HomeMy WebLinkAboutSPRING CREEK FARMS NORTH FOURTH FILING - PDP130014 - AGENDA -Spring Creek Farms Fourth Filing
Modification of Standards Request
Requested Modifications of Standards for:
4.27(D)(2) Secondary Uses in E zone
4.27(D)(5) Density/Intensity in E zone
4.27(B)(3)(a)(1) Single-family detached dwellings located on lots containing no more than six
thousand (6,000) square feet.
Standards
4.27(D)(2) Secondary Uses in E zone
Secondary Uses. All secondary uses shall be integrated both in function and appearance into a larger
employment district development plan that emphasizes primary uses. A secondary use shall be
subject to administrative review or Planning and Zoning Board review as required for such use in
Section 4.27(B). The following permitted uses shall be considered secondary uses in this zone district
and together shall occupy no more than twenty-five (25) percent of the total gross area of the
development plan.
4.27(D)(5) Density/Intensity in E zone
Density/Intensity. All residential development in the E Employment District shall have an overall
minimum average density of seven (7) dwelling units per net acre of residential land.
4.27(B)(3)(a)(1) Single-family detached dwellings located on lots containing no more than six
thousand (6,000) square feet.
The following uses are permitted in the E District, subject to review by the Planning and Zoning Board:
(a) Residential Uses:
1. Single-family detached dwellings located on lots containing no more than six thousand (6,000)
square feet.
Discussion
These three modification requests are centered on the desire to extend the single family detached
residential development proposed on the LMN portion of the Spring Creek Farms North ODP (parcel
A1) into a portion of the E employment zone district (parcel C on the ODP).
The E zone district on the Spring Creek Farms ODP is a narrow zoning district sandwiched between
the LMN and MMN portions of Spring Creek Farms North and I industrial zoning to the north. Per the
ODP, the gross area of this E zone district is 6.2 acres. The portion of this that is under consideration
is a 2.18 acre piece (shaded in gray on the graphic below) that is directly north of Parcel A1, and is
separated from the rest of the Parcel C by the extension of Joseph Allen Drive to the North.
Spring Creek Farms North Forth Filing Modification of Standards 1
Existing ODP with the Subject Site Highlighted
By the extension of Joseph Allen Drive, the E zone area has been divided into two parcels, making it
virtually impossible to get a single employer use onto the site. The extension of Joseph Allen Drive
was requested and paid for by the CIty of Fort Colins to satisfy conditions for the project to the north
of Spring Creek Farms.
As such, the landowner has been forced to market the sites independently. The site under
consideration is removed from the visibility of Timberline Drive making it even less desirable for
primary uses, and is further constrained by the existing irrigation easement along the southern portion
of the site. This creates a useable area of about 1.85 acres for a primary use. While this is certainly
large enough for an office building, due to its location and lack of visibility, finding a user for an office
building is unlikely. The site also isn’t big enough for an industrial user, which could just as easily find
a larger site just to the north of this site.
Due to this, and with the desire to create a cohesive community, and with a builder identified for the
LMN portion of Spring Creek Farms North, it is desirable to simply extend that project into the subject
site as is shown in the Spring Creek Farms North Forth Filing PDP
Spring Creek Farms North Forth Filing Modification of Standards 2
Subject Parcel with Existing Conditions
4.27(D)(2) Secondary Uses in E zone
The first part of the modification request is to increase the allowable secondary uses to 35% of the
overall E zone district.
With the overall E zone area on the ODP of 6.2 acres, we are allowed to have 25% of that area, or 1.5
acres be secondary uses. However, the total area in consideration is 2.18 acres net, or 35% of the
total E zone district.
To stay in compliance with the standards, we would be able to place residential uses on 1.5 acres of
the subject parcel, with the rest, 0.68 acres staying as a primary use, which would actually be even
smaller taking into account the actual useable area of the parcel. This is unfeasible for both uses.
JUSTIFICATION
The increase in secondary uses for the parcel in question makes the proposed project feasible from a
use standpoint, does not substantially detract from the intent of the E zone district, and is equal too or
better than what would be required under the Land Use Code.
4.27(D)(5) Density/Intensity in E zone
The second part is to decrease the required density in the E zone from 7 units per acre to 3.21 units
per acre.
With the relatively small size of this parcel, it is desirable to simply continue the single family use and
lotting pattern of the LMN site. While we would like to have more density in this area, the location of
the existing underground irrigation ditch also impacts the layout for the single family units. As
proposed, we have 7 lots on the subject property for 3.21 units per acre. If the irrigation ditch did not
exist, we could easily gain an additional 3 lots. At 7 units per acre, the required density on this site
would be 16 units.
We have prepared an alternate plan showing how 16 units would look on the proposed site. For this,
we assumed single family attached units, placing as many units as possible fronting on adjacent
Spring Creek Farms North Forth Filing Modification of Standards 3
public ROW. This in itself would likely require some level of modifications of standards. While this
concept may be feasible, it would require a different builder to come in to build these, and this type of
unit is still difficult to finance for the smaller builder in the current lending environment.
JUSTIFICATION
If both the LMN and E parcels are taken into consideration, the decrease in density becomes nominal
and inconsequential. As shown in the table below, if both parcels were to be developed at the
minimum densities, then a total of 55 units would be required. However, since we are proposing on
developing the LMN portion at a higher density than required, overall we are providing a total of 76
units, This is 21 more units than the minimum density would require.
! Parcel! Min Density ! Min Units! Density Shown! Units
! LMN! 3! 39! 5.29! 69
! E! 7! 16! 3.2! 7
! Total! ! 55! ! 76
As can be seen, the reduction in density in the E zone becomes nominal and inconsequential if the
project is looked at as a whole. Therefor, the proposed use would be equal to or better than what
would be required under the Land Use Code.
Preferred Plan
Spring Creek Farms North Forth Filing Modification of Standards 4
Alternate Plan
4.27(B)(3)(a)(1) Single-family detached dwellings located on lots containing no more than six
thousand (6,000) square feet.
The final part of the modification request is to allow one lot (Lot 2 Block 2) to be slightly larger than
6,000 square feet. This is due to the configuration of the site rather than any specific desire to have
the lot be larger than allowed. It is also desirable to continue the lot mix in the LMN parcel with a
variety of lot widths to accommodate different products.
Lot 2, Block 2: The typical lot size for this type C lot is 60 feet wide by 100 feet deep, for a 6,000
square foot lot. However, as is true in many locations, the public street is not 100% parallel with the
rear lot line, therefore this particular lot is about 103 feet deep, for a lot area of 6,255 square feet.
The average lot size for the seven lots is 5,874 square feet.
JUSTIFICATION
The increase in lot area for the one lot is fairly minor, and would not be noticeable by the general
public, therefor the proposed modification would be equal to or better than what would be required by
code.
Spring Creek Farms North Forth Filing Modification of Standards 5
Spring Creek Farms Fourth Filing
Modification of Standards Request
Requested Modifications of Standards for:
3.2.3(C) Solar Oriented Residential Lots
Standards
3.2.3(C) Solar Oriented Residential Lots
At least sixty-five (65) percent of the lots less than fifteen thousand (15,000) square feet in area in
single- and two-family residential developments must conform to the definition of a "solar-oriented lot"
in order to preserve the potential for solar energy usage.
Discussion
This particular parcel of land that is the proposed Spring Creek Farms Fourth Filing is unique in that it
is relatively narrow (360+’ feet east to west) and long (1940+- feet north to south). With this
shape,there is limited ability for lot and street placement within the parcel to create a functional and
economical development, taking into consideration all the dynamics of development, including, but not
limited to solar orientation, utilities, drainage patterns, and the existing park (Spring Creek Farms
Third Filing).
While various layout options were considered, the current site plan was determined to be the best
solution to meet all the various criteria. This site plan has one north south street (Adobe Drive)
towards the west side, with three east - west streets for connectivity to Joseph Allen Drive. With this,
lots were oriented to these east - west streets to provide as many solar oriented lots as possible. In
addition, the lots on the Southern cul-de-sac of Adobe Drive were also oriented as much as possible
to meet the solar orientation standards.
Justification
In Spring Creek Farms Fourth Filing, there are a total of 25 lots total that meet the intent of the solar
orientation standard, or 33% of the 76 total lots.
It is our interpretation that the granting of the Modifications would not be detrimental to the public good
and by satisfying Criteria 3 of 2.8.2(H)(3) which reads:
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.
Due to the unique property shape, being relative thin and long, it is not practical to meet the strict
interpretation of the solar orientation standards. We have included as many solar oriented lots as
Spring Creek Farms North Forth Filing Modification of Standards Solar 1
reasonably practical with the property shape, with 33% of the lots meeting the solar orientation
requirement. Below is a graphic of the site plan, with the lots that meet the solar orientation
requirement shaded in grey.
Spring Creek Farms North Forth Filing Modification of Standards 2
NEIGHBORHOOD INFORMATION MEETING SUMMARY
PROJECT: Spring Creek Farms North, Fourth Filing
DATE: February 11, 2013
LOCATION: 221 Timberline Road (City of Fort Collins Police Services Building)
PROJECT PLANNER: Jason Holland
Following an introduction to the City’s development review process by the project planner, the
applicant began by giving some details of the proposed project:
The project would include lots for approximately 76 single family detached homes. The project
site is located in both the Low Density Mixed-Use Neighborhood Zone District and the
Employment Zone District located generally behind (west) of the Police Services Building,
although the project site does not extend all the way south to Drake Road. Total project size is
approximately 15.2 acres. Access into the development is proposed from Joseph Allen Drive,
Charles Brockman Drive and Nancy Gray Avenue. This project is separate from the recently
approved multi-family apartment homes to the east across Joseph Allen Drive (Spring Creek
Farms North Filing Two).
During an informal group discussion and question and answer session, several main themes and
questions were expressed:
Traffic: There were concerns that along with the newly approved multi-family
development, these developments would add to traffic in the area, including the Drake
& Timberline intersection, but especially at the Drake Road and Joseph Allen Drive
intersection. During rush hour, many neighbors from the developments to the north and
south of Drake Road must wait long periods of time to turn left onto Drake Road. This is
a dangerous and busy portion of Drake Road with the nearby train tracks, Power Trail
crossing light and the short distance to the Drake and Timberline intersection. When a
train goes by it is impossible to get out.
Open Space: Questions were asked about what would happen to the open space to the
west of the railroad tracks -- it isn’t unusual to see wildlife in this area and it provides a
nice buffer. The applicant explained the open space is not part of this development and
there are no known plans for that space at the moment. There is also a park proposed
from the Spring Creek Farms Third Filing for an area along Joseph Allen Drive that this
new development wraps around.
Railroad Pedestrian Crossing: Questions were asked if it was possible to insert a crossing
over or under the railroad tracks on the west side of this new development. The
applicant informed the meeting it would be both extremely expensive to add a
connection (either an overpass or underpass) and difficult to negotiate those rights with
the railroad owners.
Density / Housing Size: Several questions were asked regarding the overall density of
the homes and what style, price ranges and sizes are envisioned. The density of the
proposed development is similar in nature to the existing neighborhoods to the south
and west and within the density standards required by the Land Use Code for these two
zone districts. The applicant responded that the homes would also be similar to or
slightly larger in size than nearby existing homes to the south and west. City staff
explained the requirements related to garage door being recessed behind the front face
of the homes.
ADJACENT SELF STORAGE BUILDINGS
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UGE UGE UGE
UGE
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UGE
UGE
4* 3* 2* 1*
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BLOCK 4
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IRRIGATION & UTIL. EASEMENT
63'
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FARMS NORTH
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MMN ZONING
E ZONE
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U.& D.ITY EASEMENT
FLOWLINE, CURB & GUTTER
PROPOSED WALK
MATCHLINE
NEW 6' WOOD FENCE
LOT LINE
RIGHT OF WAY LINE
LIMITS OF DISTURBANCE
CENTERLINE
BUILDING ENVELOPE
HANDICAP RAMP
HANDICAP PARKING
R
LOTS MEETING SOLAR REQ.
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LMN
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Creek
Farms
North
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ADJACENT SELF STORAGE BUILDINGS
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SHADE TREES
ORNAMENTAL TREES
DECIDUOUS SHRUBS
ORNAMENTAL GRASSES
BLUEGRASS SOD
EVERGREEN SHRUBS
U.& D.ITY EASEMENT
FLOWLINE, CURB & GUTTER
PROPOSED WALK
LOT LINE
RIGHT OF WAY LINE
LIMITS OF DISTURBANCE
DRYLAND SEED MIX
EVERGREEN TREES
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DELICH Spring Creek Farms North TIS, May 2013
ASSOCIATES
TABLE OF CONTENTS
I. INTRODUCTION........................................................................................................ 1
II. EXISTING CONDITIONS .......................................................................................... 2
Land Use......................................................................................................................... 2
Streets............................................................................................................................. 2
Existing Traffic................................................................................................................. 6
Existing Operation........................................................................................................... 6
Pederstrian Facilities..................................................................................................... 10
Bicycle Facilities............................................................................................................ 10
Transit Facilities ............................................................................................................ 10
III. PROPOSED DEVELOPMENT............................................................................... 11
Trip Generation ............................................................................................................. 11
Trip Distribution ............................................................................................................. 11
Background Traffic Projections ..................................................................................... 14
Trip Assignment ............................................................................................................ 14
Signal Warrants............................................................................................................. 14
Operation Analysis ........................................................................................................ 14
Geometry ...................................................................................................................... 20
Pedestrian Level of Service........................................................................................... 20
Bicycle Level of Service ................................................................................................ 24
Transit Level of Service................................................................................................. 24
IV. CONCLUSIONS .................................................................................................... 25
DELICH Spring Creek Farms North TIS, May 2013
ASSOCIATES
LIST OF TABLES
1. Current Peak Hour Operation.................................................................................... 9
2. Trip Generation ....................................................................................................... 11
3. Short Range (2018) Background Peak Hour Operation .......................................... 18
4. Short Range (2018) Total Peak Hour Operation ..................................................... 21
LIST OF FIGURES
1. Site Location ............................................................................................................. 3
2. Existing Geometry..................................................................................................... 4
3. Recent Peak Hour Traffic .......................................................................................... 7
4. Adjusted/Balance Recent Peak Hour Traffic ............................................................. 8
5. Site Plan.................................................................................................................. 12
6. Trip Distribution ....................................................................................................... 13
7. Short Range (2018) Background Peak Hour Traffic................................................ 15
8. Site Generated Peak Hour Traffic ........................................................................... 16
9. Short Range (2018) Total Peak Hour Traffic ........................................................... 17
10. Short Range (2018) Geometry ................................................................................ 23
APPENDICES
A. Base Assumptions Form
B. Peak Hour Traffic Counts
C. Current Peak Hour Operation/Level of Service Descriptions/Fort Collins Motor
Vehicle LOS Standards (Intersections)
D. Short Range (2018) Background Peak Hour Operation
E. Short Range (2018) Total Peak Hour Operation
F. Pedestrian/Bicycle Level of Service Worksheets
DELICH Spring Creek Farms North TIS, May 2013
ASSOCIATES Page 1
I. INTRODUCTION
This transportation impact study (TIS) addresses the capacity, geometric, and
control requirements for the proposed Spring Creek Farms North residential development.
The proposed Spring Creek Farms North is located north of Drake Road between Joseph
Allen Drive and the Union Pacific Railroad tracks in Fort Collins, Colorado.
During the course of the analysis, numerous contacts were made with the
owner/developer (SC Residential, LLC), the project engineering consultant (Aspen
Engineering), the project planning consultant (Vignette Studios), Fort Collins Traffic
Engineering, and Fort Collins Transportation Planning. The Transportation Impact Study
Base Assumptions form and related documents are provided in Appendix A. This study
generally conforms to the format set forth in the Fort Collins TIS Guidelines in the “Larimer
County Urban Area Street Standards” (LCUASS). A scoping discussion was held with the
Fort Collins Traffic Engineering staff. Due to the trip generation, this is a intermediate
transportation impact study. The study involved the following steps:
- Collect physical, traffic, and development data;
- Perform trip generation, trip distribution, and trip assignment;
- Determine peak hour traffic volumes;
- Conduct capacity and operational level of service analyses on key intersections;
- Analyze signal warrants;
- Conduct level of service evaluation of pedestrian, bicycle, and transit modes of
transportation
DELICH Spring Creek Farms North TIS, May 2013
ASSOCIATES Page 2
II. EXISTING CONDITIONS
The location of the Spring Creek Farms North is shown in Figure 1. It is
important that a thorough understanding of the existing conditions be presented.
Land Use
Land uses in the area are primarily commercial, residential, or open. There are
residential uses to the west, east, and south of the site. There are commercial uses to
the southeast (Rigden Farm Commercial) and northeast (Timberline Commercial) of the
site. The Fort Collins Police Services Building is east of the site. The Fort Collins
Police Services Building was part of the original Spring Creek Farms North. The Spring
Creek Farm apartments bordered by Drake Road, Charles Brockman Drive, Timberline
Road, and Joseph Allen Drive is currently being constructed. The Spring Creek Farms
North site is currently vacant. The center of Fort Collins lies to the west of the proposed
Spring Creek Farms North site.
Streets
The primary streets near the Spring Creek Farms North site are Timberline Road,
Drake Road, Nancy Gray Avenue, Joseph Allen Drive, and Charles Brockman Drive.
Figure 2 shows a schematic of the existing geometry at the key intersections.
Timberline Road is east of the proposed Spring Creek Farms North site. It is a
north-south street classified as a six-lane arterial on the Fort Collins Master Street Plan.
Currently, Timberline Road has a four-lane cross section. At the Timberline/Drake
intersection, Timberline Road has dual northbound and southbound left-turn lanes, two
through lanes in each direction, and northbound and southbound right-turn lanes. At
the Timberline/Nancy Gray intersection, Timberline Road has a northbound and
southbound left-turn lane, two through lanes in each direction, and a northbound and
southbound right-turn lane. At the Timberline/Charles Brockman-Katadin intersection,
Timberline Road has a northbound and southbound left-turn lane, two through lanes in
each direction, and a northbound right-turn lane. The Timberline/Drake and
Timberline/Nancy Gray intersections have signal control. The Timberline/Charles
Brockman-Katadin intersection is stop sign controlled on Charles Brockman Drive-
Katadin Drive. The posted speed limit on this segment of Timberline Road is 45 mph.
Drake Road is south of (adjacent to) the proposed Spring Creek Farms North
site. It is an east-west street classified as a four-lane arterial, west of Timberline Road
and a two-lane arterial, east of Timberline Road on the Fort Collins Master Street Plan.
Currently, Drake Road has a four-lane cross section. At the Timberline/Drake
intersection, Drake Road has dual eastbound left-turn lanes, a westbound left-turn lane,
two through lanes in each direction, and an eastbound right-turn lane. The right-turn
Drake
Charles
Brockman
Prospect
Timberline
Nancy
Gray
Joseph
Allen
Sagebrush
SCALE: 1"=1000'
SITE LOCATION Figure 1
DELICH
ASSOCIATES
Spring Creek Farms North TIS, May 2013
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EXISTING GEOMETRY Figure 2
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ASSOCIATES
Spring Creek Farms North TIS, May 2013
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Drake Road
Charles Brockman Katadin Drive
Drive
Sagebrush
Drive
Nancy Gray
Avenue
Timberline
Road
- Denotes Lane
Required
Geometry
DELICH Spring Creek Farms North TIS, May 2013
ASSOCIATES Page 5
volume on the westbound approach at the Timberline/Drake intersection indicates the
need for a right-turn lane. At the Drake/Sagebrush intersection, Drake Road has a
westbound left-turn lane and two through lanes in each direction. The Drake/Sagebrush
intersection is stop sign controlled on Sagebrush Drive. The posted speed limit on this
segment of Drake Road is 40 mph.
Nancy Gray Avenue is north of the proposed Spring Creek Farms North site. It is
an east-west street classified as a local street on the west side of Timberline Road on
the Fort Collins Master Street Plan. Currently, Nancy Gray Avenue has a two-lane
cross section. At the Timberline/Nancy Gray intersection, Nancy Gray Avenue has an
eastbound and westbound left-turn lane and a combined through/right-turn lane in each
direction. At the Nancy Gray/Joseph Allen intersection, Nancy Gray Avenue has all
movements combined into a single lane. The Nancy Gray/Joseph Allen intersection is
stop sign controlled on Joseph Allen Drive. There is no posted speed limit on this
segment of Nancy Gray Avenue.
Charles Brockman Drive is east of the Spring Creek Farms North site. Katadin
Drive is within the Sidehill Development. They are east-west streets classified as local
streets on the Fort Collins Master Street Plan. Currently, Charles Brockman Drive and
Katadin Drive have two-lane cross sections. The Timberline/Charles Brockman-Katadin
intersection is a ¾ intersection (right-in/right-out/left-in). At the Timberline/Charles
Brockman-Katadin intersection, Charles Brockman Drive has an eastbound right-turn
lane and Katadin Drive has a westbound right-turn lane. At the Charles
Brockman/Joseph Allen intersection, Charles Brockman Drive has all movements
combined into a single lane. The Charles Brockman/Joseph Allen intersection is stop
sign controlled on Joseph Allen Drive. There is no posted speed limit on this segment
of Charles Brockman Drive-Katadin Drive Road.
Sagebrush Drive is south of the proposed Spring Creek Farms North site. It is a
north-south street classified as a local street on the Fort Collins Master Street Plan.
Sagebrush Drive only has a south leg at the Drake/Sagebrush intersection. Currently,
Sagebrush Drive has a two-lane cross section. At the Drake/Sagebrush intersection,
Sagebrush Drive has all movements combined into a single lane. There is no posted
speed limit on this segment of Sagebrush Drive.
Joseph Allen Drive is west of (adjacent to) the proposed Spring Creek Farms
North site. It is a north-south street classified as a local street on the Fort Collins
Master Street Plan. Joseph Allen Drive has a two-lane cross section. At the Nancy
Gray/Joseph Allen intersection, Joseph Allen Drive has all movements combined into a
single lane. At the Charles Brockman/Joseph Allen intersection, Joseph Allen Drive has
all movements combined into a single lane. There is no posted speed limit on this
segment of Joseph Allen Drive. South of Charles Brockman Drive, Joseph Allen Drive
will access Drake Road across from Sagebrush Drive. It will be built with the Spring
Creek Farm development that is currently under construction.
DELICH Spring Creek Farms North TIS, May 2013
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It was determined that the Nancy Gray/Joseph Allen and Charles
Brockman/Joseph Allen intersections would operate acceptably and that they did not
need to be analyzed.
Existing Traffic
Recent peak hour traffic volumes at the key intersections are shown in Figure 3.
The counts at the Timberline/Drake intersection were obtained in April 2013 by the City
of Fort Collins. The counts at the Timberline/Nancy Gray intersection were obtained in
February 2013 by the City of Fort Collins. The counts at the Timberline/Charles
Brockman-Katadin and Drake/Sagebrush intersections were obtained in January 2012.
These are greater than one year old. However, since there was significant construction
traffic at these intersections, these counts were used with adjustments related to the
through traffic. Raw traffic count data is provided in Appendix B. Since the traffic
counts were done on different days, the intersection volumes were balanced using the
Timberline/Drake and Timberline/Nancy Gray intersection to determine the through
volumes on Timberline Road and Drake Road. Figure 4 shows the adjusted/balanced
recent peak hour traffic volumes.
Existing Operation
The Timberline/Drake, Timberline/Nancy Gray, Timberline/Charles Brockman-
Katadin, and Drake/Sagebrush intersections were evaluated and the peak hour
operation is displayed in Table 1. Calculation forms are provided in Appendix C. The
Timberline/Drake, Timberline/Nancy Gray, Timberline/Charles Brockman-Katadin, and
Drake/Sagebrush intersections are currently operating acceptably with existing control
and geometry in the morning and afternoon peak hours, except for the westbound
approach at the Timberline/Drake intersection in the morning peak hour. An adjustment
to the City’s current signal timing splits results in acceptable operation. No other
adjustments were made. This operation is shown in parentheses in Table 1. The
intersections were evaluated using techniques provided in the 2000 Highway Capacity
Manual. A description of level of service for signalized and unsignalized intersections
from the 2000 Highway Capacity Manual and a table showing the Fort Collins Motor
Vehicle LOS Standards (Intersections) are also provided in Appendix C. At the
Drake/Sagebrush intersection, the calculated delay for the northbound approach was
commensurate with level of service E in the morning peak hour and F in the afternoon
peak hour. The Spring Creek Farms North site is in an area termed “mixed use
districts.” In areas termed “mixed use districts,” acceptable operation at signalized
intersections during the peak hours is defined as level of service E or better. At
unsignalized intersections, acceptable operation is considered to be at level of service F
for any approach leg for an arterial/local intersection. In such areas, it is expected that
there would be substantial delays to the minor street movements at unsignalized
intersections during the peak hours. This is considered to be normal and acceptable in
urban areas.
RECENT PEAK HOUR TRAFFIC Figure 3
DELICH
ASSOCIATES
Spring Creek Farms North TIS, May 2013
Page 7
350/437
1234/934
18/24
237/291
701/1067
180/354
308/211
338/440
215/290
304/201
308/339
29/33
45/11
1742/1273
7/9
12/10
1001/1685
18/20
11/29
31/14
Drake Road
8/6
1753/1271
12/10
6/5
1022/1689
19/41
18/40
0/0
2/13
15/18
1/0
7/13
Charles Brockman Katadin Drive
Drive
Sagebrush
Drive
Nancy Gray
Avenue
Timberline
Road
AM/PM
849/931
17/21
893/1054
2/13
26/28
12/10
ADJUST/BALANCED RECENT
PEAK HOUR TRAFFIC Figure 4
DELICH
ASSOCIATES
Spring Creek Farms North TIS, May 2013
Page 8
350/437
1207/923
18/24
226/291
668/1068
171/354
301/208
338/440
215/290
297/199
308/339
29/33
45/11
1783/1290
7/9
12/10
1054/1684
18/20
11/29
31/14
Drake Road
8/6
1794/1288
12/10
6/5
1075/1688
19/41
18/40
0/0
2/13
15/18
1/0
7/13
Charles Brockman Katadin Drive
Drive
Sagebrush
Drive
Nancy Gray
Avenue
Timberline
Road
AM/PM
842/928
17/21
882/1054
2/13
26/28
12/10
DELICH Spring Creek Farms North TIS, May 2013
ASSOCIATES Page 9
TABLE 1
Current Peak Hour Operation
Intersection Movement Level of Service
AM PM
EB LT D D
EB T/RT D D
EB APPROACH D D
WB LT D D
WB T/RT D D
WB APPROACH D D
NB LT A A
NB T A A
NB RT A A
NB APPROACH A A
SB LT A A
SB T A A
SB RT A A
SB APPROACH A A
Timberline/Nancy Gray
(signal)
OVERALL A A
EB RT B B
WB RT B A
NB LT B C
Timberline/Charles Brockman-
Katadin
(stop sign)
SB LT C B
EB LT D (E) E
EB T C (C) D
EB RT C (C) D
EB APPROACH D (D) D
WB LT D (C) D
WB T/RT F (E) E
WB APPROACH F (E) E
NB LT D (D) D
NB T D (D) C
NB RT B (B) C
NB APPROACH D (D) D
SB LT D (D) D
SB T C (C) D
SB RT E (E) C
SB APPROACH D (D) D
Timberline/Drake
(signal)
OVERALL E (D) D
Drake/Sagebrush WB LT B A
(stop sign) NB LT/RT E F
DELICH Spring Creek Farms North TIS, May 2013
ASSOCIATES Page 10
Pedestrian Facilities
There are sidewalks along Timberline Road, Charles Brockman Drive-Katadin
Drive, Nancy Gray Avenue, and Joseph Allen Drive within the pedestrian influence area.
There are sidewalks along Drake Road, except on the north side from Timberline Road
to the Union Pacific Railroad within the pedestrian influence area. The Power Trail is
just west of the Union Pacific Railroad.
Bicycle Facilities
There are bicycle lanes along Timberline Road, Drake Road, and Nancy Gray
Avenue, east of Timberline Road, within the study area. The Power Trail is just west of
the Union Pacific Railroad.
Transit Facilities
Currently, this area of Fort Collins is served by Transfort Route 17. It operates
along Timberline Road.
DELICH Spring Creek Farms North TIS, May 2013
ASSOCIATES Page 11
III. PROPOSED DEVELOPMENT
The Spring Creek Farms North is a residential development with 76 single family
dwelling units, located in the northwest quadrant of the Drake/Sagebrush-Joseph Allen
intersection in Fort Collins. Figure 5 shows a site plan of the Spring Creek Farms North.
The short range analysis (Year 2018) includes development of the Spring Creek Farms
North and an appropriate increase in background traffic due to normal growth and other
potential developments in the area. The site plan shows that the Spring Creek Farms
North will use Nancy Gray Avenue and Charles Brockman Drive to access Timberline
Road. The Spring Creek Farms North will also have access to Drake Road with the
continuation of Joseph Allen Drive to the Drake/Sagebrush intersection.
Trip Generation
Trip generation is important in considering the impact of a development such as this
upon the existing and proposed street system. A compilation of trip generation information
contain in Trip Generation, 9th Edition, ITE was used to estimate the trips that would be
generated by the proposed/expected uses at the Spring Creek Farms North site. A trip is
defined as a one-way vehicle movement from origin to destination. Table 2 shows the
expected trip generation on a daily and peak hour basis. The trip generation of the Spring
Creek Farms North development resulted in 816 daily trip ends, 63 morning peak hour trip
ends, and 82 afternoon peak hour trip ends.
TABLE 2
Trip Generation
Code Use Size AWDTE AM Peak Hour PM Peak Hour
Rate Trips Rate In Rate Out Rate In Rate Out
210 Single Family 76 D.U. EQ 816 EQ 16 EQ 47 EQ 52 EQ 30
Trip Distribution
Trip distribution for the Spring Creek Farms North was based on existing/future
travel patterns, land uses in the area, consideration of trip attractions/productions in the
area, and engineering judgment. Figure 6 shows the trip distribution for the short range
(2018) analysis future. The trip distribution was agreed to by City of Fort Collins staff in
the scoping discussions.
SITE PLAN Figure 5
DELICH
ASSOCIATES
Spring Creek Farms North TIS, May 2013
Page 12
TRIP DISTRIBUTION Figure 6
DELICH
ASSOCIATES
Spring Creek Farms North TIS, May 2013
Page 13
Timberline
Road
Drake Road
Charles Brockman Katadin Drive
Drive
Sagebrush
Drive
Nancy Gray
Avenue
SITE
35%
NOM
20%
20%
25%
DELICH Spring Creek Farms North TIS, May 2013
ASSOCIATES Page 14
Background Traffic Projections
Figure 7 shows the short range (2018) background traffic projections.
Background traffic projections for the short range future horizon were obtained by
reviewing the North Front Range Regional Transportation Plan and various traffic
studies prepared for this area of Fort Collins. The other traffic studies in this area are
Timberline Commercial, Spring Creek Farm, and Bucking Horse (Filings 1 and 2).
Based upon these sources, it was determined that traffic volumes on Timberline Road
and Drake Road, would increase by approximately 2.0% per year in the short range
future. It was assumed that Spring Creek Farms, Bucking Horse Filing One and Filing
Two, and half of Timberline Commercial would be developed in the short range future.
This traffic was added to the short range (2018) background traffic volumes. The
background traffic growth was agreed to by City of Fort Collins staff in the scoping
discussions.
Trip Assignment
Trip assignment is how the generated and distributed trips are expected to be
loaded on the street system. The assigned trips are the resultant of the trip distribution
process. Figure 8 shows the site generated peak hour traffic assignment. Figure 9 shows
the short range (2018) total (site plus background) peak hour traffic assignment.
Signal Warrants
As a matter of policy, traffic signals are not installed at any location unless warrants
are met according to the Manual on Uniform Traffic Control Devices. The
Timberline/Drake and Timberline/Nancy Gray intersections are currently signalized. The
Timberline/Charles Brockman-Katadin and Drake/Sagebrush-Joseph Allen intersections
will not have traffic signals in the future.
Operation Analysis
Operation analyses were performed at the Timberline/Drake, Timberline/Nancy
Gray, Timberline/Charles Brockman-Katadin, and Drake/Sagebrush-Joseph Allen
intersections. The Timberline/Drake intersection was analyzed with the required
westbound right-turn lane in the short range (2018) future. The operations analyses were
conducted for the short range future, reflecting the year 2018 condition.
Using the traffic volumes shown in Figure 7, the Timberline/Drake,
Timberline/Nancy Gray, Timberline/Charles Brockman-Katadin, and Drake/Sagebrush-
Joseph Allen intersections operate in the short range (2018) background traffic future as
indicated in Table 3. Calculation forms for these analyses are provided in Appendix D.
The key intersections will operate acceptably with the existing control and required
SHORT RANGE (2018) BACKGROUND
PEAK HOUR TRAFFIC Figure 7
DELICH
ASSOCIATES
Spring Creek Farms North TIS, May 2013
Page 15
393/509
1381/1090
26/36
293/379
808/1247
225/423
389/293
381/495
242/322
353/250
351/398
42/45
47/21
2095/1581
11/31
14/18
1281/2028
20/46
11/29
37/20
Drake Road
31/24
2115/1548
14/29
6/5
1242/1988
52/109
80/95
1/5
17/28
45/28
3/4
90/76
Charles Brockman Katadin Drive
Drive
Sagebrush
Drive
Nancy Gray
Avenue
Joseph Allen
Drive
26/28
NOM
12/10
31/17
NOM
15/6
9/34
985/1094
17/21
13/50
1022/1223
2/13
Timberline
SITE GENERATED
PEAK HOUR TRAFFIC Figure 8
DELICH
ASSOCIATES
Spring Creek Farms North TIS, May 2013
Page 16
3/8
0/3
8/5
8/5
2/1
1/1
1/1
0/2
3/8
0/3
2/3
3/9
6/4
10/6
Drake Road
0/2
2/1
3/9
3/9
15/9
NOM
6/4
Charles Brockman Katadin Drive
Drive
Sagebrush
Drive
Nancy Gray
Avenue
Joseph Allen
Drive
12/8
NOM
4/3
4/13
6/16
Timberline
Road
AM/PM
SHORT RANGE (2018) TOTAL
PEAK HOUR TRAFFIC Figure 9
DELICH
ASSOCIATES
Spring Creek Farms North TIS, May 2013
Page 17
396/517
1381/1093
26/36
293/379
816/1252
233/428
391/294
382/496
243/323
353/252
354/406
42/45
47/24
2097/1584
11/31
17/27
1287/2032
20/46
21/35
37/20
Drake Road
31/26
2117/1549
14/29
9/14
1245/1997
52/109
95/104
1/5
23/32
45/28
3/4
90/76
Charles Brockman Katadin Drive
Drive
Sagebrush
Drive
Nancy Gray
Avenue
Joseph Allen
Drive
26/28
NOM
12/10
43/25
NOM
19/9
13/47
985/1094
17/21
19/66
1022/1223
2/13
Timberline
DELICH Spring Creek Farms North TIS, May 2013
ASSOCIATES Page 18
TABLE 3
Short Range (2018) Background Peak Hour Operation
Intersection Movement Level of Service
AM PM
EB LT E E
EB T/RT D D
EB APPROACH D E
WB LT E D
WB T/RT D D
WB APPROACH D D
NB LT A D
NB T B A
NB RT A A
NB APPROACH B A
SB LT C B
SB T A B
SB RT A A
SB APPROACH A B
Timberline/Nancy Gray
(signal)
OVERALL B B
EB RT B C
WB RT B A
NB LT B C
Timberline/Charles Brockman-
Katadin
(stop sign)
SB LT D C
Continued on next page
DELICH Spring Creek Farms North TIS, May 2013
ASSOCIATES Page 19
Continued from previous page
TABLE 3
Short Range (2018) Background Peak Hour Operation
Intersection Movement Level of Service
AM PM
EB LT E E
EB T D D
EB RT C D
EB APPROACH D D
WB LT D D
WB T E E
WB RT E D
WB APPROACH E D
NB LT D E
NB T E D
NB RT B C
NB APPROACH E D
SB LT D D
SB T C E
SB RT D B
SB APPROACH D D
Timberline/Drake
(signal)
OVERALL D D
EB LT B B
WB LT B B
NB LT F F
NB T/RT B B
NB APPROACH F F
SB LT F F
SB T/RT B B
Drake/Sagebrush-Joseph Allen
(stop sign)
[with minor street left-turn lanes]
SB APPROACH E F
DELICH Spring Creek Farms North TIS, May 2013
ASSOCIATES Page 20
geometry. At the Drake/Sagebrush-Joseph Allen intersection the calculated delay for the
northbound and southbound approaches was commensurate with level of service E/F in
the morning and afternoon peak hours. This is considered to be normal and acceptable
during the peak hours at stop sign controlled intersections along arterial streets.
Using the traffic volumes shown in Figure 9, the Timberline/Drake,
Timberline/Nancy Gray, Timberline/Charles Brockman-Katadin, and Drake/Sagebrush-
Joseph Allen intersections operate in the short range (2018) total traffic future as
indicated in Table 4. Calculation forms for these analyses are provided in Appendix F.
The key intersections will operate acceptably with existing control and required geometry.
At the Drake/Sagebrush-Joseph Allen intersection the calculated delay for the northbound
and southbound approaches was commensurate with level of service E/F in the morning
and afternoon peak hours. This is considered to be normal and acceptable during the
peak hours at stop sign controlled intersections along arterial streets.
Geometry
Figure 10 shows a schematic of the required short range (2018) geometry. This is
the existing geometry at the Timberline/Nancy Gray, and Timberline/Charles Brockman-
Katadin intersections. At the Timberline/Drake intersection a westbound right-turn lane
is required per LCUASS Figure 8-4 with the current traffic. At the Drake/Sagebrush-
Joseph Allen intersection it is recommended that the Sagebrush Drive-Joseph Allen
Drive legs have a northbound and southbound left-turn lane and a northbound and
southbound through/right-turn lane. A westbound right-turn lane is also required at this
intersection. The lanes at the Drake/Sagebrush-Joseph Allen intersection are currently
being constructed.
Pedestrian Level of Service
Appendix H shows a map of the area that is within 1320 feet of the Spring Creek
Farms North development. There will be six pedestrian destinations within 1320 feet of
the Spring Creek Farms North development. These are: 1) the residential area to the
east of the site (Sidehill), 2) the Fort Collins Police Services Building within the site, 3)
the residential area to the west of the site, 4) the commercial area (Timberline
Commercial to the north of the site, 5) the commercial area (Rigden Farms) to the
southeast of the site, and 6) the residential area to the south of the site. This site is in
an area type termed “transit corridor.” Acceptable pedestrian level of service will be
achieved for all pedestrian destinations. The Pedestrian LOS Worksheet is provided in
Appendix H. The minimum level of service for “transit corridor” is B, except for Visual
Interest & Amenities which is C.
DELICH Spring Creek Farms North TIS, May 2013
ASSOCIATES Page 21
TABLE 4
Short Range (2018) Total Peak Hour Operation
Intersection Movement Level of Service
AM PM
EB LT E E
EB T/RT D D
EB APPROACH E E
WB LT E D
WB T/RT D D
WB APPROACH D D
NB LT A D
NB T B A
NB RT A A
NB APPROACH B A
SB LT C B
SB T A B
SB RT A A
SB APPROACH A B
Timberline/Nancy Gray
(signal)
OVERALL B B
EB RT B C
WB RT B A
NB LT B C
Timberline/Charles Brockman-
Katadin
(stop sign)
SB LT D C
Continued on next page
DELICH Spring Creek Farms North TIS, May 2013
ASSOCIATES Page 22
Continued from previous page
TABLE 4
Short Range (2018) Total Peak Hour Operation
Intersection Movement Level of Service
AM PM
EB LT E E
EB T D D
EB RT C D
EB APPROACH D D
WB LT D D
WB T E E
WB RT E D
WB APPROACH E D
NB LT D E
NB T E D
NB RT B C
NB APPROACH E D
SB LT D D
SB T D E
SB RT D B
SB APPROACH D D
Timberline/Drake
(signal)
OVERALL D D
EB LT B B
WB LT B B
NB LT F F
NB T/RT B B
NB APPROACH F F
SB LT F F
SB T/RT B B
Drake/Sagebrush-Joseph Allen
(stop sign)
[with minor street left-turn lanes]
SB APPROACH E F
SHORT RANGE (2018) GEOMETRY Figure 10
DELICH
ASSOCIATES
Spring Creek Farms North TIS, May 2013
Page 23
Drake Road
Charles Brockman Katadin Drive
Drive
Sagebrush
Drive
Nancy Gray
Avenue
Timberline
Road
- Denotes Lane
DELICH Spring Creek Farms North TIS, May 2013
ASSOCIATES Page 24
Bicycle Level of Service
Appendix H shows a map of the area that is within 1320 feet of the Spring Creek
Farms North development. There will be two bicycle destinations within 1320 feet of the
Spring Creek Farms North development. These are: 1) the commercial area
(Timberline Commercial) to the north of the site and 2) the commercial area (Rigden
Farms) to the southeast of the site. The Bicycle LOS Worksheet is provided in
Appendix H. The minimum level of service for this site is C. This site is connected to
Timberline Road and Drake Road. Therefore, it is concluded that level of service C can
be achieved. The Power Trail is just west of the Union Pacific Railroad.
Transit Level of Service
This area of Fort Collins is served by Transfort Route 17. This route has transit
stops just north of the Timberline/Drake intersection, just south of the
Timberline/Charles Brockman-Katadin intersection, and just north of the
Timberline/Nancy Gray intersection, which are near this site.
DELICH Spring Creek Farms North TIS, May 2013
ASSOCIATES Page 25
IV. CONCLUSIONS
This study assessed the impacts of the Spring Creek Farms North on the street
system in the vicinity of the proposed development in the short range (2018) future. As a
result of this analysis, the following is concluded:
- The development of the Spring Creek Farms North is feasible from a traffic
engineering standpoint. At full development, the Spring Creek Farms North will
generate approximately 816 daily trip ends, 63 morning peak hour trip ends, and 82
afternoon peak hour trip ends.
- The Timberline/Drake and Timberline/Nancy Gray intersections are currently
signalized. The Timberline/Charles Brockman-Katadin and Drake/Sagebrush-
Joseph Allen intersections will not have traffic signals in the future.
- In the short range (2018) future, given development of the Spring Creek Farms
North and an increase in background traffic, the Timberline/Drake,
Timberline/Nancy Gray, Timberline/Charles Brockman-Katadin, and
Drake/Sagebrush-Joseph Allen intersections will operate acceptably with the
existing geometry and control.
- The short range (2018) geometry is shown in Figure 10. At the Timberline/Drake
intersection a westbound right-turn lane is required with the current traffic. At the
Drake/Sagebrush-Joseph Allen intersection it is recommended that the
Sagebrush Drive-Joseph Allen Drive legs have a northbound and southbound
left-turn lane and a northbound and southbound through/right-turn lane. A
westbound right-turn lane is also required at this intersection.
- Acceptable level of service is achieved for pedestrian, bicycle, and transit modes
based upon the measures in the multi-modal transportation guidelines and future
improvements to the street system in the area.
Road
AM/PM
Road
AM/PM
G
G G
G
G
G G G G G
G G G
G
G
G
G
G
G
G
G
G
G G
TRACT C
TRACT D PRIVATE DRIVE
RETAINING WALLS (TYP)
REFERENCE CIVIL PLANS FOR HEIGHT AND DETAILS
(4) CASP
(1) QURO
(1) QURO
(3) GLTS
(3) TICG
(2) GLTS
(2) PYCA
(2) QURO
(2) QURO
(2) GLTS
(4) QUMA (3) TICG
(1) CEOC
(2) ULFR
(2) GLTS
(1) GYDE
(2) QUMA
(2) GYDE
(2) GYDE
(1) QUMA
(2) ULFR
(1) GYDE
6' U.& D.
EASEMENT (TYP)
(2) PRAM
(2) PIPU
(1) POAC
(3) POAC
(3) PRAM
(2) CRCI
DRAINAGE EASEMENT
(1) CEOC
(2) POAC
(1) PINI
(2) PIFL
(3) MARA
(2) PIPU
(7) CHNA
(5) CHNA
(6) PRVM
(5) JUCH
(6) JUCH
8' U.& D. EASEMENT (TYP)
8' U.& D.
EASEMENT (TYP)
REAR YARD FENCES AT PRIVATE DRIVE (TYP)
TO BE LOCATED 8' BACK OF CURB
9' UTIL. EASEMENT
9' UTIL. EASEMENT
6' U.& D. EASEMENT (TYP)
JOSEPH ALLEN DRIVE
ADOBE DRIVE
(LOCAL 53' ROW)
SPRING FARM DRIVE
(LOCAL 53' ROW)
CHARLES BROCKMAN DR.
(LOCAL 53' ROW)
6' U.& D. &
DRAINAGE
EASEMENT
BLOCK 5
BLOCK 3
DRIVEWAY LOCATION (TYP)
(6) PRVM
2.08' WALL
2.64' WALL
3.47' WALL
4.19' WALL
5.55' WALL
3.38' WALL
END OF WALL
.5' WALL
2.51' WALL
(1) PYCA
(1) PYCA
DECIDUOUS TREE PLANTING NOTES
1. DO NOT CUT OR DAMAGE LEADER.
PRUNE DAMAGED OR DEAD WOOD
IMMEDIATELY PRIOR TO PLANTING.
NEVER LEAVE "V" CROTCHES OR DOUBLE
LEADER UNLESS TYPICAL OF SPECIES.
2. CUT TWINE AND BURLAP FROM
AROUND TRUNK, PULL BACK. REMOVE
ALL BURLAP AND WIRE BASKETS BEFORE
PLACING IN TREE PIT.
3. ANY BROKEN OR CRUMBLING ROOT
BALL WILL BE REJECTED. REMOVING THE
WIRE WILL NOT BE AN EXCUSE FROM
DAMAGED ROOT BALLS.
4. STAKE TREE LEAVING ENOUGH SLACK SO
TREE CAN SWAY IN WIND.
5. USE 2 STAKES FOR TREES 2 1/2" CAL. AND
SMALLER. USE 3 STAKES FOR TREES
LAGER THAN 2 1/2" CAL. REMOVE ALL
STAKES 1 YEAR AFTER PLANTING.
6. FOR WINTERIZATION WRAP ENTIRE
SURFACE OF TRUNK TO SECOND
BRANCH WITH TREE WRAPPING. SECURE
AT 2' INTERVALS WITH VINYL
ELECTRICAL TAPE. (REMOVE IN SUMMER.)
NOT TO SCALE
DECIDUOUS TREE PLANTING
2 X BALL DIA.
INSTALL TOP OF ROOTBALL 2" ABOVE
SURROUNDING FINISH GRADE
FOR TREES PLANTED IN TURF, CREATE
TREE RING 1' PAST PLANTING HOLE, 4'
MIN DIA, PLACE 3 INCHES OF NON-DYED
SHREDDED CEDAR MULCH IN TREE RING.
FOR TREES PLANTED IN SHRUB BEDS,
MULCH WITH SHRUB BED MULCH.
FINISH GRADE
PLACE DISH 2" ABOVE GRADE
1
1
2" WIDE HEAVY NYLON STRAP
WITH EYELETS.
12 GAUGE GALVANIZED WIRE.
(DOUBLE STANDARD)
LODGEPOLE TREE STAKES
ADJUST TREE STAKES SO TOP IS
LEVEL WITH OR BELOW FIRST
BRANCHES.
SPECIFIED BACKFILL MIX.
ROUGHENED SIDE SLOPES OF PIT
EXISTING SOIL
NOT TO SCALE
CONIFEROUS TREE PLANTING WITH STAKES
CONIFEROUS TREE PLANTING NOTES
1. DO NOT CUT OR DAMAGE LEADER.
PRUNE DAMAGED OR DEAD WOOD
IMMEDIATELY PRIOR TO PLANTING.
2. CUT TWINE AND BURLAP FROM
AROUND TRUNK, PULL BACK. REMOVE
ALL BURLAP AND WIRE BASKETS BEFORE
PLACING IN TREE PIT.
3. ANY BROKEN OR CRUMBLING ROOT
BALL WILL BE REJECTED. REMOVING THE
WIRE WILL NOT BE AN EXCUSE FROM
DAMAGED ROOT BALLS.
4. STAKE TREE LEAVING ENOUGH SLACK SO
TREE CAN DANCE.
5. USE 2 STAKES FOR TREES 8' AND
SMALLER. USE 3 OR MORE STAKES FOR
TREES LARGER THAN 8' .
6. REMOVE ALL STAKES 1 YEAR AFTER
PLANTING.
2 X BALL DIA.
INSTALL TOP OF ROOTBALL 2" ABOVE
SURROUNDING FINISH GRADE
FOR TREES PLANTED IN TURF, CREATE
TREE RING 1' PAST PLANTING HOLE,
PLACE 3 INCHES OF SHREDDED CEDAR
MULCH IN TREE RING.
FOR TREES PLANTED IN SHRUB BEDS,
MULCH WITH SHRUB BED MULCH.
FINISH GRADE
PLACE DISH 2" ABOVE GRADE
1
1
2" WIDE HEAVY NYLON STRAP
WITH EYELETS.
12 GAUGE GALVANIZED WIRE.
(DOUBLE STANDARD)
LODGEPOLE TREE STAKES
SPECIFIED BACKFILL MIX.
ROUGHENED SIDE SLOPES OF PIT
EXISTING SOIL
SHRUB PLANTING
NOT TO SCALE
SHRUB PLANTING NOTES:
1. ANY BROKEN OR CRUMBLING ROOT
BALL WILL BE REJECTED.
2. PRUNE ALL DAMAGED OR
DEADWOOD IMMEDIATELY PRIOR
TO PLANTING.
2 X BALL DIA.
INSTALL TOP OF ROOTBALL 2" ABOVE
SURROUNDING FINISH GRADE
FINISH GRADE
PLACE DISH 2" ABOVE GRADE
SPECIFIED BACKFILL MIX.
ROUGHENED SIDE SLOPES OF PIT
EXISTING SOIL
SPECIFIED MULCH 3-4" OVER
FILTER FABRIC
NORTH
Planning Landscape Architecture Graphics
SHEET TITLE:
SHEET NO:
OF
PO Box 1889
Fort Collins, Colorado 80522-1889
970.472.9125 T
866.902.4163 F
www.vignettestudios.com
ACAD FILE:
DRAWN:
CHECKED:
JOB NO:
REVISIONS DATE
ISSUE DATE:
CLIENT
SCALE 1"=50'
0 25 50
FORT COLLINS, COLORADO
PROJECT DEVELOPMENT PLAN
Filing No. 4
Spring Creek Farms North
LANDSCAPE PLAN
5 5
COMMENTS
COMMENTS
13502
13502PDP1
TCH
TCH
10/9/13
11/26/13
April 10, 2013
100
Landscape Legend
UNION PACIFIC RAILROAD
POWER BIKE TRAIL
MATCHLINE SHEET 4
Spring Creek Farms North
SECOND FILNG
MMN ZONE
TRACT A
(2) QURO
(2) GYDE
(3) TICG
(1) PYCA
(3) CASP
(1) QURO
(2) QURO
(2) GLTS
(2) QUMA
(2) CEOC
(1) ULFR
(2) TICG
(2) CEOC
(2) TICG
(2) TICG
(1) ULFR
(3) CASP
(2) GLTS
(1) ULFR
(2) GLTS
(1) GYDE
(3) QUMA
(1) GYDE
(3) CRCI
(2) MARA
(1) CASP
(2) QUMA
(3) PIFL
(2) PIPU
IRRIGATION & UTIL. EASEMENT
20'
IRRIGATION & 9' UTIL.. EASEMENT
UTIL. EASEMENT
20'
(2) PINI
6' U.& D. EASEMENT
EACH SIDE (TYP)
DRIVEWAY LOCATION (TYP)
9' UTIL.. EASEMENT
6' U.&D. EASEMENT (TYP)
9' UTIL.
EASEMENT (TYP)
6' U.& D.. EASEMENT
TRACT B
BLOCK 6
NANCY GRAY
AVENUE
JOSEPH ALLEN DRIVE
CHARLES BROCKMAN DR.
(LOCAL 53' ROW)
ADOBE DRIVE
(LOCAL 53' ROW)
NANCY GRAY AVE
(LOCAL 53' ROW)
BLOCK 1
.61 WALL
END OF WALL
2.09' WALL
1.2' WALL
1.04' WALL
.86' WALL
1.15' WALL
1.19' WALL
1.2' WALL
1.56' WALL
(2) PYCA
BUFFERYARD 'B' 362 FT.
(2) CRCI
(2) CRCI
(1) CEOC
PROPERTY LINE
SHADE TREES
ORNAMENTAL TREES
DECIDUOUS SHRUBS
ORNAMENTAL GRASSES
BLUEGRASS SOD
EVERGREEN SHRUBS
U.& D.ITY EASEMENT
FLOWLINE, CURB & GUTTER
PROPOSED WALK
LOT LINE
RIGHT OF WAY LINE
LIMITS OF DISTURBANCE
DRYLAND SEED MIX
EVERGREEN TREES
* LOTS MEETING SOLAR REQ.
NORTH
Planning Landscape Architecture Graphics
SHEET TITLE:
SHEET NO:
OF
PO Box 1889
Fort Collins, Colorado 80522-1889
970.472.9125 T
866.902.4163 F
www.vignettestudios.com
ACAD FILE:
DRAWN:
CHECKED:
JOB NO:
REVISIONS DATE
ISSUE DATE:
CLIENT
SCALE 1"=50'
0 25 50
FORT COLLINS, COLORADO
PROJECT DEVELOPMENT PLAN
Filing No. 4
Spring Creek Farms North
LANDSCAPE PLAN
4 5
COMMENTS
COMMENTS
13502
13502PDP1
TCH
TCH
10/9/13
11/26/13
April 10, 2013
100
Planting Notes
1. ALL PLANT MATERIALS SHALL BE IN ACCORDANCE WITH ANA SPECIFICATIONS FOR NUMBER ONE GRADE.
2. ALL TURF AREAS TO BE IRRIGATED WITH AN AUTOMATIC POP-UP SPRINKLER SYSTEM. ALL SHRUB BEDS TO BE IRRIGATED WITH AUTOMATIC DRIP IRRIGATION SYSTEM,
OR ACCEPTABLE ALTERNATIVE. THE IRRIGATION SYSTEM IS TO BE ADJUSTED TO MEET THE NEEDS OF THE INDIVIDUAL PLANT MATERIAL.
3. ALL TREES TO BE BALLED & BURLAPPED, ROOT CONTROL BAG, OR CONTAINERIZED.
4. ALL SHRUB BEDS TO RECEIVE WOOD OR ROCK MULCH TO A DEPTH OF 3" OVER LANDSCAPE FILTER FABRIC.
5. ALL SHRUB BEDS TO BE EDGED WITH STEEL EDGER OR EQUIVALENT.
6. KEEP ALL TREES 10' CLEAR FROM WATER AND SANITARY SEWER MAINS, AND 4' CLEAR FROM GAS LINES. KEEP SHRUBS 4' CLEAR FROM WATER AND SANITARY SEWER
MAINS. LOCATE ALL U.& D.ITIES PRIOR TO PLANTING. LOCATE ALL UNDERGROUND U.& D.ITIES PRIOR TO PLANTING.
7. TREE U.& D.ITY SEPARATIONS SHALL NOT BE USED AS A MEANS OF AVOIDING REQUIRED STREET TREES.
8. THE SOIL IN ALL LANDSCAPE AREAS, INCLUDING PARKWAYS AND MEDIANS, SHALL BE THOROUGHLY LOOSENED TO A DEPTH OF NOT LESS THAN (8) EIGHT INCHES
AND SOIL AMENDMENT SHALL BE THOROUGHLY INCORPORATED INTO THE SOIL OF ALL LANDSCAPE AREAS TO A DEPTH OF AT LEAST SIX (6) INCHES BY TILLING,
DISCING OR OTHER SUITABLE METHOD, AT A RATE OF AT LEAST THREE (3) CUBIC YARDS OF SOIL AMENDMENT PER ONE THOUSAND (1,000) SQUARE FEET OF
LANDSCAPE AREA.
9. TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRICTION ACTIVITY SHALL BE CONSERVED FOR LATER USE ON AREAS REQUIRING
REVEGETATION AND LANDSCAPING.
10. MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION, AS REQUIRED BY SITE CONDITIONS, OR PLANT AVAILABILITY. OVERALL
QUANTITY, QUALITY, AND DESIGN CONCEPT TO BE CONSISTENT WITH APPROVED PLANS. IN THE EVENT OF CONFLICT WITH THE QUANTITIES INCLUDED IN THE
PLANT LIST, SPECIES AND QUANTITIES ILLUSTRATED SHALL BE PROVIDED. ALL CHANGES OF SPECIES AND LOCATION WITH THE NATURAL FEATURE BUFFER ZONE
SHALL REQUIRE APPROVAL BY THE CITY'S ENVIRONMENTAL PLANNER, CURRENT PLANNING DEPARTMENT PRIOR TO INSTALLATION.
11. ALL LANDSCAPING PROPOSED WITH INSTALLATION, MUST BE INSTALLED OR SECURED WITH AN IRREVOCABLE LETTER OF CREDIT, PERFORMANCE BOND, OR ESCROW
ACCOUNT FOR 125% OF THE VALUATION OF THE MATERIALS AND INSTALLATION PRIOR TO ISSUANCE OF A FINAL CERTIFICATE OF OCCUPANCY.
12. DEVELOPER SHALL ENSURE THAT THE LANDSCAPE PLAN IS COORDINATED WITH THE PLANS DONE BY OTHER CONSULTANTS SO THE PROPOSED GRADING, STORM
DRAINAGE, OR OTHER CONSTRUCTION, DOES NOT CONFLICT, NOR PRECLUDE INSTALLATION AND MAINTENANCE OF LANDSCAPE ELEMENTS ON THIS PLAN.
13. THE LANDSCAPE IRRIGATION SYSTEM NEEDS TO BE REVIEWED AND APPROVED BY THE CITY OF FORT COLLINS PRIOR TO THE ISSUANCE OF A BUILDING PERMIT.
14. COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN ADJACENT ROW, MEDIANS, AND TRAFFIC CIRCLES ARE TO BE MAINTAINED BY A HOME OWNERS
ASSOCIATION.
15. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED ON THE
PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS, AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVED THE
LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT MAY RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF
OCCUPANCY.
16. THE DEVELOPER SHALL CONTACT THE CITY FORESTER TO INSPECT ALL STREET TREE PLANTINGS AT THE COMPLETION OF THE DEVELOPMENT. ALL TREES NEED TO HAVE
BEEN INSTALLED AS SHOWN ON THE LANDSCAPE PLAN. APPROVAL OF STREET TREE PLANTING IS REQUIRED BEFORE FINAL APPROVAL OF EACH PHASE. FAILURE TO
OBTAIN APPROVAL BY THE CITY FORESTER FOR STREET TREES IN A PHASE SHALL RESULT IN A HOLD ON CERTIFICATE OF OCCUPANCY FOR FUTURE PHASES OF THE
DEVELOPMENT.
17. TREES SHALL BE PLANTED A MINIMUM OF 8 FEET FROM DRIVEWAY EDGES PER 3.2.1(D)(2)(a).
18. STREET TREES SHALL BE SUPPLIED AND PLANTED BY THE DEVELOPER USING A QUALIFIED LANDSCAPE CONTRACTOR.
19. STREET TREES SHALL BE INSTALLED BY RESIDENTIAL LOTS BY THE DEVELOPER AT TIME OF CO, UNLESS TIME OF YEAR LIMITS TREE PLANTING, IN WHICH CASE
RESIDENTIAL STREET TREES SHALL BE PLANTED WITHIN 6 MONTHS OF CO.
20. THE DEVELOPER SHALL REPLACE DEAD OR DYING STREET TREES AFTER PLANTING UNTIL FINAL INSPECTION AND MAINTENANCE ACCEPTANCE BY THE CITY OF FORT
COLLINS FORESTRY DIVISION. ALL STREET TREES MUST BE ESTABLISHED, OF AN APPROVED SPECIES AND OF ACCEPTABLE CONDITION PRIOR TO ACCEPTANCE.
21. STREET TREE LOCATIONS AND NUMBERS MAY BE ADJUSTED TO ACCOMMODATE DRIVEWAY LOCATIONS, UTILITY SEPARATIONS BETWEEN TREES, STREET SIGNS, AND
STREET LIGHTS.
22. STREET TREES TO BE CENTERED IN THE MIDDLE OF THE LOT TO THE EXTENT FEASIBLE. QUAINTEST SHOWN ON PLANS MUST E INSTALLED UNLESS A REDUCTION
OCCURS TO MEET SEPARATION STANDARDS.
Spring Creek Farms
North
POLICE FACILITY
MMN ZONE
Proposed Planting List
Code Scientific Name Common Name Qty. Size Water Use % Diversity
DECIDUOUS TREES
CASP Catalpa speciosa Western Catalpa 12 2" cal Low 7%
CEOC Celtis occidentalis Western Hackberry 11 2" cal Low 6%
CRCI Crataegus crus-galli 'Inermis' Thornless Cockspur Hawthorne 9 1.5" cal Low 5%
GLTR Gleditsia tri. inermis 'Skyline' Skyline Honeylocust 20 2" cal Low 12%
GYDE Gymnocladus dioicus 'Espresso' Esspresso Coffeetree 12 2" cal Low 7%
MARA Malus 'Radiant' Radiant Crabapple 9 1.5" cal Low 5%
QUMA Quercus macrocarpa Gall Resistant Burr Oak 14 2" cal Low 8%
QURO Quercus Robur 'Boulevard' Boulevard English Oak 15 2" cal Mod 8%
POAC Populus x acuminata Lanceleaf Cottonwood 6 2" cal Mod 3%
PRAM Prunus americana American Plum 5 15 gal Mod 3%
PYCA Pyrus calleryana 'Chanticleer' Chanticleer Pear 10 1.5" cal Mod 6%
TICG Tilia cordata 'Greenspire' Greenspire Linden 15 2" cal Mod 9%
ULFR Ulmus 'Accolade' Accolade Elm 10 2" cal Low 6%
148
EVERGREEN TREES
PIFL Pinus flexilis Limber Pine 6 6' B&B Low 3%
PINI Pinus nigra Austrian Pine 10 6' B&B Low 6%
PIPU Picea pungens Colorado Blue Spruce 11 6' B&B Mod 6%
27
SHRUBS
CHNA Chrysothamnus naseosus Rabbitbrush 25 5 gal Low
PHMO Physocarpus monogynus Mountain Ninebark 3 5 gal Low
PRVM Prunus vir. melanocarpa Native Chokecherry 16 5 gal Low
JUCH Juniperus chinensis 'Holbert' Holbert Juniper 11 5 gal Low
Landscape Hydrozone Breakdown
Landscape Legend
Item Area (sf) Hydrozone Water Use
Turf Grass 33,958 sq ft Mod 10 gal/sf 339,580 gal
Dryland Grass 36,390 sq ft Very Low 0 gal
Low Water Shrub Beds 10,030 sq ft Low 3 gal/sf 30,090 gal
Mod Water Shrub Beds 0 sq ft Mod 10 gal/sf 0 gal
Low Water Perennial Beds 0 sq ft Low 3 gal/sf 0 gal
Mod Water Perennial Beds 0 sq ft Mod 10 gal/sf 0 gal
TOTAL 80,370 sq. ft. 369,670 gal 4.6 gal/sf
Dryland Seed MIx
Common Name Scientific Name Lb of PLS/AC
Blue Grama Bouteloua gracilis 1.5
Bottlebrush Squirreltail Sitanion hystrix 6
Buffalo Grass (primed w/KNO3 Buchloe dactyloides 7
Greecrypn Needle Grass Stipa viridula 4
Prairie June Grass Koeleria cristata 2
Sand Dropseed Sporobulus cryptandrus 0.3
Sideoats Grama Bouteloua curtipendula 3.4
Western Wheatgrass Agropyron smithii 6
TOTAL 30.2 LBS/PLS
Spring Creek Farms
North
PARCEL A
E ZONE
MATCHLINE SHEET 5
UNION PACIFIC RAILROAD
POWER BIKE TRAIL
BUFFERYARD TYPE
LENGTH
WIDTH
MULTIPLIER
CANOPY TREES REQUIRED / PROVIDED
ORN. TREES REQUIRED / PROVIDED
EVER. TREES REQUIRED / PROVIDED
SHRUBS REQUIRED / PROVIDED
B
362'
15'+30' EXISTING 45' TOTAL
.5
8 / 5
8 / 8
6 / 11
45 / TBD W/ FINAL
Landscape Bufferyard
17
18
19
20
21
22
23
24
25
26
27
28
29
30* 31* 32*
33*
34
35
36 37* 38*
DRIVEWAY LOCATION (TYP)
7 PARKING SPACES
9'
18'
28'
TRACT C
6' U.& D. EASEMENT (TYP)
9' UTIL. EASEMENT
9' UTIL. EASEMENT
9' UTIL. EASEMENT
9' UTIL. EASEMENT
53'
30'
20'
TRACT D PRIVATE DRIVE
53'
30'
53'
30'
8' U.& D.
EASEMENT (TYP)
8' U.& D. EASEMENT (TYP)
PED. RAMPS (TYP)
PED. RAMPS (TYP)
6' U.& D. &
DRAINAGE
EASEMENT
MMN
SPRING
CREEK
FARMS
NORTH
SECOND
REAR YARD FENCES AT PRIVATE DRIVE (TYP)
TO BE LOCATED 8' BACK OF CURB
53'
30'
53'
30'
6' U.& D.
EASEMENT (TYP)
JOSEPH ALLEN DRIVE
ADOBE DRIVE
(LOCAL 53' ROW)
SPRING FARM DRIVE
(LOCAL 53' ROW)
CHARLES BROCKMAN DR.
(LOCAL 53' ROW)
LMN
ZONE
DISTRICT
LMN NOT A PART
BLOCK 5
BLOCK 3
END OF WALL
.5' WALL
2.51' WALL
3.38' WALL
5.55' WALL
4.19' WALL
3.47' WALL
2.64' WALL
2.08' WALL
8'-0" O.C. (TYP.)
FRONT BACK
1x4 PICKETS (TYP)
2X4 RAIL (TYP)
6X6 POST, 8' O.C. (TYP) 2X6 CAP RAIL (TYP)
3'-0" 6'-0"
2X6 CAP RAIL
1X4 PICKET FLUSH
WITH BACK OF POST
2X4 RAILS ON BACK SIDE
OF FENCE (TYP)
2X4 RAIL
FINISH GRADE
HOLD TOP OF FOOTING
4" BELOW FINISH GRADE TO
ACCOMODATE BOTTOM
COURSE OF WALL
10" DIA. CONCRETE FOOTING
(TYP ALL POSTS)
THIS SIDE FACES
OPEN SPACE
6x6 POST (TYP)
3"
1" CHAMFER TYP.
PROPERTY LINE
SET FACE OF POSTS 10"
BEHIND PROPERTY LINE
ON LOT SIDE
SET FIRST COURSE OF WALL
6" BACK OF PROPERTY LINE
ON LOT SIDE
SPECIFIED MODULAR
WALL SYSTEM,
INSTALL PER
MANUFACTURER OR
STRUCTURAL ENGINEER
SPECIFICATIONS
2" MAXIMUM GAP TO FINAL GRADE
KEYSTONE MODULAR WALL SYSTEM
STRAIGHT FACE
LIGHT TAN COLOR
6'-0"
HEIGHT VARIES, 6" MIN,
5.5' MAX. AVERAGE
HEIGHT ABOUT 3'
FINISH GRADE AT OPEN SPACE
OPEN SPACE SIDE LOT SIDE
6'-0"
8'-0" O.C. (TYP.)
FRONT BACK
6" 3'-0" 6'-0"
1x4 PICKETS (TYP)
2X4 RAIL (TYP)
2X6 CAP RAIL (TYP)
2" MAXIMUM GAP TO FINAL GRADE
4x4 POST, 8' O.C. (TYP)
2X6 CAP RAIL
1X4 PICKET FLUSH
WITH BACK OF POST
2X4 RAILS ON BACK SIDE
OF FENCE (TYP)
2X4 RAIL
FINISH GRADE
HOLD TOP OF FOOTING
3" BELOW FINISH GRADE
10" DIA. CONCRETE FOOTING
(TYP ALL POSTS)
THIS SIDE
FACES
STREET/O.S.
4x4 POST (TYP)
NOTE:
CAP, FASCIA, RAILS ETC. SHALL BE PARALLEL
FENCE TO STEP WITH THE GRADE.
NORTH
Planning Landscape Architecture Graphics
SHEET TITLE:
SHEET NO:
OF
PO Box 1889
Fort Collins, Colorado 80522-1889
970.472.9125 T
866.902.4163 F
www.vignettestudios.com
ACAD FILE:
DRAWN:
CHECKED:
JOB NO:
REVISIONS DATE
ISSUE DATE:
CLIENT
SCALE 1"=50'
0 25 50
FORT COLLINS, COLORADO
PROJECT DEVELOPMENT PLAN
Filing No. 4
Spring Creek Farms North North
SITE PLAN
3 5
COMMENTS
COMMENTS
13502
13502 PDP1
TCH
TCH
10/9/13
11/26/13
April 10, 2013
100
Site Plan Legend
LOT TYPE SUMMARY
(A) ALLEY LOAD HOMES 47' X 100' 8 10%
(B1) SINGLE FAMILY 50' X 100' 28 37%
(B2) SINGLE FAMILY 52' X 100' 10 13%
(C) SINGLE FAMILY 60' X 100' 24 32%
(D) SINGLE FAMILY 70' X 100' 6 8%
TOTAL UNITS 76
MATCHLINE SHEET 2
UNION PACIFIC RAILROAD
POWER BIKE TRAIL
6' FENCE AND WALL DETAIL AT WEST PROPERTY LINE
SCALE 1/2"= 1'-0"
6' FENCE DETAIL (TYP)
SCALE 1/2"= 1'-0"
BLOCK 2
1
2
3
4
5
6
7
8
9
10
11
12
13
1*
2*
3
4
1
2
3
DRIVEWAY LOCATION (TYP)
9' UTIL. EASEMENT
9' UTIL. EASEMENT
9' UTIL. EASEMENT
9' UTIL. EASEMENT
53'
30'
53'
30'
TRACT A 50'
53'
30'
20'
IRRIGATION &
UTIL. EASEMENT
6' U.&D. EASEMENT (TYP)
6' U.& D. EASEMENT
EACH SIDE (TYP)
6' U.& D. EASEMENT
PED. RAMPS (TYP)
PED. RAMPS (TYP)
LMN
ZONE
DISTRICT
53'
30'
TRACT B
BLOCK 6
NANCY GRAY
AVENUE
JOSEPH ALLEN DRIVE
CHARLES BROCKMAN DR.
(LOCAL 53' ROW)
ADOBE DRIVE
(LOCAL 53' ROW)
NANCY GRAY AVE
(LOCAL 53' ROW)
E ZONE
DISTRICT
BLOCK 1
2.08' WALL
1.56' WALL
1.2' WALL
1.19' WALL
1.15' WALL
.86' WALL
1.04' WALL
1.2' WALL
.61 WALL
END OF WALL
2.09' WALL
PROPERTY LINE
U.& D.ITY EASEMENT
FLOWLINE, CURB & GUTTER
PROPOSED WALK
MATCHLINE
NEW 6' WOOD FENCE
LOT LINE
RIGHT OF WAY LINE
LIMITS OF DISTURBANCE
CENTERLINE
BUILDING ENVELOPE
HANDICAP RAMP
HANDICAP PARKING
R
NORTH
Planning Landscape Architecture Graphics
SHEET TITLE:
SHEET NO:
OF
PO Box 1889
Fort Collins, Colorado 80522-1889
970.472.9125 T
866.902.4163 F
www.vignettestudios.com
ACAD FILE:
DRAWN:
CHECKED:
JOB NO:
REVISIONS DATE
ISSUE DATE:
CLIENT
SCALE 1"=50'
0 25 50
FORT COLLINS, COLORADO
PROJECT DEVELOPMENT PLAN
Filing No. 4
Spring Creek Farms North North
SITE PLAN
2 5
COMMENTS
COMMENTS
13502
13502 PDP1
TCH
TCH
10/9/13
11/26/13
April 10, 2013
100
Site Plan Legend
LOT TYPE SUMMARY
(A) ALLEY LOAD HOMES 47' X 100' 8 10%
(B1) SINGLE FAMILY 50' X 100' 28 37%
(B2) SINGLE FAMILY 52' X 100' 10 13%
(C) SINGLE FAMILY 60' X 100' 24 32%
(D) SINGLE FAMILY 70' X 100' 6 8%
TOTAL UNITS 76
MATCHLINE SHEET 3
UNION PACIFIC RAILROAD
POWER BIKE TRAIL
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30* 31* 32*
33*
34
35
36 37*
38*
1*
2*
3
4
1
2
3
TRACT C
TRACT D PRIVATE DRIVE
TRACT A
TRACT B
BLOCK 6
BLOCK 1
BLOCK 5
BLOCK 3
SITE LOCATION
TIMBERLINE ROAD
PROSPECT STREET
COUNTY ROAD 9
I - ZONING
E - ZONING
MMN - ZONING
1 MILE RADIUS
DRAKE ROAD
LEMAY AVE
MMN - ZONING
MMN - ZONING
POL - ZONING
I - ZONING
RL - ZONING
NC - ZONING
LMN - ZONING
MMN - ZONING
UNION PACIFIC RAILROAD
E - ZONING
LMN - ZONING
NORTH
Planning Landscape Architecture Graphics
SHEET TITLE:
SHEET NO:
OF
PO Box 1889
Fort Collins, Colorado 80522-1889
970.472.9125 T
866.902.4163 F
www.vignettestudios.com
ACAD FILE:
DRAWN:
CHECKED:
JOB NO:
REVISIONS DATE
ISSUE DATE:
CLIENT
SCALE 1"=100'
0 50 100
FORT COLLINS, COLORADO
PROJECT DEVELOPMENT PLANS
Filing No. 4
Spring Creek Farms North North
COVER SHEET
1 5
COMMENTS
COMMENTS
13502
13502 PDP1
TCH
TCH
10/9/13
11/26/13
April 10, 2013
CONTEXT DIAGRAM 200
SCALE 1" = 120'
SHEET INDEX
1. COVER SHEET
2. SITE PLAN
3. SITE PLAN
4. LANDSCAPE PLAN
5. LANDSCAPE PLAN
NORTH
VICINITY MAP
SCALE 1"=2000' APPROXIMATE
A tract of land located in the Southeast One-quarter of Section 19, Township 7 North, Range 68 West of the
Sixth Principal Meridian being more particularly described as follows:
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BEGINNING.
Property Description
1. SEE SUBDIVISION PLAT AND U.& D.ITY PLANS FOR DESIGN OF ALL EASEMENTS, LOT AREAS
AND DIMENSIONS, AND DESIGN OF STREETS AND WALKS.
2. PUBLIC STREETS WILL MEET OR EXCEED CITY OF FORT COLLINS DESIGN CRITERIA.
3. COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN ADJACENT ROW, MEDIANS, AND
TRAFFIC CIRCLES ARE TO BE MAINTAINED BY A HOMEOWNERS ASSOCIATION.
4. SIGNS TO COMPLY WITH CITY SIGN CODE UNLESS A SPECIFIC VARIANCE IS GRANTED.
5. WITH FINAL DEVELOPMENT PLANS, DEVELOPER SHALL ENSURE THAT THE LANDSCAPE PLAN
IS COORDINATED WITH THE PLANS DONE BY OTHER CONSULTANTS SO THAT THE
PROPOSED GRADING, STORM DRAINAGE, OR OTHER CONSTRUCTION DOES NOT CONFLICT
WITH, NOR PRECLUDE INSTALLATION AND MAINTENANCE OF LANDSCAPE ELEMENTS ON
THIS PLAN.
6. LIGHTING WITHIN THE PROJECT SHALL COMPLY WITH CITY OF FORT COLLINS LIGHT AND
POWER UTILITY REQUIREMENTS AND SECTION 3.2.4 OF THE LAND USE CODE.
7. TO MEET THE REQUIREMENTS OF 3.5.2 (B) OF THE LAND USE CODE, A MINIMUM OF 3
HOUSING MODELS FOR THE SINGLE FAMILY HOMES SHALL BE REQUIRED. THESE HOUSING
MODELS SHALL MEET OR EXCEED THE STANDARDS AS OUTLINED IN 3.5.2(B)(2) OF THE LAND
USE CODE.
8. ALL SINGLE FAMILY DETACHED HOMES SHALL MEET THE GARAGE DOOR STANDARDS AS
OUTLINED IN 3.5.2(E) OF THE LAND USE CODE WHERE FACING PUBLIC STREETS.
9. PRIVATE CONDITIONS, COVENANTS, AND RESTRICTIONS (CC&R'S), OR ANY OTHER PRIVATE
RESTRICTIVE COVENANT IMPOSED ON LANDOWNERS WITHIN THE DEVELOPMENT, MAY NOT
BE CREATED OR ENFORCED WHICH HAS THE EFFECT OF PROHIBITING OR LIMITING THE
INSTALLATION OF XERISCAPE LANDSCAPING, SOLAR/PHOTO-VOLTAIC COLLECTORS (IF
MOUNTED FLUSH UPON ANY ESTABLISHED ROOF LINE), CLOTHES LINES (IF LOCATED IN
BACK YARDS), ODOR-CONTROLLED COMPOST BINS, OR WHICH HAS THE EFFECT OF
REQUIRING THAT A PORTION OF ANY INDIVIDUAL LOT BE PLANTED IN TURF GRASS.
10. THE SOIL IN ALL LANDSCAPE AREAS, INCLUDING PARKWAYS AND MEDIANS, SHALL BE
THOROUGHLY LOOSENED TO A DEPTH OF NOT LESS THAN EIGHT INCHES AND SOIL
AMENDMENT SHALL BE THOROUGHLY INCORPORATED INTO THE SOIL OF ALL LANDSCAPE
AREAS TO A DEPTH OF AT LEAST 6 INCHES BY TILLING, DISKING OR OTHER SUITABLE
METHOD, AT A RATE OF AT LEAST 3 CUBIC YARDS OF SOIL AMENDMENT PER 1,000 SQUARE
FEET OF LANDSCAPE AREA.
11. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS
NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED ON THE PUBLIC RIGTH-OF-WAY.
THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY
PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED.
FAILURE TO OBTAIN THIS PERMIT MAY RESULT IN REPLACING OR RELOCATING TREES AND A
HOLD ON CERTIFICATE OF OCCUPANCY.
12. THE DEVELOPER SHALL CONTACT THE CITY FORESTER TO INSPECT ALL STREET TREE
PLANTINGS AT THE COMPLETION OF DEVELOPMENT. ALL TREES NEED TO HAVE BEEN
INSTALLED AS SHOWN ON THE LANDSCAPE PLAN. APPROVAL OF STREET TREE PLANTING IS
REQUIRED BEFORE FINAL APPROVAL OF EACH PHASE. FAILURE TO OBTAIN APPROVAL BY
THE CITY FORESTER FOR STREET TREES IN A PHASE SHALL RESULT IN A HOLD ON CERTIFICATE
OF OCCUPANCY FOR FUTURE PHASES OF THE DEVELOPMENT.
General Notes:
OWNER'S CERTIFICATION
THE UNDERSIGNED DOES/DO HEREBY CERTIFY THAT I/WE ARE THE LAWFUL OWNERS OF
REAL PROPERTY DESCRIBED ON THIS SITE PLAN AND DO HEREBY CERTIFY THAT I/WE
ACCEPT THE CONDITIONS AND RESTRICTIONS SET FORTH ON SAID SITE PLAN.
NOTARY CERTIFICATE
STATE OF COLORADO ss.)
COUNTY OF )
SUBSCRIBED and sworn to before this day of 20
by.
WITNESS my hand and official seal. My commission expires:
Notary Public
OWNER DATE
DIRECTOR OF PLANNING
APPROVED BY THE DIRECTOR OF PLANNING OF THE CITY OF FORT COLLINS,
COLORADO, THIS DAY OF A.D. 20
DIRECTOR OF PLANNING
Signatures
Landuse Breakdown
LMN E Total
GROSS AREA 13.05 AC 2.18 AC 15.23 AC
DWELLING UNITS 69 UNITS 7 UNITS 76 UNITS
GROSS DENSITY 5.29 DU/AC 3.21 DU/AC 4.99 DU/AC
NET DENSITY 5.29 DU/AC 3.21 DU/AC 4.99 DU/AC
SOLAR ORIENTATION 23 2 25 32.9%
COVERAGE
STREET ROW 123,147 SF 18,616 SF 141,763 SF 21.37 %
PRIVATE DRIVES 4,185 SF 4,185 SF 0.63 %
LOTS 411,293 SF 41,118 SF 452,411 SF 68.19 %
OPEN SPACE 29,832 SF 35,227 SF 65,059 SF 9.81 %
TOTAL 568,457 SF 94,961 SF 663,418 SF 100 %
Building Setbacks
PER LAND USE CODE FOR LMN DISTRICT
Other
ZONING LMN & E
MAXIMUM BUILDING HEIGHT 3 STORIES
FORT COLLINS
POLICE FACILITY
MMN ZONE
VACANT
E ZONE
PARKWOOD EAST
RL ZONE
UNION PACIFIC RAILROAD
SPRING CREEK FARMS
NORTH SECOND FILING
MMN ZONE
OUTLOT A
SPRING CREEK
FARMS NORTH
NOT A PART
LMN ZONE
POWER BIKE TRAIL
EAST DRAKE ROAD
CHARLES BROCKMAN DRIVE
NANCY GRAY AVENUE
JOSEPH ALLEN DRIVE
TIMBERLINE ROAD
SITE
LMN ZONE
E ZONE
SPRING CREEK FARMS
NORTH
THIRD FILING
LMN ZONE