION EXTEND SOLID WALL PIPE TO POND (SEE GRADING PLAN) 9.4737 8.2105 U.S.PATENT #6126817 ADDITIONAL PATENTS PENDING )$; ZZZQ\ORSODVWXVFRP '5$,1%$6,1:,7+67$1'$5'*5$7( 48,&.63(&,167$//$7,21'(7$,/ 7,7/( 352-(&7121$0( 0$7(5,$/ '$7( $33'%< '$7( '5$:1%< (%& &-$ $'$37(5 $1*/(6 9$5,$%/( $&&25',1*72 3/$16 $ 0,1:,'7+*8,'(/,1( 0,17+,&.1(66*8,'(/,1( 9$5,$%/(6803'(37+ $&&25',1*723/$16 0,1210,121 0,121 0,121 0,1,0803,3(%85,$/ '(37+3(53,3( 0$18)$&785(5 5(&200(1'$7,21 9$5,$%/(,19(57+(,*+76 $9$,/$%/( $&&25',1*72 3/$167$.(2)) 7+(%$&.),//0$7(5,$/6+$//%(&586+('6721(2527+(5 *5$18/$50$7(5,$/0((7,1*7+(5(48,5(0(1762)&/$66,, 0$7(5,$/$6'(),1(',1$670'%('',1* %$&.),//)25 685)$&('5$,1$*(,1/(766+$//%(3/$&(' &203$&7(' 81,)250/<,1$&&25'$1&(:,7+$670' 9$5,2867<3(62),1/(7 287/(7$'$37(56 $9$,/$%/( )25&2558*$7('+'3( $'61$'66,1*/(:$//+$1&25'8$/:$// 6'56&+':9&2558*$7(' 5,%%('39& :$7(57,*+7-2,17 &2558*$7('+'3(6+2:1 *5$7(662/,'&29(566+$/%('8&7,/(,5213(5$670$*5$'( :,7+7+((;&(37,212)7+(%521=(*5$7(6 )5$0(66+$/%('8&7,/(,5213(5$670$*5$'( '5$,1%$6,172%(&867200$18)$&785('$&&25',1*723/$1'(7$,/65,6(56 $5(1(('(')25%$6,1629(5'8(726+,33,1*5(675,&7,216 6(('5$:,1*12 '5$,1$*(&211(&7,21678%-2,177,*+71(666+$/&21)25072$670')25 &2558*$7('+'3( $'6 +$1&25'8$/:$/ 6'539& $'$37(56&$1%(02817('21$1<$1*/(7272'(7(50,1(0,1,080$1*/( %(7:((1$'$37(566(('5$:,1*12 *5$7(66+$/0((7+/2$'5$7,1*)253(' *5$7(66+$/0((7+/2$'5$7,1*)253(' 67' 62/,' $/%521=(*5$7(6'523,1*5$7(6 3('67'*5$7(6 62/,'&29(56$5( 5$7(')25/,*+7'87<$33/,&$7,21621/< '20(*5$7(6+$9(12/2$'5$7,1* &21&5(7(6/$%',0(16,216$5()25*8,'(/,1( 385326(621/<$&78$/&21&5(7(6/$%0867%('(6,*1(' 7$.,1*,172&216,'(5$7,21/2&$/62,/&21',7,21675$)),& /2$',1* 27+(5$33/,&$%/('(6,*1)$&7256 ,17(*5$7(''8&7,/(,521 )5$0( *5$7(72 0$7&+%$6,12' PREPARED FOR: DATE SUBMITTED: The engineer preparing these plans will not be responsible for, or liable for, unauthorized changes to or uses of these plans. All changes to the plans must be in writing and must be approved by the preparer of these plans. CAUTION BELLA VIRA TOWNHOMES INC. 02/12/2014 BELLA VIRA SUBDIVISION FILING TWO 26 U13012 PRELIMINARY PLANS NOT FOR CONSTRUCTION Civil Engineering & Consulting 1501 Academy Court, Suite 203 Fort Collins, CO 80524 (970) 530-4044 www.unitedcivil.com NONE KEVIN D:\DROPBOX\PROJECTS\U13012 BELLA VIRA\CADD\CP 2/11/2014 8:42:43 AM SME CONSTRUCTION DETAILS C7.03 N/A N/A PLAN VIEW SECTION A-A SECTION B-B GENERAL NOTES: B A A B DETAIL "A" APPROVED: DATE: DRAWN BY: NBJ 12/18/00 APPROVED: DATE: DRAWN BY: 1/12/00 SKC PLAN VIEW CROSS VIEW 45 ELBOW SERVICE WYE 8 IN. PVC SEWER PIPE COMPACTED GRANULAR MATERIAL AIR-TIGHT PLUG WITH 4 IN. X 4 IN. MARKER UNYIELDING PIPE BEDDING OF COMPACTED ROCK OR LEAN CONCRETE PVC SEWER PIPE NOTE: WYE CONNECTION NOT ALLOWED ON VCP LEAN CONCRETE o 20 MIN. o 45 MAX. o TRENCH UNYIELDING PIPE BEDDING OF COMPACTED ROCK OR 4 IN. X 4 IN. MARKER AIR-TIGHT PLUG DATE REVISED: APPROVED: DRAWN BY: SERVICE WYE DETAIL WW-9 NBJ 4/11/11 STANDARD CONCRETE NOTES APPROVED: DATE: DRAWN BY: 2/22/05 TDC NOT TO SCALE 1 C-7.03 ':*6,=( $ 6&$/( 6+(7 2)12 ':*5(9 % 9(521$$9( %8)25'*$ 3+1 )$; ZZZQ\ORSODVWXVFRP ,1'20(*5$7($66(0%/< 7,7/( 352-(&7121$0( 0$7(5,$/ '$7( $33'%< '$7( 7+,635,17',6&/26(668%-(&70$77(5,1:+,&+ '5$:1%< (%& 1</23/$67+$635235,(7$5<5,*+767+(5(&(,37 253266(66,212)7+,635,17'2(6127&21)(5 75$16)(525/,&(16(7+(86(2)7+('(6,*125 7(&+1,&$/,1)250$7,216+2:1+(5(,1 5(352'8&7,212)7+,635,1725$1<,1)250$7,21 &217$,1('+(5(,1250$18)$&785(2)$1< $57,&/(+(5()520)257+(',6&/2685(7227+(56 ,6)25%,''(1(;&(37%<63(&,)&:5,77(1 3(50,66,21)5201</23/$67 &-$ $3352;'5$,1$5($ 64,1 $3352;:(,*+7:,7+)5$0( /%6 $/',0(16,216,1,1&+(681/(66127('27+(5:,6( 48$/,7< 0$7(5,$/6+$/&21)25072$670$*5$'( 3$,17 &$67,1*6$5()851,6+(':,7+$%/$&.3$,17 /2&.,1*'(9,&($9$,/$%/(83215(48(676(('5$:,1*12 '8&7,/(,521 NYLOPLAST DRAIN BASIN DETAILS ':*6,=( $ 6&$/( 6+(7 2)12 ':* 5(9 ( 9(521$$9( %8)25'*$ 3+1 )$; ZZZQ\ORSODVWXVFRP ,1,163(&,),&$7,216 7,7/( 352-(&7121$0( 0$7(5,$/ '$7( $33'%< '$7( '5$:1%< &-$ &-$ 6HFWLRQ (QJLQHHUHG6XUIDFH'UDLQDJH3URGXFWV *(1(5$/ 39&VXUIDFHGUDLQDJHLQOHWVVKDOOLQFOXGHWKHGUDLQEDVLQW\SHDVLQGLFDWHGRQWKHFRQWUDFWGUDZLQJDQGUHIHUHQFHGZLWKLQWKHFRQWUDFWVSHFLILFDWLRQV7KHGXFWLOH LURQJUDWHVIRUHDFKRIWKHVHILWWLQJVDUHWREHFRQVLGHUHGDQLQWHJUDOSDUWRIWKHVXUIDFHGUDLQDJHLQOHWDQGVKDOOEHIXUQLVKHGE\WKHVDPHPDQXIDFWXUHU7KH VXUIDFHGUDLQDJHLQOHWVVKDOOEHDVPDQXIDFWXUHGE\1\ORSODVWDGLYLVLRQRI$GYDQFHG'UDLQDJH6\VWHPV,QFRUSULRUDSSURYHGHTXDO 0$7(5,$/6 7KHGUDLQEDVLQVUHTXLUHGIRUWKLVFRQWUDFWVKDOOEHPDQXIDFWXUHGIURP39&SLSHVWRFNXWLOL]LQJDWKHUPRPROGLQJSURFHVVWRUHIRUPWKHSLSHVWRFNWRWKH VSHFLILHGFRQILJXUDWLRQ7KHGUDLQDJHSLSHFRQQHFWLRQVWXEVVKDOOEHPDQXIDFWXUHGIURP39&SLSHVWRFNDQGIRUPHGWRSURYLGHDZDWHUWLJKWFRQQHFWLRQZLWKWKH VSHFLILHGSLSHV\VWHP7KLVMRLQWWLJKWQHVVVKDOOFRQIRUPWR 7KHIOH[LEOH HODVWRPHULFVHDOVVKDOOFRQIRUPWR 7KHSLSHEHOOVSLJRWVKDOOEHMRLQHGWRWKHPDLQERG\RIWKHGUDLQEDVLQRUFDWFKEDVLQ7KHUDZPDWHULDOXVHGWR PDQXIDFWXUHWKHSLSHVWRFNWKDWLVXVHGWRPDQXIDFWXUHWKHPDLQERG\DQGSLSHVWXEVRIWKHVXUIDFHGUDLQDJHLQOHWVVKDOOFRQIRUPWR 7KHJUDWHVDQGIUDPHVIXUQLVKHGIRUDOOVXUIDFHGUDLQDJHLQOHWVVKDOOEHGXFWLOHLURQIRUVL]HVDQGDQGVKDOOEHPDGHVSHFLILFDOO\ IRUHDFKEDVLQVRDVWRSURYLGHDURXQGERWWRPIODQJHWKDWFORVHO\PDWFKHVWKHGLDPHWHURIWKHVXUIDFHGUDLQDJHLQOHW*UDWHVIRUGUDLQEDVLQVVKDOOEHFDSDEOH RIVXSSRUWLQJ+ZKHHOORDGLQJIRUWUDIILFDUHDVRU+ORDGLQJIRUSHGHVWULDQDUHDVDQGVTXDUHJUDWHVZLOOEHKLQJHGWRWKHIUDPHXVLQJSLQV0HWDO XVHGLQWKHPDQXIDFWXUHRIWKHFDVWLQJVVKDOOFRQIRUPWR *UDWHVKDOOEHSURYLGHGSDLQWHGEODFN ,167$//$7,21 7KHVSHFLILHG39&VXUIDFHGUDLQDJHLQOHWVKDOOEHLQVWDOOHGXVLQJFRQYHQWLRQDOIOH[LEOHSLSHEDFNILOOPDWHULDOVDQGSURFHGXUHV7KHEDFNILOOPDWHULDOVKDOOEH FUXVKHGVWRQHRURWKHUJUDQXODUPDWHULDOPHHWLQJWKHUHTXLUHPHQWVRIFODVVPDWHULDODVGHILQHGLQ %HGGLQJDQGEDFNILOOIRUVXUIDFHGUDLQDJH LQOHWVVKDOOEHSODFHGDQGFRPSDFWHGXQLIRUPO\LQDFFRUGDQFHZLWK 7KHGUDLQEDVLQERG\ZLOOEHFXWDWWKHWLPHRIWKHILQDOJUDGH1REULFNVWRQH RUFRQFUHWHEORFNZLOOEHUHTXLUHGWRVHWWKHJUDWHWRWKHILQDOJUDGHKHLJKW)RU+ORDGUDWHGLQVWDOODWLRQVDFRQFUHWHULQJZLOOEHSRXUHGXQGHUDQGDURXQGWKH JUDWHDQGIUDPH7KHFRQFUHWHVODEPXVWEHGHVLJQHGWDNLQJLQWRWKHFRQVLGHUDWLRQORFDOVRLOFRQGLWLRQVWUDIILFORDGLQJDQGRWKHUDSSOLFDEOHGHVLJQIDFWRUV)RU RWKHULQVWDOODWLRQFRQVLGHUDWLRQVVXFKDVPLJUDWLRQRIILQHVJURXQGZDWHUDQGVRIWIRXQGDWLRQVUHIHUWR JXLGHOLQHV MINIMUM INSIDE DIAMETER OF DIAMETER MANHOLE SHALL BE AS FOLLOWS: PIPE SIZE CONCRETE ADJUSTMENT SHIMS GROUTED INSIDE ASTM C-478 ECCENTRIC CONE PRE-FORMED PLASTIC GASKET ASTM C-478 MANHOLE SECTIONS GROUT BASE TO BARREL SECTION ON INSIDE PRE-FORMED PLASTIC GASKET CAST-IN-PLACE CONCRETE BASE 16 IN. MAX. FINISHED GRADE 28 IN. MAX. 24 IN. SEE TABLE 6 IN. 12 IN. SLOPE 1 IN./FT. 18 IN. MAX. MANHOLE RUNGS 12 IN. O.C. 8 IN. MIN DATE REVISED: APPROVED: DRAWN BY: STANDARD MANHOLE WW-3 NBJ 4/11/11 POURED INVERT 1 IN. MIN. SLOPE PRECAST MANHOLE BASE ALTERNATE BASE 6 IN. 8 IN. MIN 8 IN. MIN. 2 IN. MIN. MIN. MANHOLE PIPE SIZE MANHOLE SHALL BE AS FOLLOWS: MINIMUM INSIDE DIAMETER OF OVER 30 INCHES 18 IN. TO 30 IN. 15 IN. OR LESS DIAMETER 72 IN. 60 IN. 48 IN. PRE-FORMED PLASTIC GASKET GROUT BASE TO BARREL SECTION ON INSIDE PRE-FORMED PLASTIC GASKET 12 IN. 6 IN. 5 FT. MAX. 1 IN./FT. SLOPE 18 IN. MAX. MANHOLE RUNGS 12 IN. O.C. AS NEEDED SEE TABLE FINISHED GRADE 16 IN. MAX. 28 IN. MAX. CAST-IN-PLACE CONCRETE BASE ASTM C-478 MANHOLE SECTIONS OF CONICAL TOP ASTM C-478 CONCRETE ADJUSTMENT SHIMS GROUTED INSIDE NOTE: IF MANHOLE DEPTH IS LESS THAN 3 FEET, TOP SECTION SHALL HAVE A CONCENTRIC OPENING. 2 IN. MIN. FLAT SLAB TOP SECTION IN LIEU DATE REVISED: APPROVED: DRAWN BY: FLAT-TOP MANHOLE WW-5 NBJ 4/11/11 PAVEMENT SECTION DESIGN AFTER UNDERGROUND UTILITIES ARE INSTALLED AND SUBGRADE IS CUT TO ROUGH GRADE. 4" HOT MIX ASPHALT 6" AGGREGATE BASE COURSE (CLASS 6) 12" TREATED SUBGRADE (SEE GEOTECHNICAL REPORT) NOT TO SCALE 1 C7.01 6LGHZDON 'ULYHZD\ /,3 )/ 7& '5,9(:$< 6,'(:$/. 6(&7,21$$ 127( 6LGHZDONJUDGHVKDOOUHPDLQFRQVLVWHQWDFURVVGULYHZD\ 7KLVGHWDLODSSOLHVWR5HVLGHQWLDO &RPPHUFLDOGULYHZD\V 5HVLGHQWLDO 'HWDFKHG6LGHZDON $WWDFKHG6LGHZDON ([SDQVLRQ -RLQW0DWHULDO ([SDQVLRQ -RLQW0DWHULDO $ $ )RUGULYHZD\GHVLJQUHTXLUHPHQWVVHH&2167':* '(7$&+(' $77$&+(' $OO6LGHZDON7KLFNQHVV6KDOO%HPLQLPXP 0LQ 6,'(:$/. &RPPHUFLDO &5,7(5,$)256,1*/(3267 $OO1R3DUNLQJVLJQVVKDOOEHLQVWDOOHGDWIURP)ORZ/LQH [[ 25 *$8*(7(/(63$53267 )$ )520) 6WUHHW&XUE 6HH)LJXUH 567236,*1+,*+'(16,7<',$021' *5$'(6,*102817('723267:,7+($&+ '5,9(5,9(7:,7+1</21:$6+(5$*$,1676,*1 )$&( 217232)7+(6,*1 7+(%277202)7+( 6,*16+$//%(02817(':,7+($&+ [+(:%2/7:,7+0(7$/$1')520 1</21:$6+(56 1</21:$6+(5$*$,1676,*1 )$&( $1'6(&85(':,7+($&++(;187 217+(%$&.6,'(2)3267 / [[ $1&+25678% ($&+%/$'(6 02817('723267 :,7+($&+'5,9( 5,9(76:,7+ 1</21:$6+(56 *DXJH 8" CONCRETE PREPARED FOR: DATE SUBMITTED: The engineer preparing these plans will not be responsible for, or liable for, unauthorized changes to or uses of these plans. All changes to the plans must be in writing and must be approved by the preparer of these plans. CAUTION BELLA VIRA TOWNHOMES INC. 02/12/2014 BELLA VIRA SUBDIVISION FILING TWO 26 U13012 PRELIMINARY PLANS NOT FOR CONSTRUCTION Civil Engineering & Consulting 1501 Academy Court, Suite 203 Fort Collins, CO 80524 (970) 530-4044 www.unitedcivil.com NONE KEVIN D:\DROPBOX\PROJECTS\U13012 BELLA VIRA\CADD\CP 2/11/2014 8:42:43 AM SME CONSTRUCTION DETAILS C7.00 N/A N/A 5 5 216,7(9(57,&$/&85% *877(5 *XWWHUHGJHPD\EH WDSHUHGRUEDWWHUHG 7\SLFDOIRUDOO&XUE *XWWHU7\SHV 287)$//&85% *877(5 5 5 *XWWHUHGJHPD\EH WDSHUHGRUEDWWHUHG 7\SLFDOIRUDOO&XUE *XWWHU7\SHV ; PLQ 'ULYHZD\:LGWK9DULHV /LS )/ %DFNRIFXUE 5LJKWRI:D\OLQH 'HWDFKHG 6LGHZDON 127( &RQFUHWHGULYHZD\PXVWEH SURYLGHGWRWKHSURSHUW\OLQH 5HIHUWR&KDSWHUIRUPLQLPXPUHPRYDOGLPHQVLRQV ; < : ; : :LGWK W 176 6(&7,21$$ W W ; &XUE7UDQVLWLRQ/HQJWK < 3DUNZD\:LGWKLQ7\SH,$SSURDFK : 'ULYHZD\:LGWK 6HH'UDZLQJ W &RQFUHWH7KLFNQHVVPLQLPXP 7\SH, :LWK'HWDFKHG6LGHZDON 7\SH,, :LWK$WWDFKHG6LGHZDON 7<3(, 7<3(,, $ $ 3(563(&7,9( ; % % :$/. < W W :$/. -2,17 (;3$16,21 6(&7,21%% 176 5DPSLIQHFHVVDU\ PD[ ([SDQVLRQMRLQWLIGULYH FRQWLQXHVDVFRQFUHWH :$/. 12" BACKGROUND "P" RED WHITE BLACK LEGEND, CIRCLE DIAGONAL, BORDER, "ARROW", "FIRE LANE" )257&2//,1621/< 1. THE SIGN PLATE SHALL BE A MINIMUM OF 12"X18" WITH A THICKNESS OF .080 ALUMINUM CONSTRUCTION. 2. THE SIGN FACE SHALL HAVE A WHITE REFLECTIVE BACKGROUND WITH A RED LEGEND. USE THE STANDARD 3M SCOTCHLITE SIGN FACE NUMBER R7-32 OR EQUIVALENT, WITH RED LETTERING AS SHOWN ABOVE. 3. ARROWS MAY BE NEEDED (LEFT, RIGHT OR DOUBLE), TO DESIGNATE BEGIN AND END OF NO PARKING AREA. 12 3$5.,1* %<25'(52)7+( ),5(0$56+$/ 67$1'$5' ),5(/$1(6,*1'(7$,/ 81,9(56$/ ),5(/$1(6,*1'(7$,/ 18" 2" 1 1/2" 3/4" 12" 1 C7.00 NOT TO SCALE 1" &21&5(7(3$1 2' 6" CONCRETE 2 C7.00 NOT TO SCALE 12' 1.5" 1-3/8" 28' 6" CONCRETE &21&5(7(3$1 : $63+$/7 : : 3& &52663$1 7+,&.(1(' $63+$/7 7+,&.(1(' $1':$/. &85%*877(5 7 7+,&.1(662)&52663$1 : :,'7+2)&52663$1 3& ,IVXEJUDGHLVIO\DVK WUHDWHGXVH7LQVWHDGRI7 2. EXISTING INFORMATION AS SHOWN ON THIS PLAN IS PER DESIGN INFORMATION PROVIDED BY JIM SELL DESIGN AS SHOWN IN THE PHASE 1 CONSTRUCTION PLANS ENTITLED "BELLA VIRA SUBDIVISION" AND DATED DECEMBER 7, 2007. AT THE TIME OF THIS SUBMITTAL, CONSTRUCTION OF THE PHASE 1 BELLA VIRA IMPROVEMENTS IS NOT YET COMPLETE. CONTRACTOR SHALL FIELD VERIFY ACTUAL CONDITIONS AT ALL INTERFACES WITH PHASE 1 IMPROVEMENTS PRIOR TO THE COMMENCEMENT OF FILING 2 CONSTRUCTION. 3. REFER TO SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN THE HABITAT BUFFER ZONE. 4. LANDSCAPING WITHIN THE HABITAT BUFFER ZONE SHALL CONSIST OF NATIVE MATERIALS. REFER TO THE LANDSCAPE PLANS. 6. VEGETATIVE SWALES, THE BIOSWALE, AND THE SNOUT BMP SHALL BE MAINTAINED BY THE PROPERTY OWNER OR HOA AND FOLLOW APPLICABLE STANDARD OPERATING PROCEDURES AS SHOWN IN DRAINAGE REPORT FOR BELLA VIRA SUBDIVISION FILING TWO. LEGEND NOTES D-101 BASIN DESIGNATION BASIN AREA (ACRE) 2 - YR RUNOFF COEFF. 100 - YR RUNOFF COEFF. BASIN BOUNDARY DESIGN POINT FLOW DIRECTION 030'60' SCALE: 1" = 30' 15' 2.80% 3.29% -1.80% PVI STA = 10+25.50 PVI ELEV = 5128.74 PVI STA = 11+23.11 PVI ELEV = 5127.48 PVI STA = 12+99.75 PVI ELEV = 5126.38 PVI STA = 12+59.25 PVI ELEV = 5125.24 PVI STA = 12+53.23 PVI ELEV = 5125.12 PVI STA = 12+47.20 PVI ELEV = 5125.25 50.0' VC HIGH PT EL: 5128.89 HIGH PT STA: 10+45.50 PVI STA: 10+50.50 PVI EL: 5129.11 AD: 3.75 K: 13.33 BVCS: 10+25.50 BVCE: 5128.74 EVCS: 10+75.50 EVCE: 5128.55 30.0' VC PVI STA: 15+79.89 PVI EL: 5135.59 AD: 2.79 K: 10.76 BVCS: 15+64.89 BVCE: 5135.10 EVCS: 15+94.89 EVCE: 5135.67 PROPOSED GRADE @ ROAD CENTERLINE EXISTING GROUND @ ROAD CENTERLINE PROPOSED GRADE PER JIM SELL DESIGN (SEE NOTE 2) PROPOSED GRADE PER JIM SELL DESIGN (SEE NOTE 2) PROP. 10" HDPE STORM STA.=12+55.56 INV.= 5118.12 NONE KEVIN D:\DROPBOX\PROJECTS\U13012 BELLA VIRA\CADD\CP C5.00_ROAD P&P.DWG 2/11/2014 12:34:58 PM SME BELLA VITA WAY & SABATINO LANE CENTERLINE PLAN & PROFILE C5.00 3' 30' 030'60' SCALE: 1" = 30' 15' CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: APPROVED: PREPARED FOR: DATE SUBMITTED: The engineer preparing these plans will not be responsible for, or liable for, unauthorized changes to or uses of these plans. All changes to the plans must be in writing and must be approved by the preparer of these plans. CAUTION BELLA VIRA TOWNHOMES INC. 02/12/2014 BELLA VIRA SUBDIVISION FILING TWO 26 U13012 PRELIMINARY PLANS NOT FOR CONSTRUCTION Civil Engineering & Consulting 1501 Academy Court, Suite 203 Fort Collins, CO 80524 (970) 530-4044 www.unitedcivil.com 1. SEE SOILS REPORT FOR PAVEMENT AND SUBGRADE PREPARATION, DESIGN AND RECOMMENDATIONS. 2. EXISTING INFORMATION AS SHOWN ON THIS PLAN IS PER DESIGN INFORMATION PROVIDED BY JIM SELL DESIGN AS SHOWN IN THE PHASE 1 CONSTRUCTION PLANS ENTITLED "BELLA VIRA SUBDIVISION" AND DATED DECEMBER 7, 2007. AT THE TIME OF THIS SUBMITTAL, CONSTRUCTION OF THE PHASE 1 BELLA VIRA IMPROVEMENTS IS NOT YET COMPLETE. CONTRACTOR SHALL FIELD VERIFY ACTUAL CONDITIONS AT ALL INTERFACES WITH PHASE 1 IMPROVEMENTS PRIOR TO THE COMMENCEMENT OF FILING 2 CONSTRUCTION. 3. SEE SHEET C2.00 FOR SIGNING AND STRIPING INFORMATION. 4. SEE SHEET C4.01 AND C4.02 FOR DETAILED GRADING INFORMATION AT INTERSECTIONS WITH WEST ELIZABETH STREET. LOT LINES / R.O.W. EASEMENT LINES CENTERLINE PROPOSED CURB & GUTTER LEGEND NOTES RISERS (7" MAX.) PROVIDE (1) 5" RISER PROVIDE (3) 6" RISERS LANDSCAPE WALL TOW=5132.90 PROVIDE (1) 5" RISER PROVIDE (2) 5" RISERS LOT LINE (TYP.) LOT LINE (TYP.) T T T T T T 30' CROWN TRANSITION BLOCK 1 2-FOOT CURB CUT AND SIDEWALK CHASE PREPARED FOR: DATE SUBMITTED: The engineer preparing these plans will not be responsible for, or liable for, unauthorized changes to or uses of these plans. All changes to the plans must be in writing and must be approved by the preparer of these plans. CAUTION BELLA VIRA TOWNHOMES INC. 02/12/2014 BELLA VIRA SUBDIVISION FILING TWO 26 U13012 PRELIMINARY PLANS NOT FOR CONSTRUCTION Civil Engineering & Consulting 1501 Academy Court, Suite 203 Fort Collins, CO 80524 (970) 530-4044 www.unitedcivil.com NONE KEVIN D:\DROPBOX\PROJECTS\U13012 BELLA VIRA\CADD\CP C4.01-C4.03_DETAILED GRADING P 2/11/2014 8:42:04 AM SME DETAILED GRADING PLAN C4.04 N/A 10' CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: APPROVED: 010'20' SCALE: 1" = 10' 5' LOT LINES / R.O.W. EASEMENT LINES CENTERLINE CURB & GUTTER LEGEND 5124 5124 PROPOSED 1' CONTOUR EXISTING 1' CONTOUR SIDEWALK CHASE STORM SEWER STORM INLET RETAINING WALL NOTES 1. EXISTING UNDERGROUND AND OVERHEAD PUBLIC AND PRIVATE UTILITIES AS SHOWN ARE INDICATED ACCORDING TO THE BEST INFORMATION AVAILABLE TO THE ENGINEER. 2. EXISTING INFORMATION AS SHOWN ON THIS PLAN IS PER DESIGN INFORMATION PROVIDED BY JIM SELL DESIGN AS SHOWN IN THE PHASE 1 CONSTRUCTION PLANS ENTITLED "BELLA VIRA SUBDIVISION" AND DATED DECEMBER 7, 2007. AT THE TIME OF THIS SUBMITTAL, CONSTRUCTION OF THE PHASE 1 BELLA VIRA IMPROVEMENTS IS NOT YET COMPLETE. CONTRACTOR SHALL FIELD VERIFY ACTUAL CONDITIONS AT ALL INTERFACES WITH PHASE 1 IMPROVEMENTS PRIOR TO THE COMMENCEMENT OF FILING 2 CONSTRUCTION. 3. SPOT ELEVATIONS SHOWN ARE TO FLOWLINE OR EDGE OF WALK UNLESS OTHERWISE NOTED. 4. ALL DISTURBED AREAS NOT PAVED SHALL BE REVEGETATED PER THE LANDSCAPE PLANS. 5. EXCEPT FOR THOSE BUILDING UNITS DESIGNATED AS "ADA UNITS", ALL UNITS ARE PROVIDED WITH A 6-INCH RISER FROM THE FRONT PATIO TO THE FIRST FLOOR FINISHED FLOOR. 6. REFER TO LANDSCAPE PLANS FOR DETAILS AND SPECIFICATIONS FOR ALL LANDSCAPE WALLS. REFER TO ARCHITECTURAL PLANS FOR DETAILS AND SPECIFICATIONS FOR STEPS AND HANDRAILS. 7. FINISHED FLOOR ELEVATIONS SHOWN ARE THE MINIMUM ELEVATIONS REQUIRED FOR PROTECTION FROM THE 100-YEAR STORM. 8. FOR BUIDLINGS 1-4 AND BUILDING 6 THE TOP OF FOUNDATION IS EQUAL TO THE FINISHED FLOOR ELEVATION AT THE FRONT OF THE BUILDING. FOR BUILDING 5 ALL TOP OF FOUNDATION ELEVATIONS AT THE PERIMETER OF THE BUILDING ARE EQUAL TO FINISHED FLOOR. REFER TO AND COORDINATE WITH THE ARCHITECTURAL DRAWINGS FOR EACH BUILDNG FOR MORE INFORMATION. FINISHED GRADE ELEVATIONS SHOWN ADJACENT TO BUILDINGS ARE A MINIMUM OF 8-INCHES BELOW TOP OF FOUNDATION. 9. REFER TO SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN THE HABITAT BUFFER ZONE. 10. LANDSCAPING WITHIN THE HABITAT BUFFER ZONE SHALL CONSIST OF NATIVE MATERIALS. REFER TO THE LANDSCAPE PLANS. KEYMAP NTS PROPOSED SPOT ELEVATION FF=FINISHED FLOOR FG=FINISHED GRADE AT EXTERIOR WALL TOW=TOP OF WALL LP=LOW POINT HP=HIGH POINT CURB & GUTTER TRANSITION T liable for, unauthorized changes to or uses of these plans. All changes to the plans must be in writing and must be approved by the preparer of these plans. CAUTION BELLA VIRA TOWNHOMES INC. 02/12/2014 BELLA VIRA SUBDIVISION FILING TWO 26 U13012 PRELIMINARY PLANS NOT FOR CONSTRUCTION Civil Engineering & Consulting 1501 Academy Court, Suite 203 Fort Collins, CO 80524 (970) 530-4044 www.unitedcivil.com NONE KEVIN D:\DROPBOX\PROJECTS\U13012 BELLA VIRA\CADD\CP C4.01-C4.03_DETAILED GRADING PLA 2/11/2014 8:42:04 AM SME DETAILED GRADING PLAN C4.03 N/A 10' CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: APPROVED: 010'20' SCALE: 1" = 10' 5' LOT LINES / R.O.W. EASEMENT LINES CENTERLINE CURB & GUTTER LEGEND 5124 5124 PROPOSED 1' CONTOUR EXISTING 1' CONTOUR SIDEWALK CHASE STORM SEWER STORM INLET RETAINING WALL NOTES 1. EXISTING UNDERGROUND AND OVERHEAD PUBLIC AND PRIVATE UTILITIES AS SHOWN ARE INDICATED ACCORDING TO THE BEST INFORMATION AVAILABLE TO THE ENGINEER. 2. EXISTING INFORMATION AS SHOWN ON THIS PLAN IS PER DESIGN INFORMATION PROVIDED BY JIM SELL DESIGN AS SHOWN IN THE PHASE 1 CONSTRUCTION PLANS ENTITLED "BELLA VIRA SUBDIVISION" AND DATED DECEMBER 7, 2007. AT THE TIME OF THIS SUBMITTAL, CONSTRUCTION OF THE PHASE 1 BELLA VIRA IMPROVEMENTS IS NOT YET COMPLETE. CONTRACTOR SHALL FIELD VERIFY ACTUAL CONDITIONS AT ALL INTERFACES WITH PHASE 1 IMPROVEMENTS PRIOR TO THE COMMENCEMENT OF FILING 2 CONSTRUCTION. 3. SPOT ELEVATIONS SHOWN ARE TO FLOWLINE OR EDGE OF WALK UNLESS OTHERWISE NOTED. 4. ALL DISTURBED AREAS NOT PAVED SHALL BE REVEGETATED PER THE LANDSCAPE PLANS. 5. EXCEPT FOR THOSE BUILDING UNITS DESIGNATED AS "ADA UNITS", ALL UNITS ARE PROVIDED WITH A 6-INCH RISER FROM THE FRONT PATIO TO THE FIRST FLOOR FINISHED FLOOR. 6. REFER TO LANDSCAPE PLANS FOR DETAILS AND SPECIFICATIONS FOR ALL LANDSCAPE WALLS. REFER TO ARCHITECTURAL PLANS FOR DETAILS AND SPECIFICATIONS FOR STEPS AND HANDRAILS. 7. FINISHED FLOOR ELEVATIONS SHOWN ARE THE MINIMUM ELEVATIONS REQUIRED FOR PROTECTION FROM THE 100-YEAR STORM. 8. FOR BUIDLINGS 1-4 AND BUILDING 6 THE TOP OF FOUNDATION IS EQUAL TO THE FINISHED FLOOR ELEVATION AT THE FRONT OF THE BUILDING. FOR BUILDING 5 ALL TOP OF FOUNDATION ELEVATIONS AT THE PERIMETER OF THE BUILDING ARE EQUAL TO FINISHED FLOOR. REFER TO AND COORDINATE WITH THE ARCHITECTURAL DRAWINGS FOR EACH BUILDNG FOR MORE INFORMATION. FINISHED GRADE ELEVATIONS SHOWN ADJACENT TO BUILDINGS ARE A MINIMUM OF 8-INCHES BELOW TOP OF FOUNDATION. 9. REFER TO SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN THE HABITAT BUFFER ZONE. 10. LANDSCAPING WITHIN THE HABITAT BUFFER ZONE SHALL CONSIST OF NATIVE MATERIALS. REFER TO THE LANDSCAPE PLANS. KEYMAP NTS PROPOSED SPOT ELEVATION FF=FINISHED FLOOR FG=FINISHED GRADE AT EXTERIOR WALL TOW=TOP OF WALL LP=LOW POINT HP=HIGH POINT CURB & GUTTER TRANSITION T 4" UNDERDRAIN INV. 5115.25 36" WATER T.O.P.=5111.2± (ASSUMED 4.5' FROM EXISTING GROUND) CONTRACTOR SHALL NOT CUT OVER EXISTING 36" WATER MAIN RAMP T T T T DRIVE-OVER CURB & GUTTER LANDSCAPE WALL TOW=5121.90 30' CROWN TRANSITION 30' CROWN TRANSITION BLOCK 1 HABITAT BUFFER (TYP.) LEVEL SPREADER WITH BIOSWALE MATERIAL 5' 30' REFER TO STRUCTURAL PLANS FOR HEADWALL DETAILS PREPARED FOR: DATE SUBMITTED: The engineer preparing these plans will not be responsible for, or liable for, unauthorized changes to or uses of these plans. All changes to the plans must be in writing and must be approved by the preparer of these plans. CAUTION BELLA VIRA TOWNHOMES INC. 02/12/2014 BELLA VIRA SUBDIVISION FILING TWO 26 U13012 PRELIMINARY PLANS NOT FOR CONSTRUCTION Civil Engineering & Consulting 1501 Academy Court, Suite 203 Fort Collins, CO 80524 (970) 530-4044 www.unitedcivil.com NONE KEVIN D:\DROPBOX\PROJECTS\U13012 BELLA VIRA\CADD\CP C4.01-C4.03_DETAILED GRADING P 2/11/2014 8:42:04 AM SME DETAILED GRADING PLAN C4.02 N/A 10' CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: APPROVED: 010'20' SCALE: 1" = 10' 5' LOT LINES / R.O.W. EASEMENT LINES CENTERLINE CURB & GUTTER LEGEND 5124 5124 PROPOSED 1' CONTOUR EXISTING 1' CONTOUR SIDEWALK CHASE STORM SEWER STORM INLET RETAINING WALL NOTES 1. EXISTING UNDERGROUND AND OVERHEAD PUBLIC AND PRIVATE UTILITIES AS SHOWN ARE INDICATED ACCORDING TO THE BEST INFORMATION AVAILABLE TO THE ENGINEER. 2. EXISTING INFORMATION AS SHOWN ON THIS PLAN IS PER DESIGN INFORMATION PROVIDED BY JIM SELL DESIGN AS SHOWN IN THE PHASE 1 CONSTRUCTION PLANS ENTITLED "BELLA VIRA SUBDIVISION" AND DATED DECEMBER 7, 2007. AT THE TIME OF THIS SUBMITTAL, CONSTRUCTION OF THE PHASE 1 BELLA VIRA IMPROVEMENTS IS NOT YET COMPLETE. CONTRACTOR SHALL FIELD VERIFY ACTUAL CONDITIONS AT ALL INTERFACES WITH PHASE 1 IMPROVEMENTS PRIOR TO THE COMMENCEMENT OF FILING 2 CONSTRUCTION. 3. SPOT ELEVATIONS SHOWN ARE TO FLOWLINE OR EDGE OF WALK UNLESS OTHERWISE NOTED. 4. ALL DISTURBED AREAS NOT PAVED SHALL BE REVEGETATED PER THE LANDSCAPE PLANS. 5. EXCEPT FOR THOSE BUILDING UNITS DESIGNATED AS "ADA UNITS", ALL UNITS ARE PROVIDED WITH A 6-INCH RISER FROM THE FRONT PATIO TO THE FIRST FLOOR FINISHED FLOOR. 6. REFER TO LANDSCAPE PLANS FOR DETAILS AND SPECIFICATIONS FOR ALL LANDSCAPE WALLS. REFER TO ARCHITECTURAL PLANS FOR DETAILS AND SPECIFICATIONS FOR STEPS AND HANDRAILS. 7. FINISHED FLOOR ELEVATIONS SHOWN ARE THE MINIMUM ELEVATIONS REQUIRED FOR PROTECTION FROM THE 100-YEAR STORM. 8. FOR BUIDLINGS 1-4 AND BUILDING 6 THE TOP OF FOUNDATION IS EQUAL TO THE FINISHED FLOOR ELEVATION AT THE FRONT OF THE BUILDING. FOR BUILDING 5 ALL TOP OF FOUNDATION ELEVATIONS AT THE PERIMETER OF THE BUILDING ARE EQUAL TO FINISHED FLOOR. REFER TO AND COORDINATE WITH THE ARCHITECTURAL DRAWINGS FOR EACH BUILDNG FOR MORE INFORMATION. FINISHED GRADE ELEVATIONS SHOWN ADJACENT TO BUILDINGS ARE A MINIMUM OF 8-INCHES BELOW TOP OF FOUNDATION. 9. REFER TO SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN THE HABITAT BUFFER ZONE. 10. LANDSCAPING WITHIN THE HABITAT BUFFER ZONE SHALL CONSIST OF NATIVE MATERIALS. REFER TO THE LANDSCAPE PLANS. KEYMAP NTS PROPOSED SPOT ELEVATION FF=FINISHED FLOOR FG=FINISHED GRADE AT EXTERIOR WALL TOW=TOP OF WALL LP=LOW POINT HP=HIGH POINT CURB & GUTTER TRANSITION T SCALE: 1"=5' THIS SUBMITTAL, CONSTRUCTION OF THE PHASE 1 BELLA VIRA IMPROVEMENTS IS NOT YET COMPLETE. CONTRACTOR SHALL FIELD VERIFY ACTUAL CONDITIONS AT ALL INTERFACES WITH PHASE 1 IMPROVEMENTS PRIOR TO THE COMMENCEMENT OF FILING 2 CONSTRUCTION. 3. SPOT ELEVATIONS SHOWN ARE TO FLOWLINE OR EDGE OF WALK UNLESS OTHERWISE NOTED. 4. ALL DISTURBED AREAS NOT PAVED SHALL BE REVEGETATED PER THE LANDSCAPE PLANS. 5. EXCEPT FOR THOSE BUILDING UNITS DESIGNATED AS "ADA UNITS", ALL UNITS ARE PROVIDED WITH A 6-INCH RISER FROM THE FRONT PATIO TO THE FIRST FLOOR FINISHED FLOOR. 6. REFER TO LANDSCAPE PLANS FOR DETAILS AND SPECIFICATIONS FOR ALL LANDSCAPE WALLS. REFER TO ARCHITECTURAL PLANS FOR DETAILS AND SPECIFICATIONS FOR STEPS AND HANDRAILS. 7. FINISHED FLOOR ELEVATIONS SHOWN ARE THE MINIMUM ELEVATIONS REQUIRED FOR PROTECTION FROM THE 100-YEAR STORM. 8. FOR BUIDLINGS 1-4 AND BUILDING 6 THE TOP OF FOUNDATION IS EQUAL TO THE FINISHED FLOOR ELEVATION AT THE FRONT OF THE BUILDING. FOR BUILDING 5 ALL TOP OF FOUNDATION ELEVATIONS AT THE PERIMETER OF THE BUILDING ARE EQUAL TO FINISHED FLOOR. REFER TO AND COORDINATE WITH THE ARCHITECTURAL DRAWINGS FOR EACH BUILDNG FOR MORE INFORMATION. FINISHED GRADE ELEVATIONS SHOWN ADJACENT TO BUILDINGS ARE A MINIMUM OF 8-INCHES BELOW TOP OF FOUNDATION. 9. REFER TO SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN THE HABITAT BUFFER ZONE. 10. LANDSCAPING WITHIN THE HABITAT BUFFER ZONE SHALL CONSIST OF NATIVE MATERIALS. REFER TO THE LANDSCAPE PLANS. KEYMAP NTS PROPOSED SPOT ELEVATION FF=FINISHED FLOOR FG=FINISHED GRADE AT EXTERIOR WALL TOW=TOP OF WALL LP=LOW POINT HP=HIGH POINT CURB & GUTTER TRANSITION T WEST ELIZABETH IMPROVEMENTS CURRENTLY UNDER CONSTRUCTION (SEE NOTE 2) Lot 18 Lot 19 LEVEL SPREADER WITH BIOSWALE MATERIAL PREPARED FOR: DATE SUBMITTED: The engineer preparing these plans will not be responsible for, or liable for, unauthorized changes to or uses of these plans. All changes to the plans must be in writing and must be approved by the preparer of these plans. CAUTION BELLA VIRA TOWNHOMES INC. 02/12/2014 BELLA VIRA SUBDIVISION FILING TWO 26 U13012 PRELIMINARY PLANS NOT FOR CONSTRUCTION Civil Engineering & Consulting 1501 Academy Court, Suite 203 Fort Collins, CO 80524 (970) 530-4044 www.unitedcivil.com NONE KEVIN D:\DROPBOX\PROJECTS\U13012 BELLA VIRA\CADD\CP C4.00_GRADING & EROSION.DWG 2/11/2014 8:00:36 AM SME OVERALL GRADING & EROSION CONTROL PLAN C4.00 N/A 30' CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: APPROVED: 030'60' SCALE: 1" = 30' 15' LEGEND 5124 5124 PROPOSED 1' CONTOUR EXISTING 1' CONTOUR STORM SEWER STORM INLET RETAINING WALL NOTES 1. EXISTING UNDERGROUND AND OVERHEAD PUBLIC AND PRIVATE UTILITIES AS SHOWN ARE INDICATED ACCORDING TO THE BEST INFORMATION AVAILABLE TO THE ENGINEER. 2. EXISTING INFORMATION AS SHOWN ON THIS PLAN IS PER DESIGN INFORMATION PROVIDED BY JIM SELL DESIGN AS SHOWN IN THE PHASE 1 CONSTRUCTION PLANS ENTITLED "BELLA VIRA SUBDIVISION" AND DATED DECEMBER 7, 2007. AT THE TIME OF THIS SUBMITTAL, CONSTRUCTION OF THE PHASE 1 BELLA VIRA IMPROVEMENTS IS NOT YET COMPLETE. CONTRACTOR SHALL FIELD VERIFY ACTUAL CONDITIONS AT ALL INTERFACES WITH PHASE 1 IMPROVEMENTS PRIOR TO THE COMMENCEMENT OF FILING 2 CONSTRUCTION. 3. REFER TO SHEETS C4.01-C4.04 FOR DETAILED GRADING PLANS. 4. PERMANENT REINFORCEMENT MATS (TRM) SHALL BE NORTH AMERICAN GREEN VMAX SC250 OR APPROVED EQUAL. TEMPORARY EROSION CONTROL BLANKETS (ECB) SHALL BE NORTH AMERICAN GREEN ERONET S75 OR APPROVED EQUAL. 5. REFER TO SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN THE HABITAT BUFFER ZONE. 6. LANDSCAPING WITHIN THE HABITAT BUFFER ZONE SHALL CONSIST OF NATIVE MATERIALS. REFER TO THE LANDSCAPE PLANS. 7. VEGETATIVE SWALES, THE BIOSWALE, AND THE SNOUT BMP SHALL BE MAINTAINED BY THE PROPERTY OWNER OR HOA AND FOLLOW APPLICABLE STANDARD OPERATING PROCEDURES AS SHOWN IN DRAINAGE REPORT FOR BELLA VIRA SUBDIVISION FILING TWO. SILT FENCE VEHICLE TRACKING CONTROL PAD RIPRAP PAD WATTLE DIKE CONCRETE WASHOUT AREA - FINAL LOCATION TO BE DETERMINED BY CONTRACTOR SLOPE PROTECTION (SEE EROSION CONTROL NOTE 5) DROP INLET PROTECTION TURF REINFORCEMENT MAT (SEE NOTE 4) BIOSWALE ROCK SOCK EROSION CONTROL BLANKETS (SEE NOTE 10) 1. THE SITE WILL BE LANDSCAPED TO FINAL STABILIZATION. SEE FINAL LANDSCAPE PLAN FOR DETAILS. 2. REFER TO SHEET C-0.1 FOR STANDARD EROSION AND SEDIMENT CONTROL CONSTRUCTION PLAN NOTES. 3. EROSION CONTROL PRACTICES, SITE PROTECTION, AND REVEGETATION METHODS SHALL FOLLOW CITY REGULATIONS. 4. IN ADDITION TO THE EROSION CONTROL MEASURES SHOWN ON THIS DRAWING, THE CONTRACTOR SHALL COORDINATE WITH, AND UPDATE AS REQUIRED, THE STORMWATER MANAGEMENT PLAN (SWMP) FOR THIS PROJECT. 5. CONTRACTOR TO TERRACE SLOPES USING A "TRACKED" VEHICLE, RUN PERPENDICULAR TO SLOPE TO INHIBIT RILL/GULLEY EROSION, CONTRACTOR MAY USE OTHER WINDROW-TYPE METHODS AS APPROVED BY ENGINEER. TYPICAL ALL SLOPES, REPEAT AS NECESSARY UNTIL LANDSCAPING IS INSTALLED. 6. ANY AREAS USED FOR STOCKPILING AND/OR STAGING SHOULD ALSO HAVE SEDIMENT AND EROSION CONTROL MEASURES AS NECESSARY. THESE AREAS SHOULD BE LOCATED AT LEAST 100' AWAY FROM DRAINAGE WAYS. THE SWMP SHOULD BE UPDATED TO SHOW THESE AREAS AND SEDIMENT AND EROSION CONTROL ITEMS. THE ITEMS MAY INCLUDE BUT ARE NOT LIMITED TO VEHICLE TRACKING CONTROL, SILT FENCE, CONSTRUCTION FENCE, CONCRETE WASHOUT, AND SEDIMENT TRAP. 7. SOIL AMENDMENTS SHALL BE INCORPORATED IN ALL LANDSCAPE AREAS TO A DEPTH OF 6" AT A RATE OF 3 CUBIC YARDS PER 1000 SQUARE FEET OF AREA -OR- 4" OF LOOSE TOPSOIL IMPORTED ONTO THE SITE OVER 4" OF LOOSENED SUBGRADE SOILS. REFER TO CITY OF FORT COLLINS CODE SECTIONS 12-130 THROUGH 12-132. 8. TEMPORARY SEEDING SHALL BE UTILIZED IN THE EVENT THAT A GRADED AREA IS EXPOSED LONGER THAN 30 DAYS. THE SITE SHALL BE SEEDED WITH 100% SMOOTH BROME AT A MINIMUM APPLICATION RATE OF 30 PLS/LBS/ACRE. 9. A COMMERCIAL FERTILIZER WITH THE FOLLOWING SPECS SHALL BE USED: PROVIDE 4.5' SUMP AND INSTALL 24F SNOUT WITH BIOSKIRT (SEE NOTE 9 & DETAILS) PROPOSED 8" SANITARY STA.=10+69.52 INV.= 5121.49 2.6' PROPOSED GRADE EXISTING GROUND PROPOSED 8" WATER STA.=10+82.97 T.O.P.= 5120.79 12" MIN. CONCRETE ENCASE STORM SEWER JOINTS 10-FEET ON EITHER SIDE OF WATER CROSSING (SEE DETAILS) CONCRETE HEADWALL (SEE STRUCTURAL DETAILS) RIPRAP PAD 100-YEAR HGL PROPOSED ELEC. STA.=10+20.60 T.O.P.= 5121.2± PROPOSED ELEC. STA.=10+93.01 T.O.P.= 5123.3± APPROX. LOCATION OF EXIST. 36" WATER STA.=9+77.59 T.O.P.= 5111.3± EXISTING 12" AND 8" HDPE PIPES (SEE NOTE 10) 4.5' MIN. LEVEL SPREADER (SEE DETAILS) PREPARED FOR: DATE SUBMITTED: The engineer preparing these plans will not be responsible for, or liable for, unauthorized changes to or uses of these plans. All changes to the plans must be in writing and must be approved by the preparer of these plans. CAUTION BELLA VIRA TOWNHOMES INC. 02/12/2014 BELLA VIRA SUBDIVISION FILING TWO 26 U13012 PRELIMINARY PLANS NOT FOR CONSTRUCTION Civil Engineering & Consulting 1501 Academy Court, Suite 203 Fort Collins, CO 80524 (970) 530-4044 www.unitedcivil.com NONE KEVIN D:\DROPBOX\PROJECTS\U13012 BELLA VIRA\CADD\CP 2/11/2014 8:41:42 AM SME STORM SEWER PLAN AND PROFILE C3.02 3' 30' 030'60' SCALE: 1" = 30' 15' CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: APPROVED: 1. EXISTING UNDERGROUND AND OVERHEAD PUBLIC AND PRIVATE UTILITIES AS SHOWN ARE INDICATED ACCORDING TO THE BEST INFORMATION AVAILABLE TO THE ENGINEER. 2. ALL STORM SEWER CONSTRUCTION SHALL BE PER CITY OF FORT COLLINS STANDARD CONSTRUCTION SPECIFICATIONS, LATEST EDITION. 3. ALL PIPE LENGTHS ARE FROM CENTER TO CENTER OF ADJACENT STRUCTURES UNLESS OTHERWISE NOTED. 4. STORM SEWER MAINS AND ROOF LEADERS SHOWN ON THESE DRAWINGS AS HIGH DENSITY POLYETHYLENE (HDPE) SHALL BE WATERTIGHT ADS-N12 OR APPROVED EQUAL. 5. MAINTAIN 10' HORIZONTAL AND 18" VERTICAL MINIMUM SEPARATION BETWEEN ALL SANITARY SEWER & WATER MAINS & SERVICES. 6. CONTRACTOR SHALL COORDINATE EXACT LOCATIONS OF DOWNSPOUTS WITH ARCHITECTURAL PLANS. 7. CONTRACTOR SHALL CONNECT TO DOWNSPOUTS AT THE LOCATIONS INDICATED WITH A 4-INCH HDPE PIPE. CONTRACTOR SHALL BURY THE 4" HDPE ROOF LEADER A MINIMUM OF 30-INCHES DEEP, RUN THE LEADER AT A MINIMUM OF 2% SLOPE AND MAKE THE CONNECTIONS TO THE HDPE STORM SEWER. 8. ROOF DRAINS TO BE CONNECTED DIRECTLY TO PROPOSED HDPE STORM SEWER SHALL BE CONNECTED USING MANUFACTURED TEES. 9. INLET 1-2 SHALL BE INSTALLED WITH A 24F SNOUT BMP AND BIOSKIRT. SEE DETAILS FOR MORE INFORMATION. 10.CONTRACTOR SHALL FIELD VERIFY LOCATION OF EXISTING 12" AND 8" HDPE PIPES AS SHOWN PRIOR TO CONSTRUCTION AND SHALL CONCRETE ENCASE EACH PIPE 10-FEET ON EITHER SIDE OF SWALE CROSSING. 11.ALL SITE STORM SEWER AS SHOWN ON THESE DRAWINGS IS PRIVATE. 12.REFER TO SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN THE HABITAT BUFFER ZONE. 13.LANDSCAPING WITHIN THE HABITAT BUFFER ZONE SHALL CONSIST OF NATIVE MATERIALS. REFER TO THE LANDSCAPE PLANS. LOT LINES / R.O.W. EASEMENT LINES CENTERLINE LEGEND NOTES SANITARY SEWER M.H. FIRE HYDRANT STORM DRAIN PIPE SANITARY SEWER STORM DRAIN INLET STORM DRAIN M.H. WATER LINE BENDS THRUST BLOCK GATE VALVE PROPOSED UTILITIES 8" WATER LINE WATER SERVICE SANITARY SERVICE STORM DRAIN INLET MAPPING EXISTING UTILITIES WATER LINE SANITARY SEWER W SS STORM DRAIN PIPE SANITARY SEWER M.H. SANITARY SEWER M.H. INLET SCHEDULE INLET ID TYPE 1-2 10' TYPE R (SEE DETAILS) 1-4 & 1-7 15" NYLOPLAST DRAIN BASIN (OR APPROVED EQUAL (SEE DETAILS) ROOF DRAIN KEY: 4" ROOF DRAIN (SEE NOTES 6-8) DEPTH = 8.33' INV. IN = 5120.35 (S) INV. OUT = 5120.25 (W) STA: 10+00.00 REMOVE PLUG & CONNECT TO EXISTING STUB INV.= 5120.47' CONTRACTOR TO CONFIRM ELEVATION & CONTACT ENGINEER OF ANY DISCREPANCIES EX. STUB 2.6' 9+50 10+00 11+00 12+00 13+00 14+00 15+75 15+00 STA:9+50.00 N=1452871.61 E=3102074.41 BEGIN SANITARY SEWER ALIGNMENT EX. MH STA:9+70.37 N=1452852.37 E=3102081.07 STA:10+00.00 REMOVE PLUG & CONNECT TO EXISTING SANITARY SEWER STUB N=1452824.37 E=3102090.76 CONTRACTOR TO VERIFY LOCATION & CONTACT ENGINEERS OF ANY DISCREPANCIES SEE NOTE #2 MH A-1 STA:10+51.93 N=1452775.29 E=3102107.76 S19°05'50.97"E 51.93' S47°23'03.92"E 185.52' MH A-2 STA:12+37.46 N=1452649.68 E=3102244.29 152° 138° S89°43'05.73"E 119.76' MH A-3 STA:13+57.21 N=1452649.09 E=3102364.04 135° N45°16'54.27"E 35.80' MH A-4 STA:13+93.01 N=1452674.27 E=3102389.48 135° N0°16'43.66"E 57.81' MH A-5 STA:14+50.82 N=1452732.09 E=3102389.76 167° N12°49'44.58"W 89.84' MH A-6 STA:15+40.66 N=1452819.69 E=3102369.81 STA:15+75.00 N=1452853.16 E=3102362.18 END SANITARY SEWER ALIGNMENT 10' WATERLINE EASEMENT 75' UNITED STATES EASEMENT LOT 25 LOT 24 LOT 23 LOT 22 LOT 1 LOT 2 LOT 3 LOT 7 LOT 6 LOT 5 LOT 4 LOT 12 LOT 8 LOT 11 LOT 13 LOT 15 LOT 14 LOT 16 LOT 17 LOT 10 LOT 9 BLOCK 1 LOT 21 LOT 20 BLOCK 1 LOT 18 LOT 19 SANITARY CLEANOUT (TYP.) 20' UTILITY EASEMENT SANITARY SERVICE TABLE BLOCK# -LOT# 1-1 1-2 1-3 1-4 1-5 1-6 1-7 1-8 1-9 1-10 STATION 15+35.66 15+19.51 14+61.13 14+41.20 13+98.63 13+90.06 13+57.21 13+40.21 13+25.72 12+63.68 OFFSET 26.60, R 27.71, R 24.32, R 21.21, R 15.21, R 32.95, R 45.03, R 36.09, R 31.10, R 33.10, R SANITARY SERVICE TABLE BLOCK# -LOT# 1-11 1-12 1-13 1-14 1-15 1-16 1-17 1-18 1-19 1-20 STATION 12+53.68 11+93.94 11+84.11 11+19.72 10+81.05 10+59.95 10+25.89 11+04.24 11+22.64 11+81.03 OFFSET 31.10, R 23.90, R 23.90, R 23.99, R 20.29, R 17.07, R 35.25, R -33.26, L -35.28, L -35.34, L SANITARY SERVICE TABLE BLOCK# -LOT# 1-21 1-22 1-23 1-24 1-25 STATION 11+96.94 14+22.13 14+38.20 15+09.52 15+29.52 OFFSET -34.35, L -37.00, L -35.00, L -35.79, L -42.06, L PREPARED FOR: DATE SUBMITTED: The engineer preparing these plans will not be responsible for, or liable for, unauthorized changes to or uses of these plans. All changes to the plans must be in writing and must be approved by the preparer of these plans. CAUTION BELLA VIRA TOWNHOMES INC. 02/12/2014 BELLA VIRA SUBDIVISION FILING TWO 26 U13012 PRELIMINARY PLANS NOT FOR CONSTRUCTION Civil Engineering & Consulting 1501 Academy Court, Suite 203 Fort Collins, CO 80524 (970) 530-4044 www.unitedcivil.com NONE KEVIN D:\DROPBOX\PROJECTS\U13012 BELLA VIRA\CADD\CP C3.01_SANITARY P&P.DWG 2/11/2014 8:08:32 AM SME SANITARY SEWER PLAN & PROFILE C3.01 3' 30' 030'60' SCALE: 1" = 30' 15' CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: APPROVED: 1. EXISTING UNDERGROUND AND OVERHEAD PUBLIC AND PRIVATE UTILITIES AS SHOWN ARE INDICATED ACCORDING TO THE BEST INFORMATION AVAILABLE TO THE ENGINEER. 2. EXISTING INFORMATION AS SHOWN ON THIS PLAN IS PER DESIGN INFORMATION PROVIDED BY JIM SELL DESIGN AS SHOWN IN THE PHASE 1 CONSTRUCTION PLANS ENTITLED "BELLA VIRA SUBDIVISION" AND DATED DECEMBER 7, 2007. AT THE TIME OF THIS SUBMITTAL, CONSTRUCTION OF THE PHASE 1 BELLA VIRA IMPROVEMENTS IS NOT YET COMPLETE. CONTRACTOR SHALL FIELD VERIFY ACTUAL CONDITIONS AT ALL INTERFACES WITH PHASE 1 IMPROVEMENTS PRIOR TO THE COMMENCEMENT OF FILING 2 CONSTRUCTION. 3. MAINTAIN 10' HORIZONTAL AND 18" VERTICAL MINIMUM SEPARATION BETWEEN ALL SANITARY SEWER & WATER MAINS & SERVICES. SHOULD THE WATER LINE CROSS UNDER EITHER STORM DRAIN OR SANITARY SEWER, THE STORM OR SANITARY SHALL BE CONCRETE ENCASED FOR 10' ON EITHER SIDE OF THE CROSSING. 4. SANITARY SEWER AND SERVICES SHALL BE SDR-35 PVC. 5. REFER TO THE UTILITY PLAN (SHEET C3.00) FOR INFORMATION REGARDING WATERLINE CONSTRUCTION. 6. REFER TO THE STORM SEWER PLAN AND PROFILE (SHEET C3.02) FOR INFORMATION REGARDING STORM SEWER CONSTRUCTION. 7. SANITARY SERVICE TABLE INFORMATION IS TO CENTER OF CLEANOUT. LOT LINES / R.O.W. EASEMENT LINES CENTERLINE LEGEND NOTES SANITARY SEWER M.H. FIRE HYDRANT STORM DRAIN PIPE SANITARY SEWER STORM DRAIN INLET STORM DRAIN M.H. WATER LINE BENDS THRUST BLOCK GATE VALVE PROPOSED UTILITIES 8" WATER LINE WATER SERVICE SANITARY SERVICE STORM DRAIN INLET MAPPING EXISTING UTILITIES WATER LINE SANITARY SEWER W SS STORM DRAIN PIPE SANITARY SEWER M.H. SANITARY SEWER M.H. LIGHT POLE STORM SEWER CROSSING STORM SEWER INV.=5118.23 TOP WATER=5120.79 STORM SEWER (SEE STORM SEWER PLAN & PROFILE C3.02) 10' WATERLINE EASEMENT 75' UNITED STATES EASEMENT 4" UNDER DRAIN (SEE DETAILED GRADING PLAN) LIMITS OF DISTURBED AREA LOT 25 LOT 24 LOT 23 LOT 22 LOT 21 LOT 20 LOT 7 LOT 1 LOT 2 LOT 6 LOT 5 LOT 4 LOT 3 LOT 12 LOT 8 LOT 11 LOT 13 LOT 15 LOT 14 LOT 16 LOT 17 LOT 10 LOT 9 BLOCK 1 BLOCK 1 LOT 18 LOT 19 WATER CURB STOP (TYP.) 20' UTILITY EASEMENT HABITAT BUFFER (TYP.) EXISTING 12" HDPE DRAIN PIPE EXISTING 8" HDPE DRAIN PIPE REMOVE PLUG & CONNECT TO EXISTING SANITARY SEWER STUB (SEE SANITARY SEWER PLAN & PROFILE C3.01) TRACT C CITY REGIONAL DETENTION POND LEVEL SPREADER WITH BIOSWALE MATERIAL WATER SERVICE TABLE BLOCK# -LOT# 1-1 1-2 1-3 1-4 1-5 1-6 1-7 1-8 1-9 1-10 NORTHING 1452833.71 1452783.67 1452754.94 1452713.33 1452689.83 1452658.87 1452636.98 1452631.35 1452628.88 1452627.41 EASTING 3102381.22 3102399.83 3102398.64 3102403.00 3102402.89 3102394.68 3102388.07 3102360.12 3102322.45 3102286.04 WATER SERVICE TABLE BLOCK# -LOT# 1-11 1-12 1-13 1-14 1-15 1-16 1-17 1-18 1-19 1-20 NORTHING 1452633.90 1452658.93 1452683.58 1452705.32 1452734.15 1452770.69 1452807.70 1452775.55 1452734.70 1452724.82 EASTING 3102242.33 3102212.79 3102179.77 3102157.60 3102127.44 3102094.21 3102076.53 3102153.69 3102196.27 3102207.05 WATER SERVICE TABLE BLOCK# -LOT# 1-21 1-22 1-23 1-24 1-25 NORTHING 1452685.17 1452693.51 1452733.35 1452768.73 1452819.75 EASTING 3102240.96 3102366.24 3102365.35 3102353.54 3102345.05 PREPARED FOR: DATE SUBMITTED: The engineer preparing these plans will not be responsible for, or liable for, unauthorized changes to or uses of these plans. All changes to the plans must be in writing and must be approved by the preparer of these plans. CAUTION BELLA VIRA TOWNHOMES INC. 02/12/2014 BELLA VIRA SUBDIVISION FILING TWO 26 U13012 PRELIMINARY PLANS NOT FOR CONSTRUCTION Civil Engineering & Consulting 1501 Academy Court, Suite 203 Fort Collins, CO 80524 (970) 530-4044 www.unitedcivil.com NONE KEVIN D:\DROPBOX\PROJECTS\U13012 BELLA VIRA\CADD\CP C3.00_UTILITY PLAN.DWG 2/11/2014 8:02:14 AM SME UTILITY PLAN C3.00 N/A 20' CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: APPROVED: 1. EXISTING UNDERGROUND AND OVERHEAD PUBLIC AND PRIVATE UTILITIES AS SHOWN ARE INDICATED ACCORDING TO THE BEST INFORMATION AVAILABLE TO THE ENGINEER. 2. EXISTING INFORMATION AS SHOWN ON THIS PLAN IS PER DESIGN INFORMATION PROVIDED BY JIM SELL DESIGN AS SHOWN IN THE PHASE 1 CONSTRUCTION PLANS ENTITLED "BELLA VIRA SUBDIVISION" AND DATED DECEMBER 7, 2007. AT THE TIME OF THIS SUBMITTAL, CONSTRUCTION OF THE PHASE 1 BELLA VIRA IMPROVEMENTS IS NOT YET COMPLETE. CONTRACTOR SHALL FIELD VERIFY ACTUAL CONDITIONS AT ALL INTERFACES WITH PHASE 1 IMPROVEMENTS PRIOR TO THE COMMENCEMENT OF FILING 2 CONSTRUCTION. 3. MINIMUM DEPTH OF COVER OVER WATER MAINS SHALL BE 4.5'. 4. MAINTAIN 10' HORIZONTAL AND 18" VERTICAL MINIMUM SEPARATION BETWEEN ALL SANITARY SEWER & WATER MAINS & SERVICES. SHOULD THE WATER LINE CROSS UNDER EITHER STORM DRAIN OR SANITARY SEWER, THE STORM OR SANITARY SHALL BE CONCRETE ENCASED FOR 10' ON EITHER SIDE OF THE CROSSING. 5. REFER TO APPROVED SITE ELECTRICAL PLANS FOR ALL SITE LIGHTING AS SHOWN ON THIS DRAWING. 6. THE DRY UTILITIES ARE SHOWN FOR LOCATION AND INTENT ONLY. THE CONTRACTOR SHALL COORDINATE THE FINAL DESIGN OF THE DRY UTILITIES WITH THE UTILITY PROVIDERS. 7. WATER MAINS SHALL BE AWWA C-900 PVC. WATER SERVICES SHALL BE 3/4" TYPE K COPPER. 8. WATER FITTINGS AND VALVES ARE ONLY GRAPHICALLY REPRESENTED AND ARE NOT TO SCALE. 9. WATER SERVICE TABLE INFORMATION IS TO CENTER OF CURB STOP. 10.WATER METERS TO BE INTERNAL TO EACH UNIT. 11.REFER TO SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN THE HABITAT BUFFER ZONE. 12.LANDSCAPING WITHIN THE HABITAT BUFFER ZONE SHALL CONSIST OF NATIVE MATERIALS. REFER TO THE LANDSCAPE PLANS. LOT LINES / R.O.W. EASEMENT LINES CENTERLINE LEGEND NOTES SANITARY SEWER M.H. FIRE HYDRANT STORM DRAIN PIPE SANITARY SEWER STORM DRAIN INLET STORM DRAIN M.H. WATER LINE BENDS THRUST BLOCK GATE VALVE PROPOSED UTILITIES 8" WATER LINE WATER SERVICE SANITARY SERVICE STORM DRAIN INLET MAPPING EXISTING UTILITIES WATER LINE SANITARY SEWER W SS STORM DRAIN PIPE SANITARY SEWER M.H. SANITARY SEWER M.H. GAS LINE ELECTRIC LINE LIGHT POLE 020'40' SCALE: 1" = 20' 10' MAILBOX PAD 2- CURB CUT & SIDEWALK CHASE 2- CURB CUT & SIDEWALK CHASE DRIVE-OVER CURB & GUTTER EDGE OF ACCESS, PEDESTRIAN ACCESS, UTILITY AND DRAINAGE EASEMENT (TYP.) LOT LINE (TYP.) LOT LINE (TYP.) LOT LINE (TYP.) BIOSWALE WITH UNDERDRAIN (SEE DETAILED GRADING PLAN) PROPERTY BOUNDARY (TYP.) PROPERTY BOUNDARY (TYP.) EDGE OF ACCESS, PEDESTRIAN ACCESS, UTILITY AND DRAINAGE EASEMENT (TYP.) WEST ELIZABETH IMPROVEMENTS CURRENTLY UNDER CONSTRUCTION (SEE NOTE 2) OVERLAND TRAIL WIDENING IMPROVEMENTS CURRENTLY UNDER CONSTRUCTION (SEE NOTE 2) EDGE OF ACCESS, PEDESTRIAN ACCESS, UTILITY AND DRAINAGE EASEMENT (TYP.) REAR PATIO OR DECK (TYP.) (SEE ARCH. PLANS) LANDSCAPE WALL (SEE NOTE 4) LANDSCAPE WALL (SEE NOTE 4) LANDSCAPE WALL (SEE NOTE 4) LANDSCAPE WALL (SEE NOTE 4) LANDSCAPE WALL (SEE NOTE 4) 4 INLET (SEE SHEET C3.02) SEE SHEET C5.0 FOR STREET PLAN & PROFILE 13.65' 15.02' 15.89' 28.54' 28.54' 43.22' 14.94' 35.75' 35.84' 36.12' 67.59' EXISTING 20' E.A.E. 16' EP-EP 10' EXISTING 20' UTILITY ESMT. EXISTING 10' WATERLINE ESMT. 5' EXIST. 15' U.E. EXISTING 75' UNITED STATES ESMT. 107.5' PUBLIC RIGHT-OF-WAY EXIST. 9' UTILITY ESMT. EXIST. 9' UTIL. ESMT. 51' PUBLIC RIGHT-OF-WAY 12' CONCRETE PAN 7.17' 18' PKG TO EP 10' 10' 16' EP-EP R37' INLET (SEE SHEET C3.02) INLET (SEE SHEET C3.02) 3.75' SIDEWALK 3.75' SIDEWALK 3.75' SIDEWALK 3.75' SIDEWALK DIRVE-OVER CURB & GUTTER DIRVE-OVER CURB & GUTTER VERTICAL CURB & GUTTER VERTICAL CURB & GUTTER VERTICAL CURB & GUTTER VERTICAL CURB & GUTTER VERTICAL CURB & GUTTER VERTICAL CURB & GUTTER EXIST. 20' E.A.E T T T T T T T T T T T T T T T T 4 4 4 4 4 4 HEADWALL (SEE STRUCTURAL PLANS) T T LANDSCAPE WALL (SEE NOTE 4) BUILDING 4 BUILDING 3 BUILDING 2 BUILDING 1 BUILDING 5 BUILDING 6 BLOCK 1 BLOCK 1 (ADA UNIT) (ADA UNIT) (ADA UNIT) (ADA UNIT) Lot 18 Lot 19 HABITAT BUFFER (TYP.) PREPARED FOR: DATE SUBMITTED: The engineer preparing these plans will not be responsible for, or liable for, unauthorized changes to or uses of these plans. All changes to the plans must be in writing and must be approved by the preparer of these plans. CAUTION BELLA VIRA TOWNHOMES INC. 02/12/2014 BELLA VIRA SUBDIVISION FILING TWO 26 U13012 PRELIMINARY PLANS NOT FOR CONSTRUCTION Civil Engineering & Consulting 1501 Academy Court, Suite 203 Fort Collins, CO 80524 (970) 530-4044 www.unitedcivil.com NONE KEVIN D:\DROPBOX\PROJECTS\U13012 BELLA VIRA\CADD\CP C2.00_HORIZONTAL CONTROL PLA 2/11/2014 8:41:32 AM SME HORIZONTAL CONTROL AND SIGNING & STRIPING PLAN C2.00 N/A 20' CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: APPROVED: 1. FOR BUILDING LAYOUT REFERENCE ARCHITECTURAL PLANS. LAYOUT AND DIMENSION INFORMATION SHOWN REPRESENTS OUTSIDE FACE OF WALL AND IS SHOWN FOR INFORMATION ONLY. 2. EXISTING INFORMATION AS SHOWN ON THIS PLAN IS PER DESIGN INFORMATION PROVIDED BY JIM SELL DESIGN AS SHOWN IN THE PHASE 1 CONSTRUCTION PLANS ENTITLED "BELLA VIRA SUBDIVISION" AND DATED DECEMBER 7, 2007. AT THE TIME OF THIS SUBMITTAL, CONSTRUCTION OF THE PHASE 1 BELLA VIRA IMPROVEMENTS IS NOT YET COMPLETE. CONTRACTOR SHALL FIELD VERIFY ACTUAL CONDITIONS AT ALL INTERFACES WITH PHASE 1 IMPROVEMENTS PRIOR TO THE COMMENCEMENT OF FILING 2 CONSTRUCTION. 3. NOTE THAT SIDEWALKS ALONG OVERLAND TRAIL AND WEST ELIZABETH STREET ADJACENT TO THE SITE ARE BEING INSTALLED WITH PHASE I OF BELLA VIRA SUBDIVISION BY OTHERS. 4. ALL DIMENSIONS AND LINE AND CURVE INFORMATION ARE MEASURED TO CURB FLOW LINE OR EDGE OF PAVEMENT UNLESS OTHERWISE NOTED. 5. CONTRACTOR SHALL REFER TO AND COORDINATE WITH THE APPROVED LANDSCAPE DRAWINGS FOR ALL LANDSCAPE AND SITE FEATURES SUCH AS LANDSCAPE WALLS, SEEDING/SOD, LANDSCAPE ROCK AND MULCH, ETC. 6. SEE SOILS REPORT FOR PAVEMENT AND SUBGRADE PREPARATION, DESIGN AND RECOMMENDATIONS. 7. CONCRETE SIDEWALKS ADJACENT TO BELLA VITA WAY AND SABATINO WAY SHALL BE 6-INCH MINIMUM THICKNESS OR AS REQUIRED PER RECOMMENDATIONS FROM THE GEOTECHNICAL ENGINEER TO SUPPORT A 40-TON VEHICLE. 8. ALL SIGNAGE SHALL BE PER CITY OF FORT COLLINS STANDARDS AND THESE PLANS OR AS OTHERWISE SPECIFIED IN MUTCD. 9. EPOXY APPLICATIONS SHALL BE APPLIED AS SPECIFIED IN CDOT STANDARD SPECIFICATIONS FOR ROAD AND BRIDGE CONSTRUCTION. 10. ALL SURFACES SHALL BE THOROUGHLY CLEANED PRIOR TO INSTALLATION OF STRIPING OR MARKINGS. 11. THE DEVELOPER INSTALLING SIGNS SHALL BE RESPONSIBLE FOR LOCATING AND PROTECTING ALL UNDERGROUND UTILITIES. 12. SPECIAL CARE SHALL BE TAKEN IN SIGN LOCATION TO ENSURE AN UNOBSTRUCTED VIEW OF EACH SIGN. 13. REFER TO SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN THE HABITAT BUFFER ZONE. 14. LANDSCAPING WITHIN THE HABITAT BUFFER ZONE SHALL CONSIST OF NATIVE MATERIALS. REFER TO THE LANDSCAPE PLANS. LOT LINES / R.O.W. EASEMENT LINES CENTERLINE LEGEND NOTES 1 "STOP" SIGN (R1-1) 2 "NO PARKING-FIRE LANE" SIGN 3 4" SOLID WHITE LINE CONCRETE PAVEMENT OR SIDEWALK ASPHALT PAVEMENT CURB & GUTTER CURB & GUTTER TRANSITION T 4 PAINT CURB RED REAR PATIO OR DECK (SEE ARCH. PLANS) 020'40' SCALE: 1" = 20' 10' OVERHEAD ELECTRIC EXISTING 42" WATERLINE EXISTING 20" WATERLINE EXISTING 60" WATERLINE EXISTING ELECTRIC VAULTS EXISTING 20' E.A.E. APPROXIMATE LIMITS OF DISTURBANCE (TYP.) / / / / / / / / / / / / / / / / / / / / / / / / / / / / 15' PLEASANT VALLEY AND LAKE CANAL ESMT. PROPERTY BOUNDARY (TYP.) HABITAT BUFFER (TYP.) / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / ABANDON/REMOVE EXISTING WATER SERVICE (SEE NOTE 4) PREPARED FOR: DATE SUBMITTED: The engineer preparing these plans will not be responsible for, or liable for, unauthorized changes to or uses of these plans. All changes to the plans must be in writing and must be approved by the preparer of these plans. CAUTION BELLA VIRA TOWNHOMES INC. 02/12/2014 BELLA VIRA SUBDIVISION FILING TWO 26 U13012 PRELIMINARY PLANS NOT FOR CONSTRUCTION Civil Engineering & Consulting 1501 Academy Court, Suite 203 Fort Collins, CO 80524 (970) 530-4044 www.unitedcivil.com NONE KEVIN D:\DROPBOX\PROJECTS\U13012 BELLA VIRA\CADD\CP C1.00_EXISTING INFORMATION.DW 2/11/2014 8:41:29 AM SME EXISTING INFORMATION PLAN C1.00 N/A 30' CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: APPROVED: 030'60' SCALE: 1" = 30' 15' 1. EXISTING INFORMATION AS SHOWN ON THIS PLAN IS PER DESIGN INFORMATION PROVIDED BY JIM SELL DESIGN AS SHOWN IN THE PHASE 1 CONSTRUCTION PLANS ENTITLED "BELLA VIRA SUBDIVISION" AND DATED DECEMBER 7, 2007. AT THE TIME OF THIS SUBMITTAL, CONSTRUCTION OF THE PHASE 1 BELLA VIRA IMPROVEMENTS IS NOT YET COMPLETE. CONTRACTOR SHALL FIELD VERIFY ACTUAL CONDITIONS AT ALL INTERFACES WITH PHASE 1 IMPROVEMENTS PRIOR TO THE COMMENCEMENT OF FILING 2 CONSTRUCTION. 2. CONTRACTOR SHALL COORDINATE ALL CONSTRUCTION ITEMS IMPACTING ADJACENT PROPERTIES WITH THE PROPERTY OWNERS TO BEGINNING ANY CONSTRUCTION ACTIVITIES. 3. REFER TO SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN THE HABITAT BUFFER ZONE. 4. THE LOCATION OF THE EXISTING WATER SERVICE AS SHOWN ON THIS DRAWING IS APPROXIMATE. THE CONTRACTOR SHALL HAVE THE SERVICE LOCATED AND SHALL REMOVE/ABANDON THE SERVICE PER FORT COLLINS-LOVELAND WATER DISTRICT STANDARDS (LATEST EDITION.) LEGEND NOTES LOT LINES / R.O.W. EASEMENT LINES CENTERLINE MAPPING CURB AND GUTTER INTERMEDIATE CONTOUR INDEX CONTOUR EXISTING UTILITIES WATER LINE SANITARY SEWER W SS STORM DRAIN PIPE SANITARY SEWER M.H. STORM SEWER M.H. WATER VALVE FIRE HYDRANT LIGHT POLE WATER / SANITARY PLUG WATER METER WATER VAULT FENCE PROPERTY BOUNDARY engineer's work, for any errors and omissions contained in these plans, and approval of these plans by the local entity engineer shall not relieve the engineer who has prepared these plans of all such responsibility. Further, to the extent permitted by law, the engineer hereby agrees to hold harmless and indemnify the local entity, and its officers and employees, from and against all liabilities, claims, and demands which may arise from any errors and omissions contained in these plans. 5. All sanitary sewer, storm sewer, and water line construction, as well as power and other "dry" utility installations, shall conform to the local entity standards and specifications current at the date of approval of the plans by the local entity engineer. 6. The type, size, location and number of all known underground utilities are approximate when shown on the drawings. It shall be the responsibility of the developer to verify the existence and location of all underground utilities along the route of the work before commencing new construction. The developer shall be responsible for unknown underground utilities. 7. The developer shall contact the Utility Notification Center of Colorado (UNCC) at 1-800-922-1987, at least 2 working days prior to beginning excavation or grading, to have all registered utility locations marked. Other unregistered utility entities (i.e. ditch / irrigation company) are to be located by contacting the respective representative. Utility service laterals are also to be located prior to beginning excavation or grading. It shall be the responsibility of the developer to relocate all existing utilities that conflict with the proposed improvements shown on these plans. 8. The developer shall be responsible for protecting all utilities during construction and for coordinating with the appropriate utility company for any utility crossings required. 9. If a conflict exists between existing and proposed utilities and/or a design modification is required, the developer shall coordinate with the engineer to modify the design. Design modification(s) must be approved by the local entity prior to beginning construction. 10. The developer shall coordinate and cooperate with the local entity, and all utility companies involved, to assure that the work is accomplished in a timely fashion and with a minimum disruption of service. The developer shall be responsible for contacting, in advance, all parties affected by any disruption of any utility service as well as the utility companies. 11. No work may commence within any public storm water until the developer notifies the utility provider. Notification shall be a minimum of 2 working days prior to commencement of any work. At the discretion of the water utility provider, a pre-construction meeting may be required prior to commencement of any work. 12. The developer shall sequence installation of utilities in such a manner as to minimize potential utility conflicts. In general, storm sewer and sanitary sewer should be constructed prior to installation of the water lines and dry utilities. 13. The minimum cover over water lines is 4.5 feet and the maximum cover is 5.5 feet unless otherwise noted in the plans and approved by the water utility. 14. A state construction dewatering wastewater discharge permit is required if dewatering is required in order to install utilities or water is discharged into a storm sewer, channel, irrigation ditch or any waters of the united states. 15. The developer shall comply with all terms and conditions of the Colorado Permit for Storm Water Discharge (contact Colorado Department of Health, Water Quality Control Division, (303) 692-3590), the storm water management plan, and the erosion control plan. 16. The local entity shall not be responsible for the maintenance of storm drainage facilities located on private property. Maintenance of onsite drainage facilities shall be the responsibility of the property owner(s). 17. Prior to final inspection and acceptance by the local entity, certification of the drainage facilities, by a registered engineer, must be submitted to and approved by the storm water utility department. Certification shall be submitted to the storm water utility department at least two weeks prior to the release of a certificate of occupancy for single family units. For commercial properties, certification shall be submitted to the Storm Water Utility Department at least two weeks prior to the release of any building permits in excess of those allowed prior to certification per the development agreement. 18. The local entity including but not limited to South Fort Collins Sanitation District and Fort Collins-Loveland Water District shall not be responsible for any damages or injuries sustained in this development as a result of groundwater seepage, whether resulting from groundwater flooding, structural damage or other damage unless such damage or injuries are sustained as a result of the local entity failure to properly maintain its water, wastewater, and/or storm drainage facilities in the development. 19. All recommendations of the final drainage and erosion control study shall be followed and implemented. 20. Temporary erosion control during construction shall be provided as shown on the erosion control plan. All erosion control measures shall be maintained in good repair by the developer, until such time as the entire disturbed areas is stabilized with hard surface or landscaping. 21. The developer shall be responsible for insuring that no mud or debris shall be tracked onto the existing public street system. Mud and debris must be removed within 24 hours by an appropriate mechanical method (i.e. machine broom sweep, light duty front-end loader, etc.) or as approved by the local entity street inspector. 22. No work may commence within any improved or unimproved public right-of-way until a right-of-way permit or development construction permit is obtained, if applicable. 23. The developer shall be responsible for obtaining all necessary permits for all applicable agencies prior to commencement of construction. The developer shall notify the local entity engineering inspector (Fort Collins - 221-6605) and the local entity erosion control inspector (Fort Collins - 221-6700) at least 2 working days prior to the start of any earth disturbing activity, or construction on any and all public improvements. If the local entity engineer is not available after proper notice of construction activity has been provided, the developer may commence work in the engineers absence. However, the local entity reserves the right not to accept the improvement if subsequent testing reveals an improper installation 24. The developer shall be responsible for obtaining soils tests within the public right-of-way after right-of-way grading and all utility trench work is complete and prior to the placement of curb, gutter, sidewalk and pavement. If the final soils/pavement design report does not correspond with the results of the original geotechnical report, the developer shall be responsible for a re-design of the subject pavement section or, the developer may use the local entity's default pavement thickness section(s). Regardless of the option used, all final soils/pavement design reports shall be prepared by a licensed professional engineer. The final report shall be submitted to the inspector a minimum of 10 working days prior to placement of base and asphalt. Placement of curb, gutter, sidewalk, base and asphalt shall not occur until the local entity engineer approves the final report. 25. The contractor shall hire a licensed engineer or land surveyor to survey the constructed elevations of the street subgrade and the gutter flowline at all intersections, inlets, and other locations requested by the local entity inspector. The engineer or surveyor must certify in a letter to the local entity that these elevations conform to the approved plans and specifications. Any deviations shall be noted in the letter and then resolved with the local entity before installation of base course or asphalt will be allowed on the streets. 26. All utility installations within or across the roadbed of new residential roads must be completed prior to the final stages of road construction. For the purposes of these standards, any work except c/g above the subgrade is considered final stage work. All service lines must be stubbed to the property lines and marked so as to reduce the excavation necessary for building connections. 27. Portions of Larimer County are within overlay districts. The Larimer County floodplain resolution should be referred to for additional criteria for roads within these districts. 28. All road construction in areas designated as wild fire hazard areas shall be done in accordance with the construction criteria as established in the wild fire hazard area mitigation regulations in force at the time of final plat approval. 29. Prior to the commencement of any construction, the contractor shall contact the local entity forester to schedule a site inspection for any tree removal requiring a permit. 30. The developer shall be responsible for all aspects of safety including, but not limited to, excavation, trenching, shoring, traffic control, and security. Refer to OSHA Publication 2226, Excavating and Trenching. 31. The developer shall submit a construction traffic control plan, in accordance with MUTCD, to the appropriate right-of-way authority. (local entity, county or state), for approval, prior to any construction activities within, or affecting, the right-of-way. The developer shall be responsible for providing any and all traffic control devices as may be required by the construction activities. 32. Prior to the commencement of any construction that will affect traffic signs of any type, the contractor shall contact local entity traffic operations department, who will temporarily remove or relocate the sign at no cost to the contractor; however, if the contractor moves the traffic sign then the contractor will be charged for the labor, materials and equipment to reinstall the sign as needed. 33. The developer is responsible for all costs for the initial installation of traffic signing and striping for the development related to the development's local street operations. In addition, the developer is responsible for all costs for traffic signing and striping related to directing traffic access to and from the development. 34. There shall be no site construction activities on Saturdays, unless specifically approved by the local entity engineer, and no site construction activities on Sundays or holidays, unless there is prior written approval by the local entity. 35. The developer is responsible for providing all labor and materials necessary for the completion of the intended improvements, shown on these drawings, or designated to be provided, installed, or constructed, unless specifically noted otherwise. 36. Dimensions for layout and construction are not to be scaled from any drawing. If pertinent dimensions are not shown, contact the designer for clarification, and annotate the dimension on the as-built record drawings. 37. The developer shall have, onsite at all times, one (1) signed copy of the approved plans, one (1) copy of the appropriate standards and specifications, and a copy of any permits and extension agreements needed for the job. 38. If, during the construction process, conditions are encountered which could indicate a situation that is not identified in the plans or specifications, the developer shall contact the designer and the local entity engineer immediately. 39. The developer shall be responsible for recording as-built information on a set of record drawings kept on the construction site, and available to the local entity's inspector at all times. Upon completion of the work, the contractor(s) shall submit record drawings to the local entity engineer. 40. The designer shall provide, in this location on the plan, the location and description of the nearest survey benchmarks (2) for the project as well as the basis of bearings. The information shall be as follows: CITY OF FORT COLLINS 22-97 ON A MANHOLE BASE NEAR THE WEST RIGHT OF WAY OF OVERLAND TRAIL AND WEST ELIZABETH ST. ELEVATION=5138.68 (CITY OF FORT COLLINS-NGVD 1929 DATUM UNADJUSTED) CITY OF FORT COLLINS 32-92 NORTHEAST CORNER OF LAKE ST. AND OVERLAND TRAIL, IN EAST HEADWALL BRIDGE OVER PLEASANT VALLEY AND LAKE CANAL. ELEVATION=5116.24 (CITY OF FORT COLLINS-NGVD 1929 DATUM UNADJUSTED) ASSUMING THE EAST LINE OF THE SOUTHEAST 1/4 OF SECTION 17, T.7N., R.69W., AS BEARING N00°16'54"E BEING A GRID BEARING OF THE COLORADO STATE PLANE COORDINATE SYSTEM, NORTH ZONE, NORTH AMERICAN DATUM 1983/2007, A DISTANCE OF 2636.54 FEET WITH ALL OTHER BEARINGS CONTAINED HEREIN RELATIVE THERETO. 41. All stationing is based on centerline of roadways unless otherwise noted. 42. Damaged curb, gutter and sidewalk existing prior to construction, as well as existing fences, trees, streets, sidewalks, curbs and gutters, landscaping, structures, and improvements destroyed, damaged or removed due to construction of this project, shall be replaced or restored in like kind at the developer's expense, unless otherwise indicated on these plans, prior to the acceptance of completed improvements and/or prior to the issuance of the first certificate of occupancy. 43. When an existing asphalt street must be cut, the street must be restored to a condition equal to or better than its original condition. The existing street condition shall be documented by the local entity construction inspector before any cuts are made. Patching shall be done in accordance with the local entity street repair standards. The finished patch shall blend in smoothly into the existing surface. All large patches shall be paved with an asphalt lay-down machine. In streets where more than one cut is made, an overlay of the entire street width, including the patched area, may be required. The determination of need for a complete overlay shall be made by the local entity engineer and/or the local entity inspector at the time the cuts are made. 44. Upon completion of construction, the site shall be cleaned and restored to a condition equal to, or better than, that which existed before construction, or to the grades and condition as required by these plans. 45. Standard handicap ramps are to be constructed at all curb returns and at all "T" intersections. 46. After acceptance by the local entity, public improvements depicted in these plans shall be guaranteed to be free from material and workmanship defects for a minimum period of two years from the date of acceptance. 47. The local entity shall not be responsible for the maintenance of roadway and appurtenant improvements, including storm drainage structures and pipes, for the following private streets: none. 48. Approved variances are listed as follows: -None. 1. All street construction is subject to the General Notes on the Cover Sheet of these plans as well as the street improvements notes listed here. 2. A paving section design, signed and stamped by a Colorado licensed engineer, must be submitted to the local entity engineer for approval, prior to any street construction activity, (full depth asphalt sections are not permitted at a depth greater than 8 inches of asphalt). The job mix shall be submitted for approval prior to placement of any asphalt. 3. Where proposed paving adjoins existing asphalt, the existing asphalt shall be saw cut, a minimum distance of 12 inches from the existing edge, to create a clean construction joint. The developer shall be required to remove existing pavement to a distance where a clean construction joint can be made. Wheel cuts shall not be allowed unless approved by the local entity engineer in Fort Collins. 4. Street subgrades shall be scarified the top 12 inches and re-compacted prior to subbase installation. No base material shall be laid until the subgrade has been inspected and approved by the local entity engineer. 5. Valve boxes and manholes are to be brought up to grade at the time of pavement placement or overlay. Valve box adjusting rings are not allowed. 6. When an existing asphalt street must be cut, the street must be restored to a condition equal to or better than its original condition. The existing street condition shall be documented by the inspector before any cuts are made. Cutting and patching shall be done in conformance with Chapter 25, reconstruction and repair. The finished patch shall blend smoothly into the existing surface. The determination of need for a complete overlay shall be made by the local entity engineer. All overlay work shall be coordinated with adjacent landowners such that future projects do not cut the new asphalt overlay work. 7. All traffic control devices shall be in conformance with these plans or as otherwise specified in MUTCD (including Colorado supplement) and as per the right-of-way work permit traffic control plan. 8. The developer is required to perform a gutter water flow test in the presence of the local entity inspector and prior to installation of asphalt. Gutters that hold more than inch deep or 5 feet longitudinally, of water, shall be completely removed and reconstructed to drain properly. 9. Prior to placement of H.B.P. or concrete within the street and after moisture/density tests have been taken on the subgrade material (when a full depth section is proposed) or on the subgrade and base material (when a composite section is proposed), a mechanical "proof roll" will be required. The entire subgrade and/or base material shall be rolled with a heavily loaded vehicle having a total GVW of not less than 50,000 lbs. And a single axle weight of at least 18,000 lbs. With pneumatic tires inflated to not less than 90 P.S.I.G. "proof roll" vehicles shall not travel at speeds greater than 3 m.p.h. any portion of the subgrade or base material which exhibits excessive pumping or deformation, as determined by the local entity engineer, shall be reworked, replaced or otherwise modified to form a smooth, non-yielding surface. The local entity engineer shall be notified at least 24 hours prior to the "proof roll." All "proof rolls" shall be performed in the presence of an inspector. 1. All signage and marking is subject to the General Notes on the Cover Sheet of these plans, as well as the traffic signing and marking construction notes listed here. 2. All symbols, including arrows, ONLY's, crosswalks, stop bars, etc. shall be preformed thermoplastic. 3. All signage shall be per local entity standards and these plans or as otherwise specified in MUTCD. 4. All lane lines for asphalt pavement shall receive two coats of latex paint with glass beads. 5. All lane lines for concrete pavement should be epoxy paint. 6. Prior to permanent installation of traffic striping and symbols, the developer shall place temporary tabs or tape depicting alignment and placement of the same. Their placement shall be approved by the City of Fort Collins Traffic Engineer prior to permanent installation of striping and symbols. 7. Preformed thermoplastic applications shall be as specified in these plans and/or these standards. 8. Epoxy applications shall be applied as specified in CDOT standard specifications for road and bridge construction. 9. All surfaces shall be thoroughly cleaned prior to installation of striping or markings. 10. All sign posts shall utilize break-away assemblies and fasteners per the standards. 11. A field inspection of location and installation of all signs shall be performed by the City of Fort Collins Traffic Engineer . All discrepancies identified during the field inspection must be corrected before the two year warranty period will begin. GENERAL AND CONSTRUCTION NOTES C0.01 CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: APPROVED: PREPARED FOR: DATE SUBMITTED: The engineer preparing these plans will not be responsible for, or liable for, unauthorized changes to or uses of these plans. All changes to the plans must be in writing and must be approved by the preparer of these plans. CAUTION BELLA VIRA TOWNHOMES INC. 02/12/2014 BELLA VIRA SUBDIVISION FILING TWO 26 U13012 PRELIMINARY PLANS NOT FOR CONSTRUCTION Civil Engineering & Consulting 1501 Academy Court, Suite 203 Fort Collins, CO 80524 (970) 530-4044 www.unitedcivil.com PROJECT TEAM PROJECT COORDINATES CITY OF FORT COLLINS 22-97 ON A MANHOLE BASE NEAR THE WEST RIGHT OF WAY OF OVERLAND TRAIL AND WEST ELIZABETH ST. ELEVATION=5138.68 (CITY OF FORT COLLINS-NGVD 1929 DATUM UNADJUSTED) CITY OF FORT COLLINS 32-92 NORTHEAST CORNER OF LAKE ST. AND OVERLAND TRAIL, IN EAST HEADWALL BRIDGE OVER PLEASANT VALLEY AND LAKE CANAL. ELEVATION=5116.24 (CITY OF FORT COLLINS-NGVD 1929 DATUM UNADJUSTED) ASSUMING THE EAST LINE OF THE SOUTHEAST 1/4 OF SECTION 17, T.7N., R.69W., AS BEARING N00°16'54"E BEING A GRID BEARING OF THE COLORADO STATE PLANE COORDINATE SYSTEM, NORTH ZONE, NORTH AMERICAN DATUM 1983/2007, A DISTANCE OF 2636.54 FEET WITH ALL OTHER BEARINGS CONTAINED HEREIN RELATIVE THERETO. 1. ALL PROJECT CONTROL LISTED HEREON IS PROVIDED AS A COURTESY. IT IS THE RESPONSIBILITY OF THE RECIPIENT TO VERIFY THE ACCURACY OF THE COORDINATES AND ELEVATIONS SHOWN PRIOR TO USING THEM FOR ANY PURPOSES. Water/Wastewater City of Fort Collins Utilities Roger Buffington (970) 221-6854 Stormwater City of Fort Collins Utilities Glen Schlueter (970) 221-6700 Power City of Fort Collins Light & Power Doug Martine (970) 224-6152 Natural Gas Xcel Energy Stephanie Rich (970) 225-7828 Telecom Centurylink Bill Johnson (970) 377-6401 Cable Comcast Don Kapperman (970) 567-0245 Note: All utility providers listed hereon is provided as a courtesy. It is the responsibility of the recipient to verify the accuracy and completeness of the information shown. UTILITY PROVIDERS PREPARED FOR: DATE SUBMITTED: The engineer preparing these plans will not be responsible for, or liable for, unauthorized changes to or uses of these plans. All changes to the plans must be in writing and must be approved by the preparer of these plans. CAUTION BELLA VIRA TOWNHOMES INC. 02/12/2014 BELLA VIRA SUBDIVISION FILING TWO 26 U13012 PRELIMINARY PLANS NOT FOR CONSTRUCTION Civil Engineering & Consulting 1501 Academy Court, Suite 203 Fort Collins, CO 80524 (970) 530-4044 www.unitedcivil.com & &29(56+((7 & *(1(5$/$1'&216758&7,21127(6 3/$7 )255()(5(1&(21/< & (;,67,1*,1)250$7,213/$1 & +25,=217$/&21752/$1'6,*1,1* 675,3,1*3/$1 & 87,/,7<3/$1 & 6$1,7$5<6(:(53/$1 352),/( & 672506(:(53/$1 352),/( & 29(5$//*5$',1*$1'(526,21&21752/3/$1 && '(7$,/('*5$',1*3/$16 & %(//$9,7$:$< 6$%$7,12/$1(&(17(5/,1(3/$1 352),/( & '5$,1$*(3/$1 && &216758&7,21'(7$,/6 6 6758&785$/$%%5(9,$7,216'(7$,/5()(5(1&(.(< /$36 6 *(1(5$/6758&785$/127(6 6 +($':$//:,1*:$//3/$1 '(7$,/6 SHEET INDEX CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: APPROVED: CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. CALL UTILITY NOTIFICATION CENTER OF COLORADO .QRZZKDW V R Mr. Terry W. Farrill, P.E., District Engineer Mr. Michael D. DiTullio, Manager Date Date All changes, addendum, additions, deletions and modifications to these drawings must be approved in writing, by the Fort Collins - Loveland Water District and the South Fort Collins Sanitation District. 4 12 PARTY WALL 1HR FIRE RATED FRONT ELEVATION 1 Scale: 1/8" = 1'-0" RIGHT ELEVATION 4 Scale: 1/8" = 1'-0" REAR ELEVATION 3 Scale: 1/8" = 1'-0" LEFT ELEVATION 2 Scale: 1/8" = 1'-0" FF 1ST 100' 0" FF BSMT 90' 1 7/8" FF 2ND FLR BRG 109' 1" 109' 0" BRG 117' 2" FF 1ST 100' 0" FF BSMT 90' 1 7/8" FF 1ST 100' 0" FF 2ND FLR 109' 1" BRG 117' 2" FF 1ST 100' 0" FF BSMT 90' 1 7/8 FF 2ND FLR 109' 1" BRG 117' 2" APPROX. LINE OF GRADE AT "WALK-OUT" BASEMENT APPROX. LINE OF GRADE AT NON-WALK OUT BASEMENT APPROX. LINE OF GRADE AT "WALK-OUT" BASEMENT APPROX. LINE OF GRADE AT NON-WALK OUT BASEMENT RED-BROWN SHINGLED ROOF SIDING &/OR ROOF FORMS AT REAR ELEVATIONS MAY VARY AT EACH REPEATED UNIT TYPE - SIDING MATERIALS TO INCLUDE STUCCO, BUFF FAUX FLAGSTONE, RED-BROWN BRICK, & LAP SIDING IN VARIOUS COMBINATIONS. RED-BROWN SHINGLED ROOF HEIGHT 23' 10" 38'-0" SIDING &/OR ROOF FORMS AT ENTRY WILL VARY AT EACH REPEATED UNIT TYPE - SIDING MATERIALS TO INCLUDE STUCCO "TAN/BEIGE", "BUFF" FAUX FLAGSTONE, "RED-BROWN" BRICK: IN VARIOUS COMBINATIONS. 4 12 4 12 4 12 4 12 PARTY WALL 1HR FIRE RATED 90' 1 7/8" FF ELEV 8' 0" BRG 110' 0" BRG 112' 0" BRG 100' 0" FF ELEV 110' 0" BRG 112' 0" BRG FF 1ST 100' 0" FF BSMT 90' 1 7/8" FRONT ELEVATION 1 Scale: 1/8" = 1'-0" RIGHT ELEVATION 4 Scale: 1/8" = 1'-0" REAR ELEVATION 3 Scale: 1/8" = 1'-0" LEFT ELEVATION 2 Scale: 1/8" = 1'-0" RANCH TOWNHOME UNIT TYPE #1 RANCH TOWNHOME UNIT TYPE #2 TWO-STORY TOWNHOME UNIT TYPE #3 FF 1ST 100' 0" BELLA VIRA SUBDIVISION FILING TWO BUILDING ELEVATIONS APPROX. LINE OF GRADE AT "WALK-OUT" BASEMENT APPROX. LINE OF GRADE AT NON-WALK OUT BASEMENT APPROX. LINE OF GRADE AT "WALK-OUT" BASEMENT APPROX. LINE OF GRADE AT NON-WALK OUT BASEMENT SIDING &/OR ROOF FORMS AT ENTRY WILL VARY AT EACH REPEATED UNIT TYPE - SIDING MATERIALS TO INCLUDE STUCCO "TAN/BEIGE", "BUFF" FAUX FLAGSTONE, "RED-BROWN" BRICK: IN VARIOUS COMBINATIONS. SIDING &/OR ROOF FORMS AT REAR ELEVATIONS MAY VARY AT EACH REPEATED UNIT TYPE - SIDING MATERIALS TO INCLUDE STUCCO, BUFF FAUX FLAGSTONE, RED-BROWN BRICK, & LAP SIDING IN VARIOUS COMBINATIONS. PARTY WALL 1HR FIRE RATED HEIGHT 19' 0" 38'-0" A3.1 4 12 4 12 4 12 4 12 PARTY WALL 1HR FIRE RATED JOB # REVISIONS DATE DRAWN CHECKED SHEET 415 E. PITKIN STREET, FORT COLLINS COLORADO 80524 (970) 493-1023 BELLA VIRA SUBDIVISION FILING TWO BELLA VIRA TOWNHOMES FORT COLLINS, CO 13115 FEBRUARY 12, 2014 CGL/DWL DWL (3) PAH (2) PO (3) PO HHR HHR EP SN EP SN SN EP HHR EP EP SN HHR SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W W W W W W W W W W W W W W W W W W W W SABATINO LANE (3) EFE (6) BMK (3) EFE (3) EFE (6) BMK (3) EFE W W W (3) CA (3) PO W W W W W B U I L D I N G F O O T P R I N T # 1 1 Scale: 1" = 20 ft DECK DECK DECK DECK DECK DECK CONC. WALK RETAINING WALL RETAINING WALL DRIVEWAY DRIVEWAY DRIVEWAY CONC. WALK DRIVEWAY DRIVEWAY DRIVEWAY G G G G G G G G G G G G G G G G G PLANTING PLAN E E E E E E (3) CA JSC (7) PFG (5) SBG (4) (5) EA (3) CPS (3) PO (3) RWP (5) PFG (4) RWP (3) BTC (6) JSC (1) RFC (3) CPS (3) EA (3) BTC (4) EA (3) CPS (3) PFG (4) BMK (3) CA (3) BTC (3) CPS (3) CC (4)PB (3) CA (4) BMK (4) EA (2) RFC (4) PO (3) RWP HHR (3) CC (4) EF RWP (3 PAH (3 (3) PO (1) RFC (3) PO (4) BTC (3) CA (3) PFG (6) JSC (3) CA (5) BTC (3) BMK SN HHR HHR HHR HHR SN BELLA VITA WAY SS SS SS SS SS SS SS SS SN SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W W W W W W W W W (6) RT (3) AA W W (4) EF HHR W SS SS SS W W SS SS SS W W B U I L D I N G F O O T P R I N T # 2 2 Scale: 1" = 20 ft RETAINING WALL DECK DECK DECK DECK DECK RETAINING WALL DRIVEWAY DRIVEWAY DRIVEWAY CONC. WALK DRIVEWAY DRIVEWAY G G G G G G G G G G G G G G JOB # REVISIONS DATE DRAWN CHECKED SHEET 415 E. PITKIN STREET, FORT COLLINS COLORADO 80524 (970) 493-1023 BELLA VIRA SUBDIVISION FILING TWO BELLA VIRA TOWN HOMES FORT COLLINS, CO 13116 FEB. 12, 2014 DWL/CGL DWL E (5) PAH (3) CPS (4) EA (2) CC (4) CPS (5) JSC (5) CA (4) (4) SBG (4) PO (2) PO (4) RFC (3) SBG (3) PFG (4) CA (6) JSC (6) RWP CPS CPS (3) (4) EA (4) RFC (4) CA (3) PAH (4) RWP (9) CC SN HHR EP EP SN EP SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W RETAINING WALL DECK DECK DECK DECK PLANTING PLAN B U I L D I N G F O O T P R I N T # 3 3 Scale: 1" = 20 ft DRIVEWAY DRIVEWAY DRIVEWAY DRIVEWAY CONC. WALK G G G G G G G G G G G G E E E E EEEEEEEEE (3) PO (3) RWP (3) PO (2) RFC (3) EA (2) RFC (3) PFG (4) BMK (3) CA (3) CA (3) EF (3) BMK (3) BTC (3) PFG (3) CPS (3) CC (3) EA (2) RFC (3) CPS SN HHR SS SS SS SS SS SS SS SS SS W W W W W (4) EF W DECK DECK PLANTING PLAN B U I L D I N G F O O T P R I N T # 4 4 Scale: 1" = 20 ft DRIVEWAY DRIVEWAY CONC. WALK G G G G G G G E E E E E E E (3) EFE (2) RFC (3) PO (3) RWP (3) PO (3) PFG (3) PFG (3) CC (3) CA (3) BTC (4) BMK (2) TO (2) TO (4) BMK (4) TO (5) EFE (4) CA (4) SBG (3) CA (4) CC EA HHR HHR HHR EP HHR (4) CA (3) CA (3) PAH (7) JSC (3) BTC C (3) SBG (7) JSC (3) PFG (6) RWP (3) PB (3) PFG (3) CA (3) PAH (2) PO (3)RFC (3) RWP (3) PO SN HHR HHR HHR SS SS SS SS SS ss SS SS SS SS W W W W (3)PFG SS SS SS W W W W SN RETAINING WALL DECK DECK DECK DECK DRIVEWAY CONC. WALK DRIVEWAY PLANTING PLAN B U I L D I N G F O O T P R I N T # 5 5 Scale: 1" = 20 ft DRIVEWAY DRIVEWAY CONC. WALK G G G G G G G G G G (6) JSC (6) JC (3) CA (3) PO PLANTING PLAN E N T R Y F E A T U R E 7 Scale: 1" = 10 ft PLANTING PLAN HHR (3) EN (6) RT (3) AA (9) ATS (3) RT (4) RT (6) AA (3) EN (5) PSA (3) AA B U F F E R Z O N E / B I O - S W A L E 8 Scale: 1" = 20 ft NATIVE PRAIRIE MIX SEE L-2 FOR SEED MIX BIO-SWALE SEEDED WITH NATIVE PRAIRIE MIX SEE L-2 FOR SEED MIX/SEE CIVILFOR DETAIL EXISITING COTTONWOODS LINE OF APPROXIMATE TOP OF DITCH BANK E E E E E E 5) EFE (3) EA (5) PFG (3) HA (3) BMK (2) RFC (3) HA (5) CA (3) PFG (4) JSC (3) EA (4) CPS (2) RFC (2) CPS (3) EA (1) RFC (3) PO (4) RWP (2) PO (3) PB (3) BTC (3) SBG (3) CA (6) PAH (3) BTC (2) CA HHR HHR HHR HHR HHR EP SN SN (3) RFC (2) PO (3)RFC (3) RWP PO (3) RFC (2) CPS (4) CA (6) JSC (7) BMK (3) EF (7) JSC (3) EFE (5) CA (2) PB (4) SBG EP SN SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS (2) EA W W W W W W W W W SABATINO LANE W W W DECK DECK DECK DECK CONC. WALK PLANTING PLAN B U I L D I N G F O O T P R I N T # 6 6 Scale: 1" = 20 ft RETAINING WALL RETAINING WALL DRIVEWAY DRIVEWAY DRIVEWAY DRIVEWAY CONC. WALK CONC. WALK G G G G G G G G G G G LANDSCAPE PLAN DETAIL PLANS L-3 OF 3 G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G E E E E E E E E E E E E E E E E E E E E E E E E E E E E E S S SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS E G G GGGG G W W W W W W W W W W W W W W W W SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS G G G GGGGG G G GG GGGGGGGGGG GGGGGGGGGG GGGGGGGGGGGGGG G GGGG GGGGGGGG EEEEEEEEE CITY REGIONAL DETENTION POND TRACT C OVERLAND TRAIL FT. COLLINS-LOVELAND WATER DISTRICT BOOK 1501, PAGE 724 Lot 2 OFP Development M.L.D. W. ELIZABETH STREET STATE OF COLORADO BOARD OF AGRICULTURE -IN THE COUNTY- COLORADO STATE UNIVERSITY Lot 13 UNIT 101 LORY ANN ESTATES CONDOMINIUMS AT OVERLAND TRAIL Unit A, Bldg 5 ELIZABETH AT OVERLAND TRAIL CONDOS Unit 1 HERITAGE CONDOS 2639.77' S00°10'18"W 20' CITY OF FORT COLLINS WATER LINE EASEMENT X X X X X X X X X X X X X T P TEL OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE E W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W NPW NPW NPW NPW NPW NPW NPW NPW NP NPW NPW NPW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W E E E E E E E Lot 7 Lot 1 Lot 2 Lot 6 Lot 5 Lot 4 Lot 3 Lot 12 Lot 8 Lot 11 Lot 13 Lot 15 Lot 14 Lot 16 Lot 17 Lot 9 Lot 10 Lot 25 Lot 24 Lot 23 Lot 22 Lot 21 Lot 20 Lot 19 Lot 18 SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W W W W W W W W W W W W W W W W W W W W W S S SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS 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LINE PROPOSED WATER SERVICE LINE PROPOSED WATER MAIN LINE STREET LIGHTS POST OFFICE BOX NATIVE PRAIRE SEED MIX TURF AREA PROPOSED DECIDUOUS TREES PROPOSED ORNAMENTAL TREES OHE OHE LOD LOD PROPOSED EVERGREEN TREES SS SS SS SS SS SS SS SS SS SS SS SS SS ss SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS ss W SS W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W PROPOSED ELECTRIC LINE OVERHEAD ELECTRIC SADDLE RIDGE CONDOMINIUMS SUPPLEMENT 12, PHASE 13 Unit D, Building 23 SABATINO LANE 1 GTS GTS 1 1 GTS W W W 1 AG 1 AG W SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W S S SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W W W W W W W W W W W W SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W PROPOSED GAS LINE SWALE E E E MRA 1 MRA 1 HYDRANT BELLA VITA WAY 36.12 ' 24.17 ' 7.51 ' DE 28.33 ' DE 44.79 ' DE 22.00 ' PUE 22.24 ' PUE 21.27 ' PUE 65.25 ' 14.02 ' 59.60 ' TWO EXISTING DRAIN PIPES 30.00 ' 36.35' EXISTING WATER LINE 20' CITY OF FORT COLLINS WATER LINE EASEMENT BEARING RECEPTION NO. 85035616. PER DECREE AND PERMANENT INJUCTION AS RECORDED JUNE 21, 1993, EASEMENT PER RECEPTION NO. 93041083 TO BE USED TO DISPOSE OF RUN-OFF WATER FROM THE EQUINE CENTER IMPROVEMENTS. 35.77 ' 10' EXISTING WATERLINE EASEMENT REC. NO. 2000-0023858 36.75 ' 30.00 ' 30' PROPOSED DRAINAGE & ACCESS EASEMENT REC. NO. 20080027069 PHASE LINE 5.00 ' 5.00 ' 10.00 ' DE 23.00 ' BAY TYP. 20.00 ' FL 27.18 ' FL 20.00 ' EAE 8.00 ' PARKING PARKING PARKING PARKING PARKING PARKING PARKING POSTAL BOX PARKING 4' WALK TYP. 9.00 ' UE EXISTING WATER LINE PROPOSED STREET LIGHT 15.02 ' PROPOSED STREET LIGHT 20.00' EAE R=5' TYP. R=15' TYP. 52.22' 38.00' TYP. 15.00' UE 28.54 ' 75.00' UNITED STATES EASEMENT BOOK 914, PAGE 526 SCREEN WALL PROPERTY LINE 15.00 ' 15' PLEASANT VALLEY AND LAKE CANAL EASEMENT PROPOSED LANDSCAPE WALL 13.65 ' WAPA POWER POLE TURF TURF TURF TURF PROPERTY LINE 1 L3 BUILDING FOOTPRINT #1 PLANTING PLAN 2' COBBLE STRIP AT BACK OF BUILDINGS 2' COBBLE STRIP AT BACK OF BUILDINGS 1 L1 SCREEN WALL TYP. 7 L3 ENTRY FEATURE PLANTING PLAN PROJECT INFORMATION SIGN PHASE LINE LIMIT OF DEVEOPMENT 589.19' S 47 25' 35" E O TURF TURF 3 L3 BUILDING FOOTPRINT #3 PLANTING PLAN 2 L3 BUILDING FOOTPRINT #2 PLANTING PLAN LIMIT OF DEVELOPMENT APPROXIMATE TOP OF DITCH BANK EXISTING COTTONWOODS ALONG CANAL TO REMAIN 67.59' L A N D S C A P E P L A N 1 Scale: 1" = 30 ft STREET TREES NOT INCLUDED IN THIS SCOPE STREET TREES NOT INCLUDED IN THIS SCOPE STREET TREES NOT INCLUDED IN THIS SCOPE STREET TREES NOT INCLUDED IN THIS SCOPE NATIVE PRAIRIE MIX 8 L3 BUFFER ZONE/BIO-SWALE PLANTING PLAN 659.80' 55.68' TURF BIO-SWALE SEE CIVIL FOR DETAIL BIO-SWALE SEE CIVIL FOR DETAIL NATIVE PRAIRIE MIX NATURAL HABITAT BUFFER AREA LIMITS SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN THE BUFFER ZONE. NOTE: THE NATURAL HABITAT AREA IS MEANT TO BE MAINTAINED IN A NATIVE LANDSCAPE. EXISTING TREE LINE NOTES: EXISTING COTTONWOODS AND WILLOWS TO REMAIN. NO EXCAVATION ALONG DRIPLINE OF EXISTING TREES. STEM COUNT: COTTONWOODS - 20 WILLOWS - 2 RANGING IN SIZE FROM - 3-18" CONDITION: FAIR TO POOR. HOWEVER, THESE TREES PROVIDE GOOD DITCH BANK STABILIZATION AND GOOD WILDLIFE HABITAT VALUE. TRACT A TRACT A TRACT A TRACT A NATURAL HABITAT BUFFER 75' WAPA EASEMENT F32(2.25"POTS) 18"O.C. EVERGREEN SHRUBS QTY. SYM. COMMON NAME BOTANICAL NAME DECIDUOUS TREES FORM HEIGHT WIDTH SIZE ROOT 4 GTS GLEDITSIA TRIACANTHOS INERMIS 'IMPERIAL' OVAL 30-40' 30-40' 2" CAL. B&B ORNAMENTAL TREES CONIFEROUS TREES DECIDUOUS SHRUBS 38 BTC BARBERRY, PYGMY CRIMSON BERBERIS THUNBERGII ' CRIMSON PYGMY' ROUND 1-2' 1-2' 5 GAL CONT. 41 EA BURNING BUSH, DWARF EUONYMUS ALATUS 'COMPACTUS' ROUND 4-5' 4-5' 5 GAL. CONT. 12 HA HYDRANGEA, INCREDIBALL HYDRANGEA ARBORESCENS 'INCREDIBALL' ROUND 4' 3-5' 5 GAL. CONT. 56 RWP ROSA x 'WINNIPEG PARKS' ROUND 2-3' 3-4' 2.5" CAL. 28 SBG SPIREA, GOLD FLAME SPIREA X BUMALDA 'GOLD FLAME' ROUND 2-4' 2-4' 5 GAL. CONT. 6 FLATS SN SALVIA, MAY NIGHT PURPLE SALVIA NEMOROSA 'MAY NIGHT' CLUMP 18-24" 12-18" F15(4"POTS) 18"O.C. 14 FLATS HHR DAYLILY, DWARF YELLOW HEMEROCALLIS 'HAPPY RETURNS' CLUMP 12-15" 12-18" F15(4"POTS) 18"O.C. PERENNIALS 4 FLATS EP PURPLE CONEFLOWER ECHINACEA PURPUREA CLUMP 2-3' 18-24" 82 JSC JUNIPER, CALGARY CARPET JUNIPERUS SABINA 'CALGARY CARPET' SPRED 1-2' 4-6' 5 GAL. CONT. ORNAMENTAL GRASSES 93 CA FEATHER REED GRASS, KARL FORESTER CALAMOGROSTIS X ACUTIFL. 'KARL FORESTER' UPRT 4-5' 1-2' F15(4"POTS) 18"O.C. 41 PAH FOUNTAIN GRASS,DWARF PENNISETUM ALOPECUROIDES 'HAMELN' CLMP 1-2' 12-18" 1 GAL. CONT. CC STIPA (NASSELA) TENUISSIMA UPRT 2-3' 1-2' F15(4"POTS) 18" O.C. 35 RFC BUCKTHORN, TALL HEDGE RHAMNUS FRANGULA 'COLUMNARIS' UPRT 6-12' 3-4' 5' HT.. CONT. 49 PO NINEBARK, SUMMER WINE PHYSOCARPUS OPULIFOLIUS 'SEWARD' ROUND 4-6' 4-6' 5 GAL. CONT. * SEE SHEET L1 FOR SEED MIXES, DETAILS AND PLANT NOTES. 1 PP PINE, PONDEROSA PINUS PONDEROSA OVAL 40-60' 30-40' 6' HT. B&B 5 PSA COTTONWOOD, LANCELEAF POPULUS X ACUMINATA OVAL 50' 30' 2" CAL. B&B 2 QRS QUERCUS ROBUR OVAL 40-60' 35-40' 2" CAL. B&B * ONE SIGNIFICANT TREE BEING REMOVED, TO MITIGATE 3 RADIANT CRABAPPLES HAVE BEEN UPSIZED TO 2.5" CALIPER 6 JC JUNIPER, SPEARMINT JUNIPERUS CHINENSIS 'SPEARMINT' UPRIGHT 15' 2-4' 6' HT. B&B +/- 10 PPS COTTONWOOD POPULUS SPECIES UPRGHT 30-50' 30-40' VARIES RETAIN MALUS 'RADIANT' ROUND 15-25' 15-20' B&B EXISTING TREES TO REMAIN FILING 2 - PLANT SCHEDULE 3 MRA CRABAPPLE, RADIANT SINGLE-FAMILY ATTACHED HOUSING AND OVERLAND TRAIL ROW HONEYLOCUST, IMPERIAL OAK, ENGLISH OAK 32 MEXICAN FEATHER GRASS ROSE, WINNIPEG PARKS 9 ATS SAGEBRUSH, BIG ARTEMISIA TRIDENTATA ROUND 2-9' 3-7' 5 GAL. CONT. 12 AA SERVICEBERRY, SASKATOON AMELANCHIER ALNIFOLIA VASE 8-10' 8-10' 5 GAL. CONT. 13 RT SUMAC, SKUNKBRUSH RHUS TRILOBATA ROUND 3-6' 3-6' 5 GAL. CONT. 6 EN RABBITBRUSH, RUBBER ERICAMERIA NAUSEOSA ROUND 1-7' 3-7' 5 GAL. CONT. 5 GAL. CONT. 1 CS CATALPA, WESTERN CATALPA SPECIOSA OVAL 40-60' 30-50' 2" CAL. B&B * STREET TREES IN R.O.W. ON SHEET L2 ARE NOT INCLUDED IN THIS SCOPE. 27 EFE EUONYMUS, EMERALD N GOLD EUONYMUS FORTUNEI 'EMERALD N GOLD' MOUND 18-24" 2' 5 GAL. CONT. 18 EF EUONYMUS, MOONSHADOW EUONYMUS FORTUNEI 'MOONSHADOW' SPRED 18-24" 2' 5 GAL. CONT. BROADLEAF EVERGREENS 55 BMK BOXWOOD, JULIA JANE BUXUS MICROPHYLLA KOREANA 'JULIA JANE' ROUND 2-3' 3-4' 5 GAL. CONT. 15 TO ARBORVITAE, DEGROOT'S SPIRE THUJA OCCIDENTALIS 'DEGROOT'S SPIRE' UPRT 10-12' 4-5' 5 GAL. CONT. 40 CPS BROOM, SPANISH GOLD CYTISUS PURGANS 'SPANISH GOLD' ROUND 3-4' 4-6' 5 GAL. CONT. 65 PFG POTENTILLA, GOLD FINGER POTENTILLA FRUTICOSA 'GOLD FINGER' ROUND 2-3' 3-4' 5 GAL. CONT. 18 PB SANDCHERRY, PAWNEE BUTTES PRUNUS BESSEYI 'PAWNEE BUTTES' SPRED 15-18" 4-6' 5 GAL. CONT. 5 AG SERVICEBERRY, AUTUMN BRILLIANCE AMELANHIER X GRANDIFLORA 'AUTUMN BRILLIANCE' OVAL 20-25' 15' 1.5" CAL. B&B SEED MIXES NATIVE PRAIRIE MIX- CLAYEY SOILS COMMON NAME BOTANICAL NAME SIDEOATS GRAMA BOUTELOUA CURTIPENDULA BUFFALOGRASS BLUE GRAMA INLAND SALTGRASS DISITICHLIS STRICTA BOTTLEBRUSH SQUIRRELTAIL PRAIRIE JUNEGRASS ELYMUS ELYMOIDES KOELERIA MACRANTHA (BASED ON 80 SEEDS/SQ.FT. AND TOTAL OF 15.9 LBS/PLS/ACRE) DRILL BETWEEN 1/4"-1/2" DEEP BOUTELOUA DACTYLOIDES BOUTELOUA GRACILIS PASCOPYRUM SMITHII ALKALI SACATON SPOROBOLUS AIROIDES TURF - BLUEGRASS SOD WESTERN WHEATGRASS DRILLED lbs/PLS/acre 2.8 6.8 0.6 0.9 1.8 0.2 3.2 0.3 WARM WARM WARM WARM COOL COOL WARM COOL SEASON MATURE HEIGHT 10-30" 4-8" 4-16" 4-16" 4-20" 12-32" 20-40" 6-24" FORM BUNCH SOD BUNCH/SOD SOD BUNCH SOD BUNCH BUNCH WATER BUDGET CHART HYDROZONE AREA WATER NEEDED ANNUAL WATER USE HIGH (SF) (GALLONS/SF (GALLONS) MODERATE LOW VERY LOW TOTAL 21,666 11,771 3,735 17,384 54,556 18 10 3 0 AVE 9.5 389,988 117,710 11,205 0 518,903 B E L L A V I R A S U B D I V I S I O N F I L I N G T W O JOB # REVISIONS DATE DRAWN CHECKED SHEET 415 E. PITKIN STREET, FORT COLLINS COLORADO 80524 (970) 493-1023 BELLA VIRA SUBDIVISION FILING TWO BELLA VIRA TOWN HOMES FORT COLLINS, CO 13116 FEB. 12, 2014 DWL/CGL DWL LANDSCAPE PLAN MASTER PLAN L-2 OF 3 IN NATIVE SEED AREAS IF ANY, ARE TO BE IRRIGATED WITH AN AUTOMATIC DRIP (TRICKLE) IRRIGATION, OR ACCEPTABLE ALTERNATIVE. THE IRRIGATION SYSTEM IS TO BE ADJUSTED TO MEET THE WATER REQUIREMENTS OF THE INDIVIDUAL PLANT MATERIAL. 10. ALL SHRUB BEDS TO BE MULCHED WITH A THREE INCH (3”) LAYER OF RIVER ROCK OVER WEED BA RRIER . 11. EDGING BETWEEN GRASS AND SHRUB BEDS SHALL BE 1/8” X 4” STEEL SET LEVEL TO TOP OF SOD. 12. IRRIGATED TURF TO BE SODDED OR SEEDED WITH KENTUCKY BLUE GRASS, OR AS OTHERWISE NOTED. TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTION ACTIVITY SHALL BE CONSERVED FOR LATER USE. 13. THE SOIL IN ALL LANDSCAPE AREAS SHALL BE THOROUGHLY LOOSENED TO A DEPTH OF NOT LESS THAN EIGHT (8) INCHES AND SOIL AMENDMENT SHALL BE THOROUGHLY INCORPORATED INTO THE SOIL OF ALL LANDSCAPE AREAS TO A DEPTH OF AT LEAST SIX (6) INCHES BY TILLING, DISCING OR OTHER SUITABLE METHOD, AT A RATE OF AT LEAST THREE (3) CUBIC YARDS OF SOIL AMENDMENT PER ONE THOUSAND (1,000) SQUARE FEET OF LANDSCAPE AREA. 14. ALL LANDSCAPE WITHIN PUBLIC RIGHT-OF-WAYS (WITH THE EXCEPTION OF STREET TREES) SHALL BE LIMITED TO A MAXIMUM TWENTY FOUR INCHES (24”) IN HEIGHT. 15. TREE REMOVAL SHOULD BE DONE BY A LICENSED FORT COLLINS ARBORI ST WHERE REQUIRED BY CODE 16. LOCATE ALL UTILITIES PRIOR TO ANY DIGGING OR LANDSCAPE PLANTING. LANDSCAPE PLAN COVER SHEET STUCCO FACING FINISHED GRADE 8" BLOCK TYP. WEST EDGE OF 15' CONC. FOOTER UTILITY EASEMENT 2 S C R E E N W A L L F O O T E R NTS 30" 8" 5" 8" 5" 18" 6'-0"+/-VARIES CAST STONE CAP (BUFF EARTHTONE) CONCRETE BLOCK PILASTER W/ FAUX STONE LOOK (BUFF FLAGSTONE) SYNTHETIC STUCCO SYSTEM, OVER CMU WALL (BUFF EARTHTONE) CONC. VAULTED TILE ROOF, (REDDISH EARTHTONE) FINISHED GRADE S C R E E N W A L L 1 Scale: 1/4" = 1'-0" 3 V E R S A - L O C W A L L D E T A I L NTS VARIES L-1 BELLA VIRA SUBDIVISION FILING TWO LANDSCAPE PLAN OF 3 CIVIL ENGINEER: United Civil Design, Inc. 1501 Academy Ct., Ste. 203 Fort Collins, CO 80524 Ph# (970) 530-4044 Contact: Kevin Brazelton, PE email: kevin.brazelton@unitedcivil.com OWNER/DEVELOPER: Bella Vira Town Homes, Inc. 1313 Fairway Five Drive Fort Collins, Colorado 80525 Contact: John Minatta Ph# (970) 690-2662 ARCHITECT/PLANNER/LANDSCAPE: Lockwood Architects, Inc. 415 E. Pitkin Street Fort Collins, CO 80524 Ph# (970)493-1023 Contact: Dana W. Lockwood, Architect email: lockwoodar@aol.com PROJECT INFO: NOTES: 1. PLANT ALL SHRUBS SO THAT THEIR CENTERS ARE A MINIMUM 4' FROM EDGES OF PAVEMENT. SPACE SHRUBS AS INDICATED ON THE PLANS SCORE ROOT BALL OF CONTAINER PLANTS VERTICALLY WITH KNIFE, CUT ANY SPIRALING ROOTS WHERE THEY EMERGE FROM SOIL BALL. MULCH FORM SAUCER WITH 4" CONTINUOUS RIM FINISH GRADE PLANTING MIX. WATER TO SETTLE, DO NOT TAMP NOTES: 1. PRUNE DEAD OR DAMAGED WOOD AT TIME OF PLANTING. REGULARLY SCHEDULED PRUNING BY CERTIFIED ARBORIST TO BEGIN THE FOLLOWING SEASON BEFORE END OF WARRANTY/MAINTENANCE PERIOD. 2. REMOVE ALL TWINE, ROPE, AND/OR RUBBER FROM AROUND TOP OF BALL, PEEL BACK BURLAP, AND REMOVE WIRE BASKET FROM ROOT BALL. 3. PLANT SO THAT TOP OF ROOT BALL IS 2" ABOVE FINISH GRADE. LEAVE TREES UNSTAKED IF CONDITIONS PERMIT. IF STAKING IS REQUIRED, ONLY DECIDUOUS TREES WHICH ARE WEAK, HAVE LOOSE ROOT BALLS, OR ARE BEING PLANTED IN PARTICULARLY WINDY SITES REQUIRE STAKING. STAKE FOR 1 YR. ONLY. 2 STRAND TWISTED GAL. GUY WIRE WITH GROMMETED STRAPS 6' T-POST 2 STAKES PER TREE DRIVEN (MIN. 18") FIRMLY INTO SUBGRADE PRIOR TO XBACKFILLING TREE WRAP, FROM BOTTOM TO TOP OF FIRST BRANCH, SECURE W/ ELECTRICAL TAPE, NO STAPLES, APPLY LATE FALL, REMOVE EARLY SPRING BACKFILL MIX: 70% ON SITE SOIL, 30% SCREENED COMPOST WATER TO SETTLE, DO NOT TAMP 3" MULCH "CHOICE MULCH", OR APPROVED EQUAL FORM SAUCER 3 X BALL DIA. VERTICAL * * 3" MULCH "CHOICE MULCH", OR APPROVED EQUAL BACKFILL MIX: 70% ON SITE SOIL, 30% SCREENED COMPOST WATER TO SETTLE, DO NOT TAMP 6' T-POST 2 STAKES PER TREE DRIVEN (MIN. 18") FIRMLY INTO SUBGRADE PRIOR TO BACKFILLING 2 STRAND TWISTED GALVANIZED GUY WIRE NOTES: 1. PRUNE DEAD OR DAMAGED WOOD AT TIME OF PLANTING. REGULARLY SCHEDULED PRUNING BY CERTIFIED ARBORIST TO BEGIN THE FOLLOWING SEASON BEFORE END OF WARRANTY/MAINTENANCE PERIOD. 2. PLANT SO THAT TOP OF ROOT BALL IS 2" ABOVE FINISH GRADE. REMOVE ALL TWINE, ROPE, AND/OR RUBBER FROM AROUND TOP OF BALL, PEEL BACK BURLAP, AND REMOVE WIRE BASKET FROM ROOT BALL. 3. LEAVE TREES UNSTAKED IF CONDITIONS PERMIT. IF STAKING IS REQUIRED, ONLY EVERGREEN TREES WHICH ARE WEAK, HAVE LOOSE ROOT BALLS, OR ARE BEING PLANTED IN PARTICULARLY WINDY SITES REQUIRE STAKING. STAKE FOR 1 YR. ONLY. FORM SAUCER NYLON STRAP W/ GROMMETS VERTICAL 3 X BALL DIA. NTS 4 S H R U B NTS 5 D E C I D U O U S T R E E 6 E V E R G R E E N T R E E NTS NTS HALF OF DRIP LINE MIN. 6' T-POST WITH 4 STAKES PER TREE DRIVEN (MIN. 18") FIRMLY INTO SUBGRADE PRIOR TO CONSTRUCTION VERTICAL NOTES: 1. FENCING TO CONSIST OF 5' HEIGHT ORANGE PLASTIC CONSTRUCTION FENCING TIED TO POST WITH METAL WIRE. FENCING SHALL REMAIN UNTIL CONSTRUCTION IS COMPLELTELY FINISHED. 2. SEE PLANT PROTECTION NOTES THIS SHEET. TREE PROTECTION SPECIFICATIONS: (A) WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL BE NO CUT OR FILL OVER A FOUR-INCH DEPTH UNLESS A QUALIFIED ARBORIST OR FORESTER HAS EVALUATED AND APPROVED THE DISTURBANCE. (B) ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINS FORESTRY STANDARDS. (C) PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED AROUND ALL PROTECTED EXISTING TREES WITH SUCH BARRIERS TO BE OF ORANGE FENCING A MINIMUM OF FOUR (4) FEET IN HEIGHT, SECURED WITH METAL T-POSTS, NO CLOSER THAN SIX (6) FEET FROM THE TRUNK OR ONE-HALF (1/2) OF THE DRIP LINE, WHICHEVER IS GREATER. THERE SHALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN THE FENCED TREE PROTECTION ZONE. (D) DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT THE CLEANING OF EQUIPMENT OR MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE MATERIAL SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER MATERIAL HARMFUL TO THE LIFE OF A TREE WITHIN THE DRIP LINE OF ANY PROTECTED TREE OR GROUP OF TREES. (E) NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE FASTENED TO ANY PROTECTED TREE. (F) LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM CONSTRUCTION OR LAND CLEARING AREAS, ROAD RIGHTS-OF-WAY AND UTILITY EASEMENTS MAY BE "RIBBONED OFF," RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN SUBSECTION (G)(3) ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING METAL T-POST STAKES A MAXIMUM OF FIFTY (50) FEET A PART AND TYING RIBBON OR ROPE FROM STAKE-TO-STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED. (G) THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTURE REQUIRING EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BE ACCOMPLISHED BY BORING UNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OF TWENTY-FOUR (24) INCHES. THE AUGER DISTANCE IS ESTABLISHED FROM THE FACE OF THE TREE (OUTER BARK) AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS DESCRIBED IN THE CHART BELOW. TREE DIAMETER AT BREAST HEIGHT (INCHES) AUGER DISTANCE FROM FACE OF TREE (FEET) 0-2 3-4 5-9 10-14 15-19 OVER 19 1 2 5 10 12 15 W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W NPW NPW NPW NPW NPW NPW NPW NPW NP NPW NPW NPW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W 8" ADS FL=5113.1 12" ADS FL=5113.2 E E E E E E E Lot 7 Lot 1 Lot 2 Lot 6 Lot 5 Lot 4 Lot 3 Lot 12 Lot 8 Lot 11 Lot 13 Lot 15 Lot 14 Lot 16 Lot 17 Lot 9 Lot 10 Lot 25 Lot 24 Lot 23 Lot 22 Lot 21 Lot 20 Lot 19 Lot 18 W W W W W W W W W LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD WEST ELIZABETH STREET BELLA VITA WAY PROPERTY BOUNDARY LEGEND CITY LIMITS PROPOSED RIGHT OF WAY PROPOSED STORM LINE PROPOSED EASEMENT/SET BACK PROPOSED LOT LINE PROPOSED CURB AND GUTTER LIMITS OF DEVELOPMENT EXISTING TELEPHONE LINE PHASE LINE PROPOSED SANITARY SERVICE LINE PROPOSED SANITARY MAIN LINE PROPOSED WATER SERVICE LINE PROPOSED WATER MAIN LINE STREET LIGHTS POST OFFICE BOX NATIVE PRAIRE SEED MIX TURF AREA PROPOSED DECIDUOUS TREES PROPOSED ORNAMENTAL TREES OHE OHE LOD LOD PROPOSED EVERGREEN TREES PROPOSED ELECTRIC LINE OVERHEAD ELECTRIC SADDLE RIDGE CONDOMINIUMS SUPPLEMENT 12, PHASE 13 Unit D, Building 23 SABATINO LANE PROPOSED GAS LINE SWALE HYDRANT BELLA VITA WAY 36.12 ' 24.17 ' 7.51 ' DE 28.33 ' DE 44.79 ' DE 22.00 ' PUE 22.24 ' PUE 21.27 ' PUE 65.25 ' BUILDING 4 BUILDING 3 BUILDING 2 BUILDING 6 BUILDING 5 BUILDING 1 5,759 SF 9,738 SF 14,904 SF 11,536 SF 11,030 SF 15,584 SF 67.59' 14.02 ' 59.60 ' TWO EXISTING DRAIN PIPES NATURAL HABITAT BUFFER AREA LIMITS 30.00 ' 30' DRAINAGE & ACCESS EASEMENT REC. NO. 20080027069 494.88' 36.35' EXISTING WATER LINE 20' CITY OF FORT COLLINS WATER LINE EASEMENT BEARING RECEPTION NO. 85035616. PER DECREE AND PERMANENT INJUCTION AS RECORDED JUNE 21, 1993, EASEMENT PER RECEPTION NO. 93041083 TO BE USED TO DISPOSE OF RUN-OFF WATER FROM THE EQUINE CENTER IMPROVEMENTS. 35.77 ' 10' EXISTING WATERLINE EASEMENT REC. NO. 2000-0023858 36.75 ' 30.00 ' HOA OWNED AND MAINTAINED OPEN SPACE AND LANDSCAPE AREA 5.00 ' 5.00 ' CITY LIMIT 10.00 ' DE 23.00 ' BAY TYP. 20.00 ' FL 27.18 ' FL 20.00 ' EAE 8.00 ' POSTAL BOX 4' WALK TYP. 9.00 ' UE 13.65 ' EXISTING WATER LINE PROPOSED STREET LIGHT PROPOSED STREET LIGHT 55.68' 659.80' HOA OWNED AND MAINTAINED OPEN SPACE AND LANDSCAPE AREA 15.02 ' PROPOSED STREET LIGHT 20.00' EAE R=5' TYP. R=15' TYP. 52.22' 38.00' TYP. 15.00' UE 28.54 ' PROPERTY LINE 75.00' UNITED STATES EASEMENT BOOK 914, PAGE 526 SCREEN WALL PROPERTY LINE 15.00 ' 15' PLEASANT VALLEY AND LAKE CANAL EASEMENT PROPOSED LANDSCAPE WALL SWALE LINE SWALE LINE SWALE LINE SWALE LINE SWALE LINE SWALE LINE SWALE LINE S I T E P L A N 1 Scale: 1" = 30 ft UNIT TYPE 2 FF/TF=30.40 UNIT TYPE 2 FF/TF=30.40 UNIT TYPE 3 FF=29.30 UNIT TYPE 3 FF=29.30 UNIT TYPE 3 FF=27.90 UNIT TYPE 3 FF=27.90 UNIT TYPE 2 FF=27.50 UNIT TYPE 1 FF=28.20 UNIT TYPE 1 FF=29.70 UNIT TYPE 1 FF=30.40 UNIT TYPE 2 FF=31.10 UNIT TYPE 3 FF=30.90 UNIT TYPE 3 FF=31.80 UNIT TYPE 3 FF=33.30 UNIT TYPE 3 FF=34.20 UNIT TYPE 1 FF=35.90 UNIT TYPE 2 FF=36.60 UNIT TYPE 2 FF=36.50 UNIT TYPE 1 FF=35.30 UNIT TYPE 1 FF=33.80 UNIT TYPE 3 FF=32.75 UNIT TYPE 3 FF=28.50 UNIT TYPE 1 FF=29.20 UNIT TYPE 1 FF=29.90 UNIT TYPE 2 FF=29.90 RETAINING WALL CONC. DRIVE TYP. CONC. DRIVE TYP. CONC. DRIVE TYP. RETAINING WALL RETAINING WALL 3' CONC. WALK TYP. 3' CONC. WALK TYP. 3' CONC. WALK TYP. PATIO/DECK TYP. PATIO/DECK TYP. PATIO/DECK TYP. CONC. DRIVE TYP. 4' CONC. WALK TYP. CONC. DRIVE TYP. CONC. DRIVE TYP. CONC. DRIVE TYP. 3' CONC. WALK TYP. RETAINING WALL RETAINING WALL RETAINING WALL CONC. DRIVE TYP. 3' CONC. WALK TYP. 3' CONC. WALK TYP. PATIO/DECK TYP. PATIO/DECK TYP. CONC. DRIVE TYP. 4' CONC. WALK TYP. 4' CONC. WALK TYP. 4' 4' PATIO/DECK TYP. 15.89 ' 22.52 ' 14.94 ' 10.37 ' 589.19' RETAINING WALL PARKING PARKING PARKING PARKING PARKING PARKING PARKING "FIRE SPRINKLERED" "FIRE SPRINKLERED" "FIRE SPRINKLERED" "TYPE B ACCESSIBLE" "TYPE B ACCESSIBLE" "FIRE SPRINKLERED" "FIRE SPRINKLERED" "TYPE B ACCESSIBLE" "TYPE B ACCESSIBLE" 30' DRAINAGE & ACCESS EASEMENT REC. NO. 20080027069 NATURAL HABITAT BUFFER AREA LIMITS BIO-SWALE SEE CIVIL FOR DETAIL BIO-SWALE SEE CIVIL FOR DETAIL SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN THE BUFFER ZONE. NOTE: THE NATURAL HABITAT AREA IS MEANT TO BE MAINTAINED IN A NATIVE LANDSCAPE. "FIRE SPRINKLERED" SIDEWALKS ADJACENT TO THIS SITE & OUTSIDE LIMIT OF DEVELOPEMENT TO BE COMPLETED WITH PHASE 1, BY OTHERS. SIDEWALKS ADJACENT TO THIS SITE & OUTSIDE LIMIT OF DEVELOPEMENT TO BE COMPLETED WITH PHASE 1, BY OTHERS. 5.00' 8.00' 12.00' 8.00' 8.00 ' 5.00' 23.93 ' 15.21' 15.21' 21.68 ' 24.42 ' 24.98 ' 5.00' 8.00' 8.00' 8.00' 8.00 ' 5.00 ' 6.50' 5.00 ' 8.00 ' 8.00 ' 8.00 ' 8.00 ' 5.00 ' 18.23 ' 25.25 ' 25.27 ' 19.28 ' 46.71 ' 30.03 ' 24.35 ' 26.35' 25.18 ' 5.00' 8.00 ' 8.00 ' 8.00' 8.00' 5.00' 5.00 ' 8.00 ' 8.00 ' 8.00' 8.00' 10.00' 5.00 ' 5.00 ' 8.00' 10.00' S 47 25' 35" E O 5.00 ' 18.00 ' 18.00 ' 18.00 ' 18.00 ' 16.10 ' 23.92 ' TRACT A UE, DE & AE TRACT A UE, DE & AE TRACT A UE, DE & AE TRACT A PARKING JOB # REVISIONS DATE DRAWN CHECKED SHEET 415 E. PITKIN STREET, FORT COLLINS COLORADO 80524 (970) 493-1023 BELLA VIRA SUBDIVISION FILING TWO BELLA VIRA TOWN HOMES FORT COLLINS, CO 13116 FEB. 12, 2014 DWL/CGL DWL NOTE: B E L L A V I R A S U B D I V I S I O N F I L I N G T W O SEE SHEET SP-1 FOR LEGAL DESCRIPTION, SITE DATA TABULATIONS AND GENERAL NOTES. ABBREVIATIONS KEY: EAE EMERGENCY ACCESS EASEMENT SP-2 OF 2 SITE PLAN PUE PUBLIC UTILITY EASEMENT UE UTILITY EASEMENT LOD LIMIT OF DEVELOPMENT FL FLOW LINE DE DRAINAGE EASEMENT AE ACCESS EASEMENT e c t Rd. P e c a n S t . Briarwood Rd. Tyler St. Cuerto C t . Pl. S u n flower Dr. Poppy Ct. Dr. C t . Ct. S n o wbush Pl. Ct. Burning Bush Ct. Honeysuc k l e C t. Wheatgrass Ct. Pl e a s a n t V a l l e y R d. W e ll s F a r g o D r . M d bk D Go ld e n C urra n t B l v d. K Green- Tree Cir. Radcliff Cir. Belmar Dr. E v e r Sitzman Way D a ko ta St. Su m a c S t . R a m s L n . Timber Ct. W . O live St. S p r ing f i eld Dr. Timbe r L a n e S. Im p a l a Dr. Impala W . P l u m R o s s Ct. Suffolk Ct. Ryela n d Ct . N o rt h b r o o k Dr . Woodvalley Ct. H o l ling b o ur n e D r . P e c a n S t . H o l l y W a y Ct. Wildwood Rd. Azuro Dr. L e i c e s t e r B a n gor C t. Gallup Rd. Timber Ln. H i n r y S t. Hol l y P l. Jaerger Ct. S. Overland Trl. W. Elizabeth St. Tierra Dr. Bianco Dr. S h r o pshir e A ve. Co r ri e d a l e Dr. S. Hillcrest Dr. Bri a r w o o d R d . Argento Dr. W. Lake St. Fuqua Dr. W. L a urel S t . Cascade Ct. R o m Rd. W . C o ve n t r y C t . S o m erville D r . Louise L n. Pear S t . Deerfield Dr. K i m b a ll Rd . Currant Ct. Buffaloberry Ct. Sunfl o w e r W a y B a n y a n C a t a l p a D r . Blue Flax Ct. Clearvi e w A v e . M o n t vi e w R d . Locust G ro v e D r . W. W o o d f o r d A ve. A p p l e - H o l l y S t . C e d a r w o o d D r . Do r s et Ponderosa Dr. H a m p s h i r e R d . Ct. Ct. Charleston G o l d e n C u r r a n t B lvd. Z ir k e l s C t. Ct. R awahs W ay I n d i an P e a k s Pl. A z alea D r . W. Magnolia W . P l u m S t . Conefl o w e r R e e d g rass C t. Sumac St. burg Ct. Williams Dr. Evergreen Kimball St. Ct. Pl. Myrtle Ct. Cir. St. W. Olive St. W. Prospect Rd. Ct. Ct. Ct. Ct. W. Oak St. W. Olive W. Woodford W. Magnolia Stadium Crabtree Dr. Tamarac Dr. Poplar Dr. W. Mulberry St. Berkeley Cir. N o r thbrook C t . Arancia Dr Vi r g i n i a D a l e Dr. A n d r e w s Peak D r. Rampart Rd. Flintridge Pl. Prato l ina C t. Ra v Orchard Pl. L o Rock y Rd. Bra dbury Ct. W E l i z a b et h St. Twinflower Pl. F io r e Ct. B e l l a V i ta D r . S TAFT HI College Lake RF Bella Vira Town Homes, Inc. (State of ) (County of ) Subscribed and sworn to before me this day of , 20 A.D. by WITNESS my hand and offical seal. Notary Public Address My Commission Expires: Approved by the Director of Planning of the City of Fort Collins, Colorado, on this day of , 20 . Director of Community Development and Neighborhood Services The undersigned does/do hereby certify that I/we are the lawful owners of real property described on this Site Plan and do hereby certify that I/we accept the conditions and restrictions set forth on said Site Plan. OWNER'S CERTIFICATION JOHN MINATTA, President Date DIRECTOR OF COMMUNITY DEVELOPMENT AND NEIGHBORHOOD SERVICES NOTE: THIS IS A LAND USE PLANNING DOCUMENT, NOT A CONSTRUCTION DOCUMENT. REFER TO CIVIL ENGINEERING PLANS FOR SITE CONSTRUCTION. CIVIL ENGINEER: United Civil Design, Inc. 1501 Academy Ct., Ste. 203 Fort Collins, CO 80524 Ph# (970) 530-4044 Contact: Kevin Brazelton, PE email: kevin.brazelton@unitedcivil.com OWNER/DEVELOPER: Bella Vira Town Homes, Inc. 1313 Fairway Five Drive Fort Collins, Colorado 80525 Contact: John Minatta Ph# (970) 690-2662 ARCHITECT/PLANNER/LANDSCAPE: Lockwood Architects, Inc. 415 E. Pitkin Street Fort Collins, CO 80524 Ph# (970)493-1023 Contact: Dana W. Lockwood, Architect email: lockwoodar@aol.com PROJECT INFO: SP-1 SHEET INDEX: SP-2 SITE PLAN COVER SHEET SITE PLAN JOB # REVISIONS DATE DRAWN CHECKED SHEET 415 E. PITKIN STREET, FORT COLLINS COLORADO 80524 (970) 493-1023 BELLA VIRA SUBDIVISION FILING TWO BELLA VIRA TOWN HOMES FORT COLLINS, CO 13116 FEB. 12, 2014 DWL/CGL DWL EXCEPT AS PROVIDED IN SUBPARAGRAPHS (1) AND (2) BELOW, A VISUAL CLEARANCE TRIANGLE, FREE OF ANY STRUCTURES OR LANDSCAPE ELEMENTS OVER TWENTY-FOUR (24) INCHES IN HEIGHT, SHALL BE MAINTAINED AT STREET INTERSECTIONS AND DRIVEWAYS IN CONFORMANCE WITH THE STANDARDS CONTAINED IN THE LARIMER COUNTY URBAN AREA STREET STANDARDS. (1) FENCES SHALL NOT EXCEED FORTY-TWO (42) INCHES IN HEIGHT AND SHALL BE OF AN OPEN DESIGN. (2) DECIDUOUS TREES MAY BE PERMITTED TO ENCROACH INTO THE CLEARANCE TRIANGLE PROVIDED THAT THE LOWEST BRANCH OF ANY SUCH TREE SHALL BE AT LEAST SIX (6) FEET FROM GRADE. SIGHT DISTANCE EASEMENTS 1. SITE DEVELOPMENT CONSTRUCTION IS ANTICIPATED TO BEGIN SPRING OF 2014 AND BE COMPLETED WITHIN FIVE TO SIX MONTHS FROM CONSTRUCTION START. SITE DEVELOPMENT CONSTRUCTION WILL BE COMPLETED IN ONE PHASE. TOWNHOME CONSTRUCTION TO BE COMPLETED AS MARKET ALLOWS. 2. REFER TO UTILITY PLANS FOR LOCATIONS OF STORM DRAINAGE STRUCTURES, UTILITY MAINS AND SERVICES. 3. REFER TO CIVIL ENGINEERING PLANS FOR DETAILED INFORMATION OF PROPOSED TOPOGRAPHY, UTILITY, AND STREET IMPROVEMENTS. 4. REFER TO CIVIL ENGINEERING PLANS FOR LOT AREA, EASEMENTS, UTILITY EASEMENTS, ACCESS AND EMERGENCY ACCESS EASEMENTS, AND OTHER SURVEY INFORMATION. 5. ALL SIDEWALKS AND RAMPS SHALL CONFORM TO CITY STANDARDS. ALL HANDICAP PARKING SPACES (IF ANY), AND RAMPS ARE TO BE COORDINATED WITH CIVIL ENGINEERING PLANS FOR GRADING, DRAINAGE AND ACCESSIBLE ROUTE CONSIDERATIONS. HANDICAP PARKING SPACES SHALL SLOPE NO MORE THAN 1: 48 IN ANY DIRECTION. ALL ACCESSIBLE ROUTES SHOULD SLOPE NO MORE THAN 1: 20 IN DIRECTION OF TRAVEL AND NO MORE THAN 1: 48 CROSS SLOPE. 6. ACCESSIBLE RAMPS TO BE PROVIDED AT ALL STREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSIBLE PARKING SPACES. (IF ANY) 7. PROPOSED EXTERIOR BUILDING-MOUNTED LIGHT FIXTURES SHALL BE DOWN-DIRECTIONAL WITH SHARP CUTOFF LUMINARIES AND SHALL COMPLY WITH ALL CITY OF FORT COLLINS LIGHTING REQUIREMENTS. 8. ALL SIGNS UTILIZED SHALL COMPLY WITH THE CITY OF FORT COLLINS SIGN CODE. 9. ALL EXTERIOR CONDUIT, METERS, VENTS, ETC. WILL BE PAINTED TO MATCH THE BUILDING COLOR. 10. IF INDIVIDUAL PROPERTY OWNWERS OF LOTS 7 THROUGH 11 ERECT A FENCE AROUND THEIR YARD IT NEEDS TO USE A MESH OR SOME OTHER TYPE OF MATERIAL TO KEEP WILDLIFE AND PETS FROM BEING ABLE TO PASS THROUGH IT. GENERAL NOTES SITE DATA TABULATIONS LAND USE ZONING PARCEL SIZE PARCEL SIZE NET ACRES GROSS ACRES LOW-DENSITY MIXED LMN 151,175 S.F. 170,255 S.F. USE NEIGHBORHOOD 3.47 ACRES 3.91 ACRES UNIT TYPE SUMMARY & DENSITIES Proposed Dwelling Proposed No. Net Gross % of Total Unit Type of Units Density Density Units Single-Family Attached Unit Type 1 7 2.01 DU/AC 28% 1-Story, 2 Bedrooms Interior Unit Single-Family Attached Unit Type 2 8 2.31 DU/AC 32% 1-Story, 2 Bedrooms End Unit Single-Family Attached Unit Type 3 10 2.88 DU/AC 40% 2-Story, 3 Bedrooms End & Interior Unit TOTALS 25 7.20 DU/AC 100% Note: No building to exceed 2.5 stories. SITE COVERAGE Category Acreage Sq. Ft. % Single-Family Attached 1.60 69,770 46 Building Coverage Private Drives 0.34 14,913 10 Private Driveways 0.22 9,462 06 OpenSpace/ 1.31 57,030 38 Landscape Areas TOTALS 3.47 151,175 100 VICINITY MAP BELLA VIRA FILING 2 SITE PLAN PROJECT BENCHMARK CITY OF FORT COLLINS BENCHMARK 22-97 FOUND 2" ALUMINUM CAP ON MH BASE NEAR THE WEST ROW OF OVERLAND TRAIL AND WEST ELIZABETH ST. ELEVATION=5138.68 NGVD 1929 UNADJUSTED CITY OF FORT COLLINS BENCHMARK 32-92 ELEVATION=5116.24 NGVD 1929 UNADJUSTED LEGAL DESCRIPTION BELLA VIRA SUBDIVISION FILING TWO BEING A REPLAT OF TRACT A, BELLA VIRA SUBDIVISION PART OF THE SOUTHEAST QUARTER OF SECTION 17, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH P.M., CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO. BELLA VIRA SUBDIVISION FILING TWO SITE PLAN COVER SHEET k le Ct Snowbrush Pl F l e e t w o o d Ct Stadium Ct Coneflower Ct Orchard Pl Golden Currant Ct Wheatgrass Ct Pleasant Valley Ct Twinflower Pl W Lake St W P r o s p e ct Rd S Overland Trl W Elizabeth St © Filing Bella Vira Two 1 inch = 500 feet Site FilingVira Bella One FilingVira Bella Two LMN RL RF Same RIPTION: or a Major A quest includ hwest corne Bella Vira p 25 lots for s w Density M ting Modific ON: Ap MARY: ment is bein n. The Bel d and found ode in Artic The Major A ment for Si on 4.5 – Low complies w fications of ds that the 281 N Col a, Filing 2, M atta velopment C xington Cou ns, CO 805 Amendment des a replat er of West plans call fo ingle family Mixed Use cations of S pproval of th ng processe lla Vira, Fili by staff to le 2, and th Amendment ngle-family w Density M with the Gen Standard fo Modificatio P llege Ave – P Major Amen Co. urt 526 t and Repla t the northe Elizabeth S or condomi y attached u Neighborho Standard to he Major Am ed in the sa ng 2, Major be in comp herefore sub t complies w y attached u Mixed-Use neral Deve or Section 3 on request m MEET PLANNIN PO Box 580 – ndment and at to amend east portion Street and O niums in th units with in ood (L M N o Sections 3 mendment ame manne r Amendme pliance with bject to a P with the app units (Sectio Neighborho lopment sta 3.5.2 (E) (1 meets the c ITEM NO TING DATE STAFF NG & ZON – Fort Collins d Replat #1 d the appro of Bella Vi Overland T his location; ndividual ut N) Zone Dis 3.5.2(E) (1) and Modifi er as the cu ent and Rep h procedura Planning an plicable req on 2.2.10(B oods Distric andards in 1) (2) for bu criteria of S O 2 E March 13 F Pete Wra NING BOA s, CO 80522- 970.221 140001 oved Bella V ra Phase II rail. The ; this propo tilities. The trict. The (2). cation urrently plat #14000 al requireme d Zoning B quired findin B), zoning ct. And, the Article 3, w uilding ection 2.8.2 3, 2014 ay ARD -0580 .6750 Vira I sal site 01 ents Board ngs e with a 2