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Home My WebLink AboutREDTAIL PONDS - PDP - PDP130030 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSHD PARK BENCH ONE NOTES Lail Designs 1325 N 59th Ave W Duluth, Minnesota 55807 877-740-3387 www.lolldnigns.com ANCHOR BOLT IN PLACE MFG OF HD RECYCLED HOPE STAINLESS STEEL FASTENERS loll SITE FURNISHINGS 0r`6" 2' 1 SCALE: 1--V-O" LS54.dwg 7N _% NOTES: MFG by; LANDSCAPE FORMS, INC. 800.521.2545 269.381.3455 FAX 431 LAWNDALE AVENUE, KALAMAZOO, MI 49048 TABLES &CHAIRS 3 SCALE: HITS LS54.dwg NOTES 1. MODEL: RB 11 1 G 3. MFG BY: FINISH: CALM STEEL BRANDIR INTERNATIONAL, INC. INCROUND ANCHOR MOUNT 521 Fifth Avenue, 171h Floor 2. OR APPROVED EQUAL New York, NY 10175-1799 USA 800-849-3488 ,mBIKE RACK 0'- ems•• LS54.dwg "k VICTOR STANLEY P.O. Drower 330 Dunkirk, Moryland 20754 xww.viclorstanlry.com STEEL CONST W/ POWDER COAT FIN COLOR: RAL8022 - BLACK BROWN ANCHOR BOLT IN PLACE Pe=`-L<' ALL STAINLESS STEEL FASTENERS 2 LITTER CONTAINER SCALE: 1 1'-0" LS54.dwq LAVA ROCK DRYLAID FIRE BRICK LINING —NATURAL CAS BURNER - 90.000 BT —3" T GRANITE COPING - THERMAL FIN _CMU 6x8x16 —SST LOCKABLE ACCESS PANEL PRV, SOLENOID AND SHUT-OFF —BUFF SANDSTONE VENEER g� 1' PVC WEEP CMU 8x12x16 --GAS SUPPLY LINE —RB PER STRL SECTION AFIRE PIT 0-6" 12•• SCALE: 1"=1'-0" LS54.dwg FCH�A FORT COLLINS "DIMING AUTHORITY REDTAIL PONDS PSH FORI COU]N> I IOUSINC ALI II kiR 11) 1715 WEST MOUNTAIN AVENUE FORT COLLINS, CO. NL521 PHONE: 9/0i16-2910 FAX: 970-221-0921 ARCHITECT: STUDIOCO\719.I II\ \ 3000 ZUNI STREET DENVER, CO 30211 PNORE: 364774155 FAR 3114"4421 LANDSCAPE ARCHITECT: azur ground PO BOX 210 FORT COLLINS, CO. W522 PHUNE:Sr041117J 12 I\ \ 25 OLD TOWN SQUARE SUITE 200 FORT COLLINS, CO.80524 PHONE: 97012T}8aN9 FAX: 970-2254923 STRUCTURAL: hi:\ \ 421 EAST 4TH STREET LOVELAND, CO.90507 PHONE: 970-087.2420 FAX: 970467449I MECKAISCAL/PLUMBWG MOLINT.AIN AIRE 2165 S. IULL II STREET DOM COLORADO UM PI101@ i0eie2.71SS FAS:20S41Q41N1 ELECIRICAL: WAYNE'S ELECTRIC 21WI WELD000MYMO V FORFLJrMCO O P"011 712•IIIll FA12 51341//6 T PROJECT NUMBER: 130201.01 DATE: 10/27/13 DRAWN BY: AG CHECKED BY: BS APPROVED BY: SHEET TIP F' PRODUCT SHEETS & SITE DETAILS SHEET NUMBER: LS54 DIAMOND PRO STRAIGHT FACE BLOCK COLOR: BUFF MFG BY ANCHOR BLOCK DIAMOND STRAIGHT FACE BLOCK CONIC PAN 9401 E.erso961h Avenue BPRO UFF CAP UNIT Hendn, Colorado 80640 MFG BY ANCHOR BLOCK a1 9401 E. 961h Avenue MIN Henderson, Colorado 80640 MIMONDPR00CEOSYNTHETX; �pCK REINf-TYP CAP BLOCK SLOPE VARIES 112" FREE -DRAINING AGGREGATEpIAMONDPRO BLOCK 12 INCHES FREE- FI OSYNTFE71C REINF-TYP AGGREGATE G GRADEDRAINING GRADE 4. 00. DRAIN TILE (EL. VARIES) 4.0 DRAIN TILE (DAYLIGHT THRU i17 T T WALL FACE EVERY 50 FT.) 6 6 6• MINIMUM COMPACTED REPRESERTATN 2'-D• 6• MIN COMPACTED GRANULAR -BASE 2•_0• GRANULAR -BASE LEVELING PAD LEVELING PAD RASE BLOCK WALL , MSE BLOCK GRAVITY WALL o 1 Scale i/2'•=1'-O" LS53.dwg Scale: 1/2"=1'-0" 553dwg STL ANGLE-1.5x2.54 — CONT FLATTENED EXPANDED METAL, PLAIN STEEL HOT ROLLED, 1/2 113 CA FLATTENED, 52Z OPEN AREA N b HISS POST - 2x2sY4 O B'-O'• LUX STL FLAT BAR-1.5,Y - CONT STL ANGLE-IxIA - CONT, NOTCH AT POST 10" DU CONIC POST FTC ALL FENCE METAL SHALL BE HD GALV WITH BLACK POWDER COAT SECTION FIN, 4 MIL MIN EXPANDED METAL IMAGES METAL FENCE u 1.i' 4 Scale: 1/2"=l'-O" LS53.dwg FCHA FORT COLLINS HOUSING AUTHORITY REDTAIL PONDS PSH FORT COLLINS I IOLLSINCIAU IHORM FORT COLLINS, CO. 80521 PHONE: 9704163910 FAX: 970-2214821 ARCI IECT: STUDIO COMI'LI.I I\ ,\ 30N23NI STREET IIE RIM CO, U211 PHONE: 3034fl 9155 FAX 3034TY4426 LANDSCAPE ARCHITECT: azur ground PO BOX 210 FORT COLLINS, CO.90572 PHONE 9704117-3612 CIVIL: 1\ \ 25 OLD TOWN SQUARE SUITE 2D0 FORT COLLINS, CO.90524 PHONE 9/0.225.9099 FAX: 970-225-6923 STRUCTURAL= KMA 421 EAST 4TH STREET LOVELAND, CO.90537 PHONE: 910E67-2426 FAX 97=7-2493 MECHAWCAL/PLUMBINQ MOLIKGUN ,\IIU 211115 S. KALAMATH STREET DENVE , COLORADO KIM PHDNE:303462-M FAX: 303.962,Ml ELECTRICAL_: NI ELEC 11, h 2101 WELD COUNTY ROAD 21 FORT LUPTON, CO 90521 PHONE: 3034i59-7461 FAX 3034"T1 REVISION. PROJECT NUMBER 130201.01 DATE: 10/27/13 DRAWN BY AG CHECKED BY: BS APPROVED BY: SHEET TIRE: SITE DETAILS AND PRODUCT SHEETS SHEET NUMBER: LS53 SECTION A -A PLAN COURT Scale: E BEYOND WALL (DASHED) PT WOOD RETAINING WALL PVMTe BUFF BREEZE - 4" D AGG BASE W/ 4" PERF PIPE SUBDRAIN TURF 73'-0* WALL DOWN PA PA PT WOOD RETAINING WALL e 5 PVMT 3® 0 1' 24' LS52.dwq FCHA FORT COLLINS HOU SING AUTHOSIT• REDTAIL PONDS PSH FORT COLLINS HOLLSING AUTHORITY U1SINEST MOUNTAIN AVENUE FORT COLLINS, 00. E0521 PM FAX: AX: STO-2214821 fAK:9T0�221-0EI7 ARCHITECT: STUDIO CO,M111.1-:I I\':\ ON ZUNI STREET DOMRR CO EOII I PHONE: 3034774155 FAX 203177442E LANDSCAPE ARCHITECT: azur ground PO BOX 210 FORT COWNS, CO. S0522 PHONE: 910-0174612 1\ \ 25 OLD TOWN SQUARE SURE 200 FORT COLLINS, CO.50524 PHONE: 91DZM.9099 FAX 970-225-6923 STRUCTURAL- M CA 421 EAST 4TH STREET LOVELAND, CO.$0537 PHONE: 970487-2425 FAX 9704614493 MECHANICAL/PLUMBING: MOLINI:\IN AIRI. 2165 S. KALAMATH MEET DENVER COLORADO E0223 PHONE: 3034624M FAX: 303462a991 ELECTRICAL; WAYNES ELECTRIC aBSimcoumNOAB22 FORTLUPTOKCONM ffIM: 3134WAI FAX' 3011464411T PROJECT NUMBER 130201.01 DATE: 10/27/13 DRAWN BY: AG CHECKED BY: BS APPROVED BY: SHEET Tm F SITE DETAILS SHEET NUMBER: LS52 0 NOTES _ 1. ALL SITE CONCRETE SHALL BE 4,000 PSI 0 28-DAYS. 2. WATER/CEMENT RATIO SHALL BE 0.45 MAX 3. TYPICAL PEDESTRIAN PAVEMENT THICKNESS SHALL BE 4" D. 4. ALL WALKWAYS 18'-0" SHALL BE 6" D. 1/0" R 1/8" R //--SLAL#V41 /-1/B" R o EXP JT \ MATERIAL 1 •• 18 1/3D' c- °.•. 4 T. 1/3 Do, #I- r CONTROL JOINT (CJ EXPANSION JOINT (EJ) CONSTRUCTION JOINT 1 CONCRETE JOINTS D~- 1 2�" LS51.dwg AREA SURFACE (2) CONT TROWEL SCORE O 2'-0- OC MAX AND 0 ALL CORNERS •135' TROWEL FIN TOP MOW STRIP _ � SCALES 1 1/2"=1'-0" LSSl.dwg 2X4 TREK EDGER e FLAGSTONE - 1-" T MIN POLYMERIC JOINT SAND SAND SETTING BED - 1"D -I a AGGREGATE BASE SUBBASE NOTE: NOT FOR HEAVY TRAFFIC STONE PAVEMENT 0� 61 12'• In 4G SCALE- 1 1/2"=1'-O" LS51.dwg `,+--TOOLED NOSING 'V' NOTCH #4 REINF CONT 0 NOSING e1 )¢" CLR ° / I e � I SCALE: 3*-1 AID" I \\ I x 1`—t \ i�'♦z + If mom. In-= 1/2" DIA X 12" DOWEL 0 18" OC - SLEEVE ONE SIDE ONLY 1/2" DIA X 12" DOWEL O 18" OC - SLEEVE ONE SIDE ONLY EXPANSION JOINT - CONT 14 REINF 012" OC EA WAY 1. ALL RISER (R) HT TO BE EO 2. ALL TREADS SHALL BE 16" 3. MEDIUM BROOM FINISH ON ALL EXPOSED HORI SURFACES PARALLE TO NOSING / G STAIRS 0~fi 2.. SCALE: 1 "oo1'-O" LS51.dwg I f^ACP PT WOOD STAKE - II I 2x4 TREK EDGER IE" MINUS CRUSHER FINES COMPACTED SUBGRADE 0 24" OC NOTES 1. EDGE RESTRAINT WITH 2X4 TREX BOARDS STAKED AT 24-INCH O.C. ICI: FASTENED 2x2x18" STAKES WITH TWO (2) 2)" SSTL WOOD SCREWS AT EACH STAKE. 2. COUPLING SHALL BE 3"X12"106" MARINE GRADE PLYWOOD, FASTENED WITH EIGHT (8) 2" SSTL WOOD SCREWS, FOUR (4) ON EACH SIDE OF SPLICE. 3. RECESS STAKES AND COUPLING PLYWOOD �" BELOW TOP OF EDGER. 4. CRUSHER FINES SHALL BE A UNIFORMLY BLENDED COMPOSITION OF 75% AASHTO M 43, NO. 8 COURSE AGGREGATE AND 25X AASHTO M6 FINE AGGREGATE AS DEFINED IN CDOT STANDARD SPECIFICATIONS, TABLE 703-1. n- AGGREGATE PAVEMENT 0 6*' 12 • SCALEI 1 1/2"=1'-0" LSSl.tlwg TERRACE PVMT PVMT - BEYOND FRENCH DRAIN W/4" PVC PERF PIPE - DAYLIGHT SOUTH OF SIDEWALK. LINE WITH DRAIN FABRIC h FILL W/ 50% SAND, 50% TOPSOIL BY VOL. RIVER COBBLE; 3"-6" DIA, 5" D CIP CONIC WALL CIP CONC PAVEMENT z a� STAIR - BEYOND® PUNTING BED CONC EDGER-6"x6"e TURF RAMP SECTION a 1. 2 0 Scale: 1/21'-1'-OII LS51.dwg RECESS ROD 1 1/2" EASE ALL EXPOSED EDGES 3/4" GALV STL ROD - TWO PER TIMBER. ROD TO BE DRIVEN THRU 3 TIMBERS MIN 6"x8" ACO PT TIMBER FIN GRADE 4" COMPACTED AGG COMPACTED SUBGRADE 3/4" GALV STL ROD ANCHOR TO BE DRIVEN THRU 2 TIMBERS AND 3'-0" MIN INTO SUBGRADE 7 BOCCE COURT WALL DT�f1„ SCN.F 1"=1'-0" L551.dwg FC HA FORT COLLINS HOUSING AU!HOIITV REDTAIL PONDS PSN PORT COLL.INS HOUSING .1uTLiORFTI 17151MPST MOUNTAINAVENUE FORTCOLLINS, CO.NS21 PJK3N8: 0718,'810 FAIL• p11O1 ARCHITECT: 51UUI�4 �?VIPLI IIA \ 3000 ZUNI STREET DENVER.Co00271 PHONE:=14774155 FAX: 3034774428 LANDSCAPE ARCHITECT: azur ground PO BOX 210 FORT COLLINS, CO.80522 PHONE: 970417J812 1\ \ 25 OLD TOWN SQUARE SURE 200 FORT COLLINS, CO.11M PHUNE:979425410N FAIL 970.2254M STRI3CTURALS T:I SSA 421 EAST 4TH STREET LOVELAND, CO. S0531 PHONE: 970467-2426 FAX: 970-667,2493 MECHANCAL/PLUMBING, VOUNI \IN ,\II"I_ 2155 S. KALAMATH STREET DENVER COLORADO 80223 PNONE: 363 41990 FAX: 303-862J891 ELECTRICAL* WA) NF5 R.FCTP IC 2101 WELD COUNTY ROAR 27 FORT LUPTON, CO 80821 PHONE: 303459-7431 FAX 303454-0811 REVISION: PROJECT NUMBER DATE: DRAWN BY CHECKED BY: APPROVED BY 130201.01 10/27/13 AG BS SHEET TIT F STTF DETAILS SHEET NUMBER: LS51 BUILDING OVERHANG EXISTING GRADE BOCCE COURT PAVEMENT SCHEDULE AGGREGATE PATHIG El CONCRETE PAVEMENT - Standard grey concrete with medium brooms finish perpendicular to path of travel. Four inch depth with PLAN SHADE SHELTER 5010LLRTAMP Sfibermesh unless subject to vehicular loads. PROPOSED5005 GRADE 4 PERIMETER FENC� 19 DECORATIVE CONCRETE PAVEMENT - Integral color concretewit5t medium broom knish perpendicular to path of travel. Fournch e 1 _ _ _ _ _ MSE BLOCK WAL 9 depth with libermesh unless subject to vehicular loads5000 - _y" 4995 ` ® FLAGSTONE PAVING - Sand set 1 3/4 inch thick sandstone povers on 5/8-inch minus lase. Joint sand sholl include a polymeric e binder. Edge restraint with 2x4 TREX boards staked at 24-inch 4990 _ _ - _ O.C. '-0'G'-O' 2X. 19" 22'-8" 12'-7" � AGGREGATE PATH - Compacted 5/8-inch minus angular rock, depth. Edge e 3-inch restraint with 2x4 TREX boards slaked at 24-inch O.C. 5 „1 SITE SECTION B - B IY1 1 sme t"•t0-0" 4912dx 0 5' 10' 20' INVERT-4988.2 I 11I 4999.9 a99e. 111�� — ssil Creek Office Pork —i-- U.D. Homeowners EXISTING I BUILDING ,�AN LANDSCAPE WE PLAN - EAST \ A sore. 1-Q 77e«c enioNmeepi 0 10' 20' 40 A .. FCHA FORT COLLINS HOUSiNO AUTHOTITY REDTAIL PONDS PSN FORT COII.INS HOUSING :\UI 1 IJRH) 1715 WEST MOUNTAIN AVENUE FORT COLUNS, CO.80521 PHONE: 970416.2910 FAX: 970.231-Mi ARCHITECT - STUDIO COW)] I I I\ \ 3000 ZUNI STREET DENVER, CO$0211 PHONE: 30N7741R FAX: 3034T7-9429 LANDSCAPE ARCHITECT: azur ground PO BOX 210 FORT COLLINS, CO.905N PHONE: 970417-M12 CINL- I\ \ 25 OLD TOWN SQUARE SUITE 200 FORT COLLINS, CO.80524 PHONE: 970-225A099 FAX: 970-225-6923 STRUCTURAL; hl&\ 421 EAST 4TH STREET LOVELAND, CO.60537 PHONE: 970467-2426 FAR 970467.2493 ►ECHANICAL/1"W19BINM AIJLINI \IN \IRI 2165 S. XALAMATH STREET DENVER, COLORADO 80223 PHONE: 303-062-3990 FAX: 303-8624991 ELECTRICAL' \\:\1N'F :S LLFCIRK, 2101 WELD COUNTY ROAD 27 FORT LUPTON, CO 801121 PHONE: 303459-7481 FAX: 303454-0877 REVISION'. PROJECT NUMBER DATE: DRAWN BY. CHECKED BY: APPROVED BY: 130201.01 10/27/13 AG BS SHEET TRI F. LANDSCAPE SITE PLAN - EAST SHEET NUMBER'. LS12 4995 4990 4985 4980 4975 FACE OF BUILDING GENERAL NOTES FOR LAYOUT AND CONSTRUCTION I. All base information provided by Owner. Contractor shall field verify ON information prior to initialing construction activities. 2. Contractor shall notify all necessary utility companies 48 hours minimum prior to digging for verification of all underground utilities, irrigation and all other obstructions and coordinate with Owners Representative prior to initialing operations. Drawings are prepared according to the best information avoiloble at the time of preparing these documents. 3. Contractor shall familiarize himself/herself with existing site conditions prior to inilioling demolition operations. All existing site furnishings, paving, landscape and other elements to remain shall be protected from any damage unless otherwise noted. Report any discrepancies between the construction drawings and field conditions to the Owner's Representative immediately. 4. Contractor sholl coordinate all work with related contractors and with the general construction of the project in order not to impede the progress of the work of others or the Contractor's own work. 5. Contractor shall provide ell necessary safely measures during demolition operations to protect the public according to all applicable codes and recognized local practices. 5. Contractor sholl coordinate access and staging area with the Owner's Representative. 7. Contractor shall layout all construction lines and verify with Owner's Representative prior to beginning of any construction operations. BOULDER SEATING r FIRE PIT 8. All dimensions are to edge of pavement, face of wall, face of curb, unless noted otherwise. 9. NI dimensions derived from survey and original site construction documents. Contractor shall verify oil dimensions necessary to assure for the accurate completion of the project prior to initialing work. Report all discrepancies to the Owner's Representative for reconciliation. 10. Contractor shall refer to all drawings, schedules, the project manual, and specifications for further and complete information. II. All concrete sholl be natural gray concrete color unless otherwise noted. 12. See Pavement Details for all concrete expansion pints and control/contraction joint details. 13. See grading plans for pavement elevations. Match grades with existing cormditions and (lush conditions with adjacent existing concrete pavement to remain. 14. Limits of construction ore indicated on the drawings unless otherwise noted. 15. Contractor shall be responsible for all erosion control/protection by locally approved means. Contractor shall adhere to ail governing codes and requirements. 16. Contractor shall clean the work areas of the end of each working day. Rubbish and debris shall be collected and deposited off -site daily. All materials, products and equipment sholl be stored in on organized fashion as directed by the Owner's Representative. 6 FT HT PERIMETER FENCE EXISTING GRADE 57'-7)/4" GRADE ,,GABION WALL W 8' WIDE CONIC WALK COLLEGE - _ AVENUE 1 SITE SECTION A -A s<we r=1o0- LS11 a.0 0 5' 10' 20' eL SITE SECTION C - C f1� ss'y. r=1oa- Lsl, a.a 0 5' 10' 20' PAVEMENT SCHEDULE CONCRETE PAVEMENT - Standard grey concrete with medium brooms finish perpendicular to path of travel. Four inch depth with fibermesh unless subject to vehicular loads. DECORATIVE CONCRETE PAVEMENT - Integral color concrete with L medium broom finish perpendicular to path of travel. Four inch e depth with fibermesh unless subject to vehicular bads. ®FLAGSTONE PAYING - Sand set 1 3/4 inch thick sandstone pavers e on 5/8-inch minus base. Joint sand sholl include a polymeric S binder. Edge restroinl with 2x4 TREX boards stoked at 24-inch O.C. AGGREGATE PATH - Compacted 5/8-inch minus angular rock, 3-inch depth. Edge restraint with 2x4 TREX boards staked at 3 24-inch O.C. e 1' HARDSCAPE SITE PLAN -WEST V soak ,'-M-a" Lat 1.Av9 f 0 10' 20' 40' FCHA FORT COLLINS HOUSING AUrHOufY REDTAIL PONDS PSH PORT COII.INS WILISINIC.AILITI loam 1715 WEST MOUNTAIN AVENUE FORT COLLINS, CO. U521 MIOIE: 970416-2910 FI 978-271-0021 ARp9TECF, STIII)IO COWil I I I\ \ 30H ZUNI STREET DENVER CO B0211 PHONE: 30341141H FAX: 301-9429 LANDSCAPE ARCHITECT; azur ground PO BOX 210 FORT COLLINS, CO. 811522 PHONE 9794173912 J\ \ 25 OLD TOWN SQUARE SUITE 200 FORT COLLINS, CO. 90524 PHONE'97D225-M FAX: 970-225-8923 STRUCTURAL; LI\\ 421 EAST 4TH STREET LOVELAND, CO.901 PHONE: 97MI-2426 FAX: 970467-2493 MEWANICAL/PLIMIBNR NOLINI.MN \IRI 295 S. KALAMATH STREET DENWR, COLORADO 60223 PHONE: 303-067.3990 FAX: 303462.3991 ELECTRICAL: W'-A1NES U11CIIt1, 21#1 WELDCOLA YROAD 27 FORTUWFO16CON9N MIDIS 3134 MINI FAX'X3H4S94SR REVISION PROTECT NUMBER 130201 01 DATE 10/27/13 DRAWN Bi AS CHECKED BY. BS APPROVED BY: SHEET TITLE: LANDSCAPE SITE PLAN - WEST SHEET NUMBER: LS11 aw ABBREVIATIONS TYPICAL SYMBOLS AND INDICATORS &•B AND EL ELEVATION L ANGLE ELEV ELEVATOR MOM NOMINAL MATERIAL INDICATIONS REFERENCE INDICATIONS ® AT EMER EMERGENCY N NORTH Q CENTERUNE ENCL ENCLOSURE NIC NOT IN CONTRACT SCTI ON [ CHANNEL EO EQUAL TITS NOT TO SCALE EARTH m DIAMETER OR ROUND EOUIP EQUIPMENT NO. / NUMBER (E) EXISTING EDON EQUIVALENT EXST Ell EXISTING EXPANSION DOLT BASE COURSE. SECTION IDENTIFICATION AI i PLATE POUND OR EJ EXPANSION JOINT OBS OC OBSCURE BS ON CENTER CUSHION FILL SUB -SASE. GRAVEL, / NUMBER EXP EXPOSED OPNG OPENING CRUSHED ROCK SHEET WHERE SHOWN A EXTN EXTENSION ODP OPPOSITE ABV ABOVE EXT EXTERIOR OD OUTSIDE D SAND, MORTAR, AFF ABOVE FINISH FLOOR EPT EXTERNAL PIPE THREAD OHMS MACHINDIMENSION OVAL HEAD MACHINE SCREW J". c •, .`A`I'• PIASTER ACS PNL ACCESS PANEL C OHWS OVAL HEAD W000 SCREW ELEVATION ACC ACST ADDM ACCESSIBLE ACOUSTICAL ADDENDUM r FOC FOS FACE OF CONCRETE FACE OF STUD(S) GA n OVERALL .a CONCRETE. CAST IN ADJ ADJACENT/ADJUSTABLE F FEMALE PTD, P PAINTED PLACE SECTION IDENTIFICATION AGGR AGGREGATE FF FINISH FACE PR PAIR A/C AIR CONDITIONING FIN FINISHED) PNL PANEL SHEET WHERE SHOWN ALT ALTERNATE FPRF FIREPROOF PVMT PAVEMENT PRECAST CONCRETE ALUM ALUMINUM FLASH FLASHING PC PIECE AB ANCHOR BOLT FB FLAT BAR PLBG PLUMBING MOD ANODIZED FMMS FLAT HEAD MACHINE SCREW P PLYWOOD DETAIL APPD APPROVED FHWS FLAT HEAD WOOD SCREW POL OL POLISHED ® BRICK APPROX APPROXIMATE FL FLOOR PVC POLYVINYL CHLORIDE ARCH ARCHITECT(URAL) FD FLOOR DRAIN PRCST PRECAST AD ASPH AREA DRAIN ASPHALT FAEM MEMBRANE FLUID APPLIED ELASTOMERIC PT PRESSURE TREATED, POINT OF TANGENCY CONCRETE C1 DETAIL IDENTIFICATION AC ASPHALTIC CONCRETE FLUOR FLUORESCENT pL PROPERTY LINE MASONRY UNITS SHEET WHERE SHOWN ASSY ASSEMBLY FT FOOT FEET A AUTOMATICS RAVING JURISDICTION FIC FOOTING Q AUTO O AUTOMATIC ION FOUNDATION 0T QUARRY TILE ROCK WAIL ACV AUTOMATIC CONTROL VALVE FR FRAME FBC FURNISHED BY CONTRACTOR R FINISH KEY FBO FURNISHED BY OTHERS FAD RADIUS BFP BACK FLOW PREVENTEfl FURR FURING RED, (ING) RP RECYCLED PLASTIC STONE. MARBLE. BV BALL VALVE FUT FUTURE RWD REF REDWOOD REFERENCE ® SERRATED MARBLE, TERRAZZO 1 FINISH DESIGNATION BSMT BM BASEMEN BEAM, BENCHMARK G REINF REINFORCES, REINFORCING BTWN BETWEEN GI GALVANIZED RR REINFORCING BAR(S) BIT BEVEL GI GALVANIZED IRON/STEEL RED REQUIRED ® STEEL BLXC BITUMINOUS CA GAUGE RESIL RISER, NT BLKC BLOCKING GC GENERA CONTRACT(OR) ft RISER, RADIUS COLUMN GRID LINES BD BOARD GL GLB GLASS GLASS BLOCK RD RM ROOF DRAIN ROOM ® ALUMINUM (OMIT INDICATION IN THIN DOT BC BOTTOM BOTTOM OF CURB GLUTAM GLUE LAMINATED RO ROUGH OPENING MATERIAL) 1 NUMBERS: LEFT TO RIGHT BS BRKT BOTTOM OF STAIR BRACKET GR GND GRADE GROUND c 0 BRZ BRONZE SC SCALE METAL LATH I BLDG BUILDING H SCHED SCHEDULE BRLP BURLAP HR HANDRAIL SCR SCREEN 2i TOP TO BOTTOM ON ON BUTTERFLY CHECK VALVE HOED HARDBOARD SECT SECTION HOWE HARDWARE SHT SHEET ® WOOD. FINISH C HOWD HARDWOOD SIM SIMILAR CAB CABINET NOR HEADER SLDG SLIDING CIP CAST N PUCE HNAC HEATING/VENTILATING AIR SL SLOPE ® WOOD FRAMING MEMBER REVISION SYMBOL CI CAST IRON CONDITIONING SC SOLID CORE CB CATCH BASIN HO HEAVY DUTY S SOUTH AREA OF REVISION CLKJ CAULKED JOINT HT HEIGHT SO SQUARE WOOD FRAMING CLG CEILING H HIGH SF SQUARE FOOT (FEET) E—`1 INTERRUPTED CEM CEMENT HP HIGH POINT SST, S/S STAINLESS STEEL MEMBER CTR CENTER HORIZ HORIZONTAL STD STANDARD CL CENTER LINE HE HOSE 8108 STA STATION 2 REVISION NUMBER CT CERAMIC TILE STL STEEL PLYWOOD CHAR CHAMFER STOR STORAGE CHKV CHECK VALVE INCL INCLUD(ED), (ING), (SIVE) STRL STRUCTURAL CO CLEAN OUT ID INSIDE DIAMETER/DIMENSION SAR SUPPLY AIR REGISTER '—r PARTICLE BOARD CUR CLEAR(ANCE) IBC INSTALLED BY CONTRACTOR SURR SURROUND COL COLUMN LBO INSTALLED BY OTHERS SUSP SUSPENO(ED) DRAWING LABEL COMB COMBINATION INSUL INSULATION SYM SYMMETRICAL COMP COMPRESS(ED). (ION). (IBLE) INT INTERIOR/INTEGRAL INSULATION. RICIO KEY LETTER AND NUMBER CONC CONCRETE T PLAN NAME CMU CONCRETE MASONRY UNR(S) AJ TEL TELEPHONE COND CONDITION a JOINT N TELEVISION CONN CONNECTION JST JOIST TEMP TEMPERED DRAWING NAME 0 12 CONSTR CONSTRUCTION CONT CONTINUOUS K TER T!G TERRAllO TONGUE AND GROOVE SCALE: 1 112"=1'-0" �SOI.dwq CONTR CONTRACTOR KJ KEYED JOINT TO TOP OF CURB *---_____,SCALE FILE NAME CJ CONTROL JOINT KO KNOCKOUT TP TOP OF PAVEMENT CORR CORRICATED TS TOP OF STAIR CTSK COUNTERSUNK. (SINK) L TOT TOP OF THRESHOLD CU FT CUBIC FOOT/FEET LAM LAMINATE TW TOP OF WALL CU YD CUBIC YARD(S) LA LANDSCAPE AREA TB TOWEL BAR LT LIGHT T TREAD D LED LIGHT EMITTING DIODE TYP TYPICAL PROJECT NORTH D DEEP. DEPTH DEMO DEMOLISH, DEMOLITION LLWT VR LP LIGHTWIGHT OUVER LOW POINT U UNF UNFINISHED DEPi DEP DEPARTMENT DEPRESSED UON UNLESS OTHERWISE NOTED ri ►l ■� INDIC'ATES [RUE NCRTH DET DETAIL M� V DIM DIM DIAMETER DIMENSION MH MANHOLE VERT VERTICAL DR DOOR MFR MANUFACTURER W DBL DOUBLE MTD MASONRY OPENING DN DOWN MAX MAX MAXIMUM WIT WATER RESISTANT DS MECH MECHANICAL WP WATERPROOF (ING) DWG DRAWING MED MEDIUM WT WEIGHT OF DRINKING FOUNTAIN MEMB MEMBRANE WWM WELDED WIRE MESH 01 DUCTILE IRON MET METAL W WEST, WIDE, WIDTH MIN MINIMUM WO WHERE OCCURS E MIR MIRROR WF WIDE FLANGE EA EACH RI SC MISCELLANEOUS WDW WINDOW EEW E MO MOUNTED WITH F CH W MTG MOUNTING W/0 WITHOUT E EAST WD WOOD EP ELEC. PATIEIBOARD ELEC ELECTRICAL ABBREVIATIONS A LEGEND APPLY TO ALL SHEETS UNLESS OTHERWISE NOTED FC HA FORT COLLINS HOIl3', N0 AY!HORITI REDTAIL PONDS PSN FOP, I COLLINS HOUSING AUT1-IOIUT)' 1715 WEST MOUNTAIN AVENUE FORT COLLINS, CO.80521 PHONE: 970415.2919 FAX 91 ARCHITECT: STUDIO T-0\II1J II\ \ 8000 ZUNI STREET DENVER CO80211 PHONE: 50N774158 FAX 3034774428 LANDSCAPE ARCHITECT: azur ground PO BOX 210 FORT COLLINS, CO.60522 PHONE'. 9704174E12 CIVIL: 1\ \ 25 OLD TOWN SQUARE SURE 200 FORT COLLINS, CO.80524 PHONE: 971TIIZ 1199 FAX 970-2258927 STRUCTURAL: ki'& \ 421 EAST KTH STREET LOVELAND, CO. 90527 PHONE: 970457-2A26 FAX 9MECHANICAL/PLUMBING: \IOLINI \IN :MRI 2185 S. KALAwTH STREET DENVER COLORADO WM PHONE: �m FAX: 300A62-3991 ELECTRICAL• WAYNes ELECTRIC 2101 WRLDC0IRRTRIM n FORTIRPFDKC0I111121 FNDNIE 31111404M FAX:713 1,1pT REVISION: PROJECT NUMBER DATE: DRAWN BY: CHECIG=D BY: APPROVED BY: 130201.01 10/27/13 AC BS SHEET TITLE: SHEET NUMBER: ABBREVIATIONS AND SYMBOLS LS01 No Text CENSERµ OLS N STANDARDS ke,atan design and installation yell comfy with INe lomeirq Matters stadandf: A Vrgation design shall M don by a certified vr'gotien design wYO otM1arife wprofed by IN, Pats DoWtvI B. kre align ,sM design and mlo,aUen Sean be montored. inspected, and appraved by the CRY Pares D Tian. Wriqulan System add, be inftoWd and mainlaimd so that krgoUon Saupmal Sill net spry ado arty SVHI aMaap. or Taylor., and Sivas Dal Caud M dome" by Wafer. C. Me imigalien "Stn, -.0 tarp" ailh the alenaeanal ".I" Code and .0 the CRY of Fat Wiry Eehraa Code. D. A, darolion in laps Iran IN-Perared eanalructiw ptants mud be "Wooed by Cry of Fort com" U ARgS pia 1. ialalblion. MY at., wernca Foe .Nall be caa2mlel with CRY of Fort Collins UiNtih, E. Any drviabn in ba,oul of IN krigoln ryplem fr. the approned IM1. Lion pans mull M nerNwad and opwored by the CRY Parts DVeion prior 1. or dwiq nYoblian. F. IN Irrigation WM" "S b designed Ic prori0e Idl ca aroge and motched WaPlaton at., G. Lateral painq Nall be Was Mled on Has demands in Mdbara per rI (gem); SRN Isho, es has to ...ed 55 led Per wecand. N. X.iscope prcip. Nall be ulill al o INe design of Ife krigat'en III I. Al designs INS meal Imp mWlry. Bart Mmagemenl Aacloes Ilan Ind Irrigation SSWR;dtan and ALCC (Associate Landscape Conan" al of Colorado). J. Nwey ialotled krigolian a,dem, ab1 M wbjttl to gala a6O. K. The minimum datreution p:lorN la .pay reads " M .55; fa rota Nadi it ends M .55; lot Stream roles X elan M .75. ynd lot impoct heads it Shan M .m. L. Design conideraMns Weal ncAde: 1) SMW and perennial beds as lip M Honed Sapolalely Tram tIof ones; 2) loped ear Sill have operate Horvnq for heads at the hirer Serrations Tram those at IN lower sl.sction; 3) awl eAh different ..pour. are to he Israel PWately, and s) n-Mod c?I wlr. are to be used Ian all areas adjacent to rats" and at the Mltam of berm. and POI a... M. Xede krigauce and drq weI come n e aide .1011 all <enfqurelans. Ind corfM application Nall Idd000ed Ian tech an,,," design by INS CRY Pats Departmanl. H. Irwes Pearled In non-Iwl k&*Nd andscape ... rear iw. dart-1-no am "-harm ngal'an and shoal be on iidvidhsd se seperete tasty Suadannental smRters Hal be nstalled on lap and award the mot MW for Hal lam Mahn. plainest. i,ig to t a IM root to, aNA N iratalled for on, farm aI aermamnt an. O. conUaclor shat instal the sedge for the PIC or AC Poe. P. line tock5aw peronUm deuce and .afar meter Nall at Ind CRY d Fart CdMa stadarbs. and The Lae order stal M wt. kdaYrlal. O. A curb Stop Yam be imtdyed bl.ten Has prefer PA ad the bactMv penman dens la isabtan popes.. the cab st, Shot be asserted Iran IN fade Is grade end conned .i1h a rout vane M.. R. A WINI Nub m anger, 1. 11'eral be Paced baleen UN meter Pit -cure dw and lM back UPS prmwtan device. The injection pal so The Was out lob Sbl b asset" al dtacring a lemale odopler Stith a Ibsoded boss pug. S. A beswl t. Nont be 'installed imnhediatdY daamlrgn al the Witless Paewtion dance. MATERIALS STNDARDS 82.1 Pod A Copper dal the type K rigid conlarmirq to ASTY Standard BBB. B. kbiine asol by Closf 200 PVC. NSF approved. 1f 3 111 or lager, use foltite It". C. INuaas Wham M acts 200 Pvc. NSf appowd. D. No bless shot be arraMr Lean I -inch 1q. E. TriCke tubing foal be feather and IN resistant material. F. Pay.971I dt9 p4e Yee he NSF aWare 1. SOR pmune-reed Ppe, only as approved Ise drip applications. G. funny pipe that the used eny la, pop-up wra, heads, and fMII be seorpelbe With INS abowe needed for UN ,pinker N.ah H. Lot" ftl'.+gn shay be ScheEue 10. Type 1, INC W to I -geld, with ASSM Standards D2e65 and DABS. L Copper or cost bon,. MUNI. sddaad or thrseded per nstanotion ddde "I be ufad for c1 topper Poe. J. Mainline, Merge " be d w ion Ian 3-inch and eger pipe; and Shin b PVC Sewule 80 la MANS' Pipe. K. Me.Yg assay be ducts, ian or P.0 pig under, al paved m.axes San &NR M 0 hn;rarrum al No MISS target than The pipe WIN Was a .but shone in no case M Maw Than 2-meth dameter pipe. 8.2.2 VuMI: A Remole control cord, vodas they b eehruoly opooted, aWropriale for the vela soppy, with moms sited deroe and floe central dim. Volvo shall lave a seas wrarq ad sibs-cbSkq action Is, protection ogwal .9. pe.w,. Bnend ad madd old be R.inb'i d PE Sall Rama Carrel Vohes, mnobbee W. SO salt hearing screen an4ss City spec[;. wawaer band W rnI B. V.Nes used la tea -own. sydeen She be propeM aowded Per maul«teas ornmendoban. C. Dip valves, bubbler vows, and micre-yray valma Shoe be occornpoded by pr.fwe-reducnq deuces matched aith rwanvnanded l,Xes to dour. pope. operation and reduced farur. of Such wuipmenL D. IwWtion We valves srdl M Kennedy 1571K or III 1100u. ads to withstand a cenliruws opemtiq passives of ISO Psi. Clear wlseaaY shaW be s" to IOU i.meter d Pipe. Ssom b Opened by turning spare and to the Mt (aMd apevg a umccept.w.). E. Mania boar N. Nall be %-inch Me role with 1. halite. Wall, I8-6000. Pr wp,s,Sd wad. F. Ouok cooper vales ash be lirch bases, Rdrikd ISRC u^\s with rubber carer. Sappy 1-nO boss key fa Raimir" W. G. SpeaS Ira Union Ml wH. Y,all M .doled upstream d The name rental ION who. Ewifobant substitutes Nall M accepted. N. Vohe hI seal haw oralching tacking Caen .hnh they be Conan. Penlee or sppowd wool. Bo. elm Nall b as w Hed 10 house one rsh,e Oa M., 82.3 Caabd Steam: A Confronters INS have farad coma I.CAnaloq and Yell be approved by the P.A. Department. The rumba of StOCaa Y,aR kceude tee Of. atahanl la WaUe future arse. The cse"e, M. aMR be aaather tight III wI resistant SO backing .Union d ennecl One Ewan P9ted a corraoble mate C.ON Pylon dal be We" for each 12 Stations. e. The Central SySTM Esapum Yaw be Wotan Mood A242405IP with A2eP24 staN peal, Yodel A-F 11203 Ma stand u and AL-2B1 lack Rio or oppTld Sa L C. TM wqe paleclian asM be an 6- loal copper VoI real. /A Hold copper vie, g,anSq buss rwplace. gonad Iseminal strip and kritrd SPD-m7 verge amotwla per mosdoetose. epKifa.tiaN and ddds. D. TM master ra1A Yes be rental/ owed. E. Central eking Shall M Ise WAS copper dirxt bail UP or PE cube, U. aWannd, or battler, pia ,plan ISI and praaAalwNW rwmms vaw F. foe-wk. "Me sae law a conedad case wcheow thr u k t: Real - Its; Write - grwl; Mock. Sue and Orem - Mw. C. If tSI ml.m. IN used. wpaed .Inie[fed wine or mmulaclaren rNanmended .it. Noll be owed. H. Ayprwed was canal m and wise-praoyng seolant shall be Wed To On contra .Ives To sae fade wives. The eire caysclas Nag be eMt each specify monufaclwer rtcammada. Twwka Stetson dal We ness0 eas SpeciMd .it. Per la.ont, pm siona. 8.2.4 Spinke, Nod. AS S,I Nods Nan he of De wore rrwdoctwer as apwilied on the Phera, marked rib The mar ldI ram and mold in each a .yip that mateal. can be identified .;thaut removal from the spew. The GIY .il specily bade oM noodles Ian match and SadymenU In on In PVbtic symem, n the r .;Iy. Oast drheel rotor heaps darn be Hunla or approved Squat. Pop-up spay reeds Nol M IMnler, Roinead. or opprovel Saud. A leads ✓and the Pressure rryAUng device intepaled In hem to mdnlan Water spading pesawe They ded MM Nre anti water bair,inq vales to III water wand .hen rot In operation. (EIMPW Rain hard IBM PRS/SW hems. A minimum of A'pop-Ip a 1.1 1 IRRIGATION NOTES SCALE: NTS LPl l.day I. IYNMN THE DRIPLINE Or ANY PROTECTED EX6TNG TREE, THERE SISAL BE NO CUT OR FILL MET A FOUR -NCH DEPTH UNLESS A OU SFED ARSONIST OR FORESTER HAS EVALUATED AND APPRONED THE DISTURBANCE, 2. ALL PROTECTED EXISTING TREES SHILL BE PRUNED TO THE CITY OF FONT COUIMS FORESTRY STANDARDS. 3. PRIOR TO AND DURING CO STRIUCTON, BARRIERS SHALL BE ERECTED MOUND ALL PROTECTED EXISTING TREES WITH SUCH BARRIERS TO BE OF ORANGE FENCING A WHR OF FOUR (C) FEET N NEW. SECURED WUM METAL T-POSTS. NO CLOSER MW SIX (6) FEET FROM THE TRUNK OR AT THE DIIPUNE WHICHEVER 6 GREATER. THERE SMALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT. MATFRUL DEBRIS OR FILL WITHIN THE FENCED TREE PROTECTION ZONE. N. DURING THE CONSTRUCTION STAGE Of DEVELOPMENT, THE CONTRACTOR SHALL PREVENT Tit CLEANING OF EOUPMENT OR MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE MATERIAL SUCH AS PASHIM OM SOVENIS, ASPIWT, CONCRETE. MOTOR OR OR ANY OTHER MATERIAL HARMFUL TO THE LIFE OF A TREE WITHIN THE MIPLINE OF ANY PROTECTED TREE OR GROW Of TREES. 5, NO DAMAGING ATTACH ENT, WIRES, SCAM OR PERMITS MAY BE FASTENED TO ANY PROTECTED TREE 8 LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM CONSTRUCION OR LAND CLEN3HG AREAS. ROAD RK:HTS-OF-WAY AND UTILITY EASfYENTS MAY BE 'RWDSED 01 RATHER IWN ERECTING PROTECTIVE FENCING AROUND EACH IKE AS REOIARED IN NOTE 3 ABOVE. MIS MAY BE ACCOMPLSHED BY PLACING METAL T-POST STARES A MAXIMUM OF THIRTY (30) FEET MART AND TYING RIBBON OR POPE FROM STAKE -TO -STARE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED. 7. THE NSTNIATT N OF UTILITIES. IRRIGATION LINES OR ANY UNDERGROUND FIXTURE REOUNIO EXUYADN DEEPER MAN SIX (6) INCHES SLALL BE ACCWUSHED IN BORING UNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OF TWENTY-FOUR (N) INCHES. THE AUGER DISTANCE IS ESTABLISHED FROM ME FACE OF THE TREE (OUTER BARK) AND 6 SCALED FROM DEE DIAMETER AT BREAST HEIGHT AS DESCRIBED N ME GLARI BELOW B. FREE PROTECTION MEASURES SHALL BE MAINTAINED CONTINUOUSLY FOR DURATION OF TREE PROTECTION CONSTRUCTION ACTNITES. 2 Scare: NTS LPI Idwq PLANTING KEY SYMBOL DESCRIPTION CONIFER TREE _ - EXST TREE TO BE PROTECTED DECIDUOUS TREE _ EXIST TREE TO BE REMOYCD W/ CALIPER NOTED N ACHES SHRUBS GD (1)M PUNT SYMBOL, OTY( ). M FOR MITIGATION TREE W.L ORNAMENTAL GRASSES 0 CLEAR MULCH BED - ALL BEDS UN PERENNMLS/FORKS ® 1 1/2" STONE MULCH BED ® C} RESIORATION SEED MIX (RSSM) .iBLUEGRASS TURF UPLAND SEED MIX (UPUX) FESCUE TURF WET MEADOW SEED MIX (WISH) E] COMMUNITY GARDEN �\ PLANTING PLAN - WEST "Iom—1 Agh ^ -.eia r-za-o- LPetAe9 0 10' 20' 40' \I �� b FCHA FORT COLLINS HOUSING AUTHOIITT REDTAIL PONDS PSH FORT COMNS NOU;INCI �1U I I IORIT) 1715 WEST MOUMNN AVENUE FORT COLLINS, 00. 80521 PHONE: VM4152910 FAM170-221L821 AROMTECT: STUDIO CO\II'I I j 1\ \ 3000 ZUNI STREET DENVER, CO$0211 PHI 303411-9156 FAX: 3034774M LANDSCME ARCHTECT. azur ground PO BOX 210 FORT COLLINS, CO. $0522 PHONE: 910417-3812 av1L: 25 OLD TOWN SQUARE SURE 200 FORT COLLINS, CO.3052/ PHONE: 970-ZZB-9W9 FAX: 970-2254923 STRUCTURAL: KI.ti \ 621 EAST 6TH STREET LOVEW1Dh CO.105117 PHONE- NWEn,TA7A FAX 1T0M1-M 14dWSCAL/PLUIANNQ MOUNIMN Alltl 2166 L KAUMATN STREET DRIVER, COLORAD080223 PRONE: 3634624990 FAZE: 303462-3991 ELECTRICAL: N'.A1 NFS U.EC:I1Uk 2111 WELD COUNTY ROAD 27 FORT LUPTON, CO IMI PHONE: 303659-7481 FAX 3034M4877 REVISION: PROJECT NUMBER 130201.01 DATE: 10/27/13 DRAWN BY AG CHECKED BY: BS APPROVED BY: 1MEET TRIE: IRRIGATION NOTES, TREE PROTECTION AND PLANTING PLAN — WEST oeFTFRRIRD LP11 1 1 LEGEND - - - - MAINLINE LATERAL PIPE ------- SLEEVE 1 1/2" PIPE SIZE QPOC 2' - BACKFLOW SIZE QA CONTROLLER - RAINB04D ® WICK COUPLER-RB 44-LRC As HOSE BIB y' 3' MIN _ �.7YnMAINLINE � Y-STRAINER 8� C :`- - _ - __ ., I dI — — I �D uD ` ' . 1 \ � The Fossil Creek Office Pork I I I I ElEast P.U.D. Homeowners \ Assoc. I I r \ Rea No. 990214B7 IRRIGATION MAINLINE DIAGRAM A scae 1'=30a pozae IN 4IN 12'1}MIN DOUBLE CHECK VALVE ASSEMBL, I ELEVATION PLAN NOTE: 1. Double check voNe, backflow assembly shall be Febco Model 850, size 1,f" 2. Y-Strainer sholl be Febco Model 650A W/ 20-mesh screen, size 1}f" 1 BACKFLOW PREVENTER ASSEMBLY SCALf1"=l'-0" LP02.dwg 30-INCH LINEAR LENGTH OF WIRE, COILED o PLASTIC VALVE BOX: CARSON [NO. CONTROLLER: RANBIRO ESP-24LXMEF: MODEL NO. 1419-18 W/ 1419-3 24-STATION CONTROLLER W/ METAL COVER PEDESTAL _ FINISH GRADE L=111- f II I I— WATER TIGHT CONNECTION CONTROL WIRING - �- (1 OF 2) 120 VAC, 1S AMP, SWITCHED RECEPTACLE OUSTER VALVE W/GFIC INSTALLED IN CONTROLLER PEDESTAL PVC MAINUNE PIPE 3' 120 VAC POWER WIRING 3-INCH MINIMUM DEPTH OF '•.^ t�I:. �•'. _+ r 6-INCH THICK CONCRETE PAD 3/4-INCH WASHED GRAVEL PVC SCH. 40 MALE ADAPTER I J' PVC MAINLINE PIPE NOTE 3-OUCH SWEEP EL AND CONDUIT FITTING SWILL BE SIZED IDENTICALLY WITH NOMINAL VALVE SIZE. 1-INCH SWEEP EL AND CONDUIT PEDESTAL MOUNT CONTROLLER MASTER VALVE/PRV ASSEMBLY L SCALE, 1"=1'-0" I.P02.dwg J SCALE ' F--0" 1_1102.dwg .SII II)IO C0AIPI I I IA A. INC C01'1 RI(,I II %_0 14 zvoll FCHA FORT COLLINS HOUSING AUTHOHTV REDTAIL PONDS PSN FORT COLLINS HOUSING ALAI IOlkI I) 171E WEST MOUNTAIN AVENUE FORT COLLINS, CO. $0521 PHONE: m415-2910 FAX:97MI4821 ARCHITECT: SILII)IOCO\11'II II\ \ 3000 ZUNI STREET DENVER CO 80211 PHONE: 303417-9155 FAX: 3034 77 4428 LANDSCAPE ARCHITECT: azur ground Po BOX 210 FORT COLLINS, CO. WM PHONV II70417-3113 CIVIL: I\ \ 25 OLD TOWN SQUARE SURE 200 FORT COLLINS, CO.$0524 PHONE: 9/0-2254099 FAX: 970-2256923 STRUCTURAL: M_&A 421 EAST 4TH STREET LOVEWD, CO.1053T PHONE:$794974429 FAIL IYMT-2493 IIEOVW-41PI AMM NiOLF ANAIRF 2165 S. KAlAMATH STREET DENVER COLORADO M223 RIONE: 3136110-M FAX: 3134121 alcullil WA1NL'S FLFCTRIC I111 WELD COUNTY ROAD 27 POIa LLAP N,CDOW PHUN1b 3111141111111674111 FAX:lpaewln REVISION: PR6ECTN MBEk 130201.01 DATE: 10/27/13 DRAWN BY: CHECKED BY: APPROVED BY: SHEET TIRE: IRRIGATION DIAGRAM AND DETAILS SHEET NUMBER: LP02 PUNTING KEY DFsaavfnN MIKE r col R IREE DIET IKE IU 9E PROTECTED 1, �t DECIDUOUS TREE EAST IR[F 10 BE REMDAD ill/ - CALIPER NOTED N lif 5 00 (1)111 NMNI SWMN. DM I. M FOR MTIGATION TREE Ali 0190,11FMIM CRItSSES CID9t 19AM ® - Ml BIDS LON 7a4% PERENN90/101B5 ® 1 1/2- SPENT YIACH BED \� RMOMTON SEED IIW (RSSM) El aUCORI.IS ItpE UPL" SLID M (L ) FESCLE RW E]WET LEADD1 SEED M Won) ® Mq R GARDEN Pali'.;T:i:.lii•� 1. Prar l0 F,;mi , wA alas an the Alen the contractor steal contact this norms Repemnlotire far spalcific imlluclians malignant to The ANuencia, 01 gross. 2. Contractor shoe plasmas l ablr, molwioh,, lode and songs IM.+eeply 1. seams and imll partSlat N asehi he in and as ✓form, M these plan ]. Furnish nungry-gnsn plants true to genus, sperci.s, ariet, cuNsor, stem form. Bhgarlis, and other features Indicated in pool Ell, pant schedule. a plant Is," indecolN m dwa9ra ond compyllq fifth ANSI Z60.1; and with hmarmay fact sHtems dwdopw A Ironspaning Or root Xuflirp, prosisfa sea -shaped. fuff, branched. healthy. rigorous Macs, densely (dialed Shen in h,d and free of dsease, poll, agar, benoe, ond defeats such OF kMs. ea, -oldnj.rin, o&and a asions. drarement. ♦. No ,matted srMtitutbns slid ba made silheat LOndscope Architect opplot'al. allerMt. mlin materiels of Fill and crocler and, be conaidwad 0 .pacified pent mph,aro eridcl toreobtoihad LOrdacOpe Anhkost Bid. elm n the ryhl to Pont. plant list OF deemed necYwry. 5. Th. W if a0 bMacape eras. Including pprkfian and lidons, Bids he lho,"hi, loosened tO 0 depth al rot We. Ilwn sight (8) inch as and Na onsummum. atoll Y Hwrdphly incorporated into The ee;l el ell bMecape ores+ to a depth of 01 least de (6) inches by VAN. 6acng or other +dad. Pull of orate of at Wat Pines (3) cubic ywd. of Beal unmndng,t pl, Om thousand (1.000) eaud. last d chased, ono. 6. A pafmil must ad wloined from The City Fore.ler before oM trees w shaubs as rotes on the pan ore panted, or road or remoeM on Ind pbla right of soy. This includes sorts bebsen the eaal.dN madman. and curb. and doer cif, p,Amrt, This w-1 ah.4 W. the location and spach,s to be planted fblure to a0loin Ilia park may .null n lepb6ng or, robcolilq IfM end 0 hold o, Certificate d Occupancy. >. The deaaloper Brad contact the Gly Farm. la aspect ell .(,.1 11. iont;,A d The complalan d each phase of 1" aawbpmenE MI U. head to home been imldlad Os +Imm . the andecap. plan. Applosa OI +treat I,. pooling is UN,j;Ud Eden final appeal of each phase Failure to obtain .,pool by We City Fpnlw for almost Is. in 0 pbome droll .null An d hoe on CMifeas of Occupancy fro lut.n. proses of the derelopmenl. 6. prior 10 is. iaWMi OI easy Eerlilieat. Of o[Cuporic,, the pNkpec ins recipient of such CO61rSOIe d Occumers, atoll abnit fihit. certification 10 the utilitm nnutbg dhotis Intl oil ponlad area, pl rows to he Isslnled, how been Itwoughly baserned ON the Foil amended. consistent filch the nfiuiremenN fell forth in this section. 9. Qaonlili. of molerab Wen on The schedule bee placaderc. Ors 9eantiti. ".I an the Front materiel pi.Isrr plan. Ldniscspe Contractor snall . rnponsible far Phil" all Ounnlkies an the pontiff plan. 10. UtPG . aw. Trot bxn ".I an Orion. Cmt,wor shot local. all uflUtiM Odor ral Uosmw im011 uL%ly location, by contacting -cal Al you dig' at (800) 922-1987. Convector dal ba ruponuble fro Ind npdr of wry damage their Pass, coma to utf;U.I. 11. Conlruclor shag ponide el amendments is oil pEmUng areas. Wode slwll W adjusted far red and mulch Nicsnalss. LOndxapO Canlraclor Mall perform oil leash Warding. M Protect and save the .enter, plant materials shofin an plan anNas noted to be remained, I& MI wen d'atwbed by construction. dap W nmegelated m P0H of the EUse bid. 14. Rappl arty diecreponcies in The p rdth, pan immefiatior to The Lardacape Architect. 15. Comma 1p a responaLls for PalnlaaEmr nalan wncn coned merman as per spa.Fcotiam dpmg dMdan of soak an -like. 16. The Contractor shee powde on voles, eateriN lots, and tabor seeded to hpate Pont malwah pea specifications. The Contractor shad wooly mi grater to astabr.s the seeded Ofeos in o hei greed IN condi1'ion. 17. Remora all Publish, egdpma,t and moteral and home the plea As 0 nnl. clean c0rf6tiarn each day. "Plan parad wen WON for bluFng Ni ipnenl Ond materials by other trades in 0 aeon and unobalmciad condition d .h ti1mn. Remains el Or fit that accumulated dus'rr, Or as Of anal of ponfxq opanlians Ni all 18. Compactor to raapmaioM (or compel. rep& el .ah,lin9 loaded, mg01an ryslem Flak, all wen of C haunt. and .OnAthaclion Udr . HYDROZONES AND WATER BUDGET HYDR020fE MFJL WATER FEED ANMYL 0 ]Or 60' 12W ($F) (OFUSF2 WATER USE HIGH 7.IAAI 1s I40,011 WDERATE I921891 t0 192,169 IDUROZONE LEGEND LOW 34,14720 3 102.W 18 GAL/SF/YR VERYLOW 1041S6/ 0 0 TOTAL 74,563.44 434W III 10 GAL/SF/YR AVERAGE $83 3 GAL/SF/YR - 0 GAL/SF/YR PLANE SCHEDULE WAM pFA epAfSN(B p2sI.BFI % OTY bTM80L BOTANIC NAME Cp111M1 NAl1E IIA7 {� Yasanl 1wT® 0.ddmu Trees E,% 1 PC a®r pnneb Frame tome Amur LYps As WELT 10 W.Cbmp Or S. 1 IG Brial MepY MYWeYi IF HE 5 N9, Clump IS% 2 AT Asir Ybn<um Nor Whom Uo IU,ra TeYbnL Mi5pY9 TNT 3 W. Cheap 15i 2 A} arnlrlar ar s yaIOrso. Ar.E,-B.111-' Iuymn&gamrm5aaabwry M 1- 10 W .11e 1 CS C+'pnur 0suros breams, PpemWIEU m-termMmr Maepom3 .15 le Ne I VI 2 CS C..O. ma- Vr..m C.bY. 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S leav y ! N 3 BAC Ssmpnu2wpwa aanaurb Nn[ea' IWma[wMenY iE N SPA Slash, pbe... Mn em Omart Llw I N 3 WE Vrbumumhansom, Nann3bn3Wimum MFN,iYO A'NT 3 WL Wilma. pNn,rm bmenq[um MWabpY AlOpuplOgY Naunum W P5 10 WH Vmumum.ml'FannJ,bNia,wepnFY wepniny Muaan S' N 3 113A Y-U. U.. Y. f N 0 us,CYmp NATBI M. SPACING (GeLAW On sTYe01 won w cglalax NAPE 1GC3 sin mom) IOIEs 0erpunY Poo Amb,YFDNw[cabNnamommerctib PUWIm Wnanb a' e5 3 DAB Da,n.eadaapoew Ya+' C.lMo. Daam T N 10 EFO Fuwymu, berrre. £mrMl GNey Eme ..1Eum/nu, 25' e3 10 LE Junp.uf mnmux>FVY Else Cammm Ammon 5' e3 J FrbM some b a'M JR Arupahm au Avna.. 0.MJaame Junpm A e3 3 JW hnrperv, ua-&Ado Bdress; as 5' el 3 JTA Jump.m alma In wmbne Tbnm2Junmer 5' 03 3 JET Jumpeni, soma von Tao se Tap&w I. Ta III Amgen T' .1 0 WL Stamm sm.4mum¢mPNb 2' WF LLMua Msion. Mery M F}OYd es 0 1M1 WwuillIs Crxpnq Uloredo llWT 2' FIB 3 PAa 15.wa1ni mramM G,am. 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(AGE million .Is Bgdw♦Ym fla FIB 3 HESE Ns6.-ampercnna Elul Mna Glee 11' et 3 ALC.s ALlmmnaempatmpiDa„Wp,I YY RepN MH WhhGwa N' 11 3 .0 MrNm vyNm ld,hFamtlu,M' PaYnmWmma Saialltlr lea,. 21 FIS 3 . Ranuse, el;eameae sbrrtV N ftw 1n(Yv, IF F15 3 SCPB bna[wsnum'ins Phase Bea,' 0 Noe Lse LH,alem IF i15 3 Bar Somsemum numv T.qun Baer taco.,Sm, Mw1 Gram. IS An 3 S. Spnoaolma nsl S.Sgbn Graa. 1. AI 3 o"Poe era .1c Evwemu, Mrm. Cabapra Wnmmnpar. gnpl 3T F33 3 EYOp Gai.maMmm seW WWuF IS FJ] 10 .A .ngna chomemo CaarWalMy IT Fv 3 TARE TmmNss bno-amen Pmelye F.Mr f F13 0 1 l RBTpYTEIIJb®YAIWSIs) _ -8 W O Cs ` a CSgILM NA3E SLBGNLIYl1E ne as Ahern. ludanclh. P1H1 e sleb,usn sa00 10 BID Mrhlem"comad ramp Winamed SO ♦ 2N W somiri iasgro,a Ss,-,Mkmeed SS ♦ 3N O Sukbua cvdpeMUW 3amaYplama IN ID 229 mutbuaprwm W. parr, e25 I5 019 Buse Wdahoodesmwrr Sumer'.. N IS IIa7 loom -ruder- Cenw'MpM 1is IO 379 imamp-lies, OpaMGafbemw IN ♦ IN 3bn.m. e,(um. M,wlhaabelm lead ♦ DI3 0 Panwm ngawm Scotus,.. 200 ♦ as, Paiiysnun Loma VlUnhoMayrua IN 10 3N SoHgoo,+bwa C...aa fabnmd INY 5 Olt mva N is" IFIA,O SEED MIA IIFSN) i 00 `oi e< I.Y,mlw Xws Sc6Lirc PAYE as m ACArmeemrvm nlmenwfn'Pdbn,' Man Myrna lei 5 IN Am,frearnams Leadp,nl for 5 110 sbmmes nadambwa PwA Spears sAN 5 006 spobbuacunpmaula Seeoab paama 10 10 2" M,rhWapatiea lrtl,A' sew pram• N5 30 IN BWrbe dsY/bJe,mmO BumserOno. N 20 Ism M Pazopynm mF.'AmOa' Masmeheagatt IN 10 3N rmx 7s NA Ell ��• �1111 � S`Y II//�//J u cGYNAINAME B®nnc NadE y e Aril inramab &agrmpke- N A I 2N I I I I II IIIIIII .a.t.c«co aanYew.e N ♦ 3m (III I I III cams babbu ewer tram TAN t0 am I j Elyma39anma Ins F4, 1Be 2D aAd I I I I I 1 I I Efirs-itr®d walp br.wmem Tampas F..gras. IN to 2413 hation. m,psnm. Prphe Ampnn tons IQ a33 Litmueuanu. �Pa-as-asaval,rn Ban aab am slmNgaes lie ]e9 Is is aN I I I fors ( I I I ( I I I I I) 1 I I "is.mr;,,m,fAp«bm L1WBsr,YYm 2N 10 IN II I I I II IIIII I I mAal w II I I (III II , II IIIiIII!Iliiii ?� �. III�II �III111�1 I I I �NInIIIIIIIIIII�III I I IIIIIIIIfI�II�I /I . . FCHA FORT COLLINS NOISING AUTHOEITT RECITAL PONDS PSH FORT GOWNS IIOUSING AU I I IOIlIII 1715 WERT MOUNTAIN AVENUE FORT COLUNS, CO. $0521 PHONE:910414B10 FAXIETI-M4821 AMOYTECT3 STUDIO C O\illl.I I I\':\ 300D ZUNISTREET DENVER Co 60211 PHONE: W3411.9155 FAA: 3034774428 LANDSCAPE ARCHITECT: azur ground PO ON 210 FORT COLLRS, GO. UM "Me: UH17-MIZ CIVIL: I\ \ 25 OLD TOWN SQUARE SURE 200 FORT COLLINS, CO.8052/ PHORE, 970-Z25�9099 FAX 970-2254923 STRUCTLIRAL: klI& \ 621 EAST 6TH STREET LOVELAND, CO.$0537 PHONE: 970661-2426 FAX: 970467-2493 MECHANCAL/PL(1MBN C, \k"U\I \I\' 111,11 2165 S. KAIAMATH STREET DENVERf COLORADO WM PHONE: 303862,3M FAX 303-0623991 ELECTRICAL: \1 %)Nl',ILLCIRIB=. 2121 WIELD COUNTY ROAD 27 FORT LUPTON, CO III PHONE: W34591401 FAX 3031W O677 REVISION: _.._ PROJECT NUMBER 130201.01 DATE: 10/27/13 DRAWN BY: CHECKED BY: APPROVED BY: SHEET TIM; PUNT SCHEDULE, LEGEND AND WATER BUDGET SHEET NUMBER: LP01 �: b i'a'e� It biq Pill 4 • $ ' F reds I - , C64E'lTI-L`i,.',,. IMAGE t CEMENT FIBERBOARD IMAGE 2 CEMENT FIBER BOARD 8 PUNK CEMENT FIBER CLADDING n IMAGE A. RUSTED CORRUGATED METAL ."-.. CORRUGATED METAL CLADDING ----------------------- IMAGE B BRICK &4VPIE MASONRY jE -B. CK, aeYF�E COLOR PALETTE 1. OFF-WHITE BASE COLOR 2. SECONDARY COLOR 3. CONTEXTUAL GREEN #1 4. CONTEXTUAL GREEN#2 5. HIGHLIGHT GREEN 6. BIKE CHALETBUILDING ENTRY ACCENT COLOR MIAGE 8: EXPANDED METAL MESH FENCE Q &KE BARN METAL SCREEN IMAGE 9. BIKE BARN SCREEN - EXPANDED METAL MESH MATERIAL EXAMPLE PRELIMINARY DEVELOPMENT PLAN REDTAIL PONDS PERMANENT SUPPORTIVE HOUSING SITE PLAN FORT COLLINS, COLORADO SHEET! BUILDING MATERIALS S llll �4AiRL TIVA%', 3000 ZUNI STREET DATE OCT 31 2013 DENVEA, CO 9211 RN. 301 FA303 An.SAM 0 kt� CMU (STAIR) 154' U' T. 0 CMU 15U-0� 0 PARAPET 146-0o TO PLATE 14Z-0'� 4TH FIN FLR 137 - 01 3RD FIN FLR 127-0$ 2ND FIN FLR T17. 0o 1ST FIN FLR 10U-a"� PDP - EAST ELEVATION v,5.1'P 2 u. urnu Iswrcl 15/'-Od T.O. CMU 15U-0o T0. PARAPETS 146-D' T0. PLATEs, 147-n' 4TH FIN FLR ISI 137 IF 3RDFINFLR 12Z-or 2ND FIN FLR 117-0' iSTFIN FLR 100-Uo PDP- EAST COURTYARD ELEVATION +nc=ra 4 PDP-WEST ELEVATION 8 1/16-• I'Q TO CMU(STAIR) Q 154.0 T 0, CMU& 150' o° T.O. PARAPET 146-0 TO PLATE 142'-Vo 4TH FIN FLR � 137-P 3RD RN_FUR op. 122'-0' 2ND FIN FLR 417-0"� _ 1ST FIN FIR iw. ' NORTH H �ptp TH MATERIAL NOTES: TO PARAPETs, 146-0 O FIBER CEMENT BOARD PANEL TO PLATE 14Z-0'� O STEEL POSTS 4TH FIN FLR O ALUMINUM STOREFRONT 3T-0� O METAL N1ftE MESH FENCE 3RD PLR Oe MNYLNINDOM 1z2-r Q PREFINSHED METAL RAJUNG 2ND FIN FLRo 112-01 Oi PREFINI SHED METAL COPING Q° HM DOOR 1ST FlN FLR� lw-6' Q CONCRETE COLUMN PDP-SOUTH ELEVATION ,na•=,a 5 Tn r-1.'I (STAIRI� 54'-0 0. CMU� 150-0 ARAPET� 146.0 PLATE, 147-0 FIN FLR Q 13Z-0' FIN FLR, 127.0 FIN FLR� 117.T FIN FIRS 10U-0 PDP - NORTH ELEVATION /,j IMF-,0 1 PDP - SOUTH COURTYARD ELEVATION 3 • IMF ra 10 METAL DECKING ,1 OVERHANG I SUNSHADE rs TPO ROOFING n PTAC UNIT u BRICK +OS RUSTED CORRUGATED METAL PALL le ROOFTOP UNIT SCREEN IT FIBER CEMENT BOARD PLANK PRELIMINARY DEVELOPMENT PLAN REDTAIL PONDS PERMANENT SUPPORTIVE HOUSING SITE PLAN FORT COLLINS, COLORADO SHEET2 BUILpHB ELEVATIONS STUDCOMPI. TIVA 3DD]ZUMSTHEET DATE: OCT.91,2511 DENER, CO W211 PH'. W34"91% iz2D3 In !Ha AA CONEJOSI GENERAL NOTES 1. ALL NEW EXTERIOR SITE AND BUILDING LIGHTING SHALL CONFORM TO CITY STANDARDS TO INCLUDE FULL CUTOFF LAMPS, ALL EXTERIOR LIGHTING HALL BE DOWN DIRECTIONAL a DESIGNED FOR NO "OFF -SITE" TRESPASS. 2 COMMON OPEN SPACE AREAS AND ARTERIAL STREETSCAPES WILL BE MAINTAINEDBYAPROPERTYOWNERSASSOCIATION. PROPERTYOVMERS ASSOCIATION WILL BE RESPONSIBLE FOR SNOW REMOVAL ON THE STREET SIDEWALKS. 3, FIRE HYDRANTS TO MEET OR EXCEED FOUDRE FIRE AUTHORITY STANDARDS, ALL BUILDINGSWILLSE PROVIDEDVATH ANAPPROVED FIRE EXTINGUISHING SYSTEM. 4. REFER TO UTILITIES PLAN FOR LOCATION OF UTI UTIES, DRAINAGE, EASEMENTS AND SIDEWALKS. 5. SIDEWALKS AND RAMPS WILL CONFORM TO CITY I ANSI STANDARDS e, ALL SONAGE SHALL COMPLY WITH CITY SIGN CODE AND LOLL BE APPROVED THROUGH SEPARATE PERMIT. T. BIKE RACKS ARE TO BE PERMANENTLY ANCHORED. B. STANDARDS FOR PROTECTION DURING CONSTRUCTION -THE DIRECTOR SHALL ESTABUSH A'LIMITS OF DEVELOPMENT" ("LOD) LINEIS) TO ESTABUSH THE BOUNDARY OF THE PROJECT OUTSIDE OF MICH NO LAND DISTURBANCE ACTIVITIES WALL OCCUR DURING THE CONSTRUCTION OF THE PROJECT S. SEE SECTION 3 4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN THE BUFFER ZONE. 10. CONSTRUCTION SHN.L BE ORGAOMD AND TIMED TO MINIMIZE THE DISTURBANCE OF SENSITIVE SPECIES OCCUPYING OR USING OWSITE AND ADJACENT NATURAL HABITATS OR FEATURES, 11. CONSTRUCTION OF WRIER FENCING SHALL BE PROVIDED AT THE UNITS OF THE DEVELOPMENT DURING CONSTRUCTON 12. COVERED BIKE PMWNG PROVIDED. 13. TRASH SERVICE BINS TO BE PROVIDED BY LOCAL TRASH COLLECTING COMPANY 14. MY 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 DEVELOPERS EXPENSE PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS ANDIOR PRIOR TO THE ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY. NORTH ® OVERALL SITE PLAN I••]Ba o• s• Ta za as sa LAND USE STATISTICS iOTNSREGOVEPAOE SO. f8RAi®OPB]SPALE FT ACRE xRLOT BOB 13i,elA50R Etl 100% umao Fr o01 13 LEGAL! DESCRIPTION IafIFFN WR t]INwR111e W TTab D.N KRFDNIL MmAV mM W �AVPNFf.3APd Nudbn Ha.11RW WSWBtlM RnaM d WYm CONry.SLP d fen uu... cO.dr d mn�.r. 3m a cm]eR IBtlupxc TNERETRw] a p.rt.l dl.oe anme.aurolron. APwldbm °nno �>^P�v4>+Peso, d rnelc. a pneond W lo. aw au dlp n.N le a o1M M1rM emwn� aPn n[wdtlA°pvn].m.e R.ew. xo aoFaomnde. Wrupa eLamnr FgfRy,.N W iny.xab,l mNm Semon:, IwmeMp 6 N°RI Wipe ®VMndm. Wi PIN., Cny dMCdlln, Gffy d I�nnn.5lne d Cobntlo, uve pomcJvlr Eeambe as mllon: ®OIMVNL allb SeWMroN Cwnm dLN I: oI1M WMa119ulnrvblm uqu.YMepn. WMXIy IM d!W LN tt.IMMlIp xmn ax ra, w.el. 6:ep a ON BOHov a ua cb°nJasnbNbv rowdn4 Mlxwm bn, NOTAP.rlran mrvm 1MIl^Wl. rlA al cqx tranye [wWIM Mi1M11wtlnIM[ 11pFENptli }IyY' W W Yaq Ev vMMv lin>,aN La t: a danw, ✓q9.W MbtilYlb.dal.Bn.K N W 1]>Orm'm PaA adln.n lrmf. N. LEGEND INNpGPPMMIIG S]ALL a PARNIIJG SIGN 6P BINE RAIX LP LGHi PGIE SHEET INDEX 6HEEi I WFANLBIIE RNI SHEET 3-LS11 NNR9wPEATEPLW-NEST SHUT 3-1911 NNB34wIS9TEPLNN-F/ST SHEET A-Upl PUM RHBAILEIFfi@OANDVAtBVRIDOM SHEET fi.lrn tANO0WEBIEPIAN-NEST SHEEN B-LP12 LNIDSCAPE 9ITEPUN-FAST SHEET T AADIrtECTURN ELEVATCN6 SHEET I BUII➢WG N.AIERWS bHEll B PEREPECTNES SNEET IGE1.1 RTEPHOfOMETHICPUN SHEET IIE-13 PXOTOMEIPC SRC SHEETS ]euRAP PAL? - VICINITY MAP NOT TO SCALE PLANNING APPROmD BY THE O'RECTOR OF FUNNNO FOR THE CITY OF FORT COLLM COUl ON7w6_O1YCf ._ DIRECTOR OF PLANNING ENVRa1MEMALPIANMR AE OWNER'S CERTIFICATION THE UNDERSIw DOES I DO HERGY MUIR 7MT VAE ARE THE UFML ONNERS OF IIENP.IL PROPERTY OESCIONOON THIS SOEPWI AND DO HEREBY MUIR THAT II v4:Aclfvr rN±caxmab6AraAEsmDTIox66Er A1RMIXewD611EPLW. DAN&tswom 0]TE ONNB]ISDNFCI CITE oN,ER IfiGI1E01 LATE WNER ISCNEDI D.1E THE FOREGOING MISTRUMENi W16 AfYNONtEpOEDBEFORE ME MI6 DAY 11i_wGA_BY IPRIM NAME 4 KY WMNIE6CN IXPR6. VARJEfiB MY RANG ANOORCRL SFAL PRELIMINARY DEVELOPMENT PLAN REDTAIL PONDS PERMANENT SUPPORTIVE HOUSING SITE PLAN FORT COLLINS, COLORADO 1 MIE: OCT A/, 3Bti iIUUI T�VA'� 3000 ZUN1 STREET I I DENVER, CO BD211 P11',303.1]T.G198 Redtail Ponds Permanent Supportive Housing. PDP #130030 Planning & Zoning Hearing November 21. 2013 Page 38 11. View Analysis Images 12. Shadow Analysis 13. Ecological Characterization Study 14.Transportation Impact Study 15.Traffic memorandum — sidewalk connection 16. Street Turn Variance 17. Neighborhood Meeting Minutes, comments and responses 18.1 Letters from Neighbors 18.21-etters from Neighbors 19 Drainageway Easement Agreement 20 Application Form 21 Submittal Checklist 22 PDP Comment Responses 23 Preliminary Geotech Report 24 TIS Appendices 25 Depiction of Block Requirements 26 Preferred and Alternative Site Plan-TOD modification Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21. 2013 Page 37 E. The P.D.P. complies with relevant standards located in Article 3 — General Development Standards (i) provided that either compliance with Section 3.8.30(D)(1) Block Structure is deemed infeasible or that the Modification of Standard to Section 3.8.30(D)(1) Block Structure is approved; and (ii) provided that the Modifications to Section 3.10.3(A) Building Orientation and Section 3.10.4(C) Off -Street Parking are approved. F. The P.D.P. complies with relevant standards located in Division 4.21, General Commercial District (C-G) of Article 4 — Districts, subject to the approval of the modifications of standard that are part of TOD Overlay Zone requirements for the C-G District — specifically the Modification of Standard to Section 3.10.3(A) Building Orientation and Section 3.10.4(C) Off -Street Parking that are proposed with this P.D.P. are approved. RECOMMENDATION: Staff recommends approval of Redtail Ponds Permanent Supportive Housing Project Development Plan, PDP #130030, a determination of infeasibility as to the Block Requirement regarding block structure in Section 3.8.30(D)(1), and Modifications of Standard to Sections 3.8.30(D)(1) Block Structure, , 3.10.3(A) Building Orientation and 3.10.4(C) Off -Street Parking. ATTACHMENTS: 1. FCHA Memo to P&Z 2. Statement of Planning Objectives 2.1 Modification Request — Block Requirements 2.2 Modification Request — Block Requirements, map exhibit 2.3 Request for Reasonable Accommodation 2.4 Modification Request — TOD Parking Standards 3. Site Plan, Building Elevations, Building Materials, Building Perspectives 4. Landscape Plans 5. Aerial Perspective 6. Lighting Plan 7. Lighting Details 8. Plat 9. Utility Plans 10. Building Height Review Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 36 B. Section 3.10.3(A) Building Orientation and Section 3.10.4(C) Off -Street Parking that are proposed with this P.D.P. meet the applicable requirements of Section 2.8.2(H)(1) and (2), and the granting of these Modifications would not be detrimental to the public good. This is because (i) the strict application of such standards would render the project practically infeasible, the granting of the modification does not impair intent and purpose of the LUC, and the granting of the modification would substantially alleviate an existing, defined and described problem of city-wide concern including: LIV 7.5- Plan for and meet the housing needs of special populations within the community. Disperse residential -care facilities, shelters, group homes and senior housing throughout the Growth Management Area, LIV 8- The City will encourage the creation and expansion of affordable housing opportunities and preservation of existing affordable housing supply, and LIV 8.5- Encourage the integration and distribution of affordable housing as part of individual neighborhoods and the larger community rather than creating larger concentration of affordable units in isolated areas; and (ii) the entrance drive and parking area provides street -like enhancements similar to a street -like private drive including narrower travel lanes, tree -lined borders, tree grates, sidewalks, angled parking, generous landscaped medians, corner plazas, pedestrian lighting and benches that create an appropriate alternative to a street. The strict application of such standards would render the project practically infeasible, and the granting of the modifications do not impair intent and purpose of the TOD Overlay Zone to foster and promote attractive street - oriented developments with enhanced design details, and the granting of the modification would substantially alleviate an existing, defined and described problem of city-wide concern by permitting the project to meet the housing needs of special populations within the community. C_The P.D.P. complies with process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. D. The P.D.P. complies with the Block Requirements of Section 3.8.30(D)(2) and (3) for Block Size and Minimum Building Frontage. It is infeasible for the P.D.P. to comply with the block requirement of Section 3.8.30(D)(1) Block Structure due to existing development. Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 35 provided supplemental information that describes the project's public engagement process and outlines comments from neighbors and the responses throughout the design process. 8. Findings of FacVConclusion In evaluating the request for the Redtail Ponds Permanent Supportive Housing Project Development Plan, Staff makes the following findings of fact: A. The Modifications of Standard to Section 3.8.30(D)(1) Block Structure} that are proposed with this P.D.P. meet the applicable requirements of Section 2.8.2(H)(2) and (3), and the granting of these Modifications would not be detrimental to the public good. This is because LiLthe strict application of such standards would render the project practically infeasible, the granting of the modifications does not impair intent and purpose of the LUC, and the granting of the modifications would substantially alleviate an existing, defined and described problem of city-wide concern by PeFFAi++ Rg the pFejeGt W the hOUSORg needs of speGial populations within the GGFnR4WPitY including: LIV 7.5- Plan for and meet the housing needs of special populations within the community. Disperse residential -care facilities shelters, group homes and senior housing throughout the Growth Management Area, LIV 8- The City will encourage the creation and expansion of affordable housing opportunities and preservation of existing affordable housing supply, and LIV 8 5- Encourage the integration and distribution of affordable housing as part of individual neighborhoods and the larger community rather than creating larger concentration of affordable units in isolated areas; and ii the project site cannot contribute towards any strict requirement to form a "complete block" without adding a street connection through the site, connecting to either South College Avenue to the east or , Coronado Court to the south— or through the Woodley's development to the north. Making such a connection is both an exceptional practical difficulty, because the block pattern surrounding the site has already been established by existing development and natural areas, and because the change in topographic elevation between the site and South College Avenue is an exceptional physical condition that makes the construction of a complete street connection and complete block an undue hardship upon the owner not caused by act or omission. Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 34 This is because the entrance drive and parking area provides street -like enhancements similar to a street -like private drive including narrower travel lanes, tree -lined borders, tree grates, sidewalks, angled parking, generous landscaped medians, corner plazas, pedestrian lighting and benches that create an appropriate alternative to a street. The result is a project in which the overall design and building entrance is not dominated by a standard parking configuration, but rather achieves a unique identity consistent with the urban character promoted by the standards of the TOD Overlay Zone. The stigma and negative design impacts of a design dominated by a standard parking lot have mitigated by the enhancements provided. If the project were not in the TOD Overlay Zone, the building/parking/street configuration proposed would be permitted by the LUC General Development Standards without the significant enhancements proposed by the plan as modified. B. The request satisfies Criteria 4 (2.8.2(H)(2) because the granting of a modification from the strict application of the standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, — including: LIV 7.5- Plan for and meet the housing needs of special populations within the community. Disperse residential -care facilities, shelters, group homes and senior housing throughout the Growth Management Area, LIV 8- The City will encourage the creation and expansion of affordable housing opportunities and preservation of existing affordable housing supply, and LIV 8.5- Encourage the integration and distribution of affordable housing as part of individual neighborhoods and the larger community rather than creating larger concentration of affordable units in isolated areas, and the strict application of such a standard would render the project practically infeasible. This is because the strict application of such a standard would render the project practically infeasible, and the granting of the modification does not impair the intent and purpose of the TOD Overlay Zone to foster and promote attractive street -oriented developments with enhanced design details, and the granting of the modification would substantially alleviate an existing, defined and described problem of city-wide concern by permitting the project to meet the housing needs of special populations within the community. 7. Neighborhood Meeting A City neighborhood meeting was held for the proposed project, and detailed meeting minutes and letters from the neighbors are attached with this staff report. FCHA has Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 33 conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant. The Project is located amidst existing development in the Cameron Park/Redtail Ponds office park development on a narrow rectangular (approx. 225' by 555) 2.97-acre parcel with steep slopes down to College Avenue. Direct street access to the Project is only possible at its west end, where there is very limited frontage; street access to College Avenue on the east is not possible. Due to these unique conditions, it is not possible to position the building in close proximity to the street on either the west or the east. Finally, if FCHA were required to install a street into the Project to satisfy the TOD Overlay Zone development standards regarding building orientation and off-street parking, the result would create the following practical difficulties for the Project: • More pavement within the Project • 62% reduction in parking (13 vs. 34) • 23% reduction in amount of functional open space for use by tenants • Closer proximity to and greater visibility of parking lot from College Avenue • HeighUmass are emphasized with location of building closer to steep slope • Less buffer to Woodley's Furniture • Increased construction costs to deal with change in elevation between building and College Avenue • Increased street maintenance costs to City E. Staff Finding: Staff finds that the request for Modifications of Standard to Sections 3.10.3(A) Building Orientation and 3.10.4(C) Off-street Parking are justified by the applicable standards in 2.8.2(H). The granting of the Modifications would not be detrimental to the public good and: A. The request satisfies Criteria 4 (2.8.2(H)(1) because the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 32 4.3 Goal: Increase Housing and Facilities for People with Special Needs. This broad category includes those who are homeless, seniors, persons with disabilities, veterans, and victims of domestic violence. These groups generally require housing units tailored to specific needs not typically addressed by market -driven development. Many times a network of support services is needed to keep these populations stable and independent. 4.3.1 Justification. Homeless. . . . Research has shown the sooner people can enter a stabilized shelter situation, the sooner they can start dealing with the other problems that accompany homelessness, which also decreases costs to providing community services for this populations. .. . suggests single room occupancy housing as a more effective alternative to traditional homeless shelters. Persons with Disabilities: . . . organizations which provide supportive services or housing for disable customers do not have enough low -rent options for the number of people who need them.... it is important to expand the supply of housing that is both accessible and affordable. Partners in Affordable Housing. While the City of Fort Collins is an important player in addressing the affordable housing needs of its citizens, there are other partners that also contribute important resources.... the City cannot solve all of the community's affordable housing needs alone. Policies: AHSP-11 The City will support community initiatives identifying homeless needs and developing action plans to reduce the homeless population in Fort Collins, The City will also participate in partnerships exploring solutions for homelessness. AHSP-12 The City will support projects producing affordable units to serve persons with disabilities, and "cost -burdened" senior citizens. Conclusion: . . . A lack of affordable housing affects everyone. . . . Affordable housing is greater than a social issue; it is also about economic development and environmental protection. . . . The Fort Collins City Council made a commitment to affordable housing through the adoption of many programs and the allocation of General Fund revenue into the Affordable Housing Fund.... affordable housing must be elevated so it is discussed on par with such topics as economic development, environmental protection, and public safety ... Every discussion regarding a sustainable community must include the consideration of affordable housing. 4. As required by Land Use Code Sec. 2.8.2(H)(3), by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 31 substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible. " The Project meets both alternative requirements of Land Use Code Sec. 2.8.2(H)(2). The Project is a permanent supportive housing community designed to meet the special housing needs of homeless individuals with disabilities, homeless veterans and other low-income individuals. The need for housing units tailored to the specific needs of these types of individuals is defined in City Plan and the Affordable Housing Strategic Plan, and the opportunity to provide such housing for 60 individuals is a significant steps towards addressing this important community need and provides a substantial benefit to these individuals and the community as a whole. Please see the following excerpts. - City Plan: Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. LIV 7.5 — Plan for and meet the housing needs of special populations within the community. Disperse residential -care facilities, shelters, group homes, and senior housing throughout the Growth Management Area. Principle LIV 8: The City will encourage the creation and expansion of affordable housing opportunities and preservation of the existing affordable housing supply. LIV 8.5 — Encourage the integration and distribution of affordable housing as part of individual neighborhoods and the larger community rather than creating larger concentration of affordable units in isolated areas. Affordable Housing Strategic Plan: Executive Summary: Increase housing and facilities for people with special needs. Introduction: Affordable housing is a critical asset contributing to the social, economic, and environmental sustainability of a community... The overall wellbeing of an individual can be significantly improved with stable housing conditions, which leads to more stable families and stable neighborhoods. 4.1 Goal: Increase the Inventory of Affordable Rental Housing Units. The first priority should be to increase the inventory of affordable rental units . . Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 30 2. Land Use Code Sec. 2.8.2(H)(1): "the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested." Stated purposes of the TOD Overlay Zone development standards include: "to encourage land uses, densities and design that enhance and support transit stations, " ". allow for a mix of goods and services within convenient walking distance of transit stations, " "encourage the creation of... attractive residential... environments. The enhancements to the entrance drive/parking area contribute to the intent of the TOD Standards as well as a site layout that complies with the standards in that the Project continues to support the transit station by virtue of its location in an area of mixed uses within convenient walking distance to the transit station. In addition, the greatest visibility of the building will be from vehicles traveling along South College Avenue where there will not be any pavement or parking between the building and the street. If FCHA installed a public street with a cul-de-sac to access the building within the Project (see Altemative Plan attached) to comply with the TOD standards, the resulting layout, in comparison with the proposed layout, would be less desirable for the following reasons: • More pavement within the Project • 62% reduction in parking (13 vs. 34) • 23% reduction in amount of functional open space for use by tenants • Closer proximity to and greater visibility of parking lot from College Avenue • Height/mass are emphasized with location of building closer to steep slope • Less buffer to Woodley's Furniture • Increased construction costs to deal with change in elevation between building and College Avenue • Increased street maintenance costs to City 3. Land Use Code Sec. 2.8.2(H)(2): "the granting of a modification from the strict application of the standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 29 street frontages to the maximum extent feasible, with highest priority given to east -west streets that lead from transit stations to destinations. 3.10.4(C) Off-street Parking. Off-street parking shall be located only behind, above or below street -facing buildings. No parking will be allowed between the street and the front or side of a building. In response, FCHA redesigned the Project to have an entrance drive/parking area that more closely resembles a street like private drive with numerous enhancements that mitigate the impacts of a standard parking lot and create a unique design with a strong urban building/street relationship. The redesign includes angled parking spaces, tree -lined borders, and a detached sidewalk. Four (4) additional parking spaces (head -in style) are provided in close proximity to the building entrance for handicapped accessible vehicles. The parking area will function like a public street, and the multi -family building will front on and offer primary orientation to such drive. Other features in the design of the parking area drive include an adjacent multi -use path, a landscaped median, a wide plaza between the drive the building entrance, street trees, and site benches. 2. Request for Modification of Standards FCHA requests the Planning and Zoning Board grant a modification of the TOD Overlay Zone development standards cited above. The Land Use Code requires that all modifications not be detrimental to the public good, and provides four (4) alternative specific grounds for granting the modification, of which, we are citing three (3) as justification for approval of this request. In support of its request, the applicant asserts. 1. Land Use Code Sec. 2.8.2(H): "the granting of the modification would not be detrimental to the public good. " The overwhelming majority of people coming and going from the Project will be tenants, management, employees, and service providers. There is no reason for members of the public to be coming to the property or traveling through the Project, particularly since there are no services available to the public nor is there a through street, so there will be no detriment to the public good. In addition, the enhancements to the entrance drive/parking area contribute to the intent of the TOD Standards and are, therefore, not detrimental to the public good. Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 28 physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2), (3) or (4). D. Applicant's Justification: The applicant has provided the following justification for the modification request: 1. Background. The Redtail Ponds Supportive Housing Project ("Project"), proposed by the Fort Collins Housing Authority ("FCHA'), is located on a narrow rectangular (approx. 225x555) 2.97-acre parcel in the Cameron Park/Redtail Ponds office park development. Direct street access to the Project is not possible to/from the north or south due to existing development (Woodley's Furniture and the approved Cameron Park 2nd Subdivision), or from the east, where the number and kind of accesses to/from College Avenue are limited. The sole point of access to/from the Project is from the west end at the intersection of the public streets, Conejos Road and Fossil Blvd. The Project was originally designed to have a typical 40-space parking lot between the Conejos Road/Fossil Blvd. intersection and the entrance to the building, however, it was pointed out by City staff during the conceptual review process that this configuration would not be in compliance with the following two Transit Oriented Development ("TOD") Overlay Zone development standards: 3.10.3(A) Building Orientation. Primary commercial and residential building entrances shall face streets, connecting walkways, plazas, parks or similar outdoor spaces, but not parking lots. Buildings shall face all Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 27 3.10.4(C) Off-street Parking. Off-street parking shall be located only behind, above or below street -facing buildings. No parking will be allowed between the street and the front or side of a building. B. Description of the Modifications: The applicant has submitted a request for approval of two related Modifications of Standard to Sections 3.10.3(A) Building Orientation and 3.10.4(C) Off-street Parking. Together these standards require parking areas to be located in areas that are behind the building as well as not located between the front entrances of the building and the street. The standards are part of the Site Planning and Streetscape and Pedestrian Connections criteria for the TOD Overlay Zone. The intent of the TOD standards is to foster and promote attractive street -oriented developments with enhanced design details such as outdoor plazas with public art, walkways with benches, trees with tree grates, and street -oriented parking design. The Site Planning and Streetscape and Pedestrian Connections standards promote the intent of the TOD Overlay Zone by encouraging the use of buildings to define streets. as opposed to having streets defined by parking lots, in order to create an enhanced urban character that typical parking lot designs don't provide. C. Land Use Code Modification Criteria: "The decision maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 26 integration and distribution of affordable housing as part of individual neighborhoods and the larger community rather than creating larger concentration of affordable units in isolated areas, and the strict application of such a standard would render the project practically infeasible. This is because the strict application of such a standard would render the project practically infeasible, the granting of the modification does not impair intent and purpose of the LUC deSGFibed iR SeGtFOR 1.2.2 Purpose, and the granting of the modification would substantially alleviate an existing, defined and described problem of city-wide concern by permitting the project to meet the housing needs of special populations within the community. B. The request satisfies Criteria 4 (2.8.2(H)(3): By reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant. This is because the project site cannot contribute towards any strict requirement to form a "complete block" without adding a street connection through the site, connecting to either South College Avenue to the east or Coronado Court to the south. Making such a connection is both an exceptional practical difficulty, because the block pattern surrounding the site has already been established by existing development and natural areas through prior approvals as referenced in this staff report, and because the change in topographic elevation between the site and South College Avenue is an exceptional physical condition that makes the construction of a complete street connection and complete block an undue hardship upon the owner not caused by act or omission. 6. Modifications of Standard to Sections 3.10.3(A) Building Orientation and 3.10.4(C) Off-street Parking. A. The standards: 3.10.3(A) Building Orientation. Primary commercial and residential building entrances shall face streets, connecting walkways, plazas, parks or similar outdoor spaces, but not parking lots. Buildings shall face all street frontages to the maximum extent feasible, with highest priority given to east -west streets that lead from transit stations to destinations. Redtail Ponds Permanent Supportive Housing. PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 25 This PDP is consistent with the Master Street Plan, and provides the required internal street connections..." To summarize, the network of streets and parcels already planned with the surrounding existing development makes compliance with the block standard structure infeasible along the north and south boundaries of the project. Adjacent to the west of the project, the Redtail natural drainage area represents a substantial physical feature that forms part of the western block, and south College Avenue forms the block to the east. Staff recommends that a determination be made that compliance with the standard for Block Structure is infeasible due to existing development. Staff Finding for the Modification: Staff finds that the request for a Modifications of Standard to Section 3.8.30(D),(1) Block Structure, is justified by the applicable standards in 2.8.2(H). The granting of the Modifications would not be detrimental to the public good and: A. The request satisfies Criteria 4 (2.8.2(H)(2) because the granting of a modification from the strict application of the standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the City's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, — including: LIV 7.5- Plan for and meet the housing needs of special populations within the community. Disperse residential -care facilities, shelters, group homes and senior housing throughout the Growth Management Area, LIV 8- The City will encourage the creation and expansion of affordable housing opportunities and preservation of existing affordable housing supply, and LIV 8 5- Encourage the Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21. 2013 Page 24 unusual topographic features, existing development, and a natural area or feature. This is because: 1. Series of Blocks It is infeasible for the project to be further bisected to create a "series of blocks" or even one additional block by installing a street that would divide the property into more than one block: The site is significantly higher in elevation than South College Avenue and the extension of a new street to South College Avenue is infeasible. The highest portions of the site are at 5,005 to 5,000 feet, and if the site is lowered to an average of 4,998 feet, which is the proposed elevation of the FCHA building, then the site would still be 18 feet above the South College Avenue at the center of the site. This change in elevation is significant and prohibits the site from being bisected to create an additional complete block. 2. Bounded by Streets The east and west sides of the property comply with the standard as they are either bounded either by streets or a combination of streets and a natural feature. To the north and south, Tthe street network, development parcels and resulting block structure surrounding the subject site have already been designed and platted. This existing development structure was first designed as the Cameron Park First Filing and Cameron Park Second Filing. These commercial developments were planned in the County in 1981 and included the construction of Cameron Drive and Coronado Court. The two filings were later annexed into the City with the Cameron Park Annexation in April, 1992. As part of the 2006 Redtail plans approved in the City, the remaining west portion of Cameron Drive was constructed. Conejos Road was also constructed, running north/south and connecting Cameron Drive to the existing portion of Fossil Boulevard to the north. Although no buildings were constructed with the previously approved Redtail plans, building sites were graded and a system of ponds were constructed to connect drainage from the west from the Applewood subdivision through to the City -owned Redtail Grove Natural Area to the south. The staff report from the original Redtail approval in 2003 explains that the project (which the FCHA site is part of) provided the required street system, stating: "The South College Access Management Plan designates Cameron Drive and Fairway Lane as signalized intersections with College Avenue, and specifically calls out the need for an internal street network connecting Cameron Drive and Fairway Lane without the use of College Avenue. Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 23 hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant. " The Project is an infill development located in the existing Cameron Park/Redtail Ponds office park on an exceptionally narrow, rectangular (approx. 225' by 550) 2.97-acre parcel which slopes steeply down to College Avenue. The combination of these conditions, all of which are unique to the property, together with the infeasibility of meeting the Block Structure requirement, results in unusual and exceptional practical difficulties in designing a series of complete blocks bounded by streets. With a single possible point of access (Fossil Blvd./Cone* s Road on the west), the installation of a street through the Project to divide the property and create and additional block would result in a dead end, as there are no opportunities to connect the street on any of the three other sides of the property. An on -site street of sufficient length to divide the Project into more than one block would consume approximately .76 acres of the 2.97- acre property (25%), leaving only approximately 1.1 acres on either side, making it extremely difficult to construct any financially feasible commercial or multi -family project and leaving insufficient space for construction of the size and type of facility (single building with controlled access and consolidated on -site supportive tenant services) necessary to adequately serve the special needs of the tenant population. Finally, designing the Project around the additional street right-of-way that would be required to divide the property into more than one block bounded by streets would not allow for many of the site amenities, recreation, natural areas and urban agriculture currently planned for the Project. 3. Summary. FCHA believes that the Project complies with the Block Size and Minimum Building Frontage standards, and that it is infeasible, due to existing development, to comply with the Block Structure requirement. FCHA also believes that if a modification of standards is required because of the inability to meet the Block Structure requirement, that the modification would be justified. Therefore, FCHA requests that the Planning and Zoning Board make a determination regarding both requests. E. Staff Finding: Recommendation of Infeasibility: Staff recommends that a determination be made that compliance with the standard for Block Structure. BlGGk Size and Minimum Building F=Foptage is infeasible due to Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 22 require housing units tailored to specific needs not typically addressed by market -driven development. Many times a network of support services is needed to keep these populations stable and independent. 4.3.1 Justification. Homeless: . . . Research has shown the sooner people can enter a stabilized shelter situation, the sooner they can start dealing with the other problems that accompany homelessness, which also decreases costs to providing community services for this populations.. . . suggests single room occupancy housing as a more effective alternative to traditional homeless shelters. Persons with Disabilities: . . . organizations which provide supportive services or housing for disable customers do not have enough low -rent options for the number of people who need them.... it is important to expand the supply of housing that is both accessible and affordable. Partners in Affordable Housing. While the City of Fort Collins is an important player in addressing the affordable housing needs of its citizens, there are other partners that also contribute important resources.... the City cannot solve all of the community's affordable housing needs alone. Policies: AHSP-11 The City will support community initiatives identifying homeless needs and developing action plans to reduce the homeless population in Fort Collins, The City will also participate in partnerships exploring solutions for homelessness. AHSP-12 The City will support projects producing affordable units to serve persons with disabilities, and "cost -burdened" senior citizens. Conclusion: . . . A lack of affordable housing affects everyone. . . . Affordable housing is greater than a social issue, it is also about economic development and environmental protection. . . . The Fort Collins City Council made a commitment to affordable housing through the adoption of many programs and the allocation of General Fund revenue into the Affordable Housing Fund.... affordable housing must be elevated so it is discussed on par with such topics as economic development, environmental protection, and public safety ... Every discussion regarding a sustainable community must include the consideration of affordable housing. C. Exceptional Conditions Land Use Code Sec. 2.8.2(H)(3): "By reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 21 purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible." The Project meets both alternative requirements of Land Use Code Sec. 2.8.2(H)(2). The Project is a permanent supportive housing community designed to meet the special housing needs of homeless individuals with disabilities, homeless veterans and other low-income individuals. The need for housing units tailored to the specific needs of these types of individuals is defined in City Plan and the Affordable housing Strategic Plan, and the opportunity to provide such housing for 60 individuals is a significant steps towards addressing this important community need and provides a substantial benefit to these individuals and the community as a whole. Please see the following excerpts: City Plan: Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. LIV 7.5 — Plan for and meet the housing needs of special populations within the community. Disperse residential -care facilities, shelters, group homes, and senior housing throughout the Growth Management Area. Principle LIV 8: The City will encourage the creation and expansion of affordable housing opportunities and preservation of the existing affordable housing supply. LIV 8.5 — Encourage the integration and distribution of affordable housing as part of individual neighborhoods and the larger community rather than creating larger concentration of affordable units in isolated areas. Affordable Housing Strategic Plan: Executive Summary: Increase housing and facilities for people with special needs. Introduction. Affordable housing is a critical asset contributing to the social, economic, and environmental sustainability of a community ... The overall wellbeing of an individual can be significantly improved with stable housing conditions, which leads to more stable families and stable neighborhoods. 4.1 Goal: Increase the Inventory of Affordable Rental Housing Units. The first priority should be to increase the inventory f affordable rental units ... 4.3 Goal: Increase Housing and Facilities for People with Special Needs. This broad category includes those who are homeless, seniors, persons with disabilities, and victims of domestic violence. These groups generally Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 20 urban agriculture) is approximately 1,110 lineal feet, or 68% of the total of all block faces, which is in excess of the minimum of 50%. 2. Request for Modification of Standards Although FCHA believes that the Project meets the infeasibility criteria for the Block Structure standards, the language could also potentially be interpreted in a way that a modification would be required. In order to cover all of the bases, and because FCHA also believes that a modification would be justified, if needed, FCHA submits this modification request to the Planning and Zoning Board. The Land Use Code requires that all modifications not be detrimental to the public good, and provides four (4) alternative specific grounds for granting the modification, of which, we are citing two (2) as justification for approval of this request. In support of its request, the applicant asserts A. Not Detrimental to Public Good Land Use Code Sec. 2.8.2(H). "the granting of the modification would not be detrimental to the public good." The stated purposes of the multi -family development standards in Land Use Code Sec. 3.8.30 (several of which are not applicable to development in the TOD Overlay District) are "to promote variety in building form and product, visual interest, access to parks, pedestrian -oriented streets and compatibility with surrounding neighborhoods. " Granting a modification from the Block Structure standards requiring "a series of complete blocks bounded by streets" would not be a detriment to the public good in that none of the overall purposes of the standard are diluted. With the modification of standards, FCHA will be able to construct a building with excellent design and high quality materials to create variety, vibrancy and eclectic ambience in the neighborhood, the South College Corridor and the TOD Overlay District. Access to parks is not affected by a modification of these standards, and the Project is able to incorporate pedestrian - oriented features like tree -lined borders, connecting walkways, plazas, outdoor spaces, pedestrian lighting and direct pedestrian access to the building entrance. B. Alleviate City Problem/Address Community Need Land Use Code Sec. 2.8.2(H)(2): "the granting of a modification from the strict application of the standard would, without impairing the intent and Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 19 A. Section 3.8.30(D)(1) Block Structure. This section sets forth the requirements for the "block structure" and states that all projects are to be "developed as a series of complete blocks bounded by streets (public or private)", although "natural areas, irrigation ditches, high -voltage power lines, operating railroad tracks and other substantial physical features may form up to two (2) sides of a block. " Series of Blocks: It is infeasible to create a series of blocks or even one additional block by installing a street that would divide the property into more than one block. The sole point of access to/from the Project is on its west end at the intersection of Conejos Road and Fossil Blvd. Using this only possible point of access, the extension of a street into the Project far enough to divide the property and create an additional complete block could only result in a dead end and not a complete block, as there are no opportunities for connections due to the existing development on the north (Woodley's Fine Furniture) and south (Cameron Park 2nd Filing), and the College Avenue frontage on the east where the number and kind of accesses are limited because of safety factors. Bounded by Streets: The east and west sides of the Project comply with the standard as they are bounded by either streets or a combination of streets and a natural feature or substantial physical feature (College Avenue and the steep slope to College Avenue on the east; Fossil Blvd. and the ReAd Ponds wetland and natural area on the west). The north and south sides of the property are not bounded by streets, nor are they bounded by natural areas, irrigation ditches, high -voltage power lines, operating railroad tracks or another substantial physical feature, but rather by existing development (Woodley's Fine Furniture on the north and Cameron Park 2nd Filing on the south), making it infeasible to meet this requirement. B. Section 3.8.30(D)(2) Block Size. The Project satisfies this standard as the gross acreage of this one -block Project is 2.97 acres, which is less than maximum seven (7)-acre size imposed by Sec. 3.8.30(D)(2). C. Section 3.8.30(D)(3) Minimum Building Frontage. The Project satisfies this standard requiring that 40% of each block side or 50% of the block face of the total block shall consist of either building frontage, plazas or other functional open space. The approximate total length of all block faces combined is approx. 1,640 lineal feet. The combined length of the building frontage, plaza, and functional open space (multi -use paths, walkways, lawns, terraces and Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 18 physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2), (3) or (4). D. Applicant's Justification: The applicant has provided the following justification for the modification request as well as a justification that the compliance with the standards is infeasible: 1. Compliance with Block Requirements based on Infeasibility. The Redtail Ponds Supportive Housing Project ("Project'), proposed by the Fort Collins Housing Authority ("FCHA'), is a permanent supportive housing community designed to meet the special housing needs of homeless individuals with disabilities, homeless veterans and 'other low- income individuals, and is categorized by the City as a multi -family development. The Project is located on a narrow, rectangular (approx. 225' by 550) 2.97-acre parcel in the Cameron Park/Redtail Ponds office park development surrounded by Woodley's Fine Furniture on the north, College Avenue on the east, Cameron Park 2nd Filing on the south, and Fossil Blvd./Conejos Road and the Redtail drainage area and pond on the west. All multi -family projects are required to comply with the Block Requirements in Sec. 3.8.30(D) of the Land Use Code unless "compliance with a specific element of the standard is infeasible due to unusual topographic features, existing development, safety factors or a natural area or feature." The following analysis of the specific elements of the standard show that it is infeasible, due to existing development, to comply with the Block Structure requirement of Section 3.8.30(D)(1), and that the Project complies with the Block Size and Minimum Building Frontage requirements of Sections 3.8.30(D)((2) and (3). Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 17 C. Land Use Code Block Structure Infeasibility and Modification Criteria: With Regards to Block Structure infeasibility, the LUC states: Section 3.8.30(D) Block Requirements. All development shall comply with the applicable standards set forth below, unless the decision maker determines that compliance with a specific element of the standard is infeasible due to unusual topographic features, existing development, safetV factors or a natural area or feature. With Regards to Modification of Standard Criteria, the LUC states: "The decision maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 16 and will be altered from LCUASS detail with the south lane on Conejos Rd. being tapered and a 37' radius to tie -into the existing east flow line. The proposed layout has a total roadway width at the midpoint of the radius of approximately 42.5'. City Engineering has reviewed the variance request and found it acceptable. The proposed variance will not be detrimental to the public health, safety and welfare, will not reduce design life of the improvement nor cause the Local Entity additional maintenance costs. ��c��zaw-�rra LZ Block Requirements: Block Structure Infeasibility Determination and Modification of Standard Request to Section 3.8.30(D)(1) A. The standard: Section 3.8.30(D)(1)(2)(3) Block Requirements All development shall comply with the applicable standards set forth below, unless the decision maker determines that compliance with a specific element of the standard is infeasible due to unusual topographic features, existing development, safety factors or a natural area or feature: (1) Block Structure. Each multi -family project shall be developed as a series of complete blocks bounded by streets (public or private). (See Figures 16A through 16F...). Natural areas, irrigation ditches, high -voltage power lines, operating railroad tracks and other similar substantial physical features may form up to two (2) sides of a block. (2) Block Size. All blocks shall be limited to a maximum size of seven (7) acres. (3) Minimum Building Frontage. Forty (40) percent of each block side or fifty (50) percent of the block faces of the total block shall consist of either building frontage, plazas or other functional open space. B. Description of the Infeasibility Request and Modification: The applicant has asserted that the protect meets the infeasibility criteria for the block structure standard of Section 3.8.30(D)(1). The applicant has also submitted a request for approval of a Modification of Standard to Section 3.8.30(D)(1) Block Structure requesting that the project not be required to comply with this standard. The applicant requests approval of both the infeasibility request and the modification request. Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 15 (1) Predominant exterior building materials shall be high quality materials, including but not limited to brick, sandstone, other native stone, tinted/textured concrete masonry units, stucco systems or treated tilt -up concrete systems. (2) All building facades shall incorporate stone, stone veneer, brick, brick veneer, stucco, corrugated metal, wood and/or equivalent accent material in a manner that highlights the articulation of the massing or the base and top of the building. An all -brick building does not need to incorporate an accent material, though soldier courses and banding or other brick, stone or metal detailing are encouraged in order to subdivide masses and establish human scale. (3) Predominant or field colors for facades shall be low reflectance, subtle, neutral or earth tone colors. The use of high -intensity colors, black or fluorescent colors shall be prohibited. (4) Building trim and accent areas may feature brighter colors, including primary colors, and black, but neon tubing shall not be an acceptable feature for building trim or accent areas. (5) Exterior building materials shall not include smooth -faced concrete block, untreated or unpainted tilt -up concrete panels or prefabricated steel panels The project features a brighter yellow and green color used in accent areas in additional to the earth tone color scheme for the majority of the building. Accent colors are brighter than the field colors to provide appropriate contrast and interest, but are not considered excessively bright. Brick veneer and corrugated metal are used generously and incorporated into all facades as a base feature as well as to highlight and articulate the building massing. T Section 3.6.4 Transportation Level of Service Requirements The Traffic Operations and Engineering Departments have reviewed the Transportation Impact Study that was submitted to the City for review and have determined that the vehicular, pedestrian and bicycle facilities proposed with this P.D.P are consistent with the standards contained in Part II of the City of Fort Collins Multi -modal Transportation Level of Service Manual. A variance request was submitted to City Engineering requesting to reduce the inside radius of the Conejos Road/Fossil Boulevard intersection from 20' to approximately 17' to match the existing flow line radius. A variance is also being requested for the radius R2 and R3 to maintain a uniform radius around the corner to tie into existing flow lines. The minimum radius R2 is 44' and R3 is 52' Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 14 the sloping grades in the foreground, with views toward the building receding in the background. Q. Section 3.5.2 Residential Building Standards The project complies with the general standard of this section by achieving a high level of architectural articulation that meets and exceeds the multi -family design standards. R. Section 3.8.30(F) Design Standards for Multi -Family Dwellings 1. 3.8.30(F)(3) Variation in Color. The building design features a palette of earth tone and natural colors in accordance with the standards. 2. 3.8.30(F)(4) Entrances. The building entrance is emphasized with an accent roof that is clearly identifiable from the public space. 3. 3.8.30(F)(5) Roofs. Rooflines include at least two distinct features to provide variation and articulation in accordance with this standard. Main roof lines are punctuated with secondary accent roofs that are pitched so that there are no unbroken rooflines. Rooflines are further mitigated by building modules that project above the eave. Main rooflines are terminated at the top with a substantial parapet overhang and change in color. 4. 3.8.30(F)(6) Facades and Walls. This standard requires that multi- family buildings feature sufficient articulation through a variety of techniques. All building faces are highly articulated. Areas of wall plane where stories are expressed over large expanses receive recessed and projected wall modules with contrasting materials parapet accents. Parapet sunshades and vertical columns add detail and interest. The building accents are generous and include repeating patterns that contribute human scale combined with off -center accents that add interest and variety. The use of brick as a high quality material is extensive along higher visibility areas of the building to the east and west. The overall appearance of the building is balanced with a high level of detail that maintains a high level of quality for the area. S. Section 3.10.5 TOD Overlay Zone — Character and Image The standards of this section share many of the same requirements as 3.8.30(F) Design Standards for Multi -Family Dwellings, with some distinctions as follows: Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 13 the site also allows windows to not face directly south, with sight lines from the windows directed to more open areas of the site and away from the adjacent office building's windows to the south. 4. Neighborhood Scale. Buildings or structures greater than 40 feet in height shall be compatible with the scale of the neighborhoods in which they are situated in terms of relative height, height to mass, length to mass, and building or structure scale to human scale. Staff analysis Compatibility is defined in Article 5 of the LUC: Compatibility shall mean the characteristics of different uses or activities or design which allow them to be located near or adjacent to each other in harmony. Some elements affecting compatibility include height, scale, mass and bulk of structures. Other characteristics include pedestrian or vehicular traffic, circulation, access and parking impacts. Other important characteristics that affect compatibility are landscaping, lighting, noise, odor and architecture. Compatibility does not mean "the same as. " Rather, compatibility refers to the sensitivity of development proposals in maintaining the character of existing development. The building achieves neighborhood scale by using a high standard of articulation, so that massing is divided both in height and length in a manner that achieves a human scale compatible with the scale of existing buildings in the neighborhood. While the overall size of the proposed building faces is not the same as some of the building faces in the surrounding neighborhood, height to mass and length to mass are reduced to smaller modules within the overall length and height of proposed facades through the use of projected metal panels, projected parapet accents, variations in colors, and brick material along the ground level. P. Section 3.5.1(H) Land Use Transition A key component of Building and Project Compatibility for this project is the buffer space provided around the perimeter of the building. The central position of the building on the site, as well as the building's rotated orientation, creates a separation between the proposed multi -family use and adjacent uses. Along the south, the nearest four-story corners of the building faces are 93 feet and 62 feet away from the southern edge of the project. The open space separation then recedes further towards the interior portions of the site. This represents a significant separation of building faces from surrounding land uses. The site's elevation above adjacent areas is also a significant factor that provides increased privacy and transition. Due to the grade change, eye -level sight lines looking towards the property are more directly focused on open space landscaping along Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 12 Within the neighborhood context surrounding the site, the existing building materials colors and textures are varied. The proposed materials include brick, metal cladding, lap siding, scored cement panels and steel accents. Colors are sufficiently muted and earth -tone with a restrained use of accent colors in appropriate areas. Accent colors are brighter than the field colors to provide appropriate contrast and interest, but are not considered excessively bright. Materials and colors have sufficient similarity with the materials used in the surrounding area while also reinforcing a high standard of detail and quality consistent with the standards set for the area. O. Section 3.5.1(G) Special Height Review This Section requires that buildings or structures that exceed 40 feet in height provide a view analysis, which is included as an attachment with this Staff Report. The view analysis must satisfy the following review criteria: 1. Views. A building or structure shall not substantially alter the opportunity for, and quality of, desirable views from public places, streets and parks within the community. Desirable views are views by the community of the foothills, mountains and/or significant local landmarks (i.e., Long's Peak, Horsetooth Mountain). Staff analysis: Opportunities for views by the community from public places are not substantially altered by the proposed project. 2. Light and Shadow. Buildings or structures greater than 40 feet in height shall be designed so as not to have a substantial adverse impact on the distribution of natural and artificial light on adjacent public and private property. Staff analysis: The rotation of the proposed building has been used as a technique to mitigate shadowing. The shadow analysis provided demonstrates that the proposed buildings do not cast shadows onto a substantial area of the Woodley's property to the north. While there is some shadowing seen on the southwest corner of the Woodley's property, this area is already shadowed by large mature shade trees located along the south of the Woodley's parking lot. 3. Privacy. Buildings or structures greater than 40 feet in height shall be designed to avoid infringing on the privacy of adjacent public and private property, particularly adjacent residential areas and public parks. Staff analysis: Privacy is achieved by the building's angled orientation and positioning on the site, which allows windows to be more than 75 feet away from the southern property line. The building's rotated angle and position on Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 11 mass and scale of the building faces are fairly uninterrupted and lacking in detailed articulation typically seen in retail buildings intentionally planned in close proximity to residential dwellings. Exterior articulation is limited and fairly uniform in use of material except for use of color. Most of the surrounding buildings are neutral in their specific color palette, with exception of the Carpet Exchange building which includes multiple brighter colors. • No buildings are adjacent to the west, where the natural drainage area is located with open water and riparian habitats. In conformance with the General Standard of this section, the architectural character of the area varies significantly and a consistent architectural character has not been definitively established — therefore in terms of the General Standard, the project is required to set an enhanced standard of quality for future projects or redevelopment in the area. Building Size, Height, Bulk, Mass, Scale. In accordance with the standards, the building is articulated and subdivided into massing that is proportional to the mass and scale of adjacent buildings. Along the southern portion of the project, the building footprint steps down from four-story to one-story and includes a one- story bike chalet canopy. This one-story area has an overall building envelope size that is similar in size to the existing 2-story office that is directly adjacent to the south, providing massing that is proportional to the massing of this existing office building. This one-story area subdivides the massing of the overall building form and provides a substantial transitional element. The southern elevation also includes substantial articulation through the use of projected metal panels, projecting parapet accents, variations in colors, and brick material along the ground level to further break up the mass and scale of the southern fagade into modules that are at a minimum consistent with the scale of the adjacent office building. Articulation of accent details, recesses and projections are used consistently throughout all faces of the building to subdivide the massing and create appropriate forms and proportions in relation to the adjacent building context surrounding the site. Privacy is achieved by the building's angled orientation and central positioning on the site, which allows windows to be more than 75 feet away from the southern property line. The building's rotated angle also allows windows to not face directly south, with sight lines from the windows directed to more open areas of " the site and away from the adjacent office building to the south. Techniques described in the LUC — including landscaping, open space, change in grade, fencing, and building orientation — are all utilized to reinforce the level of privacy, particularly along the southern boundary of the site. Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 10 area, which will enhance the overall value of the site. Finally, no site lighting will spill over into the 100' buffer zone. N. Section 3.5. 1 (B)(C)(D)(E)(F) Building and Project Compatibility The General Standard of this section states that: New developments in or adjacent to existing developed areas shall be compatible with the established architectural character of such areas by using a design that is complementary. In areas where the existing architectural character is not definitively established, or is not consistent with the purposes of this Land Use Code, the architecture of new development shall set an enhanced standard of quality for future projects or redevelopment in the area. Compatibility shall be achieved through techniques such as the repetition of roof lines, the use of similar proportions in building mass and outdoor spaces, similar relationships to the street, similar window and door patterns, and/or the use of building materials that have color shades and textures similar to those existing in the immediate area of the proposed infill development. Brick and stone masonry shall be considered compatible with wood framing and other materials. Architectural compatibility (including, without limitation, building height) shall be derived from the neighboring context. The character of the surrounding architectural context can be described as follows: • The adjacent building to the north is Woodley's Fine Furniture, which is a one-story building of large retail proportions, approximately 20 feet in height with an exposed aggregate finish. The exterior wall facing the FCHA project is uniform with no windows and minimal articulation. • To the south, the Cameron business park has one and two-story buildings with sloped roofs. Materials are mid -tone brick and light stucco along with wood/vinyl siding painted with earth tones of grayish blues and sage greens. The building closest to the project site is two-story with steeper gable roof pitches that add to the height and overall scale and mass of the building. Portions of the building faces are sloped and taller, with a third row of windows in the gable portion of the building. Facades of this building are not as articulated as buildings further south, with fewer recesses and projections provided. • To the east across South College Avenue, buildings are retail oriented with parking located in the foreground. The buildings are composed of mainly storefront, stucco, and a low flagstone veneer base. Overall, the Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21. 2013 Page 9 Section 3.2.3(D) Access to Sunshine The proposed project is in conformance with the standards of this section with a design orientation that protects access to sunshine and will accommodate solar systems that may be installed in the future. J. Section 3.2.3(E) Shading This section requires that the physical elements of the development plan shall be, to the maximum extent feasible, located and designed so as not to cast a shadow onto structures on adjacent property greater than the shadow which would be cast by a twenty -five-foot hypothetical wall located along the property lines of the project between the hours of 9:00 am and 3:00 pm, MST, on December 21. The shadow analysis provided by FCHA demonstrates that a portion of the adjacent structure to the north (Woodley's Fine Furniture) is shaded between the hours of 9:00 am and 3:00 pm, MST, on December 21, but not more than what would be cast by a twenty -five-foot hypothetical wall located along the property line. The project is therefore in compliance with this standard. K. Section 3.2.4 Site Lighting A photometric plan was submitted for the project. The design complies with the lighting design standards with no foot-candle levels that exceed the maximum allowable. Parking lot and drive lighting is provided by down -directional and sharp cut-off fixtures. L. 3.2.5 Trash and recycling encloses Adequate trash and recycling space is provided by a central receiving room within the building. No outside trash enclosures are proposed. M. Section 3.4.1 Natural Habitats and Features The project's Ecological Characterization Study reports that the Redtail Ponds site is just east of a riparian woodland and a wetland larger than 1/3 of an acre. The proposed site is highly disturbed and currently consists of smooth brome, kochia, cheatgrass, and field bindweed amongst other non-native species. The buffer standards for the wetland and riparian woodland are a 100' wide buffer zone from the edge of the wetland. To meet the standards associated with Section 3.4.1, the proposed parcel has provided for a 10 — 30 foot -wide buffer area, even though the site is greater than 100 feet from the edge of the wetland. In addition, native species have been proposed for the western edge of the property and in the stormwater detention Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 8 C. Section 3.2.2(C)(3) — Site Amenities The proposed project provides adequate site amenities in accordance with the requirement of this section, including bike racks, benches, and canopy structures. D. Section 3.2.2(C)(4) — Bicycle Parking Both enclosed bicycle parking and fixed bicycle racks are provided that meet the minimum requirements, with 56 enclosed bike garage spaces provided in the Bike Chalet south of the main building and 8 uncovered convenience bike spaces. E. Section 3.2.2(C)(4) — Walkways Sidewalk connections are planned for the site from the building entrances to existing streets with "directness and continuity" as required by this section. A minimum 6' wide sidewalk connection is provided with walkways on both sides of the entrance drive isle into the property. F. Section 3.2.2(C)(6) — Direct On -Site Access to Pedestrian and Bicycle Connections The proposed on -site pedestrian and bicycle circulation system provides for direct connections to major pedestrian and bicycle destinations surrounding the site by linking the development to the surrounding street sidewalk system. G. Section 3.2.2(E) — Parking Lot Layout The parking layout and sidewalk system provided contributes to the attractiveness of the development with an overall form that is enhanced, using design features typically found with urban street patterns and as described in Section 3.6.2(N)(1)(C) with the use of street -like private drives, including: reduced travel lane widths, angled parking, tree -lined borders, wide sidewalks, landscaped medians, corner plazas and pedestrian -scaled lighting. H. Section 3.2.2(E) — Parking Minimum Number of Spaces At the time of this development application submittal, multi -family dwellings within the Transit Oriented Development (TOD) Overlay Zone had no minimum parking requirements. The project provides 36 parking spaces to satisfy FCHA parking requirements for the residents and employees within the context of close proximity of the MAX South Transit Center. Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 7 3. Compliance with Article 3 of the Land Use Code — General Development Standards The project complies with all applicable General Development Standards with two modifications of standard; with the following relevant comments provided: A. Section — 3.2.1 Landscaping and Tree Protection The project proposes a high quality treatment of all landscaped areas, with landscape elements provided in the parking lot, building foundation, and throughout the site meeting and exceeding the minimum requirements. Deciduous and evergreen shrubs are used extensively to define enhance the quality of outdoor spaces and to contribute to screening and buffered views into the property from adjoining uses. Low -water -use perennials, ornamental grasses and native seed mixes are used extensively, with higher -water -use plants used in limited areas associated with appropriate functional activities. Street trees are provided along South College Avenue in accordance with the minimum spacing requirements. A total of four existing trees are proposed to be removed, located in the southeast corner of the site, ranging in caliper from four to twelve inches. The applicant has conferred with the City Forester concerning these trees and the project provides new upsized three-inch caliper trees in accordance with the mitigation requirements. The project meets and exceeds the minimum plant size requirements for affordable housing projects. "Full Tree Stocking" is required in all landscape areas within 50 feet of the building, with a minimum/maximum spacing requirement ranging from 20 to 40 feet for shade, evergreen and ornamental trees. Trees are provided along all high use and high visibility areas of the proposed building, meeting or exceeding the requirements of this section, with 38 trees located around the perimeter of the building within 50 feet of the sides of the building face. A significant number of additional trees are located beyond the 50 foot building perimeter and contribute to a layered visual screen that softens views looking into the property from adjacent parcels. The project also meets the minimum trees species diversity requirement of this section. B. Section 3.2.2 — Access, Circulation and Parking In conformance with the Purpose, General Standard, and Development Standards described in this section, the parking and circulation system provided with the project is well designed with regard to safety, efficiency and convenience for vehicles, bicycles, pedestrians and transit, both within the development and to and from surrounding areas. Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21. 2013 Page 6 personal mobility in many forms, with planning and design that accommodates pedestrians. B. Section 4.21(B) — Permitted Uses The proposed multi -family land use is permitted in the district and is classified as a "Type 2" use which is subject to Planning and Zoning Board approval. This is because more than 50 dwelling units are proposed. If less than 50 dwelling units are proposed, then the project would be subject to a "Type 1" administrative hearing approval with a Hearing Officer. C. Section 4.21(D) — Land Use Standards The only land use standard stated in the LUC for the district is a maximum building height requirement limited to four stories. The project proposes four stories and is compliance with this district standard. D. Section 4.21(E)(2)(a) — Site Design This section requires that outdoor spaces be created with the project and that the development link outdoor spaces to and make them visible from streets and sidewalks. Sculpture, kiosks, or shelters are encouraged to be prominently placed in outdoor spaces. The project provides two outdoor spaces -- a landscaped plaza space at the building entrance and an outdoor space with the bicycle storage shelter (bike chalet). The spaces are linked together with an enhanced sidewalk along the front of the building with a 10' wide walking surface lined with trees in tree grates and benches. The spaces are linked to the Fossil Boulevard street frontage by two direct sidewalk routes, both 6' in width. This location and design of outdoor spaces provided with the proposed project, and their linkage to streets and sidewalks, is in conformance with the standard. E. Section 4.21(G) — Development Standards for the Transit -Oriented Development (TOD) Overlay Zone This section states that the project is subject to the TOD Overlay Zone requirements in Division 3.10. The project proposes two modifications of standard to Division 3.10 and these modifications are discussed later in this Staff Report. Should the modifications be approved with this P.D.P., then the project will be in compliance with Section 4.21(G). Redtail Ponds Permanent Supportive Housing. PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 5 the County in 1981 and included the construction of Cameron Drive and Coronado Court. The two filings were later annexed into the City with the Cameron Park Annexation in April. 1992. The site previously received development approval in 2006 as part of the Redtail Final Plan which included 51 units in 10 buildings with a mix of single-family attached (townhomes), two-family (duplexes) and multi -family units within the boundaries of the site area. The majority of the dwellings were two bedroom units with six one -bedroom units. The extension of Fossil Boulevard through the site was planned and dedicated; however the street was never built. Vesting of this Final Plan approval for the site lapsed and the site is no longer part of an approved development plan. The original Redtail plan also included an additional 90 multi -family and two-family units within 12 additional buildings to the west and southwest of the proposed FCHA site. These buildings were also never constructed. A Major Amendment was also approved in 2007 which proposed office buildings to the south and southwest of the FCHA site, however these building were also not constructed. Although no buildings have been constructed with previously approved Redtail plans, building sites were graded and a system of ponds were constructed to connect drainage from the west, from the Applewood subdivision, through to the City -owned Redtail Grove Natural Area to the south. City streets were also constructed — an extension of Cameron Drive was constructed to the west and Conejos Road was also constructed, running north/south and connecting Cameron Drive to the existing portion of Fossil Boulevard to the north. 2. Compliance with Article 4 — General Commercial (C-G): The project complies with all applicable Article 4 standards with the following relevant comments provided: A. Section 4.21(A) — Purpose The proposed multi -family land use is consistent with the purpose of the C-G District, which is intended to accommodate housing with design that accommodates pedestrians. The General Commercial District is intended to be a setting for development; redevelopment and infill of a wide range of community and regional retail uses, offices and personal and business services. Secondarily, it can accommodate a wide range of other uses including creative forms of housing. While some General Commercial District areas may continue to meet the need for auto -related and other auto -oriented uses, it is the City's intent that the General Commercial District emphasize safe and convenient Redtail Ponds Permanent Supportive Housing. PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 4 • The P—TRserP:;96 4t; retevaRt 6ta^ards lesated in AlFtisle 3GeReFffl The P.D.P. complies with relevant standards located in Article 3 — General Development Standards (i) provided that either compliance with Section 3.8.30(D)(1) Block Structure is deemed infeasible or that the Modification of Standard to Section 3.8.30(D)(1) Block Structure is approved: and (ii) provided that the Modifications to Section 3.10.3(A) Building Orientation and Section 3.10.4(C) Off -Street Parking are approved. • The P.D.P. complies with relevant standards located in Division 4.21, General Commercial District (C-G) of Article 4 — Districts, subject to the approval of the modifications of standard that are part of TOD Overlay Zone requirements for the C-G District — specifically the Modifications of Standard to Section 3.10.3(A) Building Orientation and Section 3.10.4(C) Off -Street Parking that are proposed with this P.D.P. COMMENTS: 1. Background: The surroundinq zoninq and land uses are as follows: Direction Zone District Existing Land Uses North General Commercial (C-G) Commercial (Woodley's Fine Furniture, Weburg P.U.D.) South General Commercial (C-G) Commercial (Cameron Second Filing, Cameron First Filing) East General Commercial (C-G) South College Avenue; Commercial West General Commercial (C-G) Wetland Buffer (Formerly Redtail Final Plan) The property is vacant and is covered predominantly with disturbed soil and fill material, rock, waste, non-native grasses and weedy plant material. The subject property was annexed in January of 1987 through the Mill First and Second Annexations. Adjacent to the south of the site is the Cameron Park Second Filing and further to the south is Cameron Park First Filing. These commercial developments were planned in Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21, 2013 Page 3 Multi -family: Dwelling, multi -family shall mean a dwelling containing three (3) or more dwelling units, not including hotels, motels, fraternity houses and sorority houses and similar group accommodations. These definitions explain to how this project's use is defined as "multi -family", due to the fact that each of the 60 units proposed provide a separate bathroom and kitchen for the use of a single family. If the units did not provide separate bathrooms and kitchens, the use would be considered a group home. Further, the proposed use is not a hotel, motel, fraternity/sorority house or a similar group accommodation. Approval of Redtail Ponds Permanent Supportive Housing Protect Development Plan, PDP #130030, a determination of infeasibility as to the Block Requirement regarding block structure in Section 3.8.30(D)(1), and Modifications of Standard to Sections 3.8.30(D)(1) Block Structure, 3.10.3(A) Building Orientation and 3.10.4(C) Off -Street Parking. EXECUTIVE SUMMARY: The approval of Redtail Ponds Permanent Supportive Housing Project Development Plan complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: • The P.D.P. complies with process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. • The Modifications of Standard to RfqPPJ:;r4s Section 3.8.30(D)(1) Block Structure, Section 3.10.3(A) Building Orientation and Section 3.10.4(C) Off -Street Parking that are proposed with this P.D.P. meet the applicable requirements of Section 2.8.2(H), and the granting of these Modifications would not be detrimental to the public good. • The P.D.P. complies with the Block Requirements of Section 3.8.30(D)(2) and (3) for Block Size and Minimum Building Frontage. It is infeasible for the P.D.P. to comply with the block requirement of Section 3.8.30(D)(1) Block Structure due to existing development. 0 Redtail Ponds Permanent Supportive Housing, PDP #130030 Planning & Zoning Hearing November 21. 2013 Page 2 The site is approximately 2.82 acres, and the applicant proposes a four-story building, with a portion of the building transitioning to one-story to the south. The total building coverage proposed is 14,680 square feet, which is approximately 12% of the site. 36 parking spaces are provided and 66 bicycle spaces. The site is within the General Commercial District (C-G), and is also within boundaries of the Transit -Oriented Development (TOD) Overlay Zone and the South College Corridor Subarea Plan. The proposed multi -family use is permitted in the C-G zone district, subject to Planning and Zoning Board approval. The project is consistent with the South College Corridor Subarea Plan. Objectives of the plan support the proposed residential use, encouraging higher intensity uses, increased densities and high quality design as part of a transit -oriented district at this location. The Plan describes residential uses as being envisioned to occur on vacant or underutilized lands, with residential growth helping the Corridor become a more complete district. As part of the project description some background on Land Use Code (LUC) definitions may be helpful. While the tenant classifications for the 60 units provide project information, these classifications are not defined in the LUC. In terms of occupancy of dwelling units, the LUC is less specific and uses language such as household, family and persons. In terms of use, this project is defined by the following definitions in Article 5 of the LUC: Family: Family shall mean any individual living alone or any number of persons who are all related by blood, marriage, adoption, guardianship or other duly authorized custodial relationship, and who live together as a single housekeeping unit and share common living, sleeping, cooking and eating facilities. Dwelling Unit: Dwelling unit shall mean one (1) or more rooms and a single kitchen and at least one (1) bathroom, designed, occupied or intended for occupancy as separate quarters for the exclusive use of a single family for living, cooking and sanitary purposes, located in a single-family, two-family or multi -family dwelling or mixed -use building. Dwelling: Dwelling shall mean a building used exclusively for residential occupancy and for permitted accessory uses, including single-family dwellings, two-family dwellings and multi -family dwellings, and which contains: (a) a minimum of eight hundred (800) square feet of floor area, or (b) in the case of a dwelling to be constructed on the rear portion of a lot in the L-M-N, M-M-N, N-C-L, N-C-M, N-C-B, C-C-N, C-C-R, H-C or E zone districts, a minimum of four hundred (400) square feet of floor area, so long as a dwelling already exists on the front portion of such lot. The term dwelling shall not include hotels, motels, tents or other structures designed or used primarily for temporary occupancy. Any dwelling shall be deemed to be a principal building. f City of F6rt Collins ITEM NO _3 MEETING DATE Nov. 21, 2013 STAFF Holland PLANNING & ZONING BOARD STAFF REPORT 6m�� PROJECT: Redtail Ponds Permanent Supportive Housing Project Development Plan, PDP #130030 and Modifications of Standard to Sections: 3.8.30(D),(1), (2)and (3; Block Standards Structure, 3.10.3(A) Building Orientation and, 3.10.4(C) Off -Street Parking. APPLICANT: Fort Collins Housing Authority 1715 West Mountain Avenue Fort Collins, CO 80521 OWNER: Redtail Ponds Permanent Supportive Housing, LLLP 1715 West Mountain Avenue Fort Collins, CO 80521 PROJECT DESCRIPTION: This is a request from the Fort Collins Housing Authority (FCHA) for consideration of a Project Development Plan (P.D.P.) for the Redtail Ponds Permanent Supportive Housing located at an undeveloped parcel at 5046 Fossil Boulevard. The proposed project has approximately 225 feet of frontage on the west side of South College Avenue and is south of and adjacent to Woodley's Fine Furniture. The site is accessed by the current terminus of Fossil Boulevard. The South Transit Center for the MAX Bus Rapid Transit System is located one block northwest of the site. The Redtail and Cameron Park Office Parks are located to the south. A drainage tributary supporting wetland, riparian and open water habitats exists to the west of the site and flows into Fossil Creek to the south. The project includes 60 multi -family dwelling units with a proposed purpose to provide housing for adult men and women. The 60 units proposed are dedicated to three tenant classifications. with 25 of the units intended for currently homeless individuals, 20 units intended for individuals who qualify as low/middle income and are not currently homeless and 15 units for currently homeless veterans. The project proposes 24-hour on -site staff to provide supportive services for the residents; FCHA has provided supplemental information with the development application that describes the project services, management and operations. Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750