HomeMy WebLinkAbout2018CV01 - SUTHERLAND V. CITY OF FORT COLLINS, ET AL - 022E - AGENDA ITEM PART 5Alternative Compliance Request - LUC 3.2.2 (K)(1)(a)1.a. -
Parking Demand Mitigation for Bike and Pedestrian LOS A
255 Johnson Drive
5/18/2017
The proposed plan utilizes a 10% reduction for transit passes for each tenant, includes 3
car share spaces for a reduction total of 15 parking spaces and requests a 5% reduction
for Bike/Pedestrian LOS A conformance vs. a 10% reduction shown in the table above
from section 3.2.2 (K)(1)(a)1.a. of the LUC. The proposed plan accomplishes the
purpose of this requirement equal to or better than a plan that complies exactly with the
standards of 3.2.2 (K)(1)(a)1.a. The proposed plan accomplishes the purpose of this
requirement in several ways:
• The proposed plan meets pedestrian LOS A criteria for three key destinations
including Colorado State University, a commercial area to the north at Prospect
and College and in and around The State, and the commercial area to the south
which includes Whole Foods Market and King Soopers.
• Acceptable bicycle level of service cannot be achieved based on the requirement
that the site must be directly connected to both North-South and East-West on-
street lanes. Due to the location of the site, it is unlikely that this will occur in the
foreseeable future. In this area College Avenue does not allow bicycle traffic.
However, this site is directly connected to both North-South (Mason) and East-
West (Spring Creek) trails. At this location these trails will act similarly to on-
street lanes. Bicycle LOS A would likely be achieved if multi-use trails were
included in the evaluation criteria for site access.
In addition, as a student-oriented project, the Spring Creek and Mason Trails
provide safe, direct and low-stress connectivity to all of the proposed destinations
and with direct access provided to these multi-use trails from the site, they are
the likely bike route for many other destinations west of College Avenue.
• The inclusion of three car share spaces serves as an additional means for
residents without personal vehicles to travel off-site and to destinations beyond
Fort Collins. This proposal is intended to offset the additional 5% parking
reduction which would be achieved in a traditional conformance with
Bike/Pedestrian LOS A requirements, yet adds greater flexibility for residents.
• The project proposes to create an off-site pedestrian connection and Sherwood
Lateral crossing to the commercial area to the north (Whole Foods/King Soopers,
etc.) This pedestrian connection utilizes steps to provide access up a steep
embankment (1.5:1 slopes in many cases) and is within an existing access
easement. This facility will provide residents with direct pedestrian access to the
commercial area and will create a public access amenity within the area.
In addition, to the above factors, the plan proposes a total parking ratio of 61% based on
252 provided spaces out of 412 beds. This ratio represents a median level of provided
parking for student-oriented multifamily projects built in recent years based on the table
below, whereby, the project parking ratio is not detrimental to the public good.
Traffic Impact Study Appendix
ATTACHMENT 12 to
Staff Report to P&Z
Alternative Compliance Request - LUC 3.2.2 (K)(1)(a)1.a. -
Parking Demand Mitigation for Bike and Pedestrian LOS A
255 Johnson Drive
5/18/2017
For the reasons cited above, the Applicant requests an alternative compliance of the
standard in LUC Section 3.2.2 (K)(1)(a)1.a. to allow a reduced a total of a 5% parking
reduction under the Bicycle and Pedestrian LOS A category. This is based on a
combination of factors including the site’s adjacency to the Spring Creek/Mason Trails
which are not permitted to be factored in Bicycle LOS determination, meeting pedestrian
LOS A, the inclusion of three car share spaces, and the creation of an off-site pedestrian
connection to the commercial area to the north. The combination of these factors provide
a solution that is equal to or better than a project that strictly meets the LOS A criteria for
Bikes/Pedestrians.
The Applicant proposes that the proposed alternative compliance is not detrimental to
the public good in that parking ratios are in line with median quantities provided by
similar projects in recent years.
Traffic Impact Study Appendix
ATTACHMENT 12 to
Staff Report to P&Z
DELICH ASSOCIATES Traffic & Transportation Engineering
2272 Glen Haven Drive Loveland, Colorado 80538
Phone: (970) 669-2061 Fax: (970) 669-5034
MEMORANDUM
TO: Craig Russell, Russell + Mills Studios
City of Fort Collins
FROM:
DATE:
Joseph Delich
May 17, 2017
SUBJECT: Pedestrian and Bicycle Level of Service Evaluation
(File: 1738ME01)
This memorandum is an evaluation of the pedestrian and bicycle level of service
near 255 Johnson Drive, in Fort Collins. This evaluation is being done to determine if
this location is meeting the Demand Mitigation Strategy of Bicycle & Pedestrian Level of
Service A for a 10% Parking Requirement Reduction.
Pedestrian Level of Service
Figure 1 shows a map of the area that is within 1320 feet of the 255 Johnson
Drive site. The 255 Johnson Drive site is located within an area termed as “Activity
Centers and Corridors,” which sets the level of service threshold at LOS B for all
measured categories, except for street crossing at LOS C. There are four destination
areas within 1320 feet of the proposed 255 Johnson Drive site: 1) the Spring Creek and
Mason trails; 2) the residential/commercial area to the north of the site; 3) the
commercial area to the south of the site; and 4) the offices to the southwest of the site.
This site is proposed to develop as student housing, therefore CSU (Area #5) was
added to the destination areas even though it is outside of the 1320 feet. Table 1
shows the pedestrian LOS to the destination areas. Currently, acceptable pedestrian
level of service is achieved for all pedestrian destinations, except for the Commercial
area to the south. Furthermore, all pedestrian destinations achieve a level of service of
A, except for the Commercial area to the south. This assumes that students use the
Prospect Road Underpass to get to CSU.
The commercial area to the south will meet acceptable pedestrian level of service
with the proposed Spring Station Development and a proposed stair connection. This
route will be non-ADA compliant, but will be an asset to most of the walking public.
Individuals that cannot go up/down the stairs have two other routes. One route to the
commercial area to the south is the Mason Trail to the Max station overpass. This route
achieves level of service A for all thresholds, except directness. The other route is using
the College Avenue sidewalk. This route achieves level of service A for all thresholds,
except directness and continuity. The directness is at level of service B which is
Traffic Impact Study Appendix
ATTACHMENT 12 to
Staff Report to P&Z
DELICH 255 Johnson Drive, May 2017
ASSOCIATES
acceptable. In order to achieve acceptable level of service for continuity, the College
Avenue sidewalk would have to be separated with a landscape parkway. This is unlikely
to happen in the foreseeable future.
Bicycle Level of Service
Figure 2 shows a map of the area that is within 1320 feet of the 255 Johnson
Drive site. Based upon Fort Collins bicycle LOS criteria, there are three destination
areas within 1320 feet of the proposed 255 Johnson Drive site: 1) the Spring Creek and
Maxwell trails; 2) the residential/commercial area to the north of the site; and 3) the
commercial area to the south of the site. This site is proposed to develop as student
housing, therefore CSU (Area #4) was added to the destination areas even though it is
outside of the 1320 feet. Table 2 shows the bicycle LOS to the destination areas.
Acceptable bicycle level of service cannot be achieved based on the requirement that
the site must be directly connected to both North-South and East-West on-street lanes.
Due to the location of the site, it is unlikely that this will occur in the foreseeable future.
In this area College Avenue does not allow bicycle traffic. College Avenue However,
this site is directly connected to both North-South (Mason) and East-West (Spring
Creek) trails. At this location these trails will act similarly to on-street lanes.
Traffic Impact Study Appendix
ATTACHMENT 12 to
Staff Report to P&Z
SCALE: 1"=1000'
PEDESTRIAN INFLUENCE AREA Figure 1
DELICH
ASSOCIATES
255 Johnson Drive, May 2017
1
2
3
4
5
Traffic Impact Study Appendix
ATTACHMENT 12 to
Staff Report to P&Z
Table 1
Pedestrian LOS Worksheet
Project Location Classification: Activity Centers
Description of
Applicable Destination
Area Within 1320’
Destination
Area
Classification
Level of Service (minimum based on project location classification)
Directness Continuity Street
Crossings
Visual
Interest &
Amenities
Security
Spring Creek/Mason
trails Recreational
Minimum B B C B B
1 Actual A A A A A
Proposed A A A A A
Residential/Commercial
to the north
Residential/
Commercial
Minimum B B C B B
2 Actual A A A A A
Proposed A A A A A
Commercial to the
south using the trail Commercial
Minimum B B C B B
3 Actual D A A A A
Proposed D A A A A
Commercial to the
south using College
Ave
Commercial
Minimum B B C B B
3 Actual B C A A A
Proposed B C A A A
Commercial to the
south using proposed
ditch crossing
Commercial
Minimum B B C B B
3 Actual A C A A A
Proposed A A A A A
Offices to the southwest Office
Buildings
Minimum B B C B B
4 Actual A A A A A
Proposed A A A A A
CSU to the north Institutional
Minimum B B C B B
5 Actual A A A A A
Proposed A A A A A
Minimum
8 Actual
Proposed
Minimum
SCALE: 1"=1000'
BICYCLE INFLUENCE AREA Figure 2
DELICH
ASSOCIATES
255 Johnson Drive, May 2017
1
2
3
4
Traffic Impact Study Appendix
ATTACHMENT 12 to
Staff Report to P&Z
Bicycle LOS Worksheet
Level of Service – Connectivity
Minimum Actual Proposed
Base Connectivity: C D D
Specific connections to priority sites:
Description of
Applicable Destination
Area Within 1320’
Destination
Area
Classification
Spring Creek/Mason
1 trails Recreational B D D
Residential/Commercial
to the north
Residential/
2 Commercial B D D
Commercial to the
3 south Commercial B D D
4 CSU to the north Institutional B D D
Traffic Impact Study Appendix
ATTACHMENT 12 to
Staff Report to P&Z
BUFFER ZONE PERFORMANCE STANDARDS NARRATIVE
Land Use Code section 3.4.1 (E) Buffer Zone Performance Standards.
The decision maker shall determine the buffer zones for each natural habitat or feature
contained in the project site. The buffer zones may be multiple and noncontiguous.
The general buffer zone distance is established according to the buffer zone table
below, but the decision maker shall reduce or enlarge any portion of the general buffer
zone distance, if necessary in order to ensure that the performance standards set forth
below are achieved. The buffer zone performance standards are as follows:
(a) The project shall be designed to preserve or enhance the ecological character or
function and wildlife use of the natural habitat or feature and to minimize or adequate-
ly mitigate the foreseeable impacts of development.
The project will provide enhanced landscape plant material meeting the requirements
of the City of Fort Collins Natural Areas species selection. The landscape treatments
proposed include installation of the City of Fort Collins recommended seed mixes,
plant species selections based on the City of Fort Collins Natural Areas Department
“Fort Collins Native Plants” document. The enhancements will be coordinated with
Sherwood Lateral Ditch management, and City of Fort Collins Environmental Planning
department to establish an adequate access area, and establish ecological character
and wildlife use.
(b) The project, including, by way of example and not by way of limitation, its fencing,
pedestrian/bicycle paths and roadways, shall be designed to preserve or enhance the
existence of wildlife movement corridors between natural habitats and features, both
within and adjacent to the site.
A small pedestrian pathway and gathering space is proposed along the natural habitat
buffer to encourage a prescribed pedestrian connection to Spring Court, eliminating
“cow paths” along the corridor.
(c) The project shall be designed to preserve significant existing trees and other signifi-
cant existing vegetation on the site.
The project intends to preserve 6 existing trees within the buffer zone.
(d) The project shall be designed to protect from adverse impact species utilizing
special habitat features such as key raptor habitat features, including nest sites, night
roosts and key feeding areas as identified by the Colorado Parks and Wildlife Divi-
sion (“CPW”) or the Fort Collins Natural Areas Department (“NAD”); key production
areas, wintering areas and migratory feeding areas for waterfowl; heron rookeries; key
use areas for wading birds and shorebirds; key use areas for migrant songbirds; key
nesting areas for grassland birds; fox and coyote dens; mule deer winter concentration
areas as identified by the CPW or NAD; prairie dog colonies one (1) acre or greater in
size; key areas for rare, migrant or resident butterflies as identified by the NAD; areas
of high terrestrial or aquatic insect diversity as identified by the NAD; remnant native
prairie habitat; mixed foothill shrubland; foothill ponderosa pine forest; plains cotton-
wood riparian woodlands; and wetlands of any size.
The project does not have any of the features listed above, within the limits of work
506 S College Ave, Unit A, Fort Collins, CO 80524 | 970.484.8855 | russellmillsstudios.com
CREATING INSPIRED PLACES TOGETHER
Buffer Performance Standards
ATTACHMENT 13 to
Staff Report to P&Z
or disturbance. Per the ECSR for the project, there is a wetland within the Sherwood
Lateral, consisting of non-native vegetation. The ECSR indicates the primary wildlife
use to be primarily urban-adapted songbirds and smaller mammal species and small
aquatic organisms. No signs of potential habitat for state and federal listed threatened
and endangered species.
(e) The project shall be designed so that the character of the proposed development
in terms of use, density, traffic generation, quality of runoff water, noise, lighting and
similar potential development impacts shall minimize the degradation of the ecological
character or wildlife use of the affected natural habitats or features.
The projects proposed site lighting and pedestrian access is minimal within the buffer
zone, plant species enhancements are planned to meet City of Fort Collins Environ-
mental Planning recommendations and guidelines.
(f) The project shall be designed to integrate with and otherwise preserve existing site
topography, including, but not limited to, such characteristics as steepness of slopes,
existing drainage features, rock outcroppings, river and stream terraces, valley walls,
ridgelines and scenic topographic features.
The proposed design will preserve existing site features such as trees, and slopes adja-
cent to the Sherwood Lateral Ditch.
(g) The project shall be designed to enhance the natural ecological characteristics of
the site. If existing landscaping within the buffer zone is determined by the decision
maker to be incompatible with the purposes of the buffer zone, then the applicant
shall undertake restoration and mitigation measures such as regrading and/or the
replanting of native vegetation.
The proposed design will provided enhanced landscape planting with more native
plant species per City of Fort Collins Natural Areas and Environmental Planning recom-
mendations.
(h) The project may be designed to provide appropriate human access to natural hab-
itats and features and their associated buffer zones in order to serve recreation pur-
poses, provided that such access is compatible with the ecological character or wildlife
use of the natural habitat or feature.
The proposed design incorporates a pedestrian access path connecting the building
to Spring Court. Along the path, a gathering area is planned to take advantage of the
existing trees that are to be protected.
(i) Fencing associated with the project shall be designed to be compatible with the
ecological character and wildlife use of the natural habitat or feature.
Fencing is not proposed at this time, however if fencing is planned in the future it will
be designed to be compatible with the ecological character of the habitat buffer area.
506 S College Ave, Unit A, Fort Collins, CO 80524 | 970.484.8855 | russellmillsstudios.com
CREATING INSPIRED PLACES TOGETHER
Buffer Performance Standards
ATTACHMENT 13 to
Staff Report to P&Z
August 15, 2017
Patrick Quinn
Next Chapter Properties
1939 Waukegan Road, Suite 201
Glenview, IL 60025
RE: Ecological Characterization Study (ECS) Report for the 255 Johnson Drive Project Site
Mr. Quinn:
This letter report documents the evaluation of habitat conditions for the 255 Johnson Drive project area in Fort
Collins, Colorado. The report was prepared in accordance with Section 3.4.1 of the Land Use Code of the City
of Fort Collins regarding the preparation of an Ecological Characterization Study (ECS) Report. The proposed
development site consists of 2.8 acres located south of Johnson Drive, west of Spring Court, and north of the
Sherwood Lateral (see attached Figure 1). The project area consists almost entirely of developed land (Johnson
Drive Self Storage and four residential buildings). Surrounding land uses are comprised of commercial
development, Creekside Park, Max Guideway, Sherwood Lateral irrigation ditch, Burlington Northern Railroad
right-of-way, and roadways.
The proposed mixed-use project includes residential dwelling units, office/retail space, and parking. The
residential portion of the project includes 907 bedrooms that will be marketed to students and rented individually.
The project includes a 6-tier parking garage wrapped on all sides by the 5-story residential building.
Ecological characteristics of the project site and adjacent areas were reviewed during a field survey completed
on August 15, 2017. Since the majority of the project area is developed, emphasis of the field survey was on
reviewing the environmental characteristics of the Sherwood Lateral and evaluating its potential use as a wildlife
movement corridor as well as inventorying existing trees. Observations recorded during the field evaluation
included: major vegetation communities / wildlife habitats present along the Sherwood Lateral and tree species,
size, and condition. Photographs showing representative views of the Sherwood Lateral were also taken to
document site conditions. Wildlife presence and habitat use was based on on-site observations and habitat
presence in conjunction with the known habitat requirements of potential wildlife species. Existing habitats were
also evaluated regarding their ability to support populations of threatened, endangered, and other sensitive plant
and wildlife species.
The project site is currently fully developed and consists of a self-storage facility, associated paved areas and
four residential buildings with landscaping. The only undeveloped portions or the property consist of the
Sherwood Lateral and a grassed bank supporting non-native grassland/weedy habitat from the edge of paved
and building areas down to the Sherwood Lateral (see attached Figure 1). Vegetation on this slope is
dominated by smooth brome (Bromus inermis), a non-native species, and annual weed species including kochia
(Bassia scoparia), flixweed (Descurainia sophia), common mallow (Malva neglecta), field bindweed
(Convolvulus arvensis), pitseed goosefoot (Chenopodium berlandieri), wild licorice (Glycyrrhiza lepidota), prickly
lettuce (Lactuca serriola), Virginia groundcherry (Physalis virginiana), and common sunflower (Helianthus
annuus). Attached Photos 1 and 2 provide representative views of project area portions of the non-native
grassland slope and the Sherwood Lateral.
Based on input from City of Fort Collins planning staff, the primary environmental issues associated with
development of the 255 Johnson Drive project site are related to habitat within, and wildlife use of, the Sherwood
Lateral and trees currently growing on site. These discussion items are addressed under items (b), (d), (f), (h),
(j), and (k) of Section 3.4.1 (D) (1) of the Fort Collins Land Use Code and are discussed in the following
Environmental Characterization Study
ATTACHMENT 14 to
Staff Report to P&Z
P. Quinn
8/15/17
Page 2 of 6
sections. Sections (j) and (k) also provide recommendations for mitigation and habitat enhancement required by
Section 3.4.1 (D) (1) of the Fort Collins Land Use Code.
ECOLOGICAL STUDY CHARACTERIZATION CHECKLIST- Items (b), (d), (f), (h), and (k)
(b) The only wetlands in or near the project area are contained within the Sherwood lateral embankments
immediately adjacent to the water channel. Banks along the ditch are steep (greater than 45°) and as a result,
wetlands are confined to a relatively narrow strip (~2 to 3 feet wide) along the ditch banks above the ditch high
water line. The ditch wetlands are dominated primarily by stands of reed canarygrass (Phalaris arundinacea),
Emory sedge (Carex emoryii) and meadow foxtail (Alopecurus pratensis). The wetland/upland boundary along
the upper portion of the ditch banks is defined by a relatively distinct transition in vegetation dominance from
these species to stands of smooth brome and upland weeds in the adjacent uplands. There are no shrubs or
trees growing within the Sherwood Lateral banks within the project area boundaries. A few sapling-sized
Siberian elms (Ulmus pumila) do grow along the top of the ditch embankments o the near the southwest
property corner. All other trees supported in the project area are on the north side of the north ditch bank (see
Section d).
The wetlands within the Sherwood Lateral were not delineated or mapped since project development would
have no direct affect on the ditch or wetlands confined within the ditch. The total extent of wetlands along the
Sherwood Lateral segment north and northeast of the project area was estimated to be well under 0.3 acre.
Wildlife use of the Sherwood Lateral is restricted primarily to urban-adapted songbirds and smaller mammal
species because of the presence of nearby development and parking lots, as well as underground culvert road
crossings on both sides of the proposed development (see attached Photos 3 and 4).
(d) As indicated on page one of this letter report the project area supports no native vegetation, except for one
residential eastern cottonwood and a few wetland, herbaceous species growing along the Sherwood Lateral.
Non-native residential trees growing on the property are listed in Table 1. The City Forester may classify non-
native trees greater than 6 inches in diameter in the residential and north ditch bank areas as significant. Trees
on the property will need to be inventoried by the City Forester to determine significance potential and possible
need for mitigation, if trees would be removed by development. Siberian elms are considered and undesirable,
invasive species, but even non-significant or undesirable, non-native tree species provide some wildlife habitat
and mitigation may be required for those trees lost to development. A few of the Siberian elms are large, very
mature trees (see Table 1).
Table 1
Trees Growing in the 255 Johnson Drive Project Area
Letter Location
(corresponds to
letters on Figure 1)
Species Number
Size
Range
(dbh)
Comments
A Blue Spruce, Picea Pungens 1 14”
native to region but not
Fort Collins; tree just
outside of project area
B Blue Spruce, Picea Pungens 1 10”
native to region but not
Fort Collins; tree just
outside of project area
non-native
C Blue Spruce, Picea Pungens 1 8”
native to region but not
Fort Collins; tree just
outside of project area
Environmental Characterization Study
ATTACHMENT 14 to
Staff Report to P&Z
P. Quinn
8/15/17
Page 3 of 6
Table 1
Trees Growing in the 255 Johnson Drive Project Area
Letter Location
(corresponds to
letters on Figure 1)
Species Number
Size
Range
(dbh)
Comments
native to region but not
Fort Collins; dead
D Honeylocust, Gleditsia
triacanthos 1 24” non-native
E Honeylocust, Gleditsia
triacanthos 1 12” non-native
F Honeylocust, Gleditsia
triacanthos 1 26” non-native
G Aspen, Populus tremuloides 2 9-10” native to region but not
Fort Collins; both dead
H Russian olive, Elaeagnus
angustifolia 1 22” non-native
I Red maple, Acer rubrum 1 6” non-native
J Silver maple, Acer
saccharinum 1 5’ non-native
K Aspen, Populus tremuloides 8 2-7”
native to region but not
Fort Collins; 7” tree
partially decadent
L Siberian elm, Ulmus pumila 1 ~3’ non-native
M Siberian elm, Ulmus pumila 1 ~12” non-native
N Green ash, Fraxinus
pennsylvanica 1 ~10” non-native but naturalized
O Green ash, Fraxinus
pennsylvanica 1 ~10” non-native but naturalized
P Eastern cottonwood,
Populus deltoides 1 3.5’ native
Q Siberian elm, Ulmus pumila 3 1-22”; 2-
< 6” non-native
R Scotch pine, Pinus sylvestris 1 3 to 8” non-native; multi-trunked
S Siberian elm, Ulmus pumila 1 3 to 8” non-native; multi-trunked
T Scotch pine, Pinus sylvestris 1 4 to 12” non-native; multi-trunked &
partially decadent
U Scotch pine, Pinus sylvestris 1 6” non-native
U Siberian elm, Ulmus pumila 1 12” non-native; partially
decadent
V Siberian elm, Ulmus pumila 3 2 to 6” non-native; multi-trunked
W Scotch pine, Pinus sylvestris 1 3 to 8” non-native; multi-trunked
X Siberian elm, Ulmus pumila 7 6 to16” non-native; 16” tree dead
Y Siberian elm, Ulmus pumila 2 1-4 to 6”
1-3.5’
non-native; smaller tree
mostly decadent
Z Siberian elm, Ulmus pumila 1 5’ non-native
Environmental Characterization Study
ATTACHMENT 14 to
Staff Report to P&Z
P. Quinn
8/15/17
Page 4 of 6
(f) The property was evaluated with regards to potential habitat for state and federal listed threatened and
endangered species. Wetlands within Sherwood Lateral were judged to be the only areas that could possibly
provide suitable habitat for three federal listed threatened species, Preble’s meadow jumping mouse (Zapus
hudsonius preblei), Colorado butterfly plant (Gaura neomexicana coloradensis), and Ute ladies’-tresses orchid
(Spiranthes diluvialis). An evaluation of their potential presence is provided in the following paragraphs.
Suitable habitat for the jumping mouse is provided by low undergrowth consisting of grasses, forbs, or both in
open wet meadows and riparian corridors or where tall shrubs and low trees provide adequate cover. Potential
habitat includes wet meadow habitats, native hayfields, stream channels (perennial and intermittent), riparian
habitats, or floodplains below 7,600 feet elevation in Colorado. Saturated wetlands supporting dense stands of
cattail and bulrush do not provide suitable habitat conditions for the jumping mouse (U.S. Fish and Wildlife
Service 1999; Armstrong et al. 1997)1. Suitable habitat conditions were judged to be lacking for Preble’s
meadow jumping mouse along the Sherwood Lateral within or near the project area because of the total lack of
shrub cover and the presence of adjacent developed land and non-native grassland.
The Colorado butterfly plant is a short-lived, perennial herb endemic to moist soils in mesic or wet meadows of
floodplain areas in southeastern Wyoming, north-central Colorado, and extreme western Nebraska. This early
to mid-seral stage species occurs primarily in habitats created and maintained by streams active within their
floodplains with vegetation that is relatively open and not overly dense or overgrown. It is found on subirrigated,
alluvial soils of drainage bottoms surrounded by mixed grass prairie at elevations of 5,000 to 6,400 feet
(Spackman et al., 1997, Federal Register, 1998)2. Populations of this species are often found in low
depressions or along bends in wide, active, meandering stream channels a short distance upslope of the actual
channel. The plant requires early to mid-seral riparian habitats. Typical habitat is relatively open without dense
or overgrown vegetation. It commonly occurs in communities dominated by redtop (Agrostis stolonifera) and
Kentucky bluegrass on wetter sites and by wild licorice (Glycyrrhiza lepidota), Flodman's thistle (Cirsium
flodmanii), curlycup gumweed (Grindelia squarrosa), and smooth scouring rush (Hippochaete laevigata) on drier
sites. These areas are usually intermediate in moisture between wet, streamside communities dominated by
sedges, rushes, and cattails, and dry shortgrass prairie (Federal Register 1998). Suitable streamside habitats
for Colorado butterfly plant are nonexistent along Sherwood Lateral within or near the project area.
Habitat for the Ute ladies'-tresses orchid typically consists of seasonally moist soils and wet meadows near
lakes, springs, or perennial streams and their associated floodplains below 6,500 feet. Associated vegetation
species typically include those with a "FACW" Corps of Engineers classification (Equisetum, Asclepias,
Calamagrostis, Solidago, etc. genera) occurring in relatively open and not overly dense, overgrown, or over-
grazed areas. This species prefers comparatively well-drained, high moisture content wetland soils that are not
strongly anaerobic or composed of heavy clays. Conversely, sites consisting entirely of dense stands of reed
canarygrass, those characterized by standing water including monocultures of cattails or three-square, dense
clayey soils, or highly saline soils supporting a dense community of inland saltgrass (Distichlis stricta) are not
considered to be habitat for this species (U. S. Fish and Wildlife Service memorandum: Plants - Spiranthes
diluvialis, Ute ladies'-tresses orchid, dated November 23, 1992). Wetlands supported along the Sherwood
1 Armstrong, D.M., M.E. Bakeman, N.W. Clippinger, A. Deans, M. Margulies, C.A. Meaney, C. Miller, M. O’Shea-Stone,
T.R. Ryon, and M. Sanders. 1997. Report on habitat findings of the Preble’s meadow jumping mouse. Edited by
M.E. Bakeman. Report presented to the U.S. Fish and Wildlife Service and the Colorado Division of Wildlife. 91 pp.
U.S. Fish and Wildlife Service. 1999. Interim survey guidelines for Preble’s meadow jumping mouse. U.S. Fish and
Wildlife Service, May 19, 1999.
2 Federal Register. 1998. Endangered and threatened wildlife and plants: proposed threatened status for the plant, Gaura
neomexicana ssp. coloradensis. Federal Register: March 24, 1998 (Volume 63, Number 56) pp.14060-14065.
Spackman, S., B. Jennings, J. Coles, C. Dawson, M. Minton, A. Kratz, and C. Spurrier. 1997. Colorado rare plant field
guide. Prepared for the Bureau of Land Management, the U.S. Forest Service, and the U.S. Fish and Wildlife
Service by the Colorado Natural Heritage Program, Fort Collins, Colorado.
Environmental Characterization Study
ATTACHMENT 14 to
Staff Report to P&Z
P. Quinn
8/15/17
Page 5 of 6
Lateral are comprised primarily of dense stands of reed canarygrass, Emory sedge, and meadow foxtail that do
not create suitable habitat conditions for Ute ladies’-tresses orchid.
(h) The Sherwood Lateral has hydrologic connection to Spring Creek northwest of the project area and
Sherwood Lake to the southeast, but its ability to serve as a wildlife movement corridor is severely restricted by
an over 300-foot long underground segment between South College Avenue and Remington Street, numerous
underground culvert street crossings, and a segment along South Lemay Ave with minimal vegetation cover. In
addition, a metal grate over the west end of the South College Avenue culvert crossing (see Photo 4) precludes
larger animal movement. As a result, the Sherwood Lateral only provides a movement corridor for small aquatic
organisms during the irrigation season.
(j) There is one issue regarding the timing of property development and ecological features or wildlife use of the
project area. If development includes removal of any trees on the property or if construction occurs near an
occupied bird nest during the songbird nesting season (March through July), these activities could result in the
loss or abandonment of a nest and would be in violation of the federal Migratory Bird Treaty Act. No evidence of
2016 avian nesting activity was documented during the July 11, 2016 survey, but if initiation of planned
development extends into the 2017-nesting season, a follow-up nest survey may be necessary to confirm lack of
nesting.
(k) Section 3.4.1 of the Land Use Code requires a buffer setback of 50 feet for wetlands less than 0.3 acre and
for irrigation ditches that serve as wildlife movement corridors. As discussed under Section (h), the Sherwood
Lateral only provides a movement corridor for small aquatic organisms. A 50-foot buffer would not be necessary
to maintain the effectiveness of this movement corridor for these types of organisms, especially since a steep
embankment separates the Sherwood Lateral from developed portions of the property. However, the presence
of wetlands along the ditch would trigger the 50-foot buffer requirement from the top of the ditch bank. Currently
existing development (storage building) is located immediately adjacent to the north edge of the upper ditch
bank and is less than 50 feet from the inner edge of top of bank. A reduction in the buffer standard would
require mitigation measures within the buffer zone to meet buffer zone performance standards and would need
to meet approval by City of Fort Collins planning staff.
The Sherwood lateral buffer zone could be further enhanced by plantings of upland native trees, shrubs, and
herbaceous species in the buffer zone and ditch corridor to provide visual shielding between development and
the Sherwood Lateral, improve habitat conditions along the ditch embankments, and protect water quality in the
ditch and wetlands along the ditch. Any plantings and habitat enhancement measures within the ditch right-of-
way and ditch buffer zone would need to be coordinated with and approved by City of Fort Collins planning staff
and the ditch owner/operators. These plantings could also be used to mitigate significant and wildlife trees that
would be lost to the proposed project. Loss of trees classified as significant would need to be mitigated with
replacement trees as per Section 3.2.1 (F) of the Land Use Code.
Supplemental irrigation may be required for initial establishment of shrubs, trees and herbaceous species. A
weed management plan should be developed in concert with habitat enhancement plantings to minimize the
development of non-desirable, invasive species in the buffer zone enhancement area.
One final mitigation recommendation is based on Article 3.2.4(D)(6) in the City of Fort Collins Land Use Code,
which requires protection of natural areas and natural features from light spillage from off site sources.
Therefore, the intensity of night lighting from the areas of development facing the Sherwood lateral should be
shielded or directed to minimize the intrusion of artificial nighttime light into these areas.
Environmental Characterization Study
ATTACHMENT 14 to
Staff Report to P&Z
P. Quinn
8/15/17
Page 6 of 6
This concludes Cedar Creek Associates, Inc.’s evaluation of the 255 Johnson Drive project area. If you have
any questions or require additional information regarding my evaluation, please give me a call.
Sincerely,
INC.
T. Michael Phelan
Principal and Senior Wildlife Biologist
attachments: Figure 1 & Photos 1-4
Environmental Characterization Study
ATTACHMENT 14 to
Staff Report to P&Z
Environmental Characterization Study
ATTACHMENT 14 to
Staff Report to P&Z
Environmental Characterization Study
ATTACHMENT 14 to
Staff Report to P&Z
Environmental Characterization Study
ATTACHMENT 14 to
Staff Report to P&Z
Plat
ATTACHMENT 15 to
Staff Report to P&Z
Plat
ATTACHMENT 15 to
Staff Report to P&Z
CENTRE AVE.
RESEARCH BLVD.
COLLEGE AVE. (U.S. 287)
W LAKE ST
BAY RD
JOHNSON DR
DRAKE RD.
PROSPECT RD.
SPRING CREEK DR
STOVER ST
20'
8'
PARK
TRAVEL
8'
PARK
36' ROADWAY
54' ROW
UTIL.
ESMT.
9'
PKWY
6'
WALK
6'
SPRING COURT
EXIST.
3'
EXST.
3'
WALK
PKWY
20'
8'
PARK
TRAVEL
8'
PARK
36' ROADWAY
49' ROW
UTIL.
ESMT.
9'
PKWY
6'
WALK
6'
JOHNSON DRIVE
EXIST.
4'
WALK
1'
WALK
6'
No. Revisions: By: Date:
REVIEWED BY:
C. Snowdon
DESIGNED BY:
DRAWN BY:
SCALE:
No. Revisions: By: Date:
REVIEWED BY:
C. Snowdon
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/18/2017
PROJECT:
1285-001
These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
NRN O R T H E
PHONE: 970.221.4158
www.northernengineering.com
C0.00
A. GENERAL NOTES
1. All materials, workmanship, and construction of ppublic 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
City of Fort Collins.
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 City of Fort Collins
Engineer. Use of these plans after the expiration date will require a new review and approval process by the City of Fort Collins 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 City of Fort Collins, as
beneficiary of said engineer's work, for any errors and omissions contained in these plans, and approval of these plans by the City of Fort
Collins 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 City of Fort Collins, 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 storm sewer construction, as well as power and other "dry" utility installations, shall conform to the City of Fort Collins standards and
specifications current at the date of approval of the plans by the City of Fort Collins 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 City of Fort Collins prior to beginning construction.
10. The Developer shall coordinate and cooperate with the City of Fort Collins, 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, sanitary sewer or potable water system 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
E
E
X
X
X
X
X
X
X
X
X X
X
X
X X
X X
X X
E
FO
FO
FO
E E
E
E
E
E
E
E
E
E
X X
X
X
X
X
X
X
X
FO
FO FO FO
FO FO
G
G
G G G G G G G
G
G
W
W
W
W
W
W
W W W
W
W
W
W
W
W
W
W
E
E
X
X
X
X
X
X
X
X
X X
X
X
X X
X X
X X
E
FO
FO
FO
E E
E
E
E
E
E
E
E
E
X X
X
X
X
X
X
X
X
FO
FO FO FO
FO FO
G
G
G G G G G G G
G
G
W
W
W
W
W
W
W W W
W
W
W
W
W
W
W
W
LOD LOD
LOD LOD LOD
LOD
LOD LOD
LOD
LOD LOD
LOD
LOD
LOD LOD
FO
FO FO FO
FO
FO
G G G G G G G
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
ST
FO FO FO FO
FO
FO FO
FO
FO FO
FO
FO
FO
FO
FO
FO
E E E
E E
SS SS SS
SS SS
FO
FO
FO
FO
FO
FO
FO
FO
FO FO
FO
FO
E
E
E
E E E
E
E
E
E E
E
W
W
W
W W
W
ST
ST ST
ST
ST
ST
ST
ST
ST
E
E E E
E
E
E
E
E
STORM LINE A2.1
(SEE SHEET C2.00)
JOHNSON DRIVE
EXISTING HEADWALL
4970
4975
4980
4985
4990
4995
5000
4970
4975
4980
4985
4990
4995
5000
LOD LOD
LOD
LOD
LOD LOD LOD LOD
LOD
LOD LOD
LOD
LOD
LOD
LOD
ST
X
X X
X
X X
X
X
X
X
RISERS
JOHNSON DRIVE
SPRING COURT
BURLINGTON NORTHERN
RAILWAY AND MAX GUIDEWAY
PORTION OF LOT 3,
BANK CENTER SQUARE
30" VERTICAL
CURB AND GUTTER
30" VERTICAL
CURB AND GUTTER
RAMP
LANDSCAPING WALL
(BY OTHERS)
EXISTING BIKE RAMP
TO REMAIN
EXISTING RETAINING WALL
TO BE BACK FILLED
LANDSCAPE WALLS
(BY OTHERS)
6' SIDEWALK
6' SIDEWALK
RAMP
3' SIDEWALK
CURB CUT
LIMITS OF
DISTURBANCE
NATURAL HABITAT BUFFER ZONE
(SEE NOTE 10)
6' SIDEWALK
LIMITS OF DISTURBANCE
SAWCUT
SAWCUT
LANDSCAPE WALLS
(BY OTHERS)
6' SIDEWALK
RISERS
5' SIDEWALK
RAMP
No. Revisions: By: Date:
REVIEWED BY:
LOD
LOD
JOHNSON DRIVE
SPRING COURT
6' SIDEWALK
9' UTILITY EASEMENT
54' R.O.W
36' -
STA.=12+97.50
TIE TO EXISTING
PI: 12+36.33
PI: 12+60.39
PI: 12+73.66
PI: 10+20.00
PI: 12+22.40
SAWCUT
STA.=10+00.00
PAN
SAWCUT
RISERS
6' CROSS PAN
EXISTING RAMP
UNDERGROUND PARKING
ENTRANCE
EXISTING 6' SIDEWALK
EXISTING RAMP
RAMP
EXISTING 30" VERTICAL
CURB AND GUTTER
RAMP
4975
4980
4985
4990
4995
5000
4975
4980
4985
4990
4995
5000
9+75 10+00 11+00 12+00 13+00 13+25
PVI STA = 10+00.00
PVI ELEV = 4984.82
PVI STA = 12+97.50
PVI ELEV = 4987.08
90.0' VC
PVI STA = 12+21.03
PVI ELEV = 4985.93
BCVS: 11+76.03
BVCE: 4985.70
ECVS: 12+66.03
EVCE: 4986.60
A.D. = 1.00
K = 90.02
1.50%
0.50%
4984.82
4984.95
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
10+25
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 02040 0
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
10+75
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 02040 0
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
11+25
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 02040 0
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
11+75
4978
4980
4984
4988
4992
4978
4980
4975
4980
4985
4990
4995
5000
4975
4980
4985
4990
4995
5000
13+25 13+00 12+00 11+00 10+00 9+75
4984.81
4985.08
4985.35
4985.58
4985.71
4985.83
4985.96
4986.08
4986.21
4986.34
4986.54
4986.81
4987.15
PVI STA = 10+00.00
PVI ELEV = 4984.81
PVI STA = 13+02.14
PVI ELEV = 4987.18
90.0' VC
PVI STA = 12+56.14
PVI ELEV = 4986.49
BCVS: 12+11.14
BVCE: 4986.26
ECVS: 13+01.14
EVCE: 4987.16
A.D. = 1.00
K = 90.08
1.10%
0.90%
1.50%
0.50%
EXISTING
GROUND
PROPOSED
GRADE
PROPOSED
ELEVATION EXISTING
ELEVATION
JOHNSON DRIVE
SPRING COURT
SAWCUT
R50' CUL-DE-SAC
5' SIDEWALK
6' SIDEWALK
RAMP
RISERS
9' UTILITY
EASEMENT
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
10+50
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 02040 0
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
11+00
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 02040 0
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
11+50
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 02040 0
4986.1
4985.35
4985.9
4985.71
4986.6
4985.96
3.6%
2.6%
2.5%
16.8'
CHEEK WALLS
(BY OTHERS)
E
E E
E
E
E
E
E E
G G
E
G
E E E E E E
E E E
LOD LOD
LOD
LOD
LOD LOD LOD LOD
LOD LOD LOD
LOD
LOD
LOD
LOD
ST
X
X X
X
X X
X
X
X
X
JOHNSON DRIVE
SPRING COURT
BURLINGTON NORTHERN
RAILWAY AND MAX GUIDEWAY
PORTION OF LOT 3,
BANK CENTER SQUARE
a1
SHERWOOD LATERAL
EXISTING STORM INLET
EXISTING STORM MH
EXISTING 12" ADS
A1
OS1
OW1
ON1
OS2
ow1
os2
FEMA 100-YEAR FLOODWAY
FEMA 100-YEAR
MODERATE RISK
FLOODPLAIN
No. Revisions: By: Date:
REVIEWED BY:
C. Snowdon
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/18/2017
15869 - 4984.50 NAVD 88
X
X X
X
X
X
X
LOD
LOD
LOD
LOD LOD
LOD LOD
LOD
LOD
LOD
15947 - 4984.95 NAVD 88
16110 - 4985.39 NAVD 88
16451 - 4987.88 NAVD 88
16565 - 4998.17 NAVD 88
JOHNSON DRIVE
SPRING COURT
E
E E
E
E
E
G G
E E E E
E E
BURLINGTON NORTHERN
RAILWAY AND MAX GUIDEWAY
PORTION OF LOT 3,
BANK CENTER SQUARE
16069 - 4985.23 NAVD 88
30" VERTICAL
CURB AND GUTTER
FEMA FLOODWAY
FEMA 100-YEAR
MODERATE RISK
DETENTION VAULT
OUTFALL
SHERWOOD
IRRIGATION
DITCH
NATURAL HABITAT
BUFFER ZONE
LIMITS
OF DISTURBANCE
SWALE
BASE FLOOD
ELEVATION 1
(SEE TABLE)
BASE FLOOD
ELEVATION 3
(SEE TABLE)
BASE FLOOD
ELEVATION 2
(SEE TABLE)
BASE FLOOD
ELEVATION 4
January 9, 2018
RE: Johnson Drive Apartments PDP
Dear Planning and Zoning Board Members,
I wish to raise some issues regarding Demand Mitigation Strategy for the required amount of
parking. First, the numbers for The State (Exhibit A, Packet page 518) do not include the
significant number of cars from The State that park along Johnson Dr and Spring Park Dr. This
statement is based on my personal observations riding down Spring Park Dr and Johnson Dr at
5:45 AM on work days. During the August break there are mornings when there are zero cars
parked along Spring Park Dr and the density along Johnson Dr is minimal compared to the
situation on mornings when CSU is in session. Those cars are not coming from any place besides
The State. Until an estimate of the number of these cars is included in Exhibit A, the city cannot
assess the potential for “spillover” from not requiring adequate parking for the Johnson Drive
Apartments (see LUC section 3.2.2 (K) (1) (a) 2 b “….together with the proposed plan's
compatibility with surrounding neighborhoods in terms of potential spillover parking.”)
Of the properties listed in Exhibit A, The State is the only property that is relevant; the others
are in a location of town with different parking dynamics.
The statement on page 509, item 4 (Neighborhood Meeting) “…had issues with parking…” is
misleading. The State has issues with parking and they negatively impact the neighborhood. Just
ask Spring Creek School and Fort Collins Muffler and Automotive; I doubt they have changed
their attitude from when I discussed the issue with them.
Related to the issue of whether the Johnson Drive Apartments will provide enough parking
for residents with cars is the question of added cost. The State charges for parking on site, thus
incentivizing cost conscious residents to park along Johnson Dr and Spring Park Dr. Will the
Johnson Drive Apartments have a similar policy of charging for parking on site?
I commend the city for stating “The north side of Johnson Drive will likely be restricted to 2
hours in order to provide parking opportunities for Creekside Park.”. The “likely” should be
taken out and restricted 2 hour parking should be part of the PDP.
In summary the City needs to do more to evaluate whether adequate parking spaces will be
provided by the Johnson Drive Apartments so there is no spillover. I hope you will raise these
issues with the Planning Department at your Friday work session.
Sincerely,
Paul Patterson
2936 Eindborough
plpatterson3@earthlink.net
Public Comment
ATTACHMENT 17 to
Staff Report to P&Z
Johnson Drive Apartments
Planning and Zoning Board, January 18, 2018
Staff Review and Recommendation
Presented By:
Jason Holland, City Planner
1
ITEM 5, EXHIBIT 3, JOHNSON DRIVE APTS., STAFF PRESENTATION
Staff presentation to P&Z
Project Introduction
2
• 5 story mixed-use building;
• 192 units of rent-by-the-
bedroom student housing;
2.5 acre site;
• 412 bedrooms; This
includes 44 one-bedroom
units, 104 two-bedroom
units, 16 three bedroom
units, and 28 four-bedroom
units;
ITEM 5, EXHIBIT 3, JOHNSON DRIVE APTS., STAFF PRESENTATION
Staff presentation to P&Z
Project Introduction
3
• 1,000 SF retail
proposed;
• 261 off-street parking
spaces are proposed
within a parking garage;
• General Commercial
Zoning (C-G) and the
Transit-Oriented
Development (TOD)
Overlay Zone
ITEM 5, EXHIBIT 3, JOHNSON DRIVE APTS., STAFF PRESENTATION
Staff presentation to P&Z
Zoning Requirements
4
General Commercial
zone district
ITEM 5, EXHIBIT 3, JOHNSON DRIVE APTS., STAFF PRESENTATION
Staff presentation to P&Z
Zoning Requirements
5
The project complies with all General Commercial
Section 4.21(A) – Purpose:
The General Commercial District is intended to be a setting for development,
redevelopment and infill of a wide range of community and regional retail uses, offices
and personal and business services. Secondarily, it can accommodate a wide range of
other uses including creative forms of housing.
ITEM 5, EXHIBIT 3, JOHNSON DRIVE APTS., STAFF PRESENTATION
Staff presentation to P&Z
Zoning – Permitted Use
6
The project complies with General Commercial (C-G) permitted uses:
Section 4.21(B) – Permitted Uses
The proposed mixed-use project is permitted, subject to Planning and Zoning Board
Approval due to the residential component consisting of more than 50 dwelling units or
75 bedrooms.
ITEM 5, EXHIBIT 3, JOHNSON DRIVE APTS., STAFF PRESENTATION
Staff presentation to P&Z
Zoning – Building Height
7
The project complies with General Commercial (C-G) building height:
Section 4.21(D) – Building Height
• This section limits the height of buildings to a maximum of 4 stories in the General
Commercial zone district;
• Additional stories are permitted in the General Commercial zone district when the
development is within the boundaries of the Transit-Oriented Development (T.O.D.)
overlay zone;
ITEM 5, EXHIBIT 3, JOHNSON DRIVE APTS., STAFF PRESENTATION
Staff presentation to P&Z
Zoning – Building Height, TOD Standard
8
The project complies with TOD building height:
6-story building mixed-use building permitted, provided that structured parking is
provided;
5-story proposed.
LUC 3.10.5(F) Development Standards for the Transit-Oriented Development (TOD) Overlay Zone) – Character and
Image – Building Height. All buildings shall be limited to the maximum height allowed in the underlying zone district
unless:
(a) The development is mixed-use and contains at least one-seventh (1/7) of its total building square footage as either
residential or office use, in which case the maximum allowable height shall be the base height plus one (1) story; or
(b) The development is mixed-use and contains at least one-seventh (1/7) of its total building square footage as
residential use and at least ten (10) percent of the residential units are either affordable housing units for rent or
affordable housing units for sale as defined in Article 5 or structured parking (underground, interior to the site or above
ground), in which case the maximum allowable height shall be the base height plus two (2) stories; or
ITEM 5, EXHIBIT 3, JOHNSON DRIVE APTS., STAFF PRESENTATION
Staff presentation to P&Z
Site Plan – Preliminary Design Submittal
9
30%
reduction
requested
0.52
per
bed
ITEM 5, EXHIBIT 3, JOHNSON DRIVE APTS., STAFF PRESENTATION
Staff presentation to P&Z
Building Standards
10
Section 3.5.1(C) Building Size,
Height, Bulk, Mass, Scale.
1. Section 3.5.3. “Variation in
massing” requirements
satisfied
2. High quality, four-sided
building mass and material
placement
3. Effective use of exterior
courtyards around the
building
ITEM 5, EXHIBIT 3, JOHNSON DRIVE APTS., STAFF PRESENTATION
Staff presentation to P&Z
Building Mass and Scale
11
ITEM 5, EXHIBIT 3, JOHNSON DRIVE APTS., STAFF PRESENTATION
Staff presentation to P&Z
Building Mass and Scale
12
View From
Sherwood
Lateral
ITEM 5, EXHIBIT 3, JOHNSON DRIVE APTS., STAFF PRESENTATION
Staff presentation to P&Z
Building Mass and Scale
13
View From
MAX
Guideway
ITEM 5, EXHIBIT 3, JOHNSON DRIVE APTS., STAFF PRESENTATION
Staff presentation to P&Z
Building Mass and Scale
14
ITEM 5, EXHIBIT 3, JOHNSON DRIVE APTS., STAFF PRESENTATION
Staff presentation to P&Z
Building Mass and Scale
15
View From
Sherwood
Lateral
ITEM 5, EXHIBIT 3, JOHNSON DRIVE APTS., STAFF PRESENTATION
Staff presentation to P&Z
(SEE TABLE)
No. Revisions: By: Date:
REVIEWED BY:
C. Snowdon
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/18/2017
PROJECT:
1285-001
These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
NRN O R T H E
PHONE: 970.221.4158
www.northernengineering.com
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
R
C4.01
FOR DRAINAGE REVIEW ONLY
NOT FOR CONSTRUCTION
NORTH
( IN FEET )
0
1 INCH = 30 FEET
30 30 60 90
LEGEND:
PROJECT BOUNDARY
PROPOSED STORM SEWER
EXISTING STORM INLET
PROPOSED CURB & GUTTER
BASE FLOOD ELEVATION (BFE)
EXISTING STORM MANHOLE D
PROPOSED MAJOR CONTOUR
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
PROPOSED MINOR CONTOUR
NOTES:
CROSS SECTION (CSL)
EXISTING STORM SEWER ST
1. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION
2. THIS PROJECT IS LOCATED WITHIN A FEMA 100-YEAR FLOODWAY AND FLOOD
FRINGE AND MUST COMPLY WITH CHAPTER 10 OF THE CITY CODE.
3. ALL ELEVATIONS DEPICTED IN PLAN VIEW AND BENCHMARKS LISTED HEREON ARE
PER NAVD 88 DATUM.
4. ANY ITEMS LOCATED IN THE FLOODWAY THAT CAN FLOAT (E.G., PICNIC TABLES,
BIKE RACKS, ETC.) MUST BE ANCHORED.
5. THE LOWEST FLOOR AND THE FINISHED FLOOR FOR ANY BUILDING IN THE
FLOODPLAIN SHALL BE FLOODPROOFED UP TO THE REGULATORY FLOOD
PROTECTION ELEVATION.
6. A FLOODPLAIN USE PERMIT SHALL BE REQUIRED FOR EACH STRUCTURE AND EACH
SITE CONSTRUCTION ELEMENT IN THE FLOODPLAIN.
7. A FLOODPLAIN USE PERMIT AND NO RISE CERTIFICATION IS REQUIRED PRIOR TO
PERFORMING ANY WORK WITHIN THE FLOODWAY (I.E., CURB CUT REMOVAL,
LANDSCAPING).
8. THE FLOODPLAIN USE PERMIT FOR THE BUILDING WILL BE SUBMITTED AT THE TIME
OF THE BUILDING PERMIT APPLICATION.
9. A FLOODPROOFING CERTIFICATE SHALL BE COMPLETED AND APPROVED BEFORE
THE CERTIFICATE OF OCCUPANCY IS ISSUED FOR ANY STRUCTURE IN THE
FLOODPLAIN.
10. THE FLOODPROOFING REQUIREMENTS OF CHAPTER 10 OF THE CITY CODE WILL BE
SATISFIED PRIOR TO ISSUANCE OF A BUILDING PERMIT.
11. NO STORAGE OF MATERIALS OR EQUIPMENT SHALL BE ALLOWED IN THE
FLOODWAY, WHETHER TEMPORARY (DURING CONSTRUCTION) OR PERMANENT.
LANDSCAPING SHALL ALSO MEET THE REQUIREMENTS FOR NO RISE IN THE
FLOODWAY.
12. REFER TO THE PRELIMINARY DRAINAGE REPORT FOR JOHNSON DRIVE
APARTMENTS DATED 10/17/2017 FOR ADDITIONAL INFORMATION.
13. ALL HVAC EQUIPMENT IS SUBJECT TO CHAPTER 10 FLOOD PROTECTION
REAQUIREMENTS.
14. REFER TO ARCHITECTURAL DOCUMENTS FOR ADDITIONAL FLOODPROOFING
INFORMATION.
15869 - 4984.50 NAVD 88
FEMA FLOODWAY
FEMA 100-YEAR MODERATE RISK
DETAIL
BASE FLOOD ELEVATION 1
BASE FLOOD ELEVATION 2
BASE FLOOD ELEVATION 3
BASE FLOOD ELEVATION 3
Utility Plans
ATTACHMENT 16 to
Staff Report to P&Z
PROJECT:
1285-001
These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
NRN O R T H E
PHONE: 970.221.4158
www.northernengineering.com
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
R
NORTH
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
C4.00
LEGEND:
RUNOFF SUMMARY:
PROJECT BOUNDARY
DESIGN POINT
PROPOSED STORM SEWER
EXISTING STORM INLET
PROPOSED CURB & GUTTER
1. REFER TO "PRELIMINARY DRAINAGE REPORT FOR JOHNSON DRIVE APARTMENTS
DATED 10/17/2017" FOR ADDITIONAL INFORMATION
2. THE NATURAL HABITAT BUFFER ZONE IS INTENDED TO BE MAINTAINED IN NATIVE
LANDSCAPE. PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE
USES WITHIN THE NATURAL HABITAT BUFFER ZONE.
EXISTING STORM MANHOLE D
A2
a3
PROPOSED MAJOR CONTOUR
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
PROPOSED MINOR CONTOUR
PROPOSED SLOPE (RISE:RUN)
DRAINAGE BASIN MINOR/MAJOR COEFF.
DRAINAGE BASIN ID
EXISTING SLOPE (RISE:RUN)
EXISTING CONCENTRATED FLOW
PROPOSED CONCENTRATED FLOW
PROPOSED OVERLAND FLOW
NOTES:
EROSION BUFFER ZONE
EXISTING STORM SEWER ST
BASIN
ID
TOTAL
AREA
(acres)
C2 C100
Q2
(cfs)
Q100
(cfs)
A1 1.668 0.95 1.00 4.52 16.59
OW1 0.093 0.15 0.19 0.04 0.17
OS1 0.301 0.27 0.34 0.24 1.03
OS2 0.260 0.15 0.19 0.09 0.41
ON1 0.481 0.72 0.75 0.66 3.18
FOR DRAINAGE REVIEW ONLY
NOT FOR CONSTRUCTION
Utility Plans
ATTACHMENT 16 to
Staff Report to P&Z
30" VERTICAL
CURB AND GUTTER
6' SIDEWALK
PROPOSED
GRADE
EXISTING
GRADE
EXISTING
GROUND
(TYPICAL)
PROPOSED
GRADE
(TYPICAL)
11.74'
CHEEK WALLS
(BY OTHERS)
30" VERTICAL
CURB AND GUTTER
6' SIDEWALK
PROPOSED
GRADE
EXISTING
GRADE
EXISTING
GROUND
(TYPICAL)
PROPOSED
GRADE
(TYPICAL)
16.8'
30" VERTICAL
CURB AND GUTTER
6' SIDEWALK
PROPOSED
GRADE
EXISTING
GRADE
EXISTING
GROUND
(TYPICAL)
PROPOSED
GRADE
(TYPICAL)
(3.2%)
(-0.7%)
(-0.7%)
No. Revisions: By: Date:
REVIEWED BY:
C. Snowdon
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/18/2017
PROJECT:
1285-001
These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
NRN O R T H E
PHONE: 970.221.4158
www.northernengineering.com
C3.04
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
R
LEGEND:
PROPOSED SAWCUT
PROPOSED FINISH GRADE SPOT ELEVATION
FIELD SURVEY BY:
NOTES:
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE AND LOCATION
BOTH HORIZONTAL AND VERTICAL OF ALL UNDERGROUND UTILITIES IN THE AREA
OF THE WORK. BEFORE COMMENCING NEW CONSTRUCTION, THE CONTRACTOR
SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL
BE RESPONSIBLE FOR FOR ALL UNKNOWN UNDERGROUND UTILITIES.
2. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
3. ALL CURB SPOTS SHOWN ARE FLOWLINE ELEVATIONS. ALL OTHER SPOTS ARE
FINISHED GRADE ELEVATIONS.
4. THE TOP OF FOUNDATION ELEVATIONS SHOWN ARE THE MINIMUM ELEVATIONS
REQUIRED FOR PROTECTION FROM THE 100-YEAR STORM.
5. CROSSPANS ALONG PUBLIC STREETS AT THE INTERSECTION OF PRIVATE DRIVES
SHALL HAVE CONCRETE EXTENDED TO THE RIGHT-OF-WAY LINE.
6. ALL PROJECT DATA IS ON THE CITY OF FORT COLLINS VERTICAL CONTROL
NETWORK DATUM: NAVD 88. SEE COVER SHEET FOR BENCHMARK REFERENCES.
7. CONTRACTOR SHALL OBTAIN THE MOST CURRENT SOILS AND SUBSURFACE
EXPLORATION REPORT FOR MORE INFORMATION REGARDING PAVEMENT DESIGN,
SUBSURFACE TREATMENT AND COMPACTION.
8. CONTRACTOR SHALL CONFIRM DOORWAY, FOUNDATION WALLS, AND SLOPED
SLABS WITH STAMPED ARCHITECTURAL AND STRUCTURAL DRAWINGS PRIOR TO
STAKING.
9. SEE LANDSCAPE PLANS FOR ADDITIONAL INFORMATION ON PLANTING,
REVEGETATION, HARDSCAPE AND OTHER PERMANENT SITE STABILIZATION
METHODS
NORTHERN ENGINEERING SERVICES, INC.
PROJECT NUMBER: 1285-001
DATE: JULY 5TH, 2017
ADDITIONAL TOPO: NOVEMBER 1ST, 2017
EXISTING GROUND SPOT ELEVATION
EXISTING SLOPE (PERCENTAGE)
PROJECT BOUNDARY
EXISTING RIGHT-OF-WAY
EXISTING STORM SEWER
PROPOSED MAJOR CONTOUR
PROPOSED STORM SEWER
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
PROPOSED MINOR CONTOUR
(47.45)
17.50
2.0%
(2.0%)
PROPOSED SLOPE (PERCENTAGE)
PROPOSED SLOPE (RISE:RUN) 3:1
ST
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
NORTH
Utility Plans
ATTACHMENT 16 to
Staff Report to P&Z
49' R.O.W 36' -
STA.=13+02.15
TIE TO EXISTING
PRIVATE SIDEWALK
RAMP
EXISTING 4.5' SIDEWALK
PI: 10+19.86
PC: 11+65.34
PC: 11+92.27
6' PARKWAY
RISERS
No. Revisions: By: Date:
REVIEWED BY:
C. Snowdon
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/18/2017
PROJECT:
1285-001
These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
NRN O R T H E
PHONE: 970.221.4158
www.northernengineering.com
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
C3.03
NORTH
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
R
PROFILE SCALE:
LEGEND:
PROPOSED SAWCUT
PROPOSED FINISH GRADE SPOT ELEVATION
FIELD SURVEY BY:
NOTES:
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE AND LOCATION
BOTH HORIZONTAL AND VERTICAL OF ALL UNDERGROUND UTILITIES IN THE AREA
OF THE WORK. BEFORE COMMENCING NEW CONSTRUCTION, THE CONTRACTOR
SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL
BE RESPONSIBLE FOR FOR ALL UNKNOWN UNDERGROUND UTILITIES.
2. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
3. ALL CURB SPOTS SHOWN ARE FLOWLINE ELEVATIONS. ALL OTHER SPOTS ARE
FINISHED GRADE ELEVATIONS.
4. THE TOP OF FOUNDATION ELEVATIONS SHOWN ARE THE MINIMUM ELEVATIONS
REQUIRED FOR PROTECTION FROM THE 100-YEAR STORM.
5. CROSSPANS ALONG PUBLIC STREETS AT THE INTERSECTION OF PRIVATE DRIVES
SHALL HAVE CONCRETE EXTENDED TO THE RIGHT-OF-WAY LINE.
6. ALL PROJECT DATA IS ON THE CITY OF FORT COLLINS VERTICAL CONTROL
NETWORK DATUM: NAVD 88. SEE COVER SHEET FOR BENCHMARK REFERENCES.
7. CONTRACTOR SHALL OBTAIN THE MOST CURRENT SOILS AND SUBSURFACE
EXPLORATION REPORT FOR MORE INFORMATION REGARDING PAVEMENT DESIGN,
SUBSURFACE TREATMENT AND COMPACTION.
8. CONTRACTOR SHALL CONFIRM DOORWAY, FOUNDATION WALLS, AND SLOPED
SLABS WITH STAMPED ARCHITECTURAL AND STRUCTURAL DRAWINGS PRIOR TO
STAKING.
9. SEE LANDSCAPE PLANS FOR ADDITIONAL INFORMATION ON PLANTING,
REVEGETATION, HARDSCAPE AND OTHER PERMANENT SITE STABILIZATION
METHODS
NORTHERN ENGINEERING SERVICES, INC.
PROJECT NUMBER: 1285-001
DATE: JULY 5TH, 2017
ADDITIONAL TOPO: NOVEMBER 1ST, 2017
EXISTING GROUND SPOT ELEVATION
EXISTING SLOPE (PERCENTAGE)
PROJECT BOUNDARY
EXISTING RIGHT-OF-WAY
EXISTING STORM SEWER
PROPOSED MAJOR CONTOUR
PROPOSED STORM SEWER
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
PROPOSED MINOR CONTOUR
(47.45)
17.50
2.0%
(2.0%)
PROPOSED SLOPE (PERCENTAGE)
PROPOSED SLOPE (RISE:RUN) 3:1
ST
Utility Plans
ATTACHMENT 16 to
Staff Report to P&Z
4984
4988
4992
-40 -20 02040 0
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
12+25
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 02040 0
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
12+75
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 02040 0
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
10+50
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 02040 0
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
11+00
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 02040 0
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
11+50
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 02040 0
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
12+00
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 02040 0
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
12+50
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 02040 0
4985.7
4984.95
4985.8
4985.07
4985.6
4985.20
4985.8
4985.32
4985.9
4985.45
4986.0
4985.57
4986.1
4985.70
4986.1
4985.86
4986.5
4986.08
4986.6
4986.38
4986.9
4986.74
3.6%
1.8%
2.3%
-2.8%
3.5%
-2.7%
1.7%
0.6%
2.7%
2.3%
-3.1%
3.5%
-1.8%
2.3%
-2.5%
3.5%
13' 15'
13' 15'
13' 15'
13' 15'
13' 15'
12'
12'
12'
4.69'
4.69'
4.69'
PROPOSED
GRADE
EXISTING
GRADE
PROPOSED
GRADE
EXISTING
GRADE
30" VERTICAL
CURB AND GUTTER
6' SIDEWALK
CHEEK WALLS
(BY OTHERS)
30" VERTICAL
CURB AND GUTTER
6' SIDEWALK
PROPOSED
GRADE
EXISTING
GROUND
CHEEK WALLS
(BY OTHERS)
30" VERTICAL
CURB AND GUTTER
6' SIDEWALK
30" VERTICAL
CURB AND GUTTER
6' SIDEWALK
30" VERTICAL
CURB AND GUTTER
6' SIDEWALK
30" VERTICAL
CURB AND GUTTER
6' SIDEWALK
PROPOSED
GRADE
EXISTING
GRADE PROPOSED
GRADE
EXISTING
GRADE
PROPOSED
GRADE
EXISTING
GRADE
PROPOSED
GRADE
EXISTING
GRADE PROPOSED
GRADE
EXISTING
GRADE
PROPOSED
GRADE
EXISTING
GRADE
PROPOSED
GRADE
EXISTING
GRADE
PROPOSED
GRADE
EXISTING
GRADE
HIGH VOLUME
DRIVE APPROACH
30" VERTICAL
CURB AND GUTTER
6' SIDEWALK
EXISTING
GROUND
(TYPICAL)
PROPOSED
GRADE
(TYPICAL)
(0.6%)
(-6.9%)
(-0.0%)
(0.4%)
(0.1%)
(0.1%)
(-3.0%)
(0.7%)
(1.1%)
(1.6%)
(1.8%)
LOD
LOD
10+75
11+00
11+25
11+50
11+75
12+00
12+25
12+50
12+75
JOHNSON DRIVE
SPRING COURT
STA.=12+97.50
TIE TO EXISTING
10+50
PI: 12+36.33
PI: 12+60.39
PI: 12+73.66
PI: 10+20.00
PI: 12+22.40
SAWCUT
STA.=10+00.00
PAN
SAWCUT
No. Revisions: By: Date:
REVIEWED BY:
C. Snowdon
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/18/2017
PROJECT:
1285-001
These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
NRN O R T H E
PHONE: 970.221.4158
www.northernengineering.com
C3.02
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
R
LEGEND:
PROPOSED SAWCUT
PROPOSED FINISH GRADE SPOT ELEVATION
FIELD SURVEY BY:
NOTES:
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE AND LOCATION
BOTH HORIZONTAL AND VERTICAL OF ALL UNDERGROUND UTILITIES IN THE AREA
OF THE WORK. BEFORE COMMENCING NEW CONSTRUCTION, THE CONTRACTOR
SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL
BE RESPONSIBLE FOR FOR ALL UNKNOWN UNDERGROUND UTILITIES.
2. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
3. ALL CURB SPOTS SHOWN ARE FLOWLINE ELEVATIONS. ALL OTHER SPOTS ARE
FINISHED GRADE ELEVATIONS.
4. THE TOP OF FOUNDATION ELEVATIONS SHOWN ARE THE MINIMUM ELEVATIONS
REQUIRED FOR PROTECTION FROM THE 100-YEAR STORM.
5. CROSSPANS ALONG PUBLIC STREETS AT THE INTERSECTION OF PRIVATE DRIVES
SHALL HAVE CONCRETE EXTENDED TO THE RIGHT-OF-WAY LINE.
6. ALL PROJECT DATA IS ON THE CITY OF FORT COLLINS VERTICAL CONTROL
NETWORK DATUM: NAVD 88. SEE COVER SHEET FOR BENCHMARK REFERENCES.
7. CONTRACTOR SHALL OBTAIN THE MOST CURRENT SOILS AND SUBSURFACE
EXPLORATION REPORT FOR MORE INFORMATION REGARDING PAVEMENT DESIGN,
SUBSURFACE TREATMENT AND COMPACTION.
8. CONTRACTOR SHALL CONFIRM DOORWAY, FOUNDATION WALLS, AND SLOPED
SLABS WITH STAMPED ARCHITECTURAL AND STRUCTURAL DRAWINGS PRIOR TO
STAKING.
9. SEE LANDSCAPE PLANS FOR ADDITIONAL INFORMATION ON PLANTING,
REVEGETATION, HARDSCAPE AND OTHER PERMANENT SITE STABILIZATION
METHODS
NORTHERN ENGINEERING SERVICES, INC.
PROJECT NUMBER: 1285-001
DATE: JULY 5TH, 2017
ADDITIONAL TOPO: NOVEMBER 1ST, 2017
EXISTING GROUND SPOT ELEVATION
EXISTING SLOPE (PERCENTAGE)
PROJECT BOUNDARY
EXISTING RIGHT-OF-WAY
EXISTING STORM SEWER
PROPOSED MAJOR CONTOUR
PROPOSED STORM SEWER
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
PROPOSED MINOR CONTOUR
(47.45)
17.50
2.0%
(2.0%)
PROPOSED SLOPE (PERCENTAGE)
PROPOSED SLOPE (RISE:RUN) 3:1
ST
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
NORTH
Utility Plans
ATTACHMENT 16 to
Staff Report to P&Z
4985.07
4985.20
4985.32
4985.45
4985.57
4985.70
4985.86
4986.08
4986.38
4986.74
EXISTING GROUND
PROPOSED GRADE
PROPOSED
ELEVATION EXISTING
ELEVATION
No. Revisions: By: Date:
REVIEWED BY:
C. Snowdon
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/18/2017
PROJECT:
1285-001
These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
NRN O R T H E
PHONE: 970.221.4158
www.northernengineering.com
C3.01
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
R
PROFILE SCALE:
LEGEND:
PROPOSED SAWCUT
PROPOSED FINISH GRADE SPOT ELEVATION
FIELD SURVEY BY:
NOTES:
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE AND LOCATION
BOTH HORIZONTAL AND VERTICAL OF ALL UNDERGROUND UTILITIES IN THE AREA
OF THE WORK. BEFORE COMMENCING NEW CONSTRUCTION, THE CONTRACTOR
SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL
BE RESPONSIBLE FOR FOR ALL UNKNOWN UNDERGROUND UTILITIES.
2. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
3. ALL CURB SPOTS SHOWN ARE FLOWLINE ELEVATIONS. ALL OTHER SPOTS ARE
FINISHED GRADE ELEVATIONS.
4. THE TOP OF FOUNDATION ELEVATIONS SHOWN ARE THE MINIMUM ELEVATIONS
REQUIRED FOR PROTECTION FROM THE 100-YEAR STORM.
5. CROSSPANS ALONG PUBLIC STREETS AT THE INTERSECTION OF PRIVATE DRIVES
SHALL HAVE CONCRETE EXTENDED TO THE RIGHT-OF-WAY LINE.
6. ALL PROJECT DATA IS ON THE CITY OF FORT COLLINS VERTICAL CONTROL
NETWORK DATUM: NAVD 88. SEE COVER SHEET FOR BENCHMARK REFERENCES.
7. CONTRACTOR SHALL OBTAIN THE MOST CURRENT SOILS AND SUBSURFACE
EXPLORATION REPORT FOR MORE INFORMATION REGARDING PAVEMENT DESIGN,
SUBSURFACE TREATMENT AND COMPACTION.
8. CONTRACTOR SHALL CONFIRM DOORWAY, FOUNDATION WALLS, AND SLOPED
SLABS WITH STAMPED ARCHITECTURAL AND STRUCTURAL DRAWINGS PRIOR TO
STAKING.
9. SEE LANDSCAPE PLANS FOR ADDITIONAL INFORMATION ON PLANTING,
REVEGETATION, HARDSCAPE AND OTHER PERMANENT SITE STABILIZATION
METHODS
NORTHERN ENGINEERING SERVICES, INC.
PROJECT NUMBER: 1285-001
DATE: JULY 5TH, 2017
ADDITIONAL TOPO: NOVEMBER 1ST, 2017
EXISTING GROUND SPOT ELEVATION
EXISTING SLOPE (PERCENTAGE)
PROJECT BOUNDARY
EXISTING RIGHT-OF-WAY
EXISTING STORM SEWER
PROPOSED MAJOR CONTOUR
PROPOSED STORM SEWER
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
PROPOSED MINOR CONTOUR
(47.45)
17.50
2.0%
(2.0%)
PROPOSED SLOPE (PERCENTAGE)
PROPOSED SLOPE (RISE:RUN) 3:1
ST
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
NORTH
Utility Plans
ATTACHMENT 16 to
Staff Report to P&Z
C. Snowdon
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/18/2017
PROJECT:
1285-001
These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
NRN O R T H E
PHONE: 970.221.4158
www.northernengineering.com
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
R
NORTH
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
C3.00
LEGEND:
PROPOSED STORM INLETS
EXISTING STORM MANHOLE
PROPOSED FINISH GRADE SPOT ELEVATION
FIELD SURVEY BY:
NOTES:
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE AND LOCATION
BOTH HORIZONTAL AND VERTICAL OF ALL UNDERGROUND UTILITIES IN THE AREA
OF THE WORK. BEFORE COMMENCING NEW CONSTRUCTION, THE CONTRACTOR
SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL
BE RESPONSIBLE FOR FOR ALL UNKNOWN UNDERGROUND UTILITIES.
2. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
3. ALL CURB SPOTS SHOWN ARE FLOWLINE ELEVATIONS. ALL OTHER SPOTS ARE
FINISHED GRADE ELEVATIONS.
4. THE TOP OF FOUNDATION ELEVATIONS SHOWN ARE THE MINIMUM ELEVATIONS
REQUIRED FOR PROTECTION FROM THE 100-YEAR STORM.
5. CROSSPANS ALONG PUBLIC STREETS AT THE INTERSECTION OF PRIVATE DRIVES
SHALL HAVE CONCRETE EXTENDED TO THE RIGHT-OF-WAY LINE.
6. ALL PROJECT DATA IS ON THE CITY OF FORT COLLINS VERTICAL CONTROL
NETWORK DATUM: NAVD 88. SEE COVER SHEET FOR BENCHMARK REFERENCES.
7. CONTRACTOR SHALL OBTAIN THE MOST CURRENT SOILS AND SUBSURFACE
EXPLORATION REPORT FOR MORE INFORMATION REGARDING PAVEMENT DESIGN,
SUBSURFACE TREATMENT AND COMPACTION.
8. CONTRACTOR SHALL CONFIRM DOORWAY, FOUNDATION WALLS, AND SLOPED
SLABS WITH STAMPED ARCHITECTURAL AND STRUCTURAL DRAWINGS PRIOR TO
STAKING.
9. SEE LANDSCAPE PLANS FOR ADDITIONAL INFORMATION ON PLANTING,
REVEGETATION, HARDSCAPE AND OTHER PERMANENT SITE STABILIZATION
METHODS
10. THE NATURAL HABITAT BUFFER ZONE IS INTENDED TO BE MAINTAINED IN A NATIVE
LANDSCAPE. PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE
USES WITHIN THE NATURAL HABITAT BUFFER ZONE.
NORTHERN ENGINEERING SERVICES, INC.
PROJECT NUMBER: 1285-001
DATE: JULY 5TH, 2017
ADDITIONAL TOPO: NOVEMBER 1ST, 2017
EXISTING GROUND SPOT ELEVATION
EXISTING SLOPE (RISE:RUN)
PROJECT BOUNDARY
EXISTING RIGHT-OF-WAY
EROSION BUFFER ZONE
PROPOSED MAJOR CONTOUR
PROPOSED STORM SEWER
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
PROPOSED MINOR CONTOUR
D
(47.45)
17.50
2.0%
(3:1)
PROPOSED SLOPE (PERCENTAGE)
PROPOSED SLOPE (RISE:RUN) 3:1
EXISTING STORM SEWER ST
Utility Plans
ATTACHMENT 16 to
Staff Report to P&Z
9+50 10+00 11+00 12+00 12+50
197.22 LF 18" HDPE @ 0.76%
OUTFALL A1
STA 12+21.27
INV. 4985.66 (N)
15'' FES A3
STA 10+00.00
INV. 4984.00 (S)
EXISTING GROUND
PROPOSED GRADE
SANITARY SEWER 36" RCP
STA.=11+64.01
INV.=4977.67
EXISTING 6" WATER LINE
STA=11+75.52
INV. ELEV= 4984.55
MH A2
STA 11+97.22
RIM 4989.5±
INV. IN 4985.49 (S)
INV. IN 4985.49 (W)
INV. OUT 4985.49 (N)
24.06 LF
18" HDPE
@ 0.71%
No. Revisions: By: Date:
REVIEWED BY:
C. Snowdon
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/18/2017
PROJECT:
1285-001
These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
NRN O R T H E
PHONE: 970.221.4158
www.northernengineering.com
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
C2.01
NORTH
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
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
R
LEGEND:
NOTES:
PROJECT BOUNDARY
PROPOSED STORM SEWER
EXISTING ELECTRIC VUALT
EXISTING WATER METER
EXISTING IRRIGATION BOX
EXISTING POWER POLE
EXISTING GAS METER
EXISTING TELEPHONE PEDESTAL
EXISTING LIGHT POLE
PROPOSED FIRE HYDRANT
EXISTING FIRE HYDRANT
PROPOSED LOTLINE
EASEMENT LINE
CONTROL
IRR
S
PROPOSED SEWER SERVICE
PROPOSED WATER SERVICE
W
PROPOSED CURB & GUTTER
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL
UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW
CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL
UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN
UNDERGROUND UTILITIES.
2. ALL WATER CONSTRUCTION SHALL BE PER THE FORT COLLINS STANDARD
CONSTRUCTION SPECIFICATIONS LATEST EDITION.
3. ALL SANITARY CONSTRUCTION SHALL BE PER THE FORT COLLINS STANDARD
CONSTRUCTION SPECIFICATIONS LATEST EDITION.
4. ALL WATER FITTINGS AND VALVES ARE ONLY GRAPHICALLY REPRESENTED AND ARE
NOT TO SCALE.
5. UTILITY SERVICES ARE SHOWN IN A SCHEMATIC FASHION ONLY. EXACT LOCATIONS
SHALL BE PER THE REQUIREMENTS OF THE RESPECTIVE UTILITY PROVIDERS, AND
ARE SUBJECT TO CHANGE IN THE FIELD.
6. MAINTAIN 10' HORIZONTAL AND 18" VERTICAL MINIMUM SEPARATION BETWEEN ALL
SANITARY SEWER MAINS, WATER MAINS & SERVICES.
7. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
8. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY NECESSARY FIELD LOCATES AND
POTHOLING OF SUBSURFACE UTILITIES. ENGINEER AND CITY SHALL BE NOTIFIED OF
ANY POTENTIAL CONFLICTS.
9. REFER TO PLUMBING PLANS FOR ALL WATER SERVICE AND SANITARY SEWER
SERVICE LOCATIONS. IF CONFLICT OCCURS, BOTH THE PLUMBING ENGINEER AND
CIVIL ENGINEER SHALL BE CONTACTED PRIOR TO INSTALLATION OR ORDERING OF
MATERIALS.
10. ALL STORM SEWER IS TO BE OWNED AND MAINTAINED BY PROPERTY MANAGER.
11. ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION,
AS WELL AS STREETS, SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED
OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR
RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE
PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE
ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY.
12. CONTRACTOR TO COORDINATE FINAL LOCATION OF ALL GAS AND ELECTRIC METERS
WITH ARCHITECT AND UTILITY PROVIDERS.
13. CONTRACTOR TO COORDINATE FINAL LOCATION OF IRRIGATION SHUT-OFF VALVE
AND BACKFLOW DEVICE WITH LANDSCAPE ARCHITECT AND SPRINKLER
CONTRACTOR.
14. CONTRACTOR TO COORDINATE SITE LIGHTING (LANDSCAPE) TO ENSURE NO
CONFLICTS WITH OTHER UTILITIES.
15. CROSSPANS ALONG PUBLIC STREETS AT THE INTERSECTION OF PRIVATE DRIVES
SHALL HAVE CONCRETE EXTENDED TO THE RIGHT-OF-WAY LINE.
16. THE NATURAL HABITAT BUFFER ZONE IS INTENDED TO BE MAINTAINED IN A NATIVE
LANDSCAPE. PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE
USES WITHIN THE NATURAL HABITAT BUFFER ZONE.
EXISTING ELECTRIC E
G
FO
EXISTING STORM SEWER ST
EXISTING FIBER OPTIC
EXISTING SANITARY SEWER SS
EXISTING WATER W
EXISTING STORM MANHOLE
EXISTING SANITARY MANHOLE S
D
EXISTING GAS
GAS
VAULT
ELEC
PROFILE SCALE:
Utility Plans
ATTACHMENT 16 to
Staff Report to P&Z
E E E
X
X X
X
X
X
X
E E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E E E
E
E
E E
T
T
T
CTV
CTV
CTV
CTV
FO FO FO FO FO
FO
FO
FO
FO
FO
FO
G G G G
G
G
W
W
W
W
W
W
W
W
W W W
W
W W W
W
W W W
W
W
W
W
W
ST
S
S
W
W
F
E
E E
E
E
E
E
E
E
G G
E
G
E E E E E E
E E E
±42 L.F.
1" WATER SERVICE
S00°40'01"W
±29.0L.F.
3" WATER SERVICE
N44°47'45"W
±31.0L.F.
3" WATER SERVICE
N00°12'15"E
±29 L.F. 6" FIRE LINE
N89°47'45"W
3" METER PIT
TRANSFORMER
CABLE AND TELEPHONE
CONNECTION TO BE COORDINATED
WITH UTILITY PROVIDERS
EXISTING 30" RCP
SANITARY SEWER
EXISTING 6"
WATER LINE
INSTALL 6" SERVICE
WET TAP w/ T.B. (W)
1 - 6" G.V. (W)
N:121814.86
E:194490.37
INSTALL 4" WET TAP
W. 4" G.V. &
4"x3" REDUCER
N:121762.50
E:194492.36
INSTALL 1" WET TAP
N:121885.46
E:194413.52
EXISTING 6"
WATER LINE
9' UTILITY
EASEMENT
9' UTILITY
EASEMENT
EXISTING 12" ADS
EXISTING
WING WALLS
EXISTING STORM INLET
INV. OUT= 4998.30
JOHNSON DRIVE
SPRING COURT
BURLINGTON NORTHERN
RAILWAY AND MAX GUIDEWAY
PORTION OF LOT 3,
BANK CENTER SQUARE
STORM LINE A
(SEE SHEET C2.01)
1" CURB STOP
AND METER PIT
APPROXIMATE VAULT LOCATION
CONNECT TO 3-PHASE POWER
ELECTRIC METER
CONNECT TO
EXISTING GAS
GAS METER
NATURAL HABITAT BUFFER ZONE
(SEE NOTE 16)
4'
REROUTED
CITY POWER
TO EXISTING
STREET LIGHT
No. Revisions: By: Date:
REVIEWED BY:
C. Snowdon
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/18/2017
PROJECT:
1285-001
These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
NRN O R T H E
PHONE: 970.221.4158
www.northernengineering.com
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
R
NORTH
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
C2.00
NORTH
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
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
R
LEGEND:
NOTES:
PROJECT BOUNDARY
PROPOSED STORM SEWER
EXISTING ELECTRIC VUALT
EXISTING WATER METER
EXISTING IRRIGATION BOX
EXISTING POWER POLE
EXISTING GAS METER
EXISTING TELEPHONE PEDESTAL
EXISTING LIGHT POLE
PROPOSED FIRE HYDRANT
EXISTING FIRE HYDRANT
PROPOSED LOTLINE
EASEMENT LINE
CONTROL
IRR
S
PROPOSED SEWER SERVICE
PROPOSED WATER SERVICE
W
PROPOSED CURB & GUTTER
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL
UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW
CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL
UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN
UNDERGROUND UTILITIES.
2. ALL WATER CONSTRUCTION SHALL BE PER THE FORT COLLINS STANDARD
CONSTRUCTION SPECIFICATIONS LATEST EDITION.
3. ALL SANITARY CONSTRUCTION SHALL BE PER THE FORT COLLINS STANDARD
CONSTRUCTION SPECIFICATIONS LATEST EDITION.
4. ALL WATER FITTINGS AND VALVES ARE ONLY GRAPHICALLY REPRESENTED AND ARE
NOT TO SCALE.
5. UTILITY SERVICES ARE SHOWN IN A SCHEMATIC FASHION ONLY. EXACT LOCATIONS
SHALL BE PER THE REQUIREMENTS OF THE RESPECTIVE UTILITY PROVIDERS, AND
ARE SUBJECT TO CHANGE IN THE FIELD.
6. MAINTAIN 10' HORIZONTAL AND 18" VERTICAL MINIMUM SEPARATION BETWEEN ALL
SANITARY SEWER MAINS, WATER MAINS & SERVICES.
7. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
8. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY NECESSARY FIELD LOCATES AND
POTHOLING OF SUBSURFACE UTILITIES. ENGINEER AND CITY SHALL BE NOTIFIED OF
ANY POTENTIAL CONFLICTS.
9. REFER TO PLUMBING PLANS FOR ALL WATER SERVICE AND SANITARY SEWER
SERVICE LOCATIONS. IF CONFLICT OCCURS, BOTH THE PLUMBING ENGINEER AND
CIVIL ENGINEER SHALL BE CONTACTED PRIOR TO INSTALLATION OR ORDERING OF
MATERIALS.
10. ALL STORM SEWER IS TO BE OWNED AND MAINTAINED BY PROPERTY MANAGER.
11. ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION,
AS WELL AS STREETS, SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED
OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR
RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE
PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE
ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY.
12. CONTRACTOR TO COORDINATE FINAL LOCATION OF ALL GAS AND ELECTRIC METERS
WITH ARCHITECT AND UTILITY PROVIDERS.
13. CONTRACTOR TO COORDINATE FINAL LOCATION OF IRRIGATION SHUT-OFF VALVE
AND BACKFLOW DEVICE WITH LANDSCAPE ARCHITECT AND SPRINKLER
CONTRACTOR.
14. CONTRACTOR TO COORDINATE SITE LIGHTING (LANDSCAPE) TO ENSURE NO
CONFLICTS WITH OTHER UTILITIES.
15. CROSSPANS ALONG PUBLIC STREETS AT THE INTERSECTION OF PRIVATE DRIVES
SHALL HAVE CONCRETE EXTENDED TO THE RIGHT-OF-WAY LINE.
16. THE NATURAL HABITAT BUFFER ZONE IS INTENDED TO BE MAINTAINED IN A NATIVE
LANDSCAPE. PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE
USES WITHIN THE NATURAL HABITAT BUFFER ZONE.
EXISTING ELECTRIC E
G
FO
EXISTING STORM SEWER ST
EXISTING FIBER OPTIC
EXISTING SANITARY SEWER SS
EXISTING WATER W
EXISTING STORM MANHOLE
EXISTING SANITARY MANHOLE S
D
EXISTING GAS
GAS
VAULT
ELEC
APPROXIMATE ELECTRIC
SERVICE LINE
APPROXIMATE GAS
SERVICE LINE
EXISTING TUNNEL
UNDER RAILROAD
Utility Plans
ATTACHMENT 16 to
Staff Report to P&Z
G
G
G
E
E
E
FO
FO
FO
FO
G
G
SS SS SS
SS SS SS SS SS SS
SS
SS SS
SS SS SS
SS
SS
SS SS
SS SS
SS SS
SS SS
SS
SS SS
SS
SS
SS SS
SS SS
SS
SS
SS
SS SS
SS SS SS SS SS SS SS SS SS
SS SS SS
ST
X
E E
E
E
X
X
X
X X
X
X
FO FO FO FO
FO
FO FO
FO
FO FO
FO
FO
FO
FO
FO
FO
E E E
E E
E E
E
E
E
E
E E
E
X
X X
X
X X
X
X
X
X
X
X X
X
X X X X
X
X
X X X
X
X
X
X
X
X
X
X X
X
G
G
E
E
X
X
E
E
E
E
E
E
E
E E E
E E
E
E
E E
E
E
E
E
E
E
E
E
E
E
E
E
E E E
E E
E
E E
T
T
T
CTV
CTV
CTV
CTV
FO FO FO FO
FO
FO
FO
FO
FO
FO
FO
FO
G
G
G
G
G G G G
G
G
W
W
W
W
W
W
W
W
W W W W
W
W W W
W W
W
W
W
W W
W
W
X
X
/
/ / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / / / / /
/ / / / /
/ / / / /
/ / / / / / / /
/
/
/ /
/
/ / / / / /
/
/ /
/
/ / / / / /
/
/ / / / / / / / /
/
/ / / / / /
/
/ /
/
/ / / / / /
/
/ / / / / / / / /
/
/ / / / / /
/
/ /
/
/ / / / / /
/
/ / / / / / / / /
/
/ / / / / /
/
/
/ / / / / / / / /
/
/ / / / / / / / /
/
/ / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / /
/
/ / / / / / / / /
/
/ / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / /
/
/ / / /
/ / / / /
/
/ / / / / / /
/ / / / /
/
/ / / /
/
/
/
/ / / /
/
/ / / / / /
/
/ / / /
/
/
/
/ / / /
/
/ / / /
/
/
/
/
/ / / / / / / /
/
/
/
/ / / / / /
/
/
/
/
/
/ / / / / /
/
/
/
/ / / / / /
/
/ /
/ /
/ /
/ /
/ /
/
/ / /
/
/ / /
/
/ /
/ /
/ /
/ /
/ /
/
/ / /
/
/ / /
/
/ /
/ / / / / / / /
/
/ / / / / / / /
/
/ / / / / / / /
/
/ / / / / / / /
/
/ / / /
/ / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / /
/ / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / /
/ / / / / / / /
/
/ / / / / / / / / / / / / / / / / / / / / / / / /
/
/ / / / / / / / / / / / / / / / / / / / /
/
/ / / / / / / / / / / /
/
/ / / / / / / / / / / /
/
/ / / /
/
/ / /
/ /
/
/ / / / / / / / / / / / / / / / /
/ / / / / /
/
/
/
/
/
/ / / / / / / /
/
/
/
/
/
/ / / / / / / / / /
/
/ / / / / / / / / / / / / / / / /
/
/ / / / / / / / /
/
/
/
/
/ / / /
/
/
/
/ / / /
/
/
/
/
/
/ / / /
/ / / / / / / / / / /
/
/ /
/
/ /
/
/ /
/
/ /
/
/ /
/
/ / / / / / / / / / / / / / / / / / / / / / /
/
/ / / / / / / / / / / /
/
/ /
/
/ / / /
/
/ /
/
/ /
/
/ /
/
/
/
/ /
/
/ /
/
/ /
/
/ /
/
/
/
/ / / / / / / / / /
/
/ / / / / / / /
/
/ / /
/
/ / / / / / / /
/
/ / / / / / / / / / / /
/
/ /
/ / / / / /
/
/ / /
/
/ / / / / / / /
/
/ /
/
/ / / /
/
/
/
/ / / /
/
/
/
/ / / /
/
/
/
/ / / /
/
/
/
/ / / /
/
/ / / /
/
/
/
/ / / /
/
/
/
/ / / /
/
/
/
/
/
/ / / /
/
/ / / /
/
/ / / /
/
/ / / /
/
/ / / / /
/
/ / / / / / / / / /
/
/
/
/ / / / /
/
/
/ /
/
/ /
/
/ /
/
/
/
/
/ / /
/ /
/ /
/ /
/ / /
/ /
/ /
/ /
/ / /
/ /
/ /
/ /
/ / /
/
/ / /
/ /
/ / /
/
/ / /
/ /
/
/ / / / / / / / / / / / / / / / / / / /
/
/
/
/ /
/
/
/
/
/
/
/
/ /
/
/ / / / /
/
/
/
/
/ /
/
/
/
/
/
/
/
/
/
/ /
/
/
/
/
/
/
/
/
/
/
/
/ /
/
/
/
/
/
/
/
/
/ /
/
/
/
/
/
/ / / /
/ /
/
/ / / /
/ /
/
/ / / /
/ /
/ /
/ / / / /
/
/
/
/ / /
/
/
/ / /
/
/
/ / /
/
/
/ / /
/
/
/ / /
/
/ /
/
/ / /
/
/ /
/ /
/ /
/
/ /
/ /
/ /
/
/ /
/ /
/ /
/
/ /
/ /
/ /
/
/ /
/ /
/ /
/
/
/ /
/
/
/
/ /
/ /
/ /
/
/
/
/
/ / /
/ /
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/ /
/
/
/
/ /
/
/
/
/ / /
/
/ / /
/ /
/ /
/ /
/ / /
/
/ /
/
/ / / / / /
/
/ / / / / / / / /
/
/ / / / / /
/
/ /
/ / / /
/
/ / / / / / / / / / / / / / / / / / / / /
/
/ / / / / / / / / / / / / / /
/ /
/ / /
/
/
/ /
/
/ / / / / / / / / / / / / /
/
/ / /
/
/ / /
/
/ / /
/ /
/ / / / / / / / /
/ / / / / / /
/ / / / /
/
/
/ /
/
/ / / /
/
/
/
/
/
/ / / / /
/ /
/
/ / / /
/
/ / / /
/ /
/ / /
/
/
/
/
/
/ / / / / /
/
/
/
/
/
/
/
/
/
/ / / / / / / /
/
/
/
/
/
/
/
/
/
/ / / / / / / /
/
/
/
/
/
/
/
/
/
/ / / / / / / / / /
/
/
/
/
/
/
/
/ / / / / /
/ / / /
/
/
/
/
/
/
/
/
/
/ / / / / / / /
/
/
/
/
/
/
/
/
/
/ / / / / / / / / /
/
/
/
/
/ / / / / /
/ / / / / / /
/ / / / / / / /
/ / / / / / /
/ / / / /
/
/
/
/ /
/
/ / /
/
/ /
/
/ /
/
/
/
/ /
/
/
/ / / / / / / / / / / / / / / / / / / / / / / / / / / /
/
/
/ / / / / / / / / /
/
/
/
/
/
/ / /
/ /
/ / /
/ /
/ / /
/ /
/ / /
/
/
/ / / / / / /
/
/ /
/
/ / / / / / / / / / / / /
/ / / / / /
/
/ / /
/
/ / /
/
/ / / / / / / /
/
/ / /
/
/
/
/
/ /
/ /
/
/ /
/
/
/
/
/
/
/
/
/ / / /
/
/
/
/
/
/
/ / / / / /
/
/
/
/ /
/
/ / /
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/ /
/
/
/
/ /
/
/
/
/ /
/
/
/
/
/ /
/
/
/
/ /
/
/ / / / / / /
/
/ / / /
/ / / / / / / / / / / / /
/ / / /
/ / / / / / / /
/
/
/
/
/
/
/ /
/ / / / / / / /
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/ / /
/
/ /
/
/ /
/
/ /
/
/ /
/
/ /
/ /
/ /
/
/ /
/
/
/
/
/
/ / /
/
/
/
/ / /
/
/
/ /
/
/ /
/
/ /
/
/ /
/
/ /
/
/ /
/
/ / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / /
/ / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / /
/
/ / / / / / /
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/ / /
/
/
/ / / / /
/ /
/ /
/
/
/ /
/ / /
/
/
/ /
/
/
/ /
/ / / / /
/
/ /
/ /
/ / /
/ / /
/ / /
/ / /
/ /
/ / / /
/ /
/ / / /
/ /
/ / / /
/ /
/ / / /
/ /
/
/ / / / / /
/
/
/
/
/
/
/
/ /
/ / /
/ / /
/
/ / / /
/
/
/ /
/ / / /
/ /
/ /
/ / /
/ /
/ / / /
/
/ /
/ / / / /
/ /
/ / / / /
/
/ /
/ /
/
/
/
/ / /
/ /
/
/ /
/
/ /
/
/ /
/ / /
/ / / / / / / / /
/ / /
/
/
/
/ /
/
/ / / /
/
/ /
/
/
/
/ / /
/
/
/
/
/
/
/ /
/
/
/
/
/
/
/
/
/
/
/
/ /
/
/
/
/
/
/ /
/
/
/
/ /
/
/
/ / /
/
/ / / /
/
/ / /
/
/ / / /
/
/ /
/ / /
/
JOHNSON DRIVE
SPRING COURT
±336 L.F. OF FENCE
TO BE REMOVED
±45 L.F. OF FENCE
TO BE REMOVED
±45 L.F. OF FENCE
TO BE REMOVED
±46 L.F. OF FENCE
TO BE REMOVED
±21 L.F. OF FENCE
TO BE REMOVED
±175 L.F. OF FENCE
TO BE REMOVED
±26 L.F. OF FENCE
TO BE REMOVED
±70 L.F. OF FENCE
TO BE REMOVED
±210 L.F. OF FENCE
TO BE REMOVED
±64 L.F. OF FENCE
TO BE REMOVED
GATE
TO BE REMOVED
±4832 S.F. OF EXISTING
STORAGE UNITS
TO BE REMOVED
±6946 S.F. OF EXISTING
STORAGE UNITS
TO BE REMOVED
±6946 S.F. OF EXISTING
STORAGE UNITS
TO BE REMOVED
±7272 S.F. OF EXISTING
STORAGE UNITS
TO BE REMOVED
±3927 S.F. OF EXISTING
STORAGE UNITS
TO BE REMOVED
±2075 S.F. OF EXISTING
RESIDENTIAL HOME
TO BE REMOVED
±1276 S.F. OF EXISTING
STORAGE UNITS
TO BE REMOVED
±1276 S.F. OF EXISTING
STORAGE UNITS
TO BE REMOVED
±1276 S.F. OF EXISTING
STORAGE UNITS
TO BE REMOVED
±21 L.F. OF FENCE
TO BE REMOVED
±10 L.F. OF FENCE
TO BE REMOVED
±54 L.F. OF GAS SERVICE
TO BE REMOVED
GAS METER
TO BE REMOVED
±52 L.F. OF WATER SERVICE
TO BE REMOVED
±26 S.F. OF EXISTING SHED
TO BE REMOVED
±26 S.F. OF EXISTING SHED
TO BE REMOVED
±26 S.F. OF EXISTING SHED
TO BE REMOVED
±26 S.F. OF EXISTING SHED
TO BE REMOVED
±26 S.F. OF EXISTING SHED
TO BE REMOVED
±50 S.F. OF EXISTING SHED
TO BE REMOVED
IRRIGATION VAULTS (3)
TO BE REMOVED
±50 L.F. OF FIBER OPTIC
TO BE REMOVED
±50 L.F. OF FIBER OPTIC
TO BE REMOVED
±54 L.F. OF GAS SERVICE
TO BE REMOVED
GAS METER
TO BE REMOVED
±40 L.F. OF ELECTRIC LINE
TO BE REMOVED
±40 L.F. OF ELECTRIC LINE
TO BE REMOVED
ELECTRIC METER
TO BE REMOVED
ELECTRIC METER
TO BE REMOVED
±670 S.F. OF CONCRETE
TO BE REMOVED
±2090 S.F. OF CONCRETE
TO BE REMOVED
±70 S.F. OF CONCRETE
TO BE REMOVED
±74 S.F. OF CONCRETE
TO BE REMOVED
±66 S.F. OF CONCRETE
TO BE REMOVED
±67 S.F. OF CONCRETE
TO BE REMOVED
±70 S.F. OF CONCRETE
TO BE REMOVED
±75 S.F. OF CONCRETE
TO BE REMOVED
±35,720 S.F. OF ASPHALT
TO BE REMOVED
±32 L.F. OF WATER SERVICE
TO BE REMOVED
±54 L.F. OF GAS SERVICE
TO BE REMOVED
GAS METER
TO BE REMOVED
±30 L.F. OF WATER SERVICE
TO BE REMOVED
±127 L.F. OF ELECTRIC LINE
TO BE REMOVED
±50 L.F. OF ELECTRIC LINE
TO BE REMOVED
(2)±60 L.F. OF GAS SERVICE
TO BE REMOVED
GAS METER
TO BE REMOVED
±30 L.F. OF WATER SERVICE
TO BE REMOVED
±44 L.F. OF ELECTRIC LINE
TO BE REMOVED
±122 L.F. OF ELECTRIC LINE
TO BE REMOVED
±47 L.F. OF GAS SERVICE
TO BE REMOVED
±322 L.F. OF SANITARY
SEWER TO BE REMOVED
ELECTRIC LINES (3)
TO BE REMOVED
±127 L.F. ELECTRIC LINE
TO BE REMOVED
BARB WIRE FENCE
TO BE REMOVED
/ / / / / /
/
/
/ /
/
/ /
/
/ / /
/ / /
/ / / /
/
/
/ / /
/ / / / / /
/
/ /
/
/ / / / /
/ /
/
/
/
/
/ / /
/ / / /
/ / /
/
/
/ / / /
/ / / / /
/
/ /
/
/ / / / /
/ /
/
/
/
/
/ / /
/ /
/
/
/
/
/
/
/
/ /
/
/
/
/ /
/
/
/
/ /
/
/ /
/
/
/
/ /
/
/
/
/ /
/
/
/ / /
/
/ /
/
/
/
/ /
/
/
/
/ /
/
/ / / /
/
/ /
/
/
/
/ /
/
/
/
/ /
/
/ /
/
/
/
/
/
/
/
/
/ /
/
/
/
/ /
/
/ /
/
/
/
/ /
/
/
/
/ /
/
/
/
/ /
/
/ /
/
/
/
/ /
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/ /
/
/
/
/
/
/
/
/ /
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/ /
/
/
/
/
/
/
/
/ /
/
/
/
/
/
/
/
/ /
/
/
/
/
/
/
/
/
/
/ /
/
/
/
/
/
/
/
/ /
/
/
/
/
/
/
/
/ /
/
/
/
/
/
/
/
/ /
/ /
/
/
/
/
/
/
/
/ /
/
/
/
/
/
/
/
/ /
/
/
/
/
/
/ /
/
/
/
/
/
/
/
/ /
/
/
/
/
/
/
/
/ /
/
/
/
/
/
/ / / /
/
/
/
/
/
/
±426 L.F. OF FENCE
TO BE REMOVED
BURLINGTON NORTHERN
RAILWAY AND MAX GUIDEWAY
PORTION OF LOT 3,
BANK CENTER SQUARE
6" CLAY SANITARY LINE
TO BE REMOVED
± 6650 S.F.
MILL AND OVERLAY
/
/
/
/ /
/
/ /
/
/
/
/ /
/ /
/
/
± 20 L.F. OF
RETAINING WALL TO
BE REMOVED
± 221 L.F. OF RETAINING
WALL TO BE BURIED
(SEE SHEET C3.00)
No. Revisions: By: Date:
REVIEWED BY:
C. Snowdon
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/18/2017
PROJECT:
1285-001
These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
NRN O R T H E
PHONE: 970.221.4158
www.northernengineering.com
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
R
NORTH
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
C1.01
EXISTING ELECTRIC E
LEGEND:
G
FO
EXISTING STORM SEWER ST
EXISTING FIBER OPTIC
EXISTING GAS
EXISTING IRRIGATION BOX
EXISTING GAS METER
EXISTING TREE TO BE REMOVED
FIELD SURVEY BY:
NOTES:
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL
UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW
CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL
UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN
UNDERGROUND UTILITIES.
2. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING DEMOLITION, REMOVAL,
REPLACEMENT, AND DISPOSAL OF ALL FACILITIES AND MATERIAL.
3. CONTRACTOR IS ENCOURAGED TO PERFORM DEMOLITION IN A MANNER THAT
MAXIMIZES SALVAGE, RE-USE, AND RECYCLING OF MATERIALS. THIS INCLUDES
APPROPRIATE SORTING AND STORING. IN PARTICULAR, DEMOLISHED CONCRETE,
ASPHALT, AND BASE COURSE SHOULD BE RECYCLED IF POSSIBLE. THE CITY OF FORT
COLLINS STREET DEPARTMENT OPERATES A CRUSHING OPERATION THAT WILL
ACCEPT CONCRETE MATERIAL AT NO COST FOR CRUSHING AND RE-USE AS
RECYCLED AGGREGATE. THIS OPERATION IS LOCATED AT 1380 HOFFMAN MILL ROAD
AND CAN BE REACHED AT (970) 482-1249.
4. ALL SYMBOLS ARE ONLY GRAPHICALLY REPRESENTED AND ARE NOT TO SCALE.
5. CONTACT THE PROJECT SURVEYOR FOR ANY INQUIRIES RELATED TO THE EXISTING
SITE SURVEY.
6. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN
THE FIELD BY THE CITY ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN
ACCORDANCE WITH CITY STREET REPAIR STANDARDS.
7. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY NECESSARY FIELD LOCATES AND
POTHOLING OF SUBSURFACE UTILITIES. CITY ENGINEER AND DISTRICT SHALL BE
NOTIFIED OF ANY POTENTIAL CONFLICTS.
8. PROJECT DATUM: NAVD 88
City of Fort Collins Benchmark S-402
At the junction of West Prospect Road and the Colorado and Southern Railroad, 279.9 ft North
of the centerline of the west bound lanes of the street, 107.0 ft North of the center of a private
drive, 32.5 ft west of the near rail, and 2.3 ft south of a utility pole. Access to the datum point is
through a 5-inch Logo Cap.
Elevation: 4997.54
City of Fort Collins Benchmark 28-92
Southwest corner of West Prospect Road and Centre Avenue, on a water valve pit.
Elevation: 5010.65
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM.
SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR
VERTICAL DATUMS.
IF NGVD 29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING
EQUATION SHOULD BE USED: NGVD 29 Unadjusted = NAVD88 - 3.19'
Basis of Bearings
The East line of the Southeast Quarter of Section 11, as bearing North 00° 23' 09"
NORTHERN ENGINEERING SERVICES, INC.
PROJECT NUMBER: 1285-001
DATE: JULY 5TH, 2017
ADDITIONAL TOPO: NOVEMBER 1ST, 2017
EXISTING SANITARY SEWER SS
EXISTING WATER W
EXISTING FENCE X
EXISTING WATER METER
EXISTING STORM MANHOLE
EXISTING SANITARY MANHOLE
PROJECT BOUNDARY
EXISTING RIGHT-OF-WAY
VAULT
ELEC
CONTROL
IRR
GAS
EXISTING TELEPHONE PEDESTAL
S
EXISTING FIRE HYDRANT
EXISTING ELECTRIC VAULT
D
EXISTING TREE TO REMAIN
EXISTING CONCRETE TO BE REMOVED
EXISTING STRUCTURE TO BE REMOVED
Utility Plans
ATTACHMENT 16 to
Staff Report to P&Z
G
G
G
E
E
E
FO
FO
FO
FO
G
G
SS SS SS
SS SS SS SS SS SS
SS
SS SS
SS SS SS
SS
SS
SS SS
SS SS
SS SS
SS SS
SS
SS SS
SS
SS
SS SS
SS SS
SS
SS
SS
SS SS
SS SS SS SS SS SS SS SS SS
SS SS SS
ST
X
E E
E
E
X
X
X
X X
X
X
FO FO FO FO
FO
FO FO
FO
FO FO
FO
FO
FO
FO
FO
FO
E E E
E E
E E
E
E
E
E
E E
E
X
X X
X
X X
X
X
X
X
X
X X
X
X X X X
X
X
X X X
X
X
X
X
X
X
X
X X
X
G
G
E
E
X
X
E
E
E
E
E
E
E
E E E
E E
E
E
E E
E
E
E
E
E
E
E
E
E
E
E
E
E E E
E E
E
E E
T
T
T
CTV
CTV
CTV
CTV
FO FO FO FO
FO
FO
FO
FO
FO
FO
FO
FO
G
G
G
G
G G G G
G
G
W
W
W
W
W
W
W
W
W W W W
W
W W W
W W
W
W
W
W W
W
W
X
X
JOHNSON DRIVE
SPRING COURT
METAL FENCE
4.6'x5.6'
METAL SHED
4.6'x5.6'
METAL SHEDS (2)
4.6'x5.6'
METAL SHEDS (2)
WOOD SHED
TELEPHONE
PEDESTAL
RETAINING WALL
RETAINING WALL
N89°16'04"W 100.12'
N89°16'04"W 100.07'
N89°13'56"W 100.01'
S00°15'01"W 210.00'
5' EASEMENT FOR
CONSTRUCTION AND
MAINTENANCE OF
PUBLIC UTILITIES
6" TILEY WATER LINE
EASEMENT PER
SPRING COURT
SUBDIVISION
10' UTILITY
EASEMENT
BURLINGTON NORTHERN
RAILWAY AND MAX GUIDEWAY
PORTION OF LOT 3,
BANK CENTER SQUARE
CHAIN LINK FENCE
EXISTING STORM INLET
FL= 4998.30
26.13' L.F. 6" CMP
FL= 4997.15
FES 24" RCP
FL= 4997.46
WING WALL
WING WALL
N:121882.74
E:194489.20
N:121886.80
E:194140.56
N:121647.65
E:194113.46
N:121883.91
E:194389.21
WOOD FENCE
WOOD FENCE
WOOD FENCE
MONUMENT SIGN
GATE
GATE
12' INGRESS/
EGRESS EASEMENT
18" ROLL OVER
CURB AND GUTTER
18" ROLL OVER
CURB AND GUTTER
SIDEWALK
(VARIES IN WIDTH)
DRIVEWAY
12" ADS
MONUMENT SIGN FOR
JOHNSON DRIVE STORAGE
TELEPHONE PEDESTAL
LOT 13
LOT 14
LOT 15
LOT 16
LOT 17
1 STORY
WOOD HOUSE
1 STORY
WOOD DUPLEX
1 STORY
WOOD DUPLEX
1 STORY
WOOD DUPLEX
1 STORY METAL BUILDING
1 STORY METAL BUILDING
1 STORY METAL BUILDING
1 STORY METAL BUILDING
1 STORY METAL BUILDING
202.93 L.F. 36" RCP @ 0.63% 121.17 L.F. 36" RCP @ 0.59%
EXISTING 6"
WATER LINE
EXISTING 30" RCP
No. Revisions: By: Date:
REVIEWED BY:
C. Snowdon
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/18/2017
PROJECT:
1285-001
These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
NRN O R T H E
PHONE: 970.221.4158
www.northernengineering.com
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
R
NORTH
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
EXISTING ELECTRIC E
LEGEND:
G
FO
EXISTING STORM SEWER ST
EXISTING FIBER OPTIC
EXISTING GAS
EXISTING IRRIGATION BOX
EXISTING GAS METER
FIELD SURVEY BY:
NOTES:
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL
UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW
CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL
UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN
UNDERGROUND UTILITIES.
2. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING DEMOLITION, REMOVAL,
REPLACEMENT, AND DISPOSAL OF ALL FACILITIES AND MATERIAL.
3. CONTRACTOR IS ENCOURAGED TO PERFORM DEMOLITION IN A MANNER THAT
MAXIMIZES SALVAGE, RE-USE, AND RECYCLING OF MATERIALS. THIS INCLUDES
APPROPRIATE SORTING AND STORING. IN PARTICULAR, DEMOLISHED CONCRETE,
ASPHALT, AND BASE COURSE SHOULD BE RECYCLED IF POSSIBLE. THE CITY OF FORT
COLLINS STREET DEPARTMENT OPERATES A CRUSHING OPERATION THAT WILL
ACCEPT CONCRETE MATERIAL AT NO COST FOR CRUSHING AND RE-USE AS
RECYCLED AGGREGATE. THIS OPERATION IS LOCATED AT 1380 HOFFMAN MILL ROAD
AND CAN BE REACHED AT (970) 482-1249.
4. ALL SYMBOLS ARE ONLY GRAPHICALLY REPRESENTED AND ARE NOT TO SCALE.
5. CONTACT THE PROJECT SURVEYOR FOR ANY INQUIRIES RELATED TO THE EXISTING
SITE SURVEY.
6. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN
THE FIELD BY THE CITY ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN
ACCORDANCE WITH CITY STREET REPAIR STANDARDS.
7. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY NECESSARY FIELD LOCATES AND
POTHOLING OF SUBSURFACE UTILITIES. CITY ENGINEER AND DISTRICT SHALL BE
NOTIFIED OF ANY POTENTIAL CONFLICTS.
8. PROJECT DATUM: NAVD 88
City of Fort Collins Benchmark S-402
At the junction of West Prospect Road and the Colorado and Southern Railroad, 279.9 ft North
of the centerline of the west bound lanes of the street, 107.0 ft North of the center of a private
drive, 32.5 ft west of the near rail, and 2.3 ft south of a utility pole. Access to the datum point is
through a 5-inch Logo Cap.
Elevation: 4997.54
City of Fort Collins Benchmark 28-92
Southwest corner of West Prospect Road and Centre Avenue, on a water valve pit.
Elevation: 5010.65
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM.
SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR
VERTICAL DATUMS.
IF NGVD 29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING
EQUATION SHOULD BE USED: NGVD 29 Unadjusted = NAVD88 - 3.19'
Basis of Bearings
The East line of Lot 14 as bearing South 00° 12' 16" West
NORTHERN ENGINEERING SERVICES, INC.
PROJECT NUMBER: 1285-001
DATE: JULY 5TH, 2017
ADDITIONAL TOPO: NOVEMBER 1ST, 2017
EXISTING SANITARY SEWER SS
EXISTING WATER W
EXISTING FENCE X
EXISTING WATER METER
EXISTING STORM MANHOLE
EXISTING SANITARY MANHOLE
PROJECT BOUNDARY
EXISTING RIGHT-OF-WAY
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
VAULT
ELEC
CONTROL
IRR
GAS
EXISTING TELEPHONE PEDESTAL
S
EXISTING FIRE HYDRANT
EXISTING ELECTRIC VAULT
D
EXISTING TREE TO REMAIN
EXISTING HARDSCAPE
EXISTING STRUCTURE
C1.00
Utility Plans
ATTACHMENT 16 to
Staff Report to P&Z
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 if 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 City of Fort Collins 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 City of Fort Collins, certification of the drainage facilities, by a registered engineer, must be
submitted to and approved by the Stormwater Utility Department. Certification shall be submitted to the Stormwater 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 Stormwater 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 City of Fort Collins 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 City of Fort Collins failure to properly maintain its water, wastewater, and/or storm drainage facilities in the development.
19. All recommendations of the Preliminary Drainage Report for Johnson Drive Apartments dated 10/17/2017 by Northern Engineering
Services, Inc., 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 the City of Fort Collins 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 the City of Fort Collins Inspector (Fort Collins - 221-6605) and the City of Fort Collins 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 City of Fort Collins Engineer is not available after proper notice of construction activity has been provided, the
Developer may commence work in the Engineer's absence. However, the City of Fort Collins 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 City of Fort Collins' 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 City of Fort Collins 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 the City of Fort Collins inspector. The engineer or surveyor must
certify in a letter to the City of Fort Collins that these elevations conform to the approved plans and specifications. Any deviations shall be
noted in the letter and then resolved with the City of Fort Collins 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 Flood Plain 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 City of Fort Collins 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. (The
the City of Fort Collins, Larimer County, Colorado), 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 the City of Fort Collins
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 City of Fort Collins Engineer, and no site
construction activities on Sundays or holidays, unless there is prior written approval by Larimer County.
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 City of Fort Collins 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 Larimer County's Inspector at all times. Upon completion of the work, the contractor(s) shall submit record drawings to the City of Fort
Collins 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:
Project Datum: NAVD 88
Benchmark #1: City of Fort Collins S-402
At the junction of West Prospect Rd. and the Colorado and Southern Railroad, 279.9 ft North of the centerline of the west bound lanes of
the street, 107.0 ft North of the center of a private drive, 32.5 ft west of the near rail, and 2.3 ft south of a utility pole. Access to the datum
point is through a 5-inch Logo Cap.
Elevation: 4997.54
Benchmark #2: City of Fort Collins 28-92
Southwest corner of West Prospect Road and Centre Avenue, on a water valve pit.
Elevation: 5010.65
Please Note: This plan set is using NAVD88 for a vertical datum. Surrounding developments have used NGVD29 Unadjusted for their
vertical datums.
If NGVD29 Unadjusted datum is required for any purpose, the following equation should be used: NGVD Unadjusted = NAVD - 3.17
BASIS OF BEARING:
The East line of Lot 14 as bearing South 00° 12' 16" West.
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 City of Fort Collins Construction Inspector before any cuts are made. Patching shall be
done in accordance with the City of Fort Collins 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
Larimer County Engineer and/or the City of Fort Collins 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 City of Fort Collins, 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 City of Fort Collins shall not be responsible for the maintenance of roadway and appurtenant improvements, including storm drainage
structures and pipes, for the following private streets: N.A.
48. Approved Variances are listed as follows: N.A.
CONSTRUCTION NOTES
A. Grading and Erosion Control Notes
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 prior 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 wind blown 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 (stripping, 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 clean up 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 stormwater 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.
B. Street Improvement Notes
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 City of Fort Collins 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 City of Fort Collins 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 City of Fort Collins Engineer.
5. Ft. Collins only. 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 City of Fort Collins 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 M.U.T.C.D. (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 City of Fort Collins Inspector and prior to installation of
asphalt. Gutters that hold more than 1/4 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 that 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 City of Fort Collins Engineer, shall be reworked, replaced or otherwise modified to form a smooth, non-yielding surface.
The City of Fort Collins Engineer shall be notified at least 24 hours prior to the "proof roll." All "proof rolls" shall be preformed in the presence
of an Inspector.
C. Traffic Signing and Pavement Marking Construction Notes
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, ONLYS, crosswalks, stop bars, etc. shall be pre-formed thermo-plastic.
3. All signage shall be per the City of Fort Collins 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. Pre-formed thermo-plastic 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 2-year warranty period will begin.
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 2-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.
D. Storm Drainage Notes
1. The City of Fort Collins 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).
2. All recommendations of the Preliminary Drainage Report for Johnson Drive Apartments dated 10/17/2017 by Northern Engineering
Services, Inc., shall be followed and implemented.
3. Prior to final inspection and acceptance by the City of Fort Collins, certification of the drainage facilities, by a registered engineer, must by
submitted to and approved by the Stormwater Utility Department. Certification shall be submitted to the Stormwater Utility Department at
least two weeks prior to the release of a certificate of occupancy for single family units. For commercial properties, certification shall by
submitted to the Stormwater 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.
E. Utility Notes
1. All waterline and sanitary sewer construction shall conform to the Fort Collins Utility standards and specifications current to date of
construction.
2. 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.
3. Water mains shall be poly-wrapped D.I.P, or PVC with tracer wire.
4. 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.
Utility Plans
ATTACHMENT 16 to
Staff Report to P&Z
DATE:
10/18/2017
PROJECT:
1285-001
These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
NRN O R T H E
PHONE: 970.221.4158
www.northernengineering.com
OCTOBER 2017
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.
These plans have been reviewed by the City of Fort Collins for concept only. The review does not imply responsibility
by the reviewing department, the City of Fort Collins Engineer, or the City of Fort Collins 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 for any reason as acceptance of financial responsibility by the City of Fort
Collins for additional quantities of items shown that may be required during the construction phase.
DISCLAIMER STATEMENT:
CERTIFICATION STATEMENT:
VICINITY MAP
NORTH
Northern Engineering Services, Inc.
Project No. 1285-001
Date: July 5th, 2016
Additional Topo: November 1st, 2016
ORIGINAL FIELD SURVEY BY:
PROJECT BENCHMARKS:
PROJECT
LOCATION
PROJECT DATUM: NAVD88
City of Fort Collins Benchmark S-402
At the junction of West Prospect Road and the Colorado and Southern Railroad, 279.9 ft North of the
centerline of the west bound lanes of the street, 107.0 ft North of the center of a private drive, 32.5 ft west of
the near rail, and 2.3 ft south of a utility pole. Access to the datum point is through a 5-inch Logo Cap.
Elevation: 4997.54
City of Fort Collins Benchmark 28-92
Southwest corner of West Prospect Road and Centre Avenue, on a water valve pit.
Elevation: 5010.65
Please Note: This plan set is using NAVD88 for a vertical datum. Surrounding developments have used
NGVD29 Unadjusted for their vertical datums.
If NGVD29 Unadjusted Datum is required for any purposed, the following equation should be used:
NGVD29 Unadjusted = NAVD88 - 3.17'
Basis of Bearings
The East line of Lot 14 as bearing South 00° 12' 16" West.
SUBSURFACE EXPLORATION BY:
Terracon Consultants, Inc.
Geotechnical Engineering Report
255 Johnson Drive Project
Fort Collins, Colorado
Terracon Project No. P20175071
Date: September 8, 2017
PROJECT TEAM:
CONTACT INFORMATION SHEET INDEX
UTILITY PLANS FOR
UTILITY CONTACT LIST: *
UTILITY COMPANY
* This list is provided as a courtesy reference only. Northern Engineering Services assumes no responsibility for
the accuracy or completeness of this list. In no way shall this list relinquish the Contractor's responsibility for
locating all utilities prior to commencing any construction activity. Please contact the Utility Notification Center of
Colorado (UNCC) at 811 for additional information.
GAS-----------------Xcel Energy----------------------------- Amanda Stanley (970) 225-7848
ELECTRIC-------- City of Fort Collins Light & Power-- Tyler Siegmund (970) 416-2772
CABLE------------- Comcast---------------------------------- Don Kapperman (970) 567-0425
TELECOM.--------CenturyLink-------------------------------William Johnson (970) 377-6401
WATER------------ City of Fort Collins Utilities----------- Shane Boyle (970) 221-6339
WASTEWATER--City of Fort Collins Utilities----------- Shane Boyle (970) 221-6339
STORMWATER- City of Fort Collins Utilities----------- Shane Boyle (970) 221-6339
JOHNSON DRIVE APARTMENTS
A TRACT OF LAND LOCATED IN THE NORTHEAST QUARTER OF SECTION 23, TOWNSHIP 7 NORTH,
RANGE 69 WEST OF THE 6TH P.M., CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO
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
R
C0.00 COVER SHEET
C0.01 GENERAL AND CONSTRUCTION NOTES
C1.00 EXISTING CONDITION
C1.01 DEMOLITION PLAN
C2.00 UTILITY PLAN
C2.01 STORM LINE A PLAN AND PROFILE
C3.00 GRADING PLAN
C3.01 SPRING COURT PLAN AND PROFILE
C3.02 SPRING COURT CROSS SECTIONS
C3.03 JOHNSON DRIVE PLAN AND PROFILE
C3.04 JOHNSON DRIVE CROSS SECTIONS
C4.00 DRAINAGE EXHIBIT
C4.01 FLOODPLAIN EXHIBIT
Northern Engineering Services, Inc.
Nick Haws, PE
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
(970) 221-4158
Northern Engineering Services, Inc.
Eric Smith, PLS
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
(970) 221-4158
NRN O R T H E
NRN O R T H E
Next Chapter
Patrick Quinn
217 South Neil Street, Suite B
Champaign, Illinois 61820
(217) 356-3511
Russell + Mills Studios
Darren Duroux
506 South College Avenue, Unit A
Fort Collins, Colorado 80524
(970) 484-8855
C0.00
Utility Plans
ATTACHMENT 16 to
Staff Report to P&Z
9 Actual
Proposed
Minimum
10 Actual
Proposed
Traffic Impact Study Appendix
ATTACHMENT 12 to
Staff Report to P&Z