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HomeMy WebLinkAboutGEICO OFFICE BUILDING - PDP - PDP130039 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO _____________1__ MEETING DATE May 14, 2014 STAFF Holland HEARING OFFICER Planning Services 281 N College Ave – PO Box 580 – Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750 STAFF REPORT PROJECT: Geico Office Building, Project Development Plan, PDP #130039 and Modification of Standard to Section 4.26(E)(1) APPLICANT: Cathy Mathis TB Group 444 Mountain Avenue Berthoud, Colorado 80513 OWNER: Steve Allen, LLC 115 E Harmony Rd. Ste. 110 Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for approval of a new 2-story, 6,600 square foot commercial building on a 0.548 acre site in the Harmony Corridor (H-C) zone district. The site is located at the northwest corner of East Harmony Road and South Timberline Road, and includes two lots (2016 and 2024 East Harmony Road), which will be platted into one lot with this Project Development Plan. The project includes a new parking area with 26 parking spaces. The Dixon Canyon Irrigation Lateral is located along the northern boundary of the project. An existing transit stop is located on East Harmony Road near the southwest corner of the site. The project includes a request for one modification of standard that addresses the Harmony Corridor Development Standards; more specifically the requirement for an 80 foot minimum landscaped setback zone along the project’s Harmony Road frontage, as measured from the future edge of pavement. The 80 foot setback zone is not required along the South Timberline Road frontage. RECOMMENDATION: Approval of Geico Office Building, Project Development Plan, PDP #130039, and Modification of Standard to Section 4.26(E)(1). EXECUTIVE SUMMARY: The Geico Office Building P.D.P. and Modification of Standard comply with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: Geico Office Building, PDP #130039, and Modification of Standard to Section 4.26(E)(1). Administrative Hearing, May 14, 2014 Page 2 • The P.D.P. complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. • The Modification of Standard to Section 4.26(E)(1) Harmony Corridor Development Standards meets the applicable requirements of Section 2.8.2(H), and the granting of this modification would not be detrimental to the public good. • The P.D.P. complies with relevant standards located in Division 4.26, Harmony Corridor District (H-C) of Article 4 – Districts, subject to approval of the Modification of Standard. • The P.D.P. complies with relevant standards located in Article 3 – General Development Standards. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North Urban Estate (U-E) Residential South Harmony Corridor (H-C) Harmony Village Mixed Use Activity Center East Harmony Corridor (H-C) Harmony School Shops Community Shopping Center West Harmony Corridor (H-C) Commercial building, Harmony Wellness Center Subdivision Land Use History: • The property was annexed in May 1989 as part of the Harmony Half Aces Annexation. • Two lots are being combined into one lot with the proposed plat submitted with this project. The two lots are addressed as 2016 and 2024 East Harmony Road. Geico Office Building, PDP #130039, and Modification of Standard to Section 4.26(E)(1). Administrative Hearing, May 14, 2014 Page 3 • 2016 East Harmony Road is located to along the western portion of the project, and was platted in 2001 as the Harmony Lawser Subdivision. This lot contains an existing building which was originally constructed as a single- family detached residence. The residence was later converted into an office use by David Lawser in September 2002. This P.D.P. proposes to demolish the structure to accommodate the proposed site plan configuration. • 2024 East Harmony Road is located along the eastern portion of the project at the corner of East Harmony and Timberline Road. This lot originally contained a single-family residence and detached garage and was later occupied by commercial uses. All buildings on this lot were demolished in July 2013, and the site is current vacant. 2. Compliance with Applicable Harmony Corridor (H-C) Standards: The project complies with all applicable H-C standards with the following relevant comments provided: A. Section 4.26(A) – Purpose The proposed land uses and site configuration are consistent with the purpose of the Harmony Corridor District, by contributing to an attractive and complete mixed-use area with a major employment base. B. Section 4.26(B) –Permitted Uses The proposed land uses are consistent with the permitted uses in the Harmony Corridor District. The development uses specifically proposed with the P.D.P. are offices, medical office and personal business and service shop. All of these proposed uses are considered Primary Commercial Uses and no Secondary Uses are proposed. Examples of Primary Uses in the H-C District are research and testing facilities, hospitals, industrial, regional and international headquarters, private schools and universities, and professional offices. Examples of Secondary Uses in the H-C District are child care centers, lodging, convenience shopping centers, standard restaurants, and residential uses. Secondary Uses are limited to not more than 25% of the total gross area of development plans in the H-C zone district. C. Section 4.26(D)(1) – Harmony Corridor Land Use Standards The project is in compliance with this standard, which requires that the development comply with the Harmony Corridor land use and locational Geico Office Building, PDP #130039, and Modification of Standard to Section 4.26(E)(1). Administrative Hearing, May 14, 2014 Page 4 standards as adopted in the Harmony Corridor Land Use Plan. This plan designates the project site to be within the Basic Industrial and Non-Residential Activity Center (BINRAC). The commercial uses proposed are considered Primary Uses in the BINRAC area and are consistent with the intent of the BINRAC designation. D. Section 4.5(E)(1) – Harmony Corridor Development Standards This Section requires that all development in the H-C Harmony Corridor District also comply with the applicable Harmony Corridor Design Standards. The project is in compliance with all applicable design standards with the following comments: • An 80 foot landscaped setback zone is required along the Harmony Road frontage as measured from the future edge of pavement. The applicant is proposing a setback zone reduction from 80 feet to 27 feet, which is discussed in further detail on the following pages of this staff report. • The project provides a landscape pattern and plant section that is consistent with the Harmony Corridor Standards. • All building elevations provide an overall high quality, attractive architectural design, consistent with the Harmony Corridor Standards. • All parking is fully screened from public streets by buildings, plant material and berms. 3. Compliance with Article 3 of the Land Use Code – General Development Standards The project complies with all applicable General Development Standards with the following relevant comments provided: A. Section – 3.2.1 Landscaping • Street trees and “Full Tree Stocking” are provided along all high use and high visibility areas of the development in accordance with the standards of this section. • Ground cover areas in parking lots and at building foundations are also planted in accordance with the minimum requirements, with deciduous and evergreen shrubs, perennials and ornamental grasses used extensively. Trees are planted in the parking lot interior and perimeter in conformance with the minimum requirements and in conformance with the standards recommended with the Harmony Corridor design guidelines. Geico Office Building, PDP #130039, and Modification of Standard to Section 4.26(E)(1). Administrative Hearing, May 14, 2014 Page 5 • Based on staff’s recommendation, the landscape area provided along East Harmony Road exceeds the minimum planting requirements for screening vehicle use areas by providing a wide shrub bed that includes berms and landscape boulders, with the intent of providing an enhanced, higher quality landscape edge to compensate for the reduction in setback depth from 80 feet to 27 feet. As part of this enhancement, turf areas are kept to a minimum so that trees and shrubs can be placed in more naturalistic groupings, contributing to an attractive landscape edge that appears spacious and provides design continuity along the Harmony Road frontage. B. Section 3.2.2 – Access, Circulation and Parking A total of 26 off-street parking spaces are provided in accordance with the maximum quantity permitted in this section. The parking spaces and drive isles provided meet the minimum dimensional requirements in this section. 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. C. Section 3.2.2(C)(6) – Direct On-Site Access to Pedestrian and Bicycle Connections A 6 foot sidewalk provides a direct connection from the building’s entrance to the existing sidewalk along East Harmony Road in accordance with this section. Bicycle parking is planned in accordance with the minimum quantity and is placed appropriately near the building entrance. D. Section 3.2.4 – Site Lighting A photometric plan was submitted for the project that complies with the lighting levels and design standards of this section. Parking lot and drive lighting is provided by down-directional and sharp cut-off fixtures. E. Section 3.2.5 – Trash and Recycling Enclosures The project provides a fully screened trash enclosure with walk-in access to recycling and waste containers in accordance with the requirements of this section. The enclosure is finished with brick which provides a high quality appearance consistent with the building design. Geico Office Building, PDP #130039, and Modification of Standard to Section 4.26(E)(1). Administrative Hearing, May 14, 2014 Page 6 F. Section 3.4.1 – Natural Habitats and Features The Dixon Canyon Irrigation Lateral runs along the northern edge of the property and qualifies as a natural habitat feature. Because the project is within 500’ of this natural habitat, a natural habitat buffer zone is provided along the northern boundary of the project. The existing ecological value of this habitat is low. A thin strip of vegetated wetlands exists along the north bank of the irrigation ditch, but it is not on the property. The site has minimal habitat value due to prior development on the site, and there are no significant native trees or vegetation present. The property currently is only utilized by weedy and urban-adapted species. Weedy species such as cheat grass, Canada thistle, and field bindweed are the predominate vegetation. Urban-adapted species may occasionally use the site for foraging. One significant Siberian Elm is present at the northwestern corner of the property. No significant existing trees are proposed to be removed. To meet the buffer standards associated with Section 3.4.1, the project proposes to apply the performance standards contained in Section 3.4.1(E) of the Land Use Code. Staff finds that the project meets the standards in Section 3.4.1 by incorporating additional native trees, shrubs, and grasses in the designated buffer area to enhance the existing low-value natural ecological characteristics present on this portion of the site. G. Section 3.5.3 – Mixed-Use, Institutional and Commercial Buildings The extensive articulation of the building form and generous use of brick and stone contribute to a high quality appearance that is consistent with the high quality architectural design required within the Harmony Corridor. The overall building design provides a high level of quality that satisfies the commercial building requirements of this section. Variations in massing, juxtaposed materials and forms with varied patterns of recesses and projections provide vertical and horizontal interest, breaking down the overall scale of the building. All building elevations provide a recognizable base and top treatment in accordance with Section 3.5.3(D)(6), with all areas of wall plane receiving a substantial base plane treatment to provide vertical relief and human scale. Entrance canopies and projecting roof elements are used to further articulate the building and provide a high level of detail. Geico Office Building, PDP #130039, and Modification of Standard to Section 4.26(E)(1). Administrative Hearing, May 14, 2014 Page 7 H. Section 3.6.4 Transportation Level of Service Requirements The Traffic Operations and Engineering Departments have reviewed the proposed project 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. MODIFICATION OF STANDARD: 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, 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. Geico Office Building, PDP #130039, and Modification of Standard to Section 4.26(E)(1). Administrative Hearing, May 14, 2014 Page 8 4. Modification of Standard Request to Section 4.26(E)(1) Harmony Corridor Development Standards A. Description of the Modification: The applicant has submitted a request for approval of a Modification of Standard to 4.26(E)(1) Harmony Corridor Development Standards requesting a reduction in the required 80 foot Harmony Road Setback Zone to provide a 27 foot setback zone in lieu of the 80 foot requirement. B. The standard: Section 4.26(E)(1) Harmony Corridor Development Standards. All development in the H-C Harmony Corridor District shall also comply with the Harmony Corridor design standards as adopted by the city... The specific design standard described on page five of the Harmony Corridor Standards and Guidelines is as follows: Developments located along the Harmony Road Frontage, east of Boardwalk Drive, shall provide a minimum 80 foot setback from the future edge of pavement, as determined by the City. This area is referenced in the standards as the “setback zone.” The purpose of this Harmony Road setback zone is to provide enough area between Harmony Road and adjacent development to create an attractive landscape that appears spacious and provides continuity along the Harmony Road Frontage. C. Applicant’s Justification: The applicant has provided the following justification narrative: “The property has several physical constraints. It is a shallow, 100’ deep lot and the existing Dixon Canyon Ditch runs partially through the site, thus causing the parking area to be pushed towards Harmony Road. If the 80’ setback were imposed, the remainder of the lot would be 35’ wide, which would render the site infeasible.” “We feel that the granting of this modification of standard would not be detrimental to the public good, and 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 Geico Office Building, PDP #130039, and Modification of Standard to Section 4.26(E)(1). Administrative Hearing, May 14, 2014 Page 9 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.” “Justification:  The proposed plan provides an enhanced landscape edge, using a combination of berms, boulders and a naturalistic plant palette in keeping with the Harmony Road streetscape.  The setback as modified permits an underutilized parcel to be developed by building an attractive, desirable product in an infill site that the community can be proud of. Although not strictly a criteria for justification, the construction of the project would be a benefit to the neighborhood.  The modification is minor when considered from the perspective of the entire development plan. The project is consistent with the LUC (Land Use Code) with appropriate building setbacks and enhanced architecture that provides appropriate scale, massing and detail. The resulting project enhances the character of the Harmony Corridor.” D. Staff Finding for the Modification: Staff finds that the request for the Modification of Standard to Section 4.26(E)(1) Harmony Corridor Development Standards 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: The request satisfies Criteria (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. The request satisfies Criteria 2.8.2(H)(3) because the project has a narrow depth of approximately 114 feet, as measured from the established edge of pavement along East Harmony Road, with approximately 26 feet of the 114 feet located within a natural habitat buffer zone along the northern boundary. Deducting the 26 foot buffer from the project’s overall depth of 114 feet leaves 88 feet of depth Geico Office Building, PDP #130039, and Modification of Standard to Section 4.26(E)(1). Administrative Hearing, May 14, 2014 Page 10 remaining for potential development of new structures, parking and circulation. The strict application of the 80 foot setback standard within this remaining 88 foot project depth represents an exceptional physical condition and undue hardship not caused by the applicant which would render the subject site infeasible for development of the proposed uses, which are permitted uses in the H-C zone district. 5. Neighborhood Meeting Due to the uses proposed, a City neighborhood meeting was not required and a meeting was not held for the project. 6. Findings of Fact/Conclusion In evaluating the Geico Office Building Project Development Plan, staff makes the following findings of fact: A. The Modification of Standard to Section 4.26(E)(1) Harmony Corridor Development Standards 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: The request satisfies Criteria (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. The request satisfies Criteria 2.8.2(H)(3) because the project has a narrow depth of approximately 114 feet, as measured from the established edge of pavement along East Harmony Road, with approximately 26 feet of the 114 feet located within a natural habitat buffer zone along the northern boundary. Deducting the 26 foot buffer from the project’s overall depth of 114 feet leaves 88 feet of depth remaining for potential development of new structures, parking and circulation. The strict application of the 80 foot setback standard within this remaining 88 foot project depth represents an exceptional physical condition and undue hardship not caused by the applicant which would render the subject site infeasible for development of the proposed uses, which are permitted uses in the H-C zone district. Geico Office Building, PDP #130039, and Modification of Standard to Section 4.26(E)(1). Administrative Hearing, May 14, 2014 Page 11 B. The P.D.P. complies with the process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. C. The P.D.P. complies with relevant standards located in Article 3 – General Development Standards. D. The P.D.P. complies with relevant standards located in Division 4.26, Harmony Corridor District (H-C) of Article 4 – Districts. RECOMMENDATION: Approval of Geico Office Building, Project Development Plan, PDP #130039, and Modification of Standard to Section 4.26(E)(1). ATTACHMENTS: 1. Statement of Planning Objectives 2. Applicant’s Modification Request 3. Site and Landscape Plan 4. Building Elevations 5. Plat and Utility Plans 6. Lighting Plan 7. Ecological Characterization Study and staff summary review 8. Harmony Corridor Land Use Plan 9. Letters from residents Page 1 December 23, 2013 Geico Office Building Statement of Planning Objectives This proposal is for a new office building to be located at 2024 East Harmony Road. Currently, there are two lots (2016 and 2024), which will be platted with into one lot with this PDP. Uses surrounding the property consist of the following: South: Harmony Village Shopping Center, Zoned HC West: Harmony Wellness Center, Zoned HC North: Harmony Half Acres Subdivision, Zoned UE East: Harmony School Shops, Zoned HC The proposed building will contain approximately 6,600 sq. ft. of office space and is two stories in height. Main access to the site will utilize an existing (right-in /right-out only) entrance off of Harmony Road, which currently serves the Forever Young hair salon. 26 parking spaces will be provided for employees and visitors. The .548-acre site is in the H-C zoning district. The area surrounding the Geico office building contains a mix of single-family homes, retail, shopping centers, and medical uses. The site is ideal for this type of use as it provides a high-quality building in an underutilized vacant infill site in Fort Collins. The proposed project is located within walking and biking distance to neighborhoods, restaurants, and shopping centers. There is an existing transit stop on Harmony Road in front of the site. (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: The Geico Office Building meets the following applicable City Plan Principles and Policies: Economic Health Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.1 –Prioritize Targeted Redevelopment Areas Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment By building a new office building, Geico will continue to promote and sustain their local business thereby further enhancing the economic health of Fort Page 2 Collins. This represents business retention for a business that is successful in Fort Collins. Environmental Health Principle ENV 19: The City will pursue opportunities to protect and restore the natural function of the community’s urban watersheds and streams as a key component of minimizing flood risk, reducing urban runoff pollution, and improving the ecological health of urban streams. Policy ENV 19.2 – Pursue Low Impact Development The project is implementing LID by incorporating grass swales and pervious pavement, which will treat runoff from the new building. Community and Neighborhood Livability Principle LIV 38: Employment Districts will be the major employment centers in the community, and will also include a variety of complementary uses to meet the needs of employees. By design, they will be accessible to the City’s multimodal transportation system and encourage walking, bicycling, car and van pooling, and transit use. Policy LIV 38.1 – Mix of Uses Policy LIV 38.3 – Land Use Transitions Policy LIV 38.5 – Coordinate District Design Policy LIV 38.7 – Address Parking Policy LIV 38.8 – Provide Walkways and Bikeways The proposed office building is a primary use located in a targeted activity center. The area surrounding the site contains a mix of residential, institutional, employment, office and retail. The visual impacts of the parking lot have been reduced by placing the parking to the side of the building and enhancing with landscaping. Transportation Principle T 9: Enhanced Travel Corridors will contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling. Policy T 9.1 – Locating Enhanced Travel Corridors Principle T10: Using transit will be a safe, affordable, easy, and convenient mobility option for all ages and abilities. Policy T 10.1 – Transit Stops Policy T 10.6 – High Frequency Transit Service Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities Page 3 The location of this building and its proximity to Harmony and Timberline Roads will promote and support the idea of a predominance of the daily trips of the employees of this project utilizing alternative modes of transportation (walking/biking) or public transportation. The on-street bike lanes will help to encourage safe cycling. Both Harmony and Timberline Roads are designated as enhanced travel corridors and there is an existing Transfort stop on Harmony in front of the site. (ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. The site is adjacent to the Dixon Canyon Lateral irrigation ditch. There was an Ecological Characterization Report prepared and submitted to the City. We will determine the best way to treat the natural buffer zone during the review process. (iii) Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. The project will be owned by Steve Allen LLC. All maintenance for common areas, landscape, trash removal, stormwater infrastructure, and snow removal shall be performed by the property owner. (iv) Estimate of number of employees for business, commercial, and industrial uses. The number of employees is estimated to be approximately 10-15. (v) Description of rationale behind the assumptions and choices made by the applicant. Our assumptions are based on the following rationale for the proposed office use: Office Building – The motivation behind the new building was to relocate an existing insurance agency to a new building as well as provide Class A office space for lease. The site has been an eyesore for a number of years, so the improvements will create an attractive corner presence at the intersection of two busy streets. (vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. At this time the project is not proposing any variance from any City of Fort Collins criteria. See above for applicable criteria. (vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. Page 4 The site is adjacent to the Dixon Canyon Lateral irrigation ditch. There was an Ecological Characterization Report prepared and submitted to the City. We will determine the best way to treat the natural buffer zone during the review process. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. There was no neighborhood meeting. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. The project is called Geico Office Building. The project was referred to as 2024 Harmony Road – Insurance Office at Conceptual Review. Page 1 April 14, 2014 Administrative Hearing Officer c/o City of Fort Collins Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: Geico Office Building Please accept this request for a Modification of Standards to the Harmony Corridor Standards and Guidelines. Background This proposal is for a new office building to be located at 2024 East Harmony Road. Currently, there are two lots (2016 and 2024), which will be platted with into one lot with this PDP. The proposed building will contain approximately 6,600 sq. ft. of office space and is two stories in height. Main access to the site will utilize an existing (right-in /right-out only) entrance off of Harmony Road, which currently serves the Forever Young hair salon. 26 parking spaces will be provided for employees and visitors. The .548-acre site is in the H-C zoning district. The area surrounding the Geico office building contains a mix of single-family homes, retail, shopping centers, and medical uses. The site is ideal for this type of use as it provides a high-quality building in an underutilized vacant infill site in Fort Collins. The proposed project is located within walking and biking distance to neighborhoods, restaurants, and shopping centers. There is an existing transit stop on Harmony Road in front of the site. Modification The modification requested is for the Harmony Corridor Standards and Guidelines “General Standards and Guidelines” section regarding the Harmony Road Setback. The requirement is for all new developments east of Boardwalk Drive must provide a minimum 80 foot setback from the future edged of pavement. The property has several physical constraints. It is a shallow, 100’ deep lot and the existing Dixon Canyon Ditch runs partially through the site, thus causing the parking area to be pushed towards Harmony Road. If the 80’ setback were imposed, the remainder of the lot would be 35’ wide, which would render the site infeasible. Requested Modification: Given the above, we request that the proposed setback be 27 feet instead of 80 feet. Modification Criteria We feel that the granting of this modification of standards would not be detrimental to the public good, and 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 Page 2 such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant. Justification • The proposed plan provides an enhanced landscape edge, using a combination of berms, boulders and a naturalistic plant palette in keeping with the Harmony Road streetscape. • The setback as modified permits a underutilized parcel to be developed by building an attractive, desirable product in an infill site that the community can be proud of. Although not strictly a criteria for justification, the construction of the project would be a benefit to the neighborhood. • The modification is minor when considered from the perspective of the entire development plan. The project is consistent with the LUC with appropriate building setbacks and enhanced architecture that provides appropriate scale, massing and detail. The resulting project enhances the character of the Harmony Corridor. WOOD OR STEEL OVERHANG SUPPORT - STAIN OR PAINT METAL OR FIBER CEMENT FASCIA BOARD - BEIGE/GRAY ASPHALT SHINGLE ROOF - BEIGE/BROWN FIBER CEMENT REVEAL PANEL - GREEN/BEIGE SYNTHETIC STONE VENEER - BEIGE/BUFF FIBERGLASS WINDOW - BRONZE OR BLACK BRICK - WARM GRAY TONES METAL OR FIBER CEMENT SIDING - BEIGE SYNTHETIC STONE VENEER - BEIGE/BUFF FIBER CEMENT REVEAL PANEL - GREEN/GRAY WOOD OR STEEL OVERHANG SUPPORT - STAIN OR PAINT 3" 12" 3" 12" METAL SEAMLESS GUTTER TO MATCH FASCIA METAL OR FIBER CEMENT FASCIA BOARD - BEIGE/GRAY METAL OR FIBER CEMENT FASCIA BOARD - BEIGE/GRAY SYNTHETIC STONE WATER TABLE - BEIGE/BUFF SYNTHETIC STONE WATER TABLE - BEIGE/BUFF METAL OR FIBER CEMENT FASCIA BOARD - BEIGE/GRAY METAL SEAMLESS GUTTER TO MATCH FASCIA PRECAST CONC. OR BRICK ROWLOCK SILL - WARM GRAY 30' - 0" MAX. 14' - 0" 7 6 5 4 3 2 1 ASPHALT SHINGLE ROOF - BEIGE/BROWN METAL OR FIBER CEMENT FASCIA BOARD - BEIGE/GRAY FIBER CEMENT REVEAL PANEL - GREEN/GRAY SYNTHETIC STONE VENEER - BEIGE/BUFF BRICK - WARM GRAY TONES FIBERGLASS WINDOW - BRONZE OR BLACK PRE FABRICATED STEEL STAIR AND GUARD RAIL - BLACK SYNTHETIC STONE VENEER - BEIGE/BUFF METAL OR FIBER CEMENT SIDING - BEIGE BRICK - WARM GRAY TONES WOOD OR STEEL OVERHANG SUPPORT - STAIN OR PAINT METAL OR FIBER CEMENT FASCIA BOARD - BEIGE/GRAY METAL SEAMLESS GUTTER TO MATCH FASCIA SYNTHETIC STONE WATER TABLE - BEIGE/BUFF PRECAST CONC. OR BRICK ROWLOCK SILL - WARM GRAY G F E D C B A 1. ALL MECHANICAL AND ELECTRICAL EQUIPMENT TO BE PAINTED TO MATCH BUILDING. 2. ALL MECHANICAL AND ELECTRICAL METERS TO BE PAINTED TO MATCH BUILDING. GENERAL NOTES: PROJECT ASPHALT SHINGLE ROOF - BEIGE/BROWN METAL OR FIBER CEMENT FASCIA BOARD - BEIGE/GRAY WOOD OR STEEL OVERHANG SUPPORT - STAIN OR PAINT FIBER CEMENT REVEAL PANEL - GREEN/GRAY SYNTHETIC STONE VENEER -BEIGE/BUFF BRICK - WARM GRAY TONES BRICK - WARM GRAY TONES FIBERGLASS WINDOW - BRONZE OR BLACK FIBER CEMENT SIDING - BEIGE SYNTHETIC STONE VENEER - BEIGE/BUFF SYNTHETIC STONE VENEER - BEIGE/BUFF ENTRY COLUMN - STAIN OR PAINT METAL OR FIBER CEMENT FASCIA BOARD - BEIGE/GRAY METAL SEAMLESS GUTTER TO MATCH FASCIA SYNTHETIC STONE WATER TABLE - BEIGE/BUFF 30' - 0" MAX. PRECAST CONC. OR BRICK ROWLOCK SILL - WARM GRAY A B C D E F G SYNTHETIC STONE VENEER - BEIGE/BUFF PRE FABRICATED STEEL STAIR AND GUARD RAIL - BLACK BRICK - WARM GRAY TONES METAL OR FIBER CEMENT SIDING - BEIGE FIBERGLASS WINDOW - BRONZE OR BLACK WOOD OR STEEL OVERHANG SUPPORT - STAIN OR PAINT WOOD OR STEEL OVERHANG SUPPORT - STAIN OR PAINT FIBER CEMENT REVEAL PANEL - GREEN/GRAY SYNTHETIC STONE VENEER - BEIGE/BUFF FIBERGLASS WINDOW - BRONZE OR BLACK ASPHALT SHINGLE ROOF - BEIGE/BROWN ASPHALT SHINGLE ROOF - BEIGE/BROWN METAL OR FIBER CEMENT FASCIA BOARD - BEIGE/GRAY METAL OR FIBER CEMENT FASCIA BOARD - BEIGE/GRAY ENTRY COLUMNS - STAIN OR PAINT SYNTHETIC STONE VENEER ENTRY COLUMNS - BEIGE/BUFF 3" 12" 3" 12" METAL SEAMLESS GUTTER TO MATCH FASCIA METAL OR FIBER CEMENT FASCIA BOARD - BEIGE/GRAY METAL SEAMLESS GUTTER TO MATCH FASCIA METAL OR FIBER CEMENT FASCIA BOARD - BEIGE/GRAY SYNTHETIC STONE WATER TABLE - BEIGE/BUFF PRECAST CONC. OR BRICK ROWLOCK SILL - HARMONY RD. TIMBERLINE RD. STONEY CREEK DR CORBETT DR. COUNCIL TREE DR. TIMBERLINE RD. COUNCIL TREE DR. TIMBERWOOD DR. ZIEGLER RD. ZIEGLER RD. ZIEGLER RD. HORSETOOTH RD. STONEHAVEN DR. ANTELOPE RD. ROCK CREEK DR. C0.00 COVER SHEET MARCH, 2013 CONTACT INFORMATION PROJECT TEAM: Northern Engineering Services, Inc. Nick Haws, PE 200 South College Avenue, Suite 010 Fort Collins, Colorado 80524 (970) 221-4158 Northern Engineering Services, Inc. Gary Gilliland, PLS 200 South College Avenue, Suite 010 Fort Collins, Colorado 80524 (970) 221-4158 E N G I N E E R I N G � � � � � � �� E N G I N E E R I N G � � � � � � �� PLANNER/ LANDSCAPE ARCHITECT I hereby affirm that these final construction plans were prepared under my direct supervision, in accordance with all applicable City of Fort Collins and State of Colorado standards and statutes, respectively; and that I am fully responsible for the accuracy of all design. revisions, and record conditions that I have noted on these plans. These plans have been reviewed by the City of Fort Collins for concept only. The review does not imply responsibility by the reviewing department, the City of Fort Collins Engineer, or the City of Fort Collins for accuracy and correctness of the calculations. Furthermore, the review does not imply that quantities of items on the plans are the final quantities required. The review shall not be construed for any reason as acceptance of financial responsibility by the City of Fort Collins for additional quantities of items shown that may be required during the construction phase. DISCLAIMER STATEMENT: CERTIFICATION STATEMENT: PROJECT LOCATION VICINITY MAP NORTH OWNER SITE ENGINEER SURVEYOR Sheet Of 13 Sheets GEICO OFFICE BUILDING T���� �������� ��� ����������� �� ������� �������� �� N������� E���������� S�������, I��. ��� ��� ��� �� �� ���� ��� ��� ���� �� ������������ ������ ������ ��� ������ �� � P����������� E������� �� ��� ������ �� N������� E���������� S�������, I��. NOT FOR CONSTRUCTION REVIEW SET 200 S���� C������ A�����, S���� 010 F��� C������, C������� 80524 E N G I N E E R I N G � � � � � � �� PHONE: 970.221.4158 FAX: 970.221.4159 ���.�������������������.��� C0.01 GENERAL & CONSTRUCTION NOTES A. GENERAL NOTES 1. All materials, workmanship, and construction of ppublic improvements shall meet or exceed the standards and specifications set forth in the Larimer County Urban Area Street Standards and applicable state and federal regulations. Where there is conflict between these plans and the specifications, or any applicable standards, the most restrictive standard shall apply. All work shall be inspected and approved by the City of Fort Collins. 2. All references to any published standards shall refer to the latest revision of said standard, unless specifically stated otherwise. 3. These public improvement construction plans shall be valid for a period of three years from the date of approval by the City of Fort Collins Engineer. Use of these plans after the expiration date will require a new review and approval process by the City of Fort Collins prior to commencement of any work shown in these plans. 4. The engineer who has prepared these plans, by execution and/or seal hereof, does hereby affirm responsibility to the City of Fort Collins, as beneficiary of said engineer's work, for any errors and omissions contained in these plans, and approval of these plans by the City of Fort Collins Engineer shall not relieve the engineer who has prepared these plans of all such responsibility. Further, to the extent permitted by law, the engineer hereby agrees to hold harmless and indemnify the City of Fort Collins, and its officers and employees, from and against all liabilities, claims, and demands which may arise from any errors and omissions contained in these plans. 5. All sanitary sewer, storm sewer, and water line construction, as well as power and other “dry” utility installations, shall conform to the City of Fort Collins standards and specifications current at the date of approval of the plans by the City of Fort Collins Engineer. 6. The type, size, location and number of all known underground utilities are approximate when shown on the drawings. It shall be the responsibility of the Developer to verify the existence and location of all underground utilities along the route of the work before commencing new construction. The Developer shall be responsible for unknown underground utilities. 7. The Developer shall contact the Utility Notification Center of Colorado (UNCC) at 1-800-922-1987, at least 2 working days prior to beginning excavation or grading, to have all registered utility locations marked. Other unregistered utility entities (i.e. ditch / irrigation company) are to be located by contacting the respective representative. Utility service laterals are also to be located prior to beginning excavation or grading. It shall be the responsibility of the Developer to relocate all existing utilities that conflict with the proposed improvements shown on these plans. 8. The Developer shall be responsible for protecting all utilities during construction and for coordinating with the appropriate utility company for any utility crossings required. 9. If a conflict exists between existing and proposed utilities and/or a design modification is required, the Developer shall coordinate with the engineer to modify the design. Design modification(s) must be approved by the City of Fort Collins prior to beginning construction. 10. The Developer shall coordinate and cooperate with the City of Fort Collins, and all utility companies involved, to assure that the work is accomplished in a timely fashion and with a minimum disruption of service. The Developer shall be responsible for contacting, in advance, all parties affected by any disruption of any utility service as well as the utility companies. 11. No work may commence within any public storm water, sanitary sewer or potable water system until the Developer notifies the utility provider. Notification shall be a minimum of 2 working days prior to commencement of any work. At the discretion of the water utility provider, a pre-construction meeting may be required prior to commencement of any work. 12. The Developer shall sequence installation of utilities in such a manner as to minimize potential utility conflicts. In general, storm sewer and sanitary sewer should be constructed prior to installation of the water lines and dry utilities. 13. The minimum cover over water lines is 4.5 feet and the maximum cover is 5.5 feet unless otherwise noted in the plans and approved by the T FO VAULT ELEC F.O. � � � M � FO � � � TRAFFIC VAULT T S G G G G G G G G G G G FO FO FO FO FO FO FO FO FO FO E E E E E E E E E E E E E E W W W W W W W W W W W W W W W W W W W W W W � AC FO G G G G G G G G G G G G CTV CTV CTV CTV CTV CTV CTV E E E E E E G X X X � AC ��� ��� T ELEC FO ELEC � M � HARMONY ROAD (PUBLIC ROW-WIDTH VARIES) VAN UP X X X LINE TABLE LINE L1 L4 L5 L6 L7 L8 L10 L11 L12 L14 L15 L19 L20 L22 L23 LENGTH 11.38' 16.09' 32.00' 60.02' 152.80' 15.00' 5.05' 26.00' 8.24' 15.00' 70.00' 11.89' 16.11' 22.83' 33.23' BEARING N00°26'26.27"E S00°26'39.67"W N89°33'33.73"W N00°26'39.67"E S89°31'40.93"E S00°28'19.07"W S89°31'40.93"E S00°27'57.48"W N89°31'41.58"W S00°28'19.07"W N89°31'40.93"W S00°26'26.27"W N00°26'26.27"E S00°00'00.00"E S56°55'57.38"W Curve Table CURVE C1 C2 C3 C5 C6 VAN UP T FO VAULT ELEC F.O. � � � M � FO � � � TRAFFIC VAULT T S G G G G G G G G G G G FO FO FO FO FO FO FO FO FO FO E E E E E E E E E E E E E E W W W W W W W W W W W W W W W W W W W W W � G G G G G G G G G G G G CTV CTV CTV CTV CTV CTV CTV E E E E E E X X X � T ELEC FO ELEC M � W W W W W W W W W W W W W W W W W W W W W W SS SS M � ST X X X X X X X X X M VAN UP UD UD UD UD UD UD UD UD UD UD FFE=66.00 PAVERS LANDSCAPE WALL MONITORING BASINS 6" PERFORATED UNDER DRAIN MONITORING BASIN COMBINATION INLET W/ ORIFICE PLATE RIBBON CURB OUTFALL CURB AND GUTTER INFLOW CURB AND GUTTER PROPOSED AREA INLET PROPOSED AREA INLET PROPOSED AREA INLET 2' TRICKLE PAN EXISTING 30" VERTICAL CURB AND GUTTER 30" VERTICAL CURB AND GUTTER EXISTING STREET ACCESS 6" PERFORATED UNDER DRAIN PROPOSED HANDICAP RAMP INSTALL SCOURSTOP TRANSITION MAT ABOVE SC-250 NORTH AMERICAN GREEN EROSION MAT MONITORING BASIN ACCESS DRIVE TO BE REMOVED & REPLACED WITH 30" VERTICAL CURB & GUTTER APPROXIMATE LIMITS OF ASPHALT TO BE REMOVED (SEE NOTE 8) Sheet Of 13 Sheets M � ST X X X X X X X X X M UD UD UD UD UD UD UD UD UD UD VAN UP SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF CWA LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD Sheet Of 13 Sheets GEICO OFFICE BUILDING T���� �������� ��� ����������� �� ������� �������� �� N������� E���������� S�������, I��. ��� ��� ��� �� �� ���� ��� ��� ���� �� ������������ ������ ������ ��� ������ �� � P����������� E������� �� ��� ������ �� N������� E���������� S�������, I��. NOT FOR CONSTRUCTION REVIEW SET 200 S���� C������ A�����, S���� 010 F��� C������, C������� 80524 E N G I N E E R I N G � � � � � � �� PHONE: 970.221.4158 FAX: 970.221.4159 ���.�������������������.��� C5.01 CONSTRUCTION DETAILS EROSION CONTROL CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R VEHICLE CONTROL TRACKING PAD CURB INLET PROTECTION IP WATTLE INSTALLATION FLOW 3'-4' ADJACENT ROLLS SHALL TIGHTLY ABUT W1 NOTES: INSTALLATION: WHEN INSTALLING RUNNING LENGTHS OF WATTLES, BUTT THE SECOND WATTLE TIGHTLY AGAINST THE FIRST, DO NOT OVERLAP THE ENDS. STAKE THE WATTLES AT EACH END AND FOUR FOOT ON CENTER. FOR EXAMPLE: A 25 FOOT WATTLE USES 6 STAKES A 20 FOOT WATTLE USES 5 STAKES A 12 FOOT WATTLE USES 4 STAKES STAKES SHOULD BE DRIVEN THROUGH THE MIDDLE OF THE WATTLE. LEAVING 2 - 3 INCHES OF THE STAKE PROTRUDING ABOVE THE WATTLE. A HEAVY SEDIMENT LOAD WILL TEND TO PICK THE WATTLE UP AND COULD PULL IT OFF THE STAKES IF THEY ARE DRIVEN DOWN TOO LOW. IT MAY BE NECESSARY TO MAKE A HOLE IN THE WATTLE WITH A PICK END OF YOUR MADDOX IN ORDER TO GET THE STAKE THROUGH THE STRAW. WHEN STRAW WATTLES ARE USED FOR FLAT GROUND APPLICATIONS, DRIVE THE STAKES STRAIGHT DOWN; WHEN INSTALLING WATTLES ON SLOPES, DRIVE THE STAKES PERPENDICULAR TO THE SLOPE. DRIVE THE FIRST END STAKE OF THE SECOND WATTLE AT AN ANGLE TOWARD THE FIRST WATTLE IN ORDER TO HELP ABUT THEM TIGHTLY TOGETHER. IF YOU HAVE DIFFICULTY DRIVING THE STAKE INTO EXTREMELY T � ST CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV X X X X X X X X X T UD UD UD UD UD UD UD UD UD UD VAN UP 6" PERFORATED UNDER DRAIN A1 A2 A3 A4 OE1 ON1 OS1 COMBINATION INLET W/ ORIFICE PLATE PERMEABLE PAVER DETENTION RIBBON CURB OUTFALL CURB AND GUTTER INFLOW CURB AND GUTTER PROPOSED AREA INLET PROPOSED AREA INLET PROPOSED AREA INLET 2' TRICKLE PAN 30" VERTICAL CURB AND GUTTER 30" VERTICAL CURB AND GUTTER EXISTING DRIVE ACCESS a1 a2 a3 a4 on1 on1 os1 os1 oe1 MONITORING BASIN MONITORING BASIN MONITORING BASIN Typical Gravity Wall Section Compac Unit - 1" Setback Foundation Soil Finished Grade Unreinforced Concrete or Crushed Stone Leveling Pad Design Height Retained Soil Unit Drainage Fill (3/4" Crushed Rock or Stone) 24" 8" Min. Low Permeable Soil Keystone Cap Unit 4" Perforated PVC Drainage Tile Wrapped in Filter Fabric (If Required) Approximate Limits of Excavation Keystone Compac Unit 1" - 1 1/4" 8" TOW Elevation BOW Elevation Section Leveling Pad Detail W 6" W + 12" Elevation 6" Crushed Rock or Unreinforced Concrete Leveling Pad 8" or 16" Step Note: 1. The leveling pad is to be constructed of crushed stone or 2000 psi ± unreinforced concrete. 1/2" x 5 1/4" Fiberglass Pins Front Face Compac Unit Compac Elevation Compac Plan Cap Unit Elevation Cap Unit Plan 8'' ± 12'' 5'-4"' 2'-8"' 12'' 7" ± 12'' 7" ± 2'-8"' Cap Unit Elevation Cap Unit Plan Universal Cap Unit Option Straight Split Cap Unit Option THICKENED EDGE PAVER SECTION WITH UNDERDRAIN FLAPGATE STRUCTURE; STRM 4 OUTLET Sheet Of 13 Sheets GEICO OFFICE BUILDING T���� �������� ��� ����������� �� ������� �������� �� N������� E���������� S�������, I��. ��� ��� ��� �� �� ���� ��� ��� ���� �� ������������ ������ ������ ��� ������ �� � P����������� E������� �� ��� ������ �� N������� E���������� S�������, I��. NOT FOR CONSTRUCTION REVIEW SET 200 S���� C������ A�����, S���� 010 F��� C������, C������� 80524 E N G I N E E R I N G � � � � � � �� PHONE: 970.221.4158 FAX: 970.221.4159 ���.�������������������.��� CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R C7.01 CONSTRUCTION DETAILS 8 PAVER SECTION WITH UNDERDRAIN 6 DIMENSIONS FOR SLOTTED PVC PIPE SCREEN SLOT TABLE A B C D E PIPE SIZE ROWS OF SLOTS MAXIMUM SLOT LENGTH MAXIMUM SLOT WIDTH APPROX. SLOT SPACING O.C. MINIMUM OPEN AREA PER FOOT 6" 3 (MIN.) - 6 (MAX.) 1-3/8" 0.032" 0.516" 1.98 SQ. IN. 7 MONITORING BASIN 4" MIN EXTEND MIN. 6" INTO SUBGRADE 6" 1.58' INTEGRATED DUCTILE IRON FRAME & SOLID GRATE TO MATCH BASIN O.D. Sheet Of 13 Sheets GEICO OFFICE BUILDING T���� �������� ��� ����������� �� ������� �������� �� N������� E���������� S�������, I��. ��� ��� ��� �� �� ���� ��� ��� ���� �� ������������ ������ ������ ��� ������ �� � P����������� E������� �� ��� ������ �� N������� E���������� S�������, I��. NOT FOR CONSTRUCTION REVIEW SET 200 S���� C������ A�����, S���� 010 F��� C������, C������� 80524 E N G I N E E R I N G � � � � � � �� PHONE: 970.221.4158 FAX: 970.221.4159 ���.�������������������.��� CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R C7.02 CONSTRUCTION DETAILS 12" - 30" DRAIN BASIN 12" - 30" INLINE DRAIN BACKFILL MATERIAL BELOW AND TO SIDES OF STRUCTURE SHALL BE NATIVE SOIL AND BE PLACED UNIFORMLY IN 12" LIFTS AND COMPACTED TO A MIN OF 90% DWG SIZE A SCALE 1:25 SHEET 1 OF 1 DWG NO. 7001-110-111 REV B 3130 VERONA AVE BUFORD, GA 30518 PHN (770) 932-2443 FAX (770) 932-2490 ���.���������-��.��� 12 IN - 30 IN DB & ID NON TRAFFIC INSTALLATION TITLE PROJECT NO./NAME MATERIAL DATE APPD BY DATE 9-30-99 THIS PRINT DISCLOSES SUBJECT MATTER IN WHICH DRAWN BY CJA NYLOPLAST HAS PROPRIETARY RIGHTS. THE RECEIPT OR POSSESSION OF THIS PRINT DOES NOT CONFER, TRANSFER, OR LICENSE THE USE OF THE DESIGN OR TECHNICAL INFORMATION SHOWN HEREIN REPRODUCTION OF THIS PRINT OR ANY INFORMATION CONTAINED HEREIN, OR MANUFACTURE OF ANY ARTICLE HEREFROM, FOR THE DISCLOSURE TO OTHERS IS FORBIDDEN, EXCEPT BY SPECIFIC WRITTEN PERMISSION FROM NYLOPLAST. 9-30-99 Sheet Of 13 Sheets GEICO OFFICE BUILDING T���� �������� ��� ����������� �� ������� �������� �� N������� E���������� S�������, I��. ��� ��� ��� �� �� ���� ��� ��� ���� �� ������������ ������ ������ ��� ������ �� � P����������� E������� �� ��� ������ �� N������� E���������� S�������, I��. NOT FOR CONSTRUCTION REVIEW SET 200 S���� C������ A�����, S���� 010 F��� C������, C������� 80524 E N G I N E E R I N G � � � � � � �� PHONE: 970.221.4158 FAX: 970.221.4159 ���.�������������������.��� CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R C7.03 CONSTRUCTION DETAILS A A B B A A ������ ������ 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 COMPACTED GRANULAR MATERIAL CONFORMING TO CDDH #67 LOWER LIMIT OF TRENCH WALL SLOPING INITIAL LIFT * 12 IN. MIN. PIPE O.D. 4 IN. MIN. TRENCH WIDTH AS SPECIFIED IN SECTION 02221 COMPACTED GRANULAR MATERIAL CONFORMING TO CDDH #67 * BEDDING REQUIRMENTS WW-1 �� ���� ������� U S SITE PLAN - 2024 East Harmony Road E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E ST ST CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV CTV E E E E E E E E E E E E E E E E E E E E E E E September 20, 2013 Steve Allen Local Geico Office 115 E. Harmony Road Fort Collins, CO 80525 RE: Ecological Characterization Study (ECS) Letter Report for the proposed Geico Agency Building at 2024 E. Harmony Road in Fort Collins, Colorado Steve: This letter ECS Report is submitted in response to the City’s request for an ECS report for the proposed Geico Agency building development at 2024 E. Harmony Road. The 0.23-acre development site is located at the northwest corner of the intersection of E. Harmony Road and Timberline Road. The current development proposal calls for the construction of a 4,900-square foot, two story office building on the east side of the parcel with driveway and associated parking in the western portion of the project area. Ecological characteristics of the property were evaluated during a field review of the property on September 18, 2013. The following provides a summary of ECS information required by Fort Collins Land Use Code under 3.4.1 (D) (1) items (a) through (k). ECOLOGICAL STUDY CHARACTERIZATION CHECKLIST (a & i) The proposed Geico Agency office development site has low ecological value and supports no natural habitat features. The entire property was previously developed, but former buildings and landscaping have been cleared. Currently, the site is mostly bare except for patches of weedy species (see attached Photos 1, 2 and 3). Existing vegetation cover is dominated by annual and perennial weedy species including kochia (Bassia scoparia1), field bindweed (Convolvulus arvensis), cheatgrass (Bromus tectorum), common dandelion (Taraxacum officinale), Canada thistle (Cirsium arvense), green foxtail (Setaria viridis), common mallow (Malva neglecta), purslane (Portulaca oleracea), knotweed (Polygonum aviculare), and puncturevine (Tribulus terrestris). Woody species are restricted to Virginia creeper (Parthenocissus quinquefolia) vines and black raspberry (Rubus occidentalis) canes along the south edge of the irrigation ditch, a few Siberian elm (Ulmus pumila) seedlings near the south property boundary, and one relatively large (15-inch diameter) Siberian elm at the northwest property corner. The City Forester or a private arborist will need to evaluate the health of the one large Siberian elm to determine if it should be retained. Siberian elms are classified as a nuisance species in Fort Collins, but any tree, in this type of setting, provides some wildlife habitat value for perching, foraging, and possible nesting by urban adapted songbirds. The Geico Office building project site does not support any significant areas of native vegetation or other unique habitat features. There are no unique habitat features on the development parcel, and because of surrounding roadways and development, features of ecological value within 500 feet of the project area consist solely of mature trees associated with adjacent landscaping and the irrigation ditch (Dixon Canyon Lateral) along the north property boundary. Development of the Geico Agency building parcel would not result in any impacts to onsite or nearby natural resources beyond those that have already occurred from previous developments on and adjacent to the property. Wildlife habitat value on the property has been degraded by past development, clearing of structures and landscaping, and by adjacent developments and roadways. Urban-adapted birds such as mourning dove and house finch may occasionally use the site for foraging for seeds. The few trees on or near the project area may 1 Scientific nomenclature follows USDA, NRCS Plants Database. Available online at: http://plants.usda.gov/java/ S. Allen 9/20/13 Page 2 of 3 also be used for perching, nesting, and foraging by urban-adapted songbirds. No bird nests were located in the one Siberian elm tree on the property during the September 18, 2013 field survey. (b) There are no wetlands on the property, but there is a thin strip of vegetated wetlands supported along the north bank of the irrigation ditch (Dixon Canyon Lateral). This wetland is dominated by reed canarygrass (Phalaris arundinacea) and Emory’s sedge (Carex emoryi), which are very typical of irrigation ditch wetlands in the region. The irrigation ditch and associated wetlands have relatively low wildlife habitat value since the open portion of the ditch is isolated from other natural features and by the fact that it runs underground at the east edge of the project area and approximately 560 feet northwest of the project area. Project development would have no effect on these wetlands. (c) The project area does not provide any significant views of natural features or other areas of scenic value. (d) As indicated under (a & i) the project area supports no native vegetation or significant trees. (e) There are no natural drainages on or near the project area. (f) There is no suitable habitat for any threatened, endangered, or other sensitive species on or adjacent to the project area. No other sensitive or ecologically important species are likely to use the property since its surface has been disturbed and supports no native habitats. (g) Past removal of native habitat has eliminated the potential for any special habitat features on the property. (h) There are no wildlife movement corridors within 500 feet of the project area. The Dixon Canyon Lateral, along the north property boundary, does not create a suitable wildlife movement corridor since it runs underground at the east edge of the project area and approximately 560 feet northwest of the project area. (j) There is only one issue regarding the timing of property development and ecological features or wildlife use of the project area. If the development proposal includes removal of the one Siberian elm on the property or if construction occurs near an occupied bird nest in this tree during the songbird nesting season (April through July), these activities could result in the loss or abandonment of a nest and would be in violation of the federal Migratory Bird Treaty Act. (k) Since the entire project area has been previously developed and has now been cleared, project development would have no impact on natural habitats or important habitat features, other than the one existing tree on the property. Although this tree would not be classified as significant by the City, since it is a nuisance species, it does provide some perching, foraging, and possible nesting habitat for urban-adapted songbird species. If removal of this tree is required for project development, appropriate plantings of landscape trees should be included with project development to mitigate the loss of its habitat value for urban-adapted songbirds. Because tree removal or construction near trees during the nesting season could result in the loss or abandonment of a nest, it is recommended that tree removal or construction near songbird nests occur outside of the nesting season (April 1 – July 31), or trees on or adjacent to the project area be surveyed to ensure lack of nesting prior to removal or construction activities during the nesting season. This mitigation recommendation would preclude the possible incidental take or disturbance of active songbird nests. Based on the fact that the Dixon Canyon Lateral is not suitable as a wildlife movement corridor, is abutted by existing residential and commercial developments, and supports only minor amounts of vegetated wetlands, typical of regional irrigation ditches, there is no ecological need to create a wildlife or wildlife habitat buffer setback for this section of the Dixon Canyon Lateral. A vegetated water quality buffer, or water quality detention area would be appropriate for treating surface water runoff from impermeable surfaces (parking lot) prior to any release into the Dixon Canyon Lateral. S. Allen 9/20/13 Page 3 of 3 Steve, if you have any questions or require additional information regarding my evaluation, please give me a call. Sincerely, INC. T. Michael Phelan Principal Senior Wildlife Biologist attachments: Photos 1, 2, and 3 ECS Review – Geico Office Building – April 16, 2014 Ecological Characterization Study Review Project Name: Geico Office Building Project Planner: Jason Holland ECS Consultant: Cedar Creek Associates Review Date: September 20, 2013 Project Description: The 0.548 acre site is located the northwest corner of E. Harmony Road and Timberline Road. The proposed development is for the construction of a two story 6,600- square foot office building. The Dixon Canyon Lateral runs through the northern edge of the property. Ecological Characterization Study (ECS) Requirements and Evaluation – Section 3.4.1(D) of the Land Use Code Yes No Comments Is the project within 500’ of a Natural Habitat or Feature? If yes, which features?   The Dixon Canyon Lateral runs through the northern edge of the property. On the northern bank of the lateral is a thin strip of vegetated wetlands. Is the wildlife use and value of the area described?   The site has minimal habitat value due to prior development on the site. Urban-adapted species may occasionally use the site for foraging. Are there wetlands present? If yes, have the boundaries and functions been described?   There is a thin strip of vegetated wetlands along the north bank of the irrigation ditch, but it is not on the property. Are there any prominent views from or across the site?   Are the pattern, species, and location of significant native trees and vegetation described?   There are no significant native trees or vegetation on the site. Are the pattern, species, and location of significant non-native trees and vegetation described?   Weedy species such as cheatgrass, Canada thistle, and field bindweed dominate the vegetation at the site. One significant Siberian Elm is present at the northwestern corner of the property. ECS Checklist Page 2 Ecological Characterization Study (ECS) Requirements and Evaluation – Section 3.4.1(D) of the Land Use Code Is a stream or perennial body of water present? If yes, is top of bank located?   Are sensitive or specially valued species present? If yes, are the areas of use identified?   Are other special habitat features located on the site?   Does the site contain wildlife movement corridors?   Are the general ecological functions of the site described?   Overall the property has low ecological value and is only utilized by weedy and urban-adapted species. Are there any issues regarding development related timing that should be addressed?   If the large Siberian Elm on the site is removed, it needs to occur outside of the nesting season (April 1 – July 31). Are any measures needed to mitigate adverse impacts projected by the development?   Harmony Corridor Standards & Guidelines 54 LAND USE PLAN Potential Lifestyle/Regional Shopping Center 1 Jason Holland From: Dave Thurgood <dthurgood@gmail.com> Sent: Sunday, April 20, 2014 9:44 PM To: Jason Holland Subject: Geico Office Building Project 2024 East, Harmony Road Follow Up Flag: Follow up Flag Status: Flagged Jason, I am emailing in response to a Public Hearing Notice regarding the proposed Geico Office Building Project located at 2024 East Harmony Road. I am the owner of Lot 1B of Harmony Village located at 4609 S. Timberline Road which fronts Harmony Road and has a direct line of sight to the proposed development. I am opposed to the request for modification of the Harmony Road Setback Zone from 80 feet to 27 feet. I feel that if this setback modification were to be granted, it would have a negative visual impact on the Harmony Corridor. As, I am sure you are aware, the City of Fort Collins recently invested a significant amount of money on improvements of the Harmony Road Corridor in the immediate vicinity of the proposed development, many of which were aesthetic in nature. Of much greater importance, is the potential negative impacts the setback modification would have on the safety aspects of an intersection that currently has a high rate of motor vehicle and auto-pedestrian accidents. In addition, any further widening of the Harmony corridor would be negatively impacted by a setback of 27 feet I would strongly encourage the City of Fort Collins to deny the developer's request to modify the Harmony Road Setback Zone. Sincerely, David B. Thurgood, DDS, MS Owner, Lot 1B, Harmony Village 1 Jason Holland From: darlene.mace@lpl.com Sent: Thursday, April 17, 2014 6:53 PM To: Jason Holland Subject: RE: Geico Office Building Project Follow Up Flag: Follow up Flag Status: Flagged Jason, many thanks for your efforts. Taking the time to update me is greatly appreciated. On Thu Apr 17 21:11 , Jason Holland <JHolland@fcgov.com> wrote: Darlene, Thanks for reaching out and voicing your concerns. I would be happy to print your email in letter format and provide a hard copy to the Hearing Officer. It might help to explain that staff is recommending approval of the modification request to reduce the landscape setback because the project has only 88 feet of buildable depth for new structures, parking and circulation. The strict application of the 80 foot setback standard within this remaining 88 foot project depth would render the site infeasible for development. Essentially, the 80 foot setback takes up the majority of the site. We have required that the remaining 27 feet of landscape area be enhanced by providing a wide shrub bed that includes berms and landscape boulders, with the intent of providing an enhanced, higher quality landscape edge to compensate for the reduction in setback depth from 80 feet to 27 feet. As part of this enhancement, turf areas are kept to a minimum so that trees and shrubs can be placed in more naturalistic groupings, contributing to an attractive landscape edge that appears spacious and provides design continuity along the Harmony Road frontage. Also, regardless of any landscape setback distance, we have site distance requirements at all intersections in the City to ensure safe view corridors. The project meets these site distance requirements. We consider the 80 foot setback to be a very important component of the Harmony Road corridor, but unfortunately it doesn’t work at this location. Reductions cannot be supported unless there’s a strong case for needing a reduction. Thankfully this appears to be the only area of the corridor that is restricted, and the vast majority of the corridor has accommodated the 80 setback. The bar is set high for development standards along Harmony and we’ll continue to push for high quality. I hope this explanation helps. Thanks, Jason Jason Holland, PLA | City Planner City of Fort Collins 281 North College Avenue Fort Collins, CO 80522 970.224.6126 jholland@fcgov.com 2 From: Darlene Mace [mailto:darlene.mace@lpl.com] Sent: Tuesday, April 15, 2014 9:58 AM To: Jason Holland Subject: Geico Office Building Project Jason, Thank you for sending the public hearing notice regarding the above project. I am excited to have the corner developed, as it has been an eyesore for an extended period of time. Unfortunately, I am otherwise committed during the hearing date and location time and am unable to attend. Having said that, I do have an objection to the reduction in the Harmony Road Setback Zone from 80 to 27 feet. Reasons are as follows: ‐Sets a bad president for future development in the area. ‐Safety concerns, this is a very busy intersection. It would seem to me that visibility would be greatly reduced, contributing to a potentially hazardous situation. Not sure if it is possible for someone to keep me in loop as to outcome, but any communication would be greatly appreciated. Thank you in advance for your attention to this issue. Darlene Mace LPL Financial Branch Manager Financial Advisor LPL Financial 2120 Milestone Dr. Ste. 104 Fort Collins, CO 80525 970-223-1314 - Office 866-961-6223 - Toll Free 970-377-2568 - Fax darlene.mace@lpl.com LPL Financial Member FINRA/SIPC The information contained in this email message is being transmitted to and is intended for the use of only the individual(s) to whom it is addressed. If the reader of this message is not the intended recipient, you are hereby advised that any dissemination, distribution or copying of this message is strictly prohibited. If you have received this message in error, please immediately delete. Copyright 2011 – LPL Financial. All Rights Reserved. The information contained in this email message is being transmitted to and is intended for the use of only the individual(s) to whom it is addressed. If the reader of this message is not the intended recipient, you are hereby advised that any dissemination, distribution or copying of this message is strictly prohibited. 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HARMONY RD. FORT COLLINS, CO GEICO OFFICE BUILDING PHOTOMETRIC PLAN PM.1 Statistics Description Symbol Avg Max Min Max/Min Avg/Min Avg/Max Calc Zone #2 0.2 fc 5.3 fc 0.0 fc N/A N/A 0.0:1 Luminaire Schedule Symbol Label Quantity Manufacturer Catalog Number Description Lamp Number Lamps Filename Lumens Per Lamp Light Loss Factor Wattage AA 2 Lithonia Lighting DSX0 LED 40C 700 40K T4M MVOLT HS DSX0 LED WITH (2) 20 LED LIGHT ENGINE, TYPE T4M OPTIC, 4000K, @ 700mA WITH HOUSE SIDE SHIELD LED 1 DSX0_LED_40C_ 700_40K_T4M_M VOLT_HS.ies 6405.521 0.9 91 BB 1 Lithonia Lighting WST LED 2 10A700/40K SR3 MVOLT WST LED WITH 2 MODULES, 20 LED?s, 700mA DRIVER, 4000K COLOR TEMPERATURE, TYPE 3 LENS Outdoor Wall Pack Luminaire to IES LM-79- 08. LUMINAIRE OUTPUT: 4035 Lms. 1 WST_LED_2_10A 700_40K_SR3_M VOLT.ies 4055.095 0.88 47.1 AA1 2 Lithonia Lighting DSX0 LED 20C 700 40K T4M MVOLT HS DSX0 LED WITH (1) 20 LED LIGHT ENGINE, TYPE T4M OPTIC, 4000K, @ 700mA WITH HOUSE SIDE SHIELD LED 1 DSX0_LED_20C_ 700_40K_T4M_M VOLT_HS.ies 3245.049 0.9 45 Luminaire Locations No. Label X Y Z Location MH Orientation Tilt X Y Aim Z 2 A -56.00 -3.00 17.00 17.00 0.00 0.00 -56.00 -1.99 0.00 3 A -140.00 -2.00 17.00 17.00 0.00 0.00 -140.00 -0.99 0.00 1 B -3.00 25.00 9.00 9.00 -90.00 0.00 -3.00 25.00 0.00 1 C -55.00 61.00 15.00 15.00 180.00 0.00 -55.00 59.99 0.00 2 C -136.00 62.00 15.00 15.00 180.00 0.00 -136.00 60.99 0.00 A A S U I E J W ������� ������� LID PLAN VIEW LID SECTION VIEW VALVE BOX SECTION VIEW W J E I CJA NON TRAFFIC INSTALLATION BACKFILL MATERIAL BELOW AND TO SIDES OF STRUCTURE SHALL BE NATIVE SOIL AND BE PLACED UNIFORMLY IN 12" LIFTS AND COMPACTED TO A MIN OF 90% REV. DESCRIPTION BY MM/DD/YY CHK'D 4640 TRUEMAN BLVD HILLIARD, OHIO 43026 NOTE:ALL DIMENSIONS ARE ± 1/2 FOOT. DRAWING NUMBER: NTS CKS 10/10/06 1 OF 1 1 UPDATED DRAWING TJR 02/20/07 CKS NOTES: 1. MAXIMUM INSERTION ANGLE SHALL NOT EXCEED REQUIREMENTS AS SPECIFIED BY THE MANUFACTURER. 2. SEE STANDARD DETAILS STD-202 (A-B) THROUGH STD-204 (A-E) FOR STRUCTURE CONNECTIONS, PRODUCT INFORMATION AND DIMENSIONAL PIPE DATA. INSTALLATION RECOMMENDATIONS ARE ALSO SPECIFIED IN TECHNICAL NOTE 5.04: HDPE CONNECTIONS TO MANHOLES AND STRUCTURES. 3. PERFORMANCE HIGHLY DEPENDENT ON INSTALLATION. CONTRACTOR MUST INSURE MANHOLE GASKET IS UNIFORMLY SEATED AROUND STRUCTURE ADAPTER. EXTRA PRECAUTIONS MUST BE TAKEN TO PREVENT DIFFERENTIAL SETTLEMENT BETWEEN THE PIPE AND MANHOLE. © 2007 ADS, INC. VARIES INSURE BACKFILL IS PLACED UNDER PIPE AND PROPERLY COMPACTED 1 1/2 I.D. MIN. 1 1/2 1.D. MIN. FINISH GRADE MANHOLE/STRUCTURE WALL FIRST COUPLER SHOULD BE 18" (045m) FROM WALL OR BE ENCASED IN FLOWABLE FILL BEDDING NATIVE SOIL SUITABLE FOUNDATION FINISH GRADE CLASS I OR II BACKFILL PER ASTM D2321. COMPACTED IN 8" (0.2m) MAX. LIFTS TO A MIN. OF 90% MAX. STANDARD PROCTOR DENSITY MANHOLE OPENING OUTSIDE DIAMETER OF HDPE PIPE 12" (0.3m) MIN. UNDISTURBED EARTH N Y L O P L A S T DWG SIZE A SCALE 1:4 SHEET 1 OF 1 DWG NO. 7001-110-197 REV B 3130 VERONA AVE BUFORD, GA 30518 PHN (770) 932-2443 FAX (770) 932-2490 ���.���������-��.��� 8 IN DOME GRATE ASSEMBLY TITLE PROJECT NO./NAME MATERIAL DATE REVISED BY DATE 3-3-06 THIS PRINT DISCLOSES SUBJECT MATTER IN WHICH DRAWN BY EBC NYLOPLAST HAS PROPRIETARY RIGHTS. THE RECEIPT OR POSSESSION OF THIS PRINT DOES NOT CONFER, TRANSFER, OR LICENSE THE USE OF THE DESIGN OR TECHNICAL INFORMATION SHOWN HEREIN REPRODUCTION OF THIS PRINT OR ANY INFORMATION CONTAINED HEREIN, OR MANUFACTURE OF ANY ARTICLE HEREFROM, FOR THE DISCLOSURE TO OTHERS IS FORBIDDEN, EXCEPT BY SPECIFIC WRITTEN PERMISSION FROM NYLOPLAST. 3-13-10 EBC 0899CGD DUCTILE IRON 8" DOME GRATE DIMENSIONS ARE FOR REFERENCE ONLY ACTUAL DIMENSIONS MAY VARY DIMENSIONS ARE IN INCHES QUALITY: MATERIALS SHALL CONFORM TO ASTM A536 GRADE 70-50-05 PAINT: CASTINGS ARE FURNISHED WITH A BLACK PAINT LOCKING DEVICE AVAILABLE UPON REQUEST SEE DRAWING NO. 7001-110-228 APPROX. DRAIN AREA = 30.00 SQ IN APPROX. WEIGHT = 4.54 LBS 8" INLINE DRAIN OR 8" DRAIN BASIN BODY TOP � 8.00 4.00 � ©2010 NYLOPLAST DWG SIZE A SCALE 1:6 SHEET 1 OF 1 DWG NO. 7001-110-228 REV B 3130 VERONA AVE BUFORD, GA 30518 PHN (770) 932-2443 FAX (770) 932-2490 ���.���������-��.��� 8 IN DOME LOCKING GRATE ASSEMBLY TITLE PROJECT NO./NAME MATERIAL DATE REVISED BY DATE 2-20-06 THIS PRINT DISCLOSES SUBJECT MATTER IN WHICH DRAWN BY EBC NYLOPLAST HAS PROPRIETARY RIGHTS. THE RECEIPT OR POSSESSION OF THIS PRINT DOES NOT CONFER, TRANSFER, OR LICENSE THE USE OF THE DESIGN OR TECHNICAL INFORMATION SHOWN HEREIN REPRODUCTION OF THIS PRINT OR ANY INFORMATION CONTAINED HEREIN, OR MANUFACTURE OF ANY ARTICLE HEREFROM, FOR THE DISCLOSURE TO OTHERS IS FORBIDDEN, EXCEPT BY SPECIFIC WRITTEN PERMISSION FROM NYLOPLAST. 3-14-10 EBC 1/4-20 X 4 1/2" LONG HEX BOLT (7/16" SOCKET) ZINC-PLATED STEEL 8" DOME GRATE 8" DUCTILE IRON GRATE LOCK BAR 1/4-20 X 1/2" LONG SOCKET HEAD CAP SREWS (ALLEN HEAD) BLACK STEEL 2 PLACES DRILL � .281 HOLE THRU DRILL � .281 HOLE THRU 2 PLACES 0899CGDL � ©2010 NYLOPLAST B A D MIN DWG SIZE A SCALE 1:25 SHEET 1 OF 1 DWG NO. 7001-110-104 REV D 3130 VERONA AVE BUFORD, GA 30518 PHN (770) 932-2443 FAX (770) 932-2490 ���.���������-��.��� DRAIN BASIN WITH REDUCER OPTIONS TITLE PROJECT NO./NAME MATERIAL DATE REVISED BY DATE 2-6-03 THIS PRINT DISCLOSES SUBJECT MATTER IN WHICH DRAWN BY CJA NYLOPLAST HAS PROPRIETARY RIGHTS. THE RECEIPT OR POSSESSION OF THIS PRINT DOES NOT CONFER, TRANSFER, OR LICENSE THE USE OF THE DESIGN OR TECHNICAL INFORMATION SHOWN HEREIN REPRODUCTION OF THIS PRINT OR ANY INFORMATION CONTAINED HEREIN, OR MANUFACTURE OF ANY ARTICLE HEREFROM, FOR THE DISCLOSURE TO OTHERS IS FORBIDDEN, EXCEPT BY SPECIFIC WRITTEN PERMISSION FROM NYLOPLAST. 3-11-10 EBC B A C MIN CONE STYLE REDUCER NOTE: DIMENSIONS ARE FOR REFERENCE ONLY ACTUAL DIMENSIONS MAY VARY � ©2010 NYLOPLAST CAP STYLE REDUCER 6" MIN ON 8" - 24" 10" MIN ON 30" 6" MIN ON 8" - 24" 10" MIN ON 30" 10 100-YR ORIFICE PLATE DETAIL NOTES: 1 - GRATES/SOLID COVERS SHALL BE DUCTILE IRON PER ASTM A536 GRADE 70-50-05 2 - FRAMES SHALL BE DUCTILE IRON PER ASTM A536 GRADE 70-50-05 3 - DRAIN BASIN TO BE CUSTOM MANUFACTURED ACCORDING TO PLAN DETAILS SEE DRAWING NO. 7001-110-065 4 - PERFORATIONS SHOULD NOT BE ON OR WITHIN 1" OF ADAPTERS. 5 - HOLES SHOULD BE STAGGERED EVERY OTHER ROW, AS SHOWN. 6 - MIN. 90� SEPARATION BETWEEN HOLES (MAX. 4 HOLES PER ROW) 2" MIN � .375" MAX SIDE VIEW HOLE SIZE & LOCATION NTS ENLARGED TO SHOW DETAIL 6" THE BACKFILL MATERIAL SHALL BE CRUSHED STONE OR OTHER GRANULAR MATERIAL MEETING THE REQUIREMENTS OF CLASS II MATERIAL AS DEFINED IN ASTM D2321. BEDDING & BACKFILL FOR SURFACE DRAINAGE INLETS SHALL BE PLACED & COMPACTED UNIFORMLY IN ACCORDANCE WITH ASTM D2321. TOP 10" TO BE SOLID, WITHOUT PERFORATIONS 10" SOLID TOP NO PERFORATIONS WITHIN 1" OF ADAPTORS OPEN BOTTOM (NO BOTTOM CAP) NYLOPLAST SOLID H-20 HINGED GRATE (ROTATE TO MATCH PAVER PATTERN) 12" (W���� & S����) I� ���� ������� �� ���� ���� 4' �� �������� �������/��������, �� ���� �� ������� ��� ��������. E��� �� P������� �� L�� �� E������� G����� C�������� L���� �� S������� M�������� P������� T�������� V����� V����� 1" (���.) (S�� N��� 9 ����� ��� S����.) 4" (���.) 6" (���.) T����� W���� V����� 2' (���.) B������ M������� U���������� S��� U������ C������ N�� A������/C������� C���� R��� B��� E������� R��� B��� 6" F��� D���� A������ �� X/Y C�������� S������ NOTES: 1. A�� �������� ����� �� ���������� �� ���������� ���� ��� ����� ������ ������ ��������� ��������� �� ��� L���� E����� E�������. 2. P���� �� ��������� �� �������/��������, �������� ���� ����� �� ��� ��� �� � �����, ��������, ��� �������� ����. 3. W���� ��� ����������� ����� ��� ���-���������, � ����/������ ������ (1 ���� ���) ��� �� ����������� ��� �������� ��������. 4. T����� ����� ����� ��� �� ���� ���� 16" ��� ���� ���� 12" ����� ���� ��� ������� �������� �� ��� ����. 5. U�� � #4 ����� �� ������� ����� ��� ��������� �� �������� ����������� ��������. 6. R���� �� C������ 22, M�������� & C����������� S������������� ��� ���������� ��� ������� ������������. 7. I� ���������� �����, ��� ��������� ����� ����� �� ��������, ������ & �������. 8. I� �������� ��������, � ������� �� ��� ������ �������� ����� ���� �� ��������. 9. B������ �������� ����� ���� ���������� ����� ����� ����� �� �� �� ������ ����, ������ �� ����� �� ���������� ��������; ����, ������� �������� ����� �� ������ �� � ����� 12" ����� ����. 9 TYPICAL CLEANOUT DETAIL LANDSCAPED AREAS TRAFFIC/PAVED AREAS Dimensions & Availability Will Vary by Region Dimensions & Availability Will Vary by Region Dimensions May Vary by Region Top of Wall Steps (2) - 4" Cap Units or (1) - 8" Cap Unit Note: 1. Secure all cap units with Keystone Kapseal or equal. 8" Keystone Unit 4" Cap Unit Compac Unit 8" Depth: Height: 12" Width: 18" Weight: 90 lbs Compac Unit/Base Pad Isometric Section View Cap Unit Weight: Height: Depth: Width: 50 lbs 18" 10 1/2" 4" Dimensions & Weight May Vary by Region Base Leveling Pad Notes: 1. The leveling pad is to be constructed of crushed stone or 2,000 psi± unreinforced concrete 2.The base foundation is to be approved by the site geotechnical engineer prior to placement of the leveling pad. Excavation Limits 6" Crushed Rock or Unreinforced Concrete Leveling Pad Unit Face Sheet Of 13 Sheets GEICO OFFICE BUILDING T���� �������� ��� ����������� �� ������� �������� �� N������� E���������� S�������, I��. ��� ��� ��� �� �� ���� ��� ��� ���� �� ������������ ������ ������ ��� ������ �� � P����������� E������� �� ��� ������ �� N������� E���������� S�������, I��. NOT FOR CONSTRUCTION REVIEW SET 200 S���� C������ A�����, S���� 010 F��� C������, C������� 80524 E N G I N E E R I N G � � � � � � �� PHONE: 970.221.4158 FAX: 970.221.4159 ���.�������������������.��� CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R C7.00 CONSTRUCTION DETAILS 3 CONCRETE DETAILS 6" 1" 1 1/2"R. 1'-6" 2" R. 4-1/2" 12" 6" OUTFALL CURB & GUTTER 1-1/2" 6" 1-1/2" TO 4 PRIVATE CURB & GUTTER 6" 1" 1 1/2"R. 1'-6" 2" R. 4-1/2" 12" 6" INFLOW CURB & GUTTER 1-1/2" 6" 1-1/2" TO RIBBON CURB ATTACHED SIDEWALK DETAIL S���� �������� �� ���� 1/4" ��� ����. NOTE: C�������� �������� ���� ������ �� 10' ��������� R 1/8" WEAKENED PLANE JOINT EXPANSION JOINT R1/4" ��� ������� ���� ������� �� ����. INSTALL IN LOCATIONS SPECIFIED IN CHAPTER 22 1/2" 1/4" 1/4 SLAB THICKNESS 1/4" 1/2" E�������� J���� �������� DETACHED SIDEWALK DETAIL V������� L���������� S���� �������� �� ���� 1/4" ��� ����. 2' ���. S����: M������ 1 4"/�� M������ 3"/�� 2 RAMP DETAIL 6" 2"R. 2" 6" 6" 12" 1 1/2"R. 2'-6" 6" 4 1/2" 30" 9" R 0.5" 4.5" 18" 3.63" 21.75" R 0.13" 7" 2" 3.75" 12" ROLL-OVER VERTICAL (LOVELAND) G����� ���� ��� �� ������� �� ��������. (T������ ��� ��� C��� & & G����� T����) 1 KEYSTONE COMPAC GRAVITY RETAINING WALL 5 CURB TRANSITION Sheet Of 13 Sheets GEICO OFFICE BUILDING T���� �������� ��� ����������� �� ������� �������� �� N������� E���������� S�������, I��. ��� ��� ��� �� �� ���� ��� ��� ���� �� ������������ ������ ������ ��� ������ �� � P����������� E������� �� ��� ������ �� N������� E���������� S�������, I��. NOT FOR CONSTRUCTION REVIEW SET 200 S���� C������ A�����, S���� 010 F��� C������, C������� 80524 E N G I N E E R I N G � � � � � � �� PHONE: 970.221.4158 FAX: 970.221.4159 ���.�������������������.��� C6.00 DRAINAGE EXHIBIT D��� D��� D��� D��� D��� D��� APPROVED: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: C��� E������� W���� & W��������� U������ S��������� U������ P���� & R��������� T������ E������� E������������ P������ C��� �� F��� C������, C������� UTILITY PLAN APPROVAL CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R LEGEND: NORTH NOTES: / / / / / / / / / / / / / / / / / / / / / / / / / / / / UD B1 f2 LOD FOR DRAINAGE REVIEW ONLY NOT FOR CONSTRUCTION ORIGINAL FIELD SURVEY BY: PROJECT BENCHMARKS: BENCHMARK #1: City of Fort Collins Benchmark 6-13 Elevation= 4970.30 (NAVD 88) - For Reference Only Elevation= 4967.10 (NGVD 29 - Unadjusted) - Project Datum BENCHMARK #2: City of Fort Collins Benchmark 1-96 Elevation= 4945.01 (NAVD 88) - For Reference Only Elevation= 4941.81 (NGVD 29 - Unadjusted) - Project Datum Basis of Bearings Basis of Bearings is the South line of the Southeast quarter of Section 31-7-68 as bears North 89°31'41" West (assumed bearing). HARD OR ROCKY SLOPES, A PILOT BAR MAY BE NEEDED TO BEGIN THE STAKE HOLE. 1"x 1" WOOD STAKES 18"-24" BAILING WIRE OR NYLON ROPE WATTLE "A" WATTLE "B" 1' 2' TYP. 1' 1' W2 NOTES: INSTALLATION: STAKES SHOULD BE DRIVEN ACROSS FROM EACH OTHER AND ON EACH SIDE OF THE WATTLE. LEAVING 4"-6" OF STAKE PROTRUDING ABOVE THE WATTLE. BAILING WIRE OR NYLON ROPE SHOULD BE TIED TO THE STAKES ACROSS THE WATTLE. STAKES SHOULD THEN BE DRIVEN UNTIL THE BAILING WIRE OR NYLON ROPE IS SUFFICIENTLY SNUG TO THE WATTLE. WHEN INSTALLING RUNNING LENGTHS OF WATTLES, TO PREVENT SHIFTING, BUTT THE SECOND WATTLE TIGHTLY AGAINST THE FIRST. DO NOT OVERLAP THE ENDS. STAKES SHOULD BE DRIVEN 1 FT. FROM END, ACROSS FROM AND ON EACH SIDE OF WATTLE LEAVING 4"-6" OF STAKE PROTRUDING ABOVE THE WATTLE. BAILING WIRE OR NYLON ROPE SHOULD BE TIED TO STAKES IN AN HOUR GLASS FORMATION (FRONT TO BACK OF WATTLE "A", ACROSS TO FRONT OF WATTLE "B", ACROSS TO BACK AND BACK TO FRONT OF WATTLE "A"). STAKES SHOULD THEN BE DRIVEN IN UNTIL BAILING WIRE OR NYLON ROPE IS SUFFICIENTLY SNUG TO THE WATTLE. SEDIMENT DEPOSITION ZONE STORM WATER LINE ROCK WATTLE LIP OF GUTTER SIDEWALK EXISTING OR PROPOSED INLET TOP BACK CURB FLOW LINE SEDIMENT DEPOSITION ZONE STORM WATER LINE LIP OF GUTTER ROCK WATTLE AT 45 DEG. TO CURB SIDEWALK TOP BACK CURB FLOW LINE SIDEWALK TOP BACK CURB FLOW LINE W4 NOTES: 1. NUMBER OF WATTLES AND SPACING SHOULD BE DETERMINED BY THE SLOPE AND SITE CONDITIONS. 2. TUBULAR MARKERS SHALL MEET THE REQUIREMENTS OF MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTCD) 3. CITY RECOMMENDS INSTALLING AT LEAST 3 CHECKDAMS WHEN USING THIS SETUP. LIP OF GUTTER ROCK WATTLE W1 & W2 INSTALLATION NOTES: 1. THE LOCATION AND LENGTH OF WATTLE IS DEPENDENT ON THE CONDITIONS OF EACH SITE. 2. WATTLES SHALL BE INSTALLED PRIOR TO ANY LAND-DISTURBING ACTIVITIES. 3. WATTLES SHALL CONSIST OF STRAW, COMPOST, EXCELSIOR, OR COCONUT FIBER. 4. NOT FOR USE IN CONCENTRATED FLOW AREAS. 5. THE WATTLES SHALL BE TRENCHED INTO THE GROUND A MINIMUM OF TWO (2) INCHES. 6. WATTLES SHALL BE INSTALLED PER MANUFACTURERS SPECIFICATIONS. 7. ON SLOPES, WATTLES SHOULD BE INSTALLED ON CONTOUR WITH A SLIGHT DOWNWARD ANGLE AT THE END OF THE ROW IN ORDER TO PREVENT PONDING AT THE MID SECTION. 8. RUNNING LENGTHS OF WATTLES SHOULD BE ABUTTED FIRMLY TO ENSURE NO LEAKAGE AT THE ABUTMENTS. 9. SPACING - DOWNSLOPE: 10. VERTICAL SPACING FOR SLOPE INSTALLATIONS SHOULD BE DETERMINED BY SITE CONDITIONS. SLOPE GRADIENT AND SOIL TYPE ARE THE MAIN FACTORS. A GOOD RULE OF THUMB IS: 1:1 SLOPES = 10 FEET APART 2:1 SLOPES = 20 FEET APART 3:1 SLOPES = 30 FEET APART 4:1 SLOPES = 40 FEET APART, ETC. 11. HOWEVER, ADJUSTMENTS MAY HAVE TO BE MADE FOR THE SOIL TYPE: FOR SOFT, LOAMY SOILS - ADJUST THE ROWS CLOSER TOGETHER; FOR HARD, ROCKY SOILS - ADJUST THE ROWS FURTHER APART. A SECONDARY WATTLE PLACED BEHIND THE ABUTMENT OF TWO WATTLES IS ENCOURAGED ON STEEP SLOPES OR WHERE JOINTS HAVE FAILED IN THE PAST. 12. STAKING: THE CITY RECOMMENDS USING WOOD STAKES TO SECURE THE WATTLES. 1/2" TO 5/8" REBAR IS ALSO ACCEPTABLE. BE SURE TO USE A STAKE THAT IS LONG ENOUGH TO PROTRUDE SEVERAL INCHES ABOVE THE WATTLE: 18" IS A GOOD LENGTH FOR HARD, ROCKY SOIL. FOR SOFT LOAMY SOIL USE A 24" STAKE. SNUG WITH WATTLE. W3 NOTE: IF THE AREA BEHIND THE INLET IS NOT STABILIZED, A BMP SHOULD BE USED TO PREVENT SEDIMENT FROM ENTERING THE INLET 1"x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heet Of 13 Sheets GEICO OFFICE BUILDING T���� �������� ��� ����������� �� ������� �������� �� N������� E���������� S�������, I��. ��� ��� ��� �� �� ���� ��� ��� ���� �� ������������ ������ ������ ��� ������ �� � P����������� E������� �� ��� ������ �� N������� E���������� S�������, I��. NOT FOR CONSTRUCTION REVIEW SET 200 S���� C������ A�����, S���� 010 F��� C������, C������� 80524 E N G I N E E R I N G � � � � � � �� PHONE: 970.221.4158 FAX: 970.221.4159 ���.�������������������.��� NORTH CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R C5.00 STATIC PLAN EROSION CONTROL G������ Overlot P������� I����������� Stormwater C������� I����������� Building Structure M������������ Hardscape Amenities & Landscaping BEST MANAGEMENT PRACTICES T�������� Inlet Protection (IP) Vehicle Tracking Control (VTC) Flow Barriers (Wattles, Etc) (WP) Concrete Washout Area (CWA) Preventative Maintenance Activities/Meetings/ etc. P�������� Mulching/Sealant Permanent Seed Planting Curb and Gutter Concrete Parking and Drive Aisle Permeable Pavers TABLE OF CONSTRUCTION SEQUENCE AND BMP APPLICATION Project: Geico Office Building CONSTRUCTION PHASE PHASE I PHASE II PHASE III PHASE IV Silt Fence (SF) Demolition LEGEND: NOTES: CWA SF LOD Rock Sock GEICO OFFICE BUILDING T���� �������� ��� ����������� �� ������� �������� �� N������� E���������� S�������, I��. ��� ��� ��� �� �� ���� ��� ��� ���� �� ������������ ������ ������ ��� ������ �� � P����������� E������� �� ��� ������ �� N������� E���������� S�������, I��. NOT FOR CONSTRUCTION REVIEW SET 200 S���� C������ A�����, S���� 010 F��� C������, C������� 80524 E N G I N E E R I N G � � � � � � �� PHONE: 970.221.4158 FAX: 970.221.4159 ���.�������������������.��� NORTH CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R C4.00 GRADING PLAN LEGEND: ST NOTES: LOD FIELD SURVEY BY: PROJECT BENCHMARKS: W W W UD UD UD UD W F S G E E E E E VAULT ELEC G E 6" PERFORATED UNDER DRAIN EXISTING3 4" METER & CURB STOP UPSIZE SERVICE 5' PAST METER TO A 1" SERVICE 1" WATER SERVICE 6" FIRE SERVICE 6" SANITARY SEWER SERVICE INV. = 4959.90 INSTALL CLEANOUT INV. = 4958.09 N:107927.85 E:205318.01 EXISTING SANITARY SEWER MANHOLE RIM = 4963.38 INV. IN = 4955.55 (W) INV. OUT = 4955.46 (E) INV. IN = 4955.66 (S) ELECTRIC METER GAS METER PROPOSED ELECTRIC VAULT TO CONNECT TO EXISTING ELECTRIC MAIN GAS SERVICE EXISTING 16" WATER MAIN EXISTING 3 4" WATER SERVICE EXISTING 8" SANITARY SEWER MAIN INSTALL 8"x6" TAPPING SADDLE W/ 6" G.V. & T.B. SANITARY SEWER SERVICE TO BE BORED UNDER TIMBERLINE RD. 10" DRAIN BASIN w/ 8" DOME INLET INV. OUT=4963.26 (W) FG=4964.83 INSTALL 12"x6" TEE w/ 1 - 12"x6" REDUCER INV: 4963.12 FG=4965.96 INSTALL 12", 90° BEND w/ CLEANOUT INV: 4963.00 FG=4966.45 INSTALL COMBONATION INLET w/ ORIFICE PLATE INV: 4962.14 FG=4964.42 INSTALL FLAP GATE STRUCTURE FG=4962.07 10" DRAIN BASIN w/ 8" DOME INLET INV. OUT=4963.24 (S) FG=4965.01 13.41 LF 6" HDPE @ 0.52% 24.68 LF 12" HDPE @ 0.50% 23.20 LF 6" HDPE @ 0.50% INSTALL MONITORING BASIN INV. IN=4962.95 (S) FG=4965.60 INSTALL SCOURSTOP TRANSITION MAT ABOVE SC-250 NORTH AMERICAN GREEN EROSION MAT NATURAL HABITAT BUFFER ZONE LIMITS (SEE NOTE 9) EXISTING FORT COLLINS TRANSFORT BUS STOP / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / APPROXIMATE LOCATION OF FORT COLLINS-LOVELAND WATER DISTRICT'S WATER MAIN ABANDON FORT COLLINS-LOVELAND WATER DISTRICT'S SERVICE AT THE MAIN PER THE DISTRICT'S LATEST STANDARDS & SPECIFICATIONS APPROXIMATE LIMITS OF ASPHALT PATCHING (SEE NOTE 7) FIRE SERVICE TO BE BORED UNDER TIMBERLINE RD. APPROXIMATE TOP OF BANK 109± LF 6" FIRE LINE 34± LF 1" WATER SERVICE 181± LF @ 1% 6" SS SERVICE 243± LF @ 1% 6" SS SERVICE INSTALL MONITORING BASIN INV. IN=4962.72 (E) FG=4963.64 20.15 LF 6" HDPE @ 0.50% 10" DRAIN BASIN w/ 8" DOME INLET INV. OUT=4962.82 (W) FG=4965.05 APPROXIMATE LIMITS OF SIDEWALK TO BE REMOVED (SEE NOTE 10) APPROXIMATE LIMITS OF ASPHALT, CURB & GUTTER & CONCRETE MEDIAN TO BE REMOVED FOR BORING PIT (SEE NOTE 7, 10 & 11) INSTALL MONITORING BASIN INV: 4962.40 FG=4965.41 51.86 LF 6" PERFORATED PVC @ 0.50% 58.99 LF 6" PERFORATED PVC @ 0.50% INSTALL MONITORING BASIN INV: 4962.43 FG=4963.61 ACCESS DRIVE TO BE REMOVED & REPLACED WITH 30" VERTICAL CURB & GUTTER APPROXIMATE LIMITS OF ASPHALT PATCHING (SEE NOTE 7) APPROXIMATE LIMITS OF ASPHALT PATCHING (SEE NOTE 7) 10.83 LF 12" RCP @ 0.50% ELECTRIC TRANSFORMER APPROXIMATE ELECTRIC LOCATE APPROXIMATE ELECTRIC LOCATE 27.14 LF 6" HDPE @ 0.50% ELECTRIC SERVICE Sheet Of 13 Sheets GEICO OFFICE BUILDING T���� �������� ��� ����������� �� ������� �������� �� N������� E���������� S�������, I��. ��� ��� ��� �� �� ���� ��� ��� ���� �� ������������ ������ ������ ��� ������ �� � P����������� E������� �� ��� ������ �� N������� E���������� S�������, I��. NOT FOR CONSTRUCTION REVIEW SET 200 S���� C������ A�����, S���� 010 F��� C������, C������� 80524 E N G I N E E R I N G � � � � � � �� PHONE: 970.221.4158 FAX: 970.221.4159 ���.�������������������.��� C3.00 UTILITY PLAN NORTH CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R LEGEND: NOTES: E G T SS W X VAULT ELEC �2� � F.O. � � � � � M � FO T T S TRAFFIC VAULT � G E UD UD F W S Fort Collins - Loveland Water District South Fort Collins Sanitation District C8 C9 DELTA 51°50'26" 128°09'21" 90°00'00" 128°09'23" 51°50'37" 90°00'00" 56°55'57" RADIUS 25.00' 2.00' 2.00' 2.00' 25.00' 2.00' 10.00' LENGTH 22.62' 4.47' 3.14' 4.47' 22.62' 3.14' 9.94' BEARING N25°28'46"W S64°31'20"W S44°31'41"E N63°38'15"W S26°21'45"W S45°28'19"W S28°27'59"W CHORD 21.86' 3.60' 2.83' 3.60' 21.86' 2.83' 9.53' HARMONY ROAD (PUBLIC ROW-WIDTH VARIES) TIMBERLINE ROAD (PUBLIC ROW-WIDTH VARIES) DIXON CANYON LATERAL PROPOSED BUILDING Sheet Of 13 Sheets GEICO OFFICE BUILDING T���� �������� ��� ����������� �� ������� �������� �� N������� E���������� S�������, I��. ��� ��� ��� �� �� ���� ��� ��� ���� �� ������������ ������ ������ ��� ������ �� � P����������� E������� �� ��� ������ �� N������� E���������� S�������, I��. NOT FOR CONSTRUCTION REVIEW SET 200 S���� C������ A�����, S���� 010 F��� C������, C������� 80524 E N G I N E E R I N G � � � � � � �� PHONE: 970.221.4158 FAX: 970.221.4159 ���.�������������������.��� C2.00 HORIZONTAL CONTROL NORTH CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R NOTES: LEGEND: ORIGINAL FIELD SURVEY BY: PROJECT BENCHMARKS: TIMBERLINE ROAD (PUBLIC ROW-WIDTH VARIES) FOUND SE CORNER SECTION 31-7-68 3" ALUM CAP LS 17497 (PER MONUMENT RECORD) 30' R.O.W. 30' R.O.W. 2.3' AVERY, BROWN AND PRESTON DITCH EASEMENT (BK L PG 21) 15' ACCESS & UTILITY EASEMENT CITY OF FORT COLLINS RECEPTION NO. 2001059218 & 2003009675 ACCESS (TO REMAIN) 1 STORY FRAME STRUCTURE (TO BE REMOVED) ASPHALT PARKING AREA COVERED PORCH RAMP 1 STORY BRICK & WOOD 1 STORY BRICK LOT 1 (2024 EAST HARMONY) HARMONY LAWSER SUBDIVISION (RECEPTION NO. 2001113965) (2024 EAST HARMONY) W W W W W W W W W W W W W W W W W W W W W SS W W W / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / DIXON CANYON LATERAL EXISTING FORT COLLINS TRANSFORT BUS STOP ACCESS (TO BE REMOVED) ACCESS DRIVE TO BE REMOVED & REPLACED WITH 30" VERTICAL CURB & GUTTER APPROXIMATE LIMITS OF ASPHALT TO BE REMOVED (SEE NOTE 6) ACCESS (TO BE REMOVED) NORTH C1.00 & DEMOLITION PLAN EXISTING CONDITIONS CALL UTILITY NOTIFICATION CENTER OF COLORADO K��� ����'� �����. C��� ������ ��� ���. R E LEGEND: G T ST FIELD SURVEY BY: NOTES: SS W X VAULT ELEC �2� � Sheet Of 13 Sheets GEICO OFFICE BUILDING T���� �������� ��� ����������� �� ������� �������� �� N������� E���������� S�������, I��. ��� ��� ��� �� �� ���� ��� ��� ���� �� ������������ ������ ������ ��� ������ �� � P����������� E������� �� ��� ������ �� N������� E���������� S�������, I��. NOT FOR CONSTRUCTION REVIEW SET 200 S���� C������ A�����, S���� 010 F��� C������, C������� 80524 E N G I N E E R I N G � � � � � � �� PHONE: 970.221.4158 FAX: 970.221.4159 ���.�������������������.��� SUBSURFACE EXPLORATION BY: / / / / / / / / / / / / / / / / / / / / / / / / / / / / F.O. � � � � � M � FO T T S TRAFFIC VAULT � Fort Collins - Loveland Water District South Fort Collins Sanitation District Water Utility. 14. A State Construction Dewatering Wastewater Discharge Permit is required if dewatering is required in order to install utilities or if water is discharged into a storm sewer, channel, irrigation ditch or any waters of the United States. 15. The Developer shall comply with all terms and conditions of the Colorado Permit for Storm Water Discharge (Contact Colorado Department of Health, Water Quality Control Division, (303) 692-3590), the Storm Water Management Plan, and the Erosion Control Plan. 16. The City of Fort Collins shall not be responsible for the maintenance of storm drainage facilities located on private property. Maintenance of onsite drainage facilities shall be the responsibility of the property owner(s). 17. Prior to final inspection and acceptance by the City of Fort Collins, certification of the drainage facilities, by a registered engineer, must be submitted to and approved by the Stormwater Utility Department. Certification shall be submitted to the Stormwater Utility Department at least two weeks prior to the release of a certificate of occupancy for single family units. For commercial properties, certification shall be submitted to the Stormwater Utility Department at least two weeks prior to the release of any building permits in excess of those allowed prior to certification per the Development Agreement. 18. The City of Fort Collins shall not be responsible for any damages or injuries sustained in this Development as a result of groundwater seepage, whether resulting from groundwater flooding, structural damage or other damage unless such damage or injuries are sustained as a result of the City of Fort Collins failure to properly maintain its water, wastewater, and/or storm drainage facilities in the development. 19. All recommendations of the Preliminary Drainage and Erosion Control Report for Geico Office Building dated March 5, 2014by Northern Engineering Services, Inc., shall be followed and implemented. 20. Temporary erosion control during construction shall be provided as shown on the Erosion Control Plan. All erosion control measures shall be maintained in good repair by the Developer, until such time as the entire disturbed areas is stabilized with hard surface or landscaping. 21. The Developer shall be responsible for insuring that no mud or debris shall be tracked onto the existing public street system. Mud and debris must be removed within 24 hours by an appropriate mechanical method (i.e. machine broom sweep, light duty front-end loader, etc.) or as approved by the the City of Fort Collins street inspector. 22. No work may commence within any improved or unimproved public Right-of-Way until a Right-of-Way Permit or Development Construction Permit is obtained, if applicable. 23. The Developer shall be responsible for obtaining all necessary permits for all applicable agencies prior to commencement of construction. The Developer shall notify the the City of Fort Collins Inspector (Fort Collins - 221-6605) and the City of Fort Collins Erosion Control Inspector (Fort Collins - 221-6700) at least 2 working days prior to the start of any earth disturbing activity, or construction on any and all public improvements. If the City of Fort Collins Engineer is not available after proper notice of construction activity has been provided, the Developer may commence work in the Engineer's absence. However, the City of Fort Collins reserves the right not to accept the improvement if subsequent testing reveals an improper installation. 24. The Developer shall be responsible for obtaining soils tests within the Public Right-of-Way after right of way grading and all utility trench work is complete and prior to the placement of curb, gutter, sidewalk and pavement. If the final soils/pavement design report does not correspond with the results of the original geotechnical report, the Developer shall be responsible for a re-design of the subject pavement section or, the Developer may use the City of Fort Collins' default pavement thickness section(s). Regardless of the option used, all final soils/pavement design reports shall be prepared by a licensed Professional Engineer. The final report shall be submitted to the Inspector a minimum of 10 working days prior to placement of base and asphalt. Placement of curb, gutter, sidewalk, base and asphalt shall not occur until the City of Fort Collins Engineer approves the final report. 25. The contractor shall hire a licensed engineer or land surveyor to survey the constructed elevations of the street subgrade and the gutter flowline at all intersections, inlets, and other locations requested by the the City of Fort Collins inspector. The engineer or surveyor must certify in a letter to the City of Fort Collins that these elevations conform to the approved plans and specifications. Any deviations shall be noted in the letter and then resolved with the City of Fort Collins before installation of base course or asphalt will be allowed on the streets. 26. All utility installations within or across the roadbed of new residential roads must be completed prior to the final stages of road construction. For the purposes of these standards, any work except c/g above the subgrade is considered final stage work. All service lines must be stubbed to the property lines and marked so as to reduce the excavation necessary for building connections. 27. Portions of Larimer County are within overlay districts. The Larimer County Flood Plain Resolution should be referred to for additional criteria for roads within these districts. 28. All road construction in areas designated as Wild Fire Hazard Areas shall be done in accordance with the construction criteria as established in the Wild Fire Hazard Area Mitigation Regulations in force at the time of final plat approval. 29. Prior to the commencement of any construction, the contractor shall contact the Local Entity Forester to schedule a site inspection for any tree removal requiring a permit. 30. The Developer shall be responsible for all aspects of safety including, but not limited to, excavation, trenching, shoring, traffic control, and security. Refer to OSHA Publication 2226, Excavating and Trenching. 31. The Developer shall submit a Construction Traffic Control Plan, in accordance with MUTCD, to the appropriate Right-of-Way authority. (The the City of Fort Collins, Larimer County, Colorado), for approval, prior to any construction activities within, or affecting, the Right-of-Way. The Developer shall be responsible for providing any and all traffic control devices as may be required by the construction activities. 32. Prior to the commencement of any construction that will affect traffic signs of any type, the contractor shall contact the City of Fort Collins Traffic Operations Department, who will temporarily remove or relocate the sign at no cost to the contractor, however, if the contractor moves the traffic sign then the contractor will be charged for the labor, materials and equipment to reinstall the sign as needed. 33. The Developer is responsible for all costs for the initial installation of traffic signing and striping for the Development related to the Development's local street operations. In addition, the Developer is responsible for all costs for traffic signing and striping related to directing traffic access to and from the Development. 34. There shall be no site construction activities on Saturdays, unless specifically approved by the City of Fort Collins Engineer, and no site construction activities on Sundays or holidays, unless there is prior written approval by the City of Fort Collins. 35. The Developer is responsible for providing all labor and materials necessary for the completion of the intended improvements, shown on these drawings, or designated to be provided, installed, or constructed, unless specifically noted otherwise. 36. Dimensions for layout and construction are not to be scaled from any drawing. If pertinent dimensions are not shown, contact the Designer for clarification, and annotate the dimension on the as-built record drawings. 37. The Developer shall have, onsite at all times, one (1) signed copy of the approved plans, one (1) copy of the appropriate standards and specifications, and a copy of any permits and extension agreements needed for the job. 38. If, during the construction process, conditions are encountered which could indicate a situation that is not identified in the plans or specifications, the Developer shall contact the Designer and the City of Fort Collins Engineer immediately. 39. The Developer shall be responsible for recording as-built information on a set of record drawings kept on the construction site, and available to the Larimer County's Inspector at all times. Upon completion of the work, the contractor(s) shall submit record drawings to the City of Fort Collins Engineer. 40. The Designer shall provide, in this location on the plan, the location and description of the nearest survey benchmarks (2) for the project as well as the basis of bearings. The information shall be as follows: BENCHMARK #1: City of Fort Collins Benchmark 6-13 Elevation= 4970.30 (NAVD 88) - For Reference Only Elevation= 4967.10 (NGVD 29 - Unadjusted) - Project Datum BENCHMARK #2: City of Fort Collins Benchmark 1-96 Elevation= 4945.01 (NAVD 88) - For Reference Only Elevation= 4941.81 (NGVD 29 - Unadjusted) - Project Datum Basis of Bearings Basis of Bearings is the South line of the Southeast quarter of Section 31-7-68 as bears North 89°31'41" West (assumed bearing). 41. All stationing is based on centerline of roadways unless otherwise noted. 42. Damaged curb, gutter and sidewalk existing prior to construction, as well as existing fences, trees, streets, sidewalks, curbs and gutters, landscaping, structures, and improvements destroyed, damaged or removed due to construction of this project, shall be replaced or restored in like kind at the Developer's expense, unless otherwise indicated on these plans, prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. 43. When an existing asphalt street must be cut, the street must be restored to a condition equal to or better than its original condition. The existing street condition shall be documented by the City of Fort Collins Construction Inspector before any cuts are made. Patching shall be done in accordance with the City of Fort Collins Street Repair Standards. The finished patch shall blend in smoothly into the existing surface. All large patches shall be paved with an asphalt lay-down machine. In streets where more than one cut is made, an overlay of the entire street width, including the patched area, may be required. The determination of need for a complete overlay shall be made by the Larimer County Engineer and/or the City of Fort Collins Inspector at the time the cuts are made. 44. Upon completion of construction, the site shall be cleaned and restored to a condition equal to, or better than, that which existed before construction, or to the grades and condition as required by these plans. 45. Standard Handicap ramps are to be constructed at all curb returns and at all "T" intersections. 46. After acceptance by the City of Fort Collins, public improvements depicted in these plans shall be guaranteed to be free from material and workmanship defects for a minimum period of two years from the date of acceptance. 47. The City of Fort Collins shall not be responsible for the maintenance of roadway and appurtenant improvements, including storm drainage structures and pipes, for the following private streets: N.A. 48. Approved Variances are listed as follows: N.A. CONSTRUCTION NOTES A. Grading and Erosion Control Notes 1. The erosion control inspector must be notified at least twenty-four (24) hours prior to any construction on this site. 2. There shall be no earth-disturbing activity outside the limits designated on the accepted plans. 3. All required perimeter silt and construction fencing shall be installed priorto any land disturbing activity (stockpiling, stripping, grading, etc). All other required erosion control measures shall be installed at the appropriate time in the construction sequence as indicated in the approved project schedule, construction plans, and erosion control report. 4. At all times during construction, the Developer shall be responsible for preventing and controlling on-site erosion including keeping the property sufficiently watered so as to minimize wind blown sediment. The Developer shall also be responsible for installing and maintaining all erosion control facilities shown herein. 5. Pre-disturbance vegetation shall be protected and retained wherever possible. Removal or disturbance of existing vegetation shall be limited to the area(s) required for immediate construction operations, and for the shortest practical period of time. 6. All soils exposed during land disturbing activity (stripping, grading, utility installations, stockpiling, filling, etc.) shall be kept in a roughened condition by ripping or disking along land contours until mulch, vegetation, or other permanent erosion control BMPs are installed. No soils in areas outside project street rights-of-way shall remain exposed by land disturbing activity for more than thirty (30) days before required temporary or permanent erosion control (e.g. seed/mulch, landscaping, etc.) is installed, unless otherwise approved by the City/County. 7. In order to minimize erosion potential, all temporary (structural) erosion control measures shall: a. Be inspected at a minimum of once every two (2) weeks and after each significant storm event and repaired or reconstructed as necessary in order to ensure the continued performance of their intended function. b. Remain in place until such time as all the surrounding disturbed areas are sufficiently stabilized as determined by the erosion control inspector. c. Be removed after the site has been sufficiently stabilized as determined by the erosion control inspector. 8. When temporary erosion control measures are removed, the Developer shall be responsible for the clean up and removal of all sediment and debris from all drainage infrastructure and other public facilities. 9. The contractor shall immediately clean up any construction materials inadvertently deposited on existing streets, sidewalks, or other public rights of way, and make sure streets and walkways are cleaned at the end of each working day. 10. All retained sediments, particularly those on paved roadway surfaces, shall be removed and disposed of in a manner and location so as not to cause their release into any waters of the United States. 11. No soil stockpile shall exceed ten (10) feet in height. All soil stockpiles shall be protected from sediment transport by surface roughening, watering, and perimeter silt fencing. Any soil stockpile remaining after thirty (30) days shall be seeded and mulched. 12. The stormwater volume capacity of detention ponds will be restored and storm sewer lines will be cleaned upon completion of the project and before turning the maintenance over to the City/County or Homeowners Association (HOA). 13. City Ordinance and Colorado Discharge Permit System (CDPS) requirements make it unlawful to discharge or allow the discharge of any pollutant or contaminated water from construction sites. Pollutants include, but are not limited to discarded building materials, concrete truck washout, chemicals, oil and gas products, litter, and sanitary waste. The developer shall at all times take whatever measures are necessary to assure the proper containment and disposal of pollutants on the site in accordance with any and all applicable local, state, and federal regulations. 14. A designated area shall be provided on site for concrete truck chute washout. The area shall be constructed so as to contain washout material and located at least fifty (50) feet away from any waterway during construction. Upon completion of construction activities the concrete washout material will be removed and properly disposed of prior to the area being restored. 15. Conditions in the field may warrant erosion control measures in addition to what is shown on these plans. The Developer shall implement whatever measures are determined necessary, as directed by the City. B. Street Improvement Notes 1. All street construction is subject to the General Notes on the cover sheet of these plans as well as the Street Improvements Notes listed here. 2. A paving section design, signed and stamped by a Colorado licensed Engineer, must be submitted to the City of Fort Collins Engineer for approval, prior to any street construction activity, (full depth asphalt sections are not permitted at a depth greater than 8 inches of asphalt). The job mix shall be submitted for approval prior to placement of any asphalt. 3. Where proposed paving adjoins existing asphalt, the existing asphalt shall be saw cut, a minimum distance of 12 inches from the existing edge, to create a clean construction joint. The Developer shall be required to remove existing pavement to a distance where a clean construction joint can be made. Wheel cuts shall not be allowed unless approved by the City of Fort Collins Engineer in Fort Collins. 4. Street subgrades shall be scarified the top 12 inches and re-compacted prior to subbase installation. No base material shall be laid until the subgrade has been inspected and approved by the City of Fort Collins Engineer. 5. Ft. Collins only. Valve boxes and manholes are to be brought up to grade at the time of pavement placement or overlay. Valve box adjusting rings are not allowed. 6. When an existing asphalt street must be cut, the street must be restored to a condition equal to or better than its original condition. The existing street condition shall be documented by the Inspector before any cuts are made. Cutting and patching shall be done in conformance with Chapter 25, Reconstruction and Repair. The finished patch shall blend smoothly into the existing surface. The determination of need for a complete overlay shall be made by the City of Fort Collins Engineer. All overlay work shall be coordinated with adjacent landowners such that future projects do not cut the new asphalt overlay work. 7. All traffic control devices shall be in conformance with these plans or as otherwise specified in M.U.T.C.D. (including Colorado supplement) and as per the Right-of-Way Work Permit traffic control plan. 8. The Developer is required to perform a gutter water flow test in the presence of the City of Fort Collins Inspector and prior to installation of asphalt. Gutters that hold more than 1/4 inch deep or 5 feet longitudinally, of water, shall be completely removed and reconstructed to drain properly. 9. Prior to placement of H.B.P. or concrete within the street and after moisture/density tests have been taken on the subgrade material (when a full depth section is proposed) or on the subgrade and base material (when a composite section is proposed), a mechanical "proof roll" will be required. The entire subgrade and/or base material shall be rolled with a heavily loaded vehicle having a total GVW of not less than 50,000 lbs. and a single axle weight of at least 18,000 lbs. with pneumatic tires inflated to not less that 90 p.s.i.g. "Proof roll" vehicles shall not travel at speeds greater than 3 m.p.h. Any portion of the subgrade or base material which exhibits excessive pumping or deformation, as determined by the City of Fort Collins Engineer, shall be reworked, replaced or otherwise modified to form a smooth, non-yielding surface. The City of Fort Collins Engineer shall be notified at least 24 hours prior to the "proof roll." All "proof rolls" shall be preformed in the presence of an Inspector. C. Traffic Signing and Pavement Marking Construction Notes 1. All signage and marking is subject to the General Notes on the cover sheet of these plans, as well as the Traffic Signing and Marking Construction Notes listed here. 2. All symbols, including arrows, ONLYS, crosswalks, stop bars, etc. shall be pre-formed thermo-plastic. 3. All signage shall be per the City of Fort Collins Standards and these plans or as otherwise specified in MUTCD. 4. All lane lines for asphalt pavement shall receive two coats of latex paint with glass beads. 5. All lane lines for concrete pavement should be epoxy paint. 6. Prior to permanent installation of traffic striping and symbols, the Developer shall place temporary tabs or tape depicting alignment and placement of the same. Their placement shall be approved by the City of Fort Collins Traffic Engineer prior to permanent installation of striping and symbols. 7. Pre-formed thermo-plastic applications shall be as specified in these Plans and/or these Standards. 8. Epoxy applications shall be applied as specified in CDOT Standard Specifications for Road and Bridge Construction. 9. All surfaces shall be thoroughly cleaned prior to installation of striping or markings. 10. All sign posts shall utilize break-away assemblies and fasteners per the Standards. 11. A field inspection of location and installation of all signs shall be performed by the City of Fort Collins Traffic Engineer. All discrepancies identified during the field inspection must be corrected before the 2-year warranty period will begin. 12. The Developer installing signs shall be responsible for locating and protecting all underground utilities. 13. Special care shall be taken in sign location to ensure an unobstructed view of each sign. 14. Signage and striping has been determined by information available at the time of review. Prior to initiation of the warranty period,the City of Fort Collins Traffic Engineer reserves the right to require additional signage and/or striping if the City of Fort Collins Traffic Engineer determines that an unforeseen condition warrants such signage according to the MUTCD or the CDOT M and S Standards. All signage and striping shall fall under the requirements of the 2-year warranty period for new construction (except fair wear on traffic markings). 15. Sleeves for sign posts shall be required for use in islands/medians. Refer to Chapter 14, Traffic Control Devices, for additional detail. D. Storm Drainage Notes 1. The City of Fort Collins shall not be responsible for the maintenance of storm drainage facilities located on private property. Maintenance of onsite drainage facilities shall be the responsibility of the property owner(s). 2. All recommendations of the Preliminary Drainage and Erosion Control Report for Geico Office Building dated March 5, 2014by Northern Engineering Services, Inc., shall be followed and implemented. 3. Prior to final inspection and acceptance by the City of Fort Collins, certification of the drainage facilities, by a registered engineer, must by submitted to and approved by the Stormwater Utility Department. Certification shall be submitted to the Stormwater Utility Department at least two weeks prior to the release of a certificate of occupancy for single family units. For commercial properties, certification shall by submitted to the Stormwater Utility Department at least two weeks prior to the release of any building permits in excess of those allowed prior to certification per the Development Agreement. E. Utility Notes 1. All waterline and sanitary sewer construction shall conform to the Fort Utility standards and specifications current to date of construction. 2. The minimum cover over water lines is 4.5 feet and the maximum cover is 5.5 feet unless otherwise noted in the plans and approved by the water utility. 3. Water mains shall be poly-wrapped D.I.P, or PVC with tracer wire. 4. HDPE pipe may be used for 1-1/2 and 2 inch water services. The pipe shall meet the standards of AWWA 901, NSF Standard 61 and ASTM. The HDPE pipe shall be SDR 9 having a pressure rating of 200 psi. Stiffeners shall be used at all fittings and connections. Tracer wire shall be installed with the HDPE service, and shall extend up the curb stop. The curb stop shall be covered with a metal box and tracer wire test lid per City Water Detail 25. CALL UTILITY NOTIFICATION CENTER OF COLORADO K��� ����'� �����. C��� ������ ��� ���. R BENCHMARK #1: City of Fort Collins Benchmark 6-13 Elevation= 4970.30 (NAVD 88) - For Reference Only Elevation= 4967.10 (NGVD 29 - Unadjusted) - Project Datum BENCHMARK #2: City of Fort Collins Benchmark 1-96 Elevation= 4945.01 (NAVD 88) - For Reference Only Elevation= 4941.81 (NGVD 29 - Unadjusted) - Project Datum Basis of Bearings Basis of Bearings is the South line of the Southeast quarter of Section 31-7-68 as bears North 89°31'41" West (assumed bearing). Northern Engineering Services, Inc NE Project No. 959-001 Date: September 18, 2013 ADDITIONAL FIELD SURVEYS: Northern Engineering Services, Inc Date(s): October 17, 2013 ORIGINAL FIELD SURVEY BY: Earth Engineering, Inc. "SUBSURFACE EXPLORATION REPORT GEICO INSURANCE OFFICE BUILDING 2024 EAST HARMONY ROAD" EEC Project No. 1132073 Date: October 14, 2013 SUBSURFACE EXPLORATION BY: PROJECT BENCHMARKS: SHEET INDEX COVER SHEET GRADING PLAN UTILITY PLAN C4.00 C3.00 C6.00 GENERAL & CONSTRUCTION NOTES C0.00 C0.01 EXISTING CONDITIONS & DEMOLITION PLAN C1.00 DRAINAGE EXHIBIT Sheet Of 13 Sheets GEICO OFFICE BUILDING T���� �������� ��� ����������� �� ������� �������� �� N������� E���������� S�������, I��. ��� ��� ��� �� �� ���� ��� ��� ���� �� ������������ ������ ������ ��� ������ �� � P����������� E������� �� ��� ������ �� N������� E���������� S�������, I��. NOT FOR CONSTRUCTION REVIEW SET 200 S���� C������ A�����, S���� 010 F��� C������, C������� 80524 E N G I N E E R I N G � � � � � � �� PHONE: 970.221.4158 FAX: 970.221.4159 ���.�������������������.��� UTILITY PLANS FOR A TRACT OF LAND LOCATED IN SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 7 NORTH, RANGE 68 WEST OF THE 6th P.M., CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO GEICO OFFICE BUILDING The Birdsall Group Cathy Mathis, APA 444 Mountain Ave. Berthoud, Colorado 80513 (970) 532-5891 Local Geico Office Steve Allen 115 E. Harmony Rd, Suite 110 Fort Collins, Colorado 80525 (970) 221-5230 email: SAllen@geico.com Aller .Lingle .Massey Ian Shuff, AIA 712 Whalers Way Fort Collins, Colorado 80525 (970) 223-1820 ARCHITECT CALL UTILITY NOTIFICATION CENTER OF COLORADO K��� ����'� �����. C��� ������ ��� ���. R Earth Engineering Company, Inc. Lester Litton, PE 4396 Greenfield Drive Windsor, Colorado 80550 (970) 545-3908 GEOTECHNICAL ENGINEER Integrated Mechanical Thomas Segelhorst, PE 223 Linden St., Suite 204 Fort Collins, Colorado 80524 (970) 556-0570 MECHANICAL ENGINEER UTILITY CONTACT LIST: * UTILITY COMPANY * This list is provided as a courtesy reference only. Northern Engineering Services assumes no responsibility for the accuracy or completeness of this list. In no way shall this list relinquish the Contractor's responsibility for locating all utilities prior to commencing any construction activity. Please contact the Utility Notification Center of Colorado (UNCC) at 811 for additional information. PHONE NUMBER GAS----------------- Xcel Energy----------------------------- Al Ermer (970) 225-7869 ELECTRIC-------- City of Fort Collins Light & Power-- Doug Martine (970) 224-6152 CABLE------------- Comcast---------------------------------- Don Kapperman (970) 567-0425 TELECOM.--------CenturyLink-------------------------------Samuel Banulis (970) 490-7507 WATER------------ City of Fort Collins Utilities----------- Roger Buffington (970) 221-6700 WASTEWATER--City of Fort Collins Utilities----------- Roger Buffington (970) 221-6700 STORMWATER- City of Fort Collins Utilities----------- Glen Schlueter (970) 221-6700 223 Linden St., Suite 204 Fort Collins, CO 80524 Phone: 970-556-0570 Front-Desk@Int-Mech.com Fort Collins - Loveland Water District South Fort Collins Sanitation District DIXON CANYON LATERAL C2.00 HORIZONTAL CONTROL C5.00 EROSION CONTROL STATIC PLAN C5.01 EROSION CONTROL CONSTRUCTION DETAILS C7.00-C7.03 CONSTRUCTION DETAILS WARM GRAY 30' - 0" MAX. SYNTHETIC STONE WATER TABLE - BEIGE/BUFF PRECAST CONC. OR BRICK ROWLOCK SILL - WARM GRAY 1 2 3 4 5 6 7 1. ALL MECHANICAL AND ELECTRICAL EQUIPMENT TO BE PAINTED TO MATCH BUILDING. 2. ALL MECHANICAL AND ELECTRICAL METERS TO BE PAINTED TO MATCH BUILDING. GENERAL NOTES: PROJECT DATE DRAWN 712 WHALERS WAY SUITE, B-100 FORT COLLINS, CO 80525 (970) 223-1820 www.aller-lingle-massey.com PRINTED FILE NAME: NOT FOR CONSTRUCTION 4/17/2014 11:19:10 AM C ALLER-LINGLE-MASSEY 2014 0000-Project-SD.rvt BUILDING ELEVATIONS 1326 KEE 04/17/14 PDP 2 2024 E. HARMONY RD. FORT COLLINS, CO GEICO OFFICE BUILDING PDP 2 SCALE: 1/4" = 1'-0" RE: 1 A3.1 1 PDP - SOUTH ELEVATION PDP 2 SCALE: 1/4" = 1'-0" RE: 1 A3.1 2 PDP - WEST ELEVATION PDP 2 SCALE: 3 VIEW FROM SOUTHWEST PDP 2 SCALE: RE: 4 VIEW FROM WEST DATE DRAWN 712 WHALERS WAY SUITE, B-100 FORT COLLINS, CO 80525 (970) 223-1820 www.aller-lingle-massey.com PRINTED FILE NAME: NOT FOR CONSTRUCTION 4/17/2014 11:17:15 AM C ALLER-LINGLE-MASSEY 2014 0000-Project-SD.rvt BUILDING ELEVATIONS 1326 KEE 04/17/14 PDP1 2024 E. HARMONY RD. FORT COLLINS, CO GEICO OFFICE BUILDING PDP1 SCALE: 1/4" = 1'-0" RE: 1 A3.1 1 PDP - EAST ELEVATION PDP1 SCALE: 1/4" = 1'-0" RE: 1 A3.1 2 PDP - NORTH ELEVATION PDP1 SCALE: 3 VIEW FROM SOUTHEAST