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HomeMy WebLinkAbout2106 SOUTH TAFT HILL ROAD SINGLE FAMILY - PDP - PDP170002 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO 1 MEETING DATE April 13, 2017 STAFF Meaghan Overton ADMINISTRATIVE 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: 2106 S. Taft Hill Single Family, PDP170002 APPLICANT: Cara Scohy CS Design 2519 South Shields Street #129 Fort Collins, CO 80524 OWNER: Laura Olive 2106 South Taft Hill Road, LLC 125 South Howes Street, Suite 120 Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request for a Project Development Plan to subdivide a 2.35-acre site into 8 lots for single-family houses. The existing house on the site is proposed to remain and will be located on Lot 1. Approximately 16% of the site will be used as stormwater detention and open space. The project proposal is located at 2106 South Taft Hill Road, in the R- L (Low Density Residential) zone district. The PDP includes a request for one Modification of Standard to the 60 foot lot width requirement in Land Use Code Section 4.4(D)(2)(a) for lots 6, 7, and 8 along the cul-de- sac. RECOMMENDATION: Approval of the 2106 S. Taft Hill Single Family Project Development Plan and a Modification of Standard to Section 4.4(D)(2)(a), Dimensional Standards for minimum lot width. EXECUTIVE SUMMARY: Staff finds the proposed 2106 S. Taft Hill Single Family Project Development Plan complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: Staff Report – 2106 S. Taft Hill Single Family, PDP170002 Administrative Hearing 04-13-2017 Page 2 • The Project Development Plan 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 4.4(D)(2)(a), Dimensional Standards for minimum lot width meets the applicable requirements of Section 2.8.2(H), and the granting of the Modification would not be detrimental to the public good. • The Project Development Plan complies with relevant standards of Article 3 – General Development Standards. • The Project Development Plan complies with relevant standards located in Division 4.4, Low Density Residential District of Article 4 – Districts, subject to approval of the Modification of Standard to Section 4.4(D)(2)(a), Dimensional Standards for minimum lot width. COMMENTS: 1. Background The project site was originally annexed into Fort Collins as part of the Southwest Annexation in 1970, and has not been platted. The project site is zoned RL (Low Density Residential). There are two existing buildings on the site – a single family house and an associated detached garage. The surrounding zoning and land uses to each side of the project site are as follows: Direction Zone District Existing Land Uses North Low Density Residential District (RL) Village West Ninth Subdivision; single family South Low Density Residential District (RL) Village West Third Subdivision; single family East Low Density Residential District (RL) Village West Fourth Subdivision; single family West Low Density Residential District (RL) Blevins Middle School A zoning and site vicinity map is presented on the following page. Staff Report – 2106 S. Taft Hill Single Family, PDP170002 Administrative Hearing 04-13-2017 Page 3 Map 1: 2106 S. Taft Hill Single Family Zoning & Site Vicinity Staff Report – 2106 S. Taft Hill Single Family, PDP170002 Administrative Hearing 04-13-2017 Page 4 2. Compliance with Article 4 of the Land Use Code – Low Density Residential District (RL) Division 4.4: The project complies with all applicable Article 4 standards as follows: A. Section 4.4(B)(2)(a) – Permitted Uses Single-family detached dwellings are a permitted use in the Low Density Residential District, subject to Administrative (Type 1) review. The project development plan proposes 8 lots for single-family detached dwellings. B. Section 4.4(D)(1) – Density The project development plan proposes 8 lots ranging in size from 6,040 square feet to 15,163 square feet. As proposed, the PDP meets the minimum lot area requirement of 6,000 square feet per lot. C. Section 4.4(D)(2) – Dimensional Standards The project development plan meets the dimensional standards of the Low Density Residential District for lot width and front, rear, and side yard setbacks with the exception of the Modification of Standard to Section 4.4(D)(2)(a) requested for the lot width on lots 6, 7, and 8. The proposed project provides the following setbacks in conformance with the standards: • 20-feet Front Yard • 5-feet Interior Side Yard • 15-feet Corner Side Yard • 15-feet Rear Yard 3. Compliance with Article 3 of the Land Use Code – General Development Standards: The project complies with all applicable General Development Standards as follows: A. Division 3.2.1 – Landscaping and Tree Protection The proposal meets the tree-stocking, street tree, and landscaping standards of the Land Use Code as detailed below: i. Section 3.2.1(D) Tree Planting Standards Staff Report – 2106 S. Taft Hill Single Family, PDP170002 Administrative Hearing 04-13-2017 Page 5 New trees meet code requirements for full tree-stocking around buildings and structures, for protection of privacy, and to define landscaped spaces. ii. Section 3.2.1(D)(2) Street Trees Five street trees are proposed in the public right-of-way in front of the property, which meets the Land Use Code’s Street Tree standards for canopy shade trees. Seven street trees are proposed along the street-like private drive, which also meets the Land Use Code’s Street Tree standards. iii. Section 3.2.1(D)(3) Minimum Species Diversity There are a total of 32 trees proposed on the site, and the maximum percentage of any one species is 18.7%. This meets the minimum species diversity requirements in the Land Use Code. iv. Section 3.2.1(D)(4) Tree Species and Minimum Sizes The trees proposed are all included on the list of recommended trees, and meet the minimum size requirements in the Land Use Code. v. Section 3.2.1(E) Landscape Standards Areas of the proposed site not utilized by buildings or hardscape will be landscaped with a mixture of irrigated turf, evergreen and deciduous shrubs, native grasses, ornamental grasses, and perennials. The detention area will be seeded with a native grass mix, and trees and shrubs along the edge of the detention area provide additional open space landscaping. vi. Section 3.2.1(F) Tree Protection and Replacement The project development plan proposes to remove 10 existing trees on the site, for which 17 mitigation trees are required. The landscape plan proposes 17 mitigation trees in a mixture of ornamental, deciduous, and evergreen varieties, which meets the standard in Section 3.2.1(F). B. Section 3.2.2(K)(1)(c) – Residential Parking Requirements Vehicle parking requirements for single-family detached homes are a minimum of 1 parking space on lots with greater than 40 feet of street Staff Report – 2106 S. Taft Hill Single Family, PDP170002 Administrative Hearing 04-13-2017 Page 6 frontage or 2 parking spaces on lots with 40 feet or less of street frontage. A note on the site plan indicates that all single-family detached homes shall meet or exceed the residential parking standards outlined in Section 3.2.2(K). C. Section 3.2.3 – Solar Access, Orientation, Shading At least 65% of lots less than 15,000 square feet in single-family developments must conform to the definition of a “solar-oriented lot” in order to preserve the potential for solar energy usage. Six of the 8 lots (75%) in the project development plan meet the definition of a “solar oriented lot,” which meets the standard in Section 3.2.3. D. Section 3.2.4 Site Lighting The project development plan is not proposing any lighting. However, a note on the site plan indicates that all exterior lighting provided will meet the requirements for site lighting and design standards as described in Land Use Code Section 3.2.4. All light fixtures will be concealed and fully shielded, and installed in a downward-facing position. E. Section 3.3.1 – Plat Standards All lots have direct access to a street-like private drive. The layout of roads, utilities, drainage facilities, and other services are designed in a way that enhances an interconnected system within and between developments to the east and south. The plat demonstrates proper dedication of public rights-of-way, drainage easements and utility easements that are needed to serve the area being developed. F. Section 3.4.7 – Historic and Cultural Resources The site includes an existing house and garage on lot 1, which have been determined to be potentially individually eligible for local landmark designation. The existing structures are proposed to remain in their current condition. To preserve the historic integrity of the structures on lot 1, a note has been added to the plat as follows: “As required by Land Use Code section 3.4.7(F), the new construction on Lot 2 shall be similar to the height, setback, and width of existing historic structures to the maximum extent feasible, and shall be designed to be in character with same based on visual elements such as window patterns and use of brick as the dominant building material. In order to receive a building permit for Lot 2, a review for compliance with 3.4.7 will be required and must also include a plan of protection for the existing historic Staff Report – 2106 S. Taft Hill Single Family, PDP170002 Administrative Hearing 04-13-2017 Page 7 structures that specifies how they will be protected from damage during construction.” G. Section 3.5.2(F) – Garage Doors A note on the site plan indicates that all single family detached homes shall meet or exceed the garage door standards as outlined in 3.5.2(F) of the Land Use Code. Street facing garage doors must be recessed by at least 4 feet and may not comprise more than 50% of the ground floor street-facing linear building frontage. Side-loaded or rear-loaded garage doors must provide architectural detail (windows or similar) on the side of the garage facing the street. H. Section 3.6.2 – Streets, Streetscapes, Alleys and Easements The proposal meets the street, streetscape, alley and easement standards of the Land Use Code as detailed below: i. Section 3.6.2(D) – Cul-de-sacs Cul-de-sacs are permitted only if they are not more than 660 feet in length and have a turnaround with a diameter of at least 100 feet. The proposed project meets the standard for length, as the street-like private drive is 298 feet in length. The cul-de-sac does not meet the 100 foot minimum diameter. However, Poudre Fire Authority (PFA) has worked with the applicant to design a hammerhead turn-around that meets PFA’s requirements for emergency access. ii. Section 3.6.2(G)(1) – Alternative Compliance Section 3.6.2 states that lots having a front or rear lot line that abuts an arterial street shall have a minimum depth of one hundred fifty (150) feet. The applicant has submitted a request for alternative compliance for lot 1, which does not meet the 150 foot lot depth requirement. This request is included as an attachment to this report. Because the existing structures on lot 1 are proposed to remain and are an existing condition, the applicant is requesting alternative compliance under the justification that the proposed lot plan accomplishes the purpose of this subsection as well as, or better than, a lot plan which complies with the standard of this subsection. The applicant has provided additional landscaping along the east edge of lot 1 to buffer it from the noise, light, and other potential negative impacts of the arterial street. Procedures and review criteria for alternative compliance are copied in italics below: Staff Report – 2106 S. Taft Hill Single Family, PDP170002 Administrative Hearing 04-13-2017 Page 8 (1) Alternative Compliance . Upon request by the applicant, the decision maker may approve an alternative lot plan that does not meet the standard of this subsection if the alternative lot plan includes additional buffering or screening that will, in the judgment of the decision maker, protect such lots from the noise, light and other potential negative impacts of the arterial street as well as, or better than, a plan which complies with the standard of this subsection. (2) Procedure. Alternative lot plans shall be prepared and submitted in accordance with the submittal requirements for streets, streetscapes, alleys and easements as set forth in this Section and landscape plans as set forth in Section 3.2.1. The alternative lot plan shall clearly identify and discuss the modifications and alternatives proposed and the ways in which the plan will equally well or better accomplish the purpose of this subsection than would a plan which complies with the standards of this subsection. (3) Review Criteria. To approve an alternative lot plan, the decision maker must first find that the proposed alternative plan accomplishes the purpose of this subsection as well as, or better than, a lot plan which complies with the standard of this subsection. In reviewing the proposed alternative plan, the decision maker shall take into account whether the lot plan provides screening and protection of the lots adjacent to the arterial street from noise, light and other negative impacts of the arterial street equally well or better than a plan which complies with the standard of this subsection. iii. 3.6.2(N) Private Drives and Street-Like Private Drives The project development plan proposes a street-like private drive, which is permitted under Section 3.6.2(N)(1)(c) when it provides primary access to facing buildings in a cohesive development plan. The street-like private drive proposed is designed to be similar to a public street and includes travel lanes, on-street parking on one side, street trees, and a detached sidewalk on the north side of the street. The street-like private drive meets emergency access requirements as determined by the Poudre Fire Authority. Staff Report – 2106 S. Taft Hill Single Family, PDP170002 Administrative Hearing 04-13-2017 Page 9 MODIFICATIONS 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. Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2), (3) or (4). Staff Report – 2106 S. Taft Hill Single Family, PDP170002 Administrative Hearing 04-13-2017 Page 10 4. Modification of Standard Request to Section 4.4.2(D)(2) Dimensional Standards A. The standard: Section 4.4.2(D)(2) Dimensional Standards (a) Minimum lot width shall be sixty (60) feet for a single-family dwelling or child-care center and one hundred (100) feet for all other uses. B. Description of the Modification: The applicant has submitted a request for approval of a Modification of Standard to Section 4.4.2(D)(2)(a), Dimensional Standards for minimum lot width, requesting that the project provide lot widths of 40-41 feet on lots 6, 7, and 8 rather than 60 feet. C. Applicant’s Justification: The standard per Section 4.4.D(2) states that the Minimum lot width shall be 60 feet for a single family dwelling or child care center and 100 feet for all other uses. The proposed site plan provides the required lot widths for lots 1 through 5. The modification request is for lots 6, 7 and 8 as they are located at the end of the proposed cul-de-sac and measure between 40' and 41' at the 20' setback line. The applicant contends that allowing narrower lot widths for 3 lots will not diverge from the standards of the Land Use Code except in a nominal, inconsequential way for the following reasons: 1. The depth and square footage of lots 6, 7 and 8 will accomodate adquate building pads and are well over the minimum lot sizes of 6,000 square feet. 2. The minimum front, side and rear yard setbacks are being met. 3. When looked at in the larger context of the adjacent developments, the narrow front yards with larger rear yards at the end of the cul-de-sac is similar to that of the existing Village West subdivision directly to the east and south. Specific examples of similarities can be found on Windsor Court within the Village West subdivition where 3 of the front yard widths measure between (approximately) 47 feet and 49 feet when measured at the 20' setback line. With the exception of the lot widths in the front yards on lots 6, 7 and 8, the proposed site meets the standards set forth in Section 4.4 of the Land Use Code Staff Report – 2106 S. Taft Hill Single Family, PDP170002 Administrative Hearing 04-13-2017 Page 11 and the applicant does believes that granting this request will not be detrimental to the public good and will continue to advance the purposes of the Land Use Code. D. Staff Finding for the Modification: Staff finds that the request for the Modification of Standard to Section 4.4.2(D)(2)(a), Dimensional Standards for minimum lot width, 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)(4): The plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to 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. This is because the decrease in lot width from the 60-foot requirement for lots 6, 7, and 8 is nominal. The square footage of the three lots (6, 7, and 8) covered by the Modification exceeds the minimum 6,000 square foot lot size required in the Low Density Residential (RL) District, and the required front, side, and rear setbacks are being met. The overall development plan and the lot sizes proposed continue to advance the purposes of the Land Use Code as contained in Section 1.1.2(L) – encouraging the development of vacant properties within established areas, and 1.1.2(M) – ensuring that development proposals are sensitive to the character of existing neighborhoods. 5. Findings of Fact/Conclusion: In evaluating the request for the 2106 S. Taft Hill Single Family Project Development Plan, staff makes the following findings of fact: A. The Modification of Standard to Section 4.4(D)(2)(a), Dimensional Standards for minimum lot width, is justified by the applicable standards in 2.8.2(H). The granting of the Modification would not be detrimental to the public good, and: The request satisfies Criteria 2.8.2(H)(4): The plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to 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. Staff Report – 2106 S. Taft Hill Single Family, PDP170002 Administrative Hearing 04-13-2017 Page 12 This is because the decrease in lot width from the 60-foot requirement for lots 6, 7, and 8 is nominal. The square footage of the three lots (6, 7, and 8) covered by the Modification exceeds the minimum 6,000 square foot lot size required in the Low Density Residential (RL) District, and the required front, side, and rear setbacks are being met. The overall development plan and the lot sizes proposed continue to advance the purposes of the Land Use Code as contained in Section 1.1.2(L) – encouraging the development of vacant properties within established areas, and 1.1.2(M) – ensuring that development proposals are sensitive to the character of existing neighborhoods. B. The 2106 S. Taft Hill Single Family Project Development Plan complies with the process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. C. The 2106 S. Taft Hill Single Family Project Development Plan complies with the applicable standards located in Article 3 – General Development Standards. D. The 2106 S. Taft Hill Single Family Project Development Plan complies with the applicable standards in Division 4.28, Industrial District of Article 4 – Districts, subject to approval of the Modification of Standard to Section 4.4(D)(2)(a), Dimensional Standards for minimum lot width. RECOMMENDATION: Staff recommends approval of the 2106 S. Taft Hill Single Family Project Development Plan, PDP170002 and the Modification of Standard to Section 4.4(D)(2)(a), Dimensional Standards for minimum lot width. ATTACHMENTS: 1. Applicant’s Statement of Planning Objectives 2. Applicant’s Request for Modification of Standard 3. Applicant’s Request for Alternative Compliance 4. Site Plan 5. Landscape Plan 6. Plat 7. Utility Plans landscape architecture | planning | urban design 2519 S. Shields Street #129 | Fort Collins, CO 80526 970.420.9462 | www.csdesigncorp.com South Taft Hill Road 2106 S. Taft Hill Road Fort Collins, CO 80526 Statement of Planning Objectives This site is located on south Taft Hill Road just north of the intersection of Taft Hill Road and Sheffield Drive and across the street from Blevins Middle School. The site is zoned R-L, Low Density Residential and abuts Taft Hill Road which is a 4 lane arterial. On the west side of the site, there is an existing 7' sidewalk that transitions to 5' at the south end with a small parkway separating it from the road. Just east of the existing walk is the existing residence and garage, which will be evaluated for individual eligibility for Landmark designation. Site Design Access to the proposed development will be provided via private drive off of Taft Hill Road, south of the existing residence and garage. The site will be platted to include 8 lots, with the existing residence becoming Lot 1. The total site area proposed for the plat is 2.35 acres consisting of 8 single family detached residential lots with approximately 16% of the area being open space. The existing parkway and ROW will be enhanced with street trees, new sod and planting beds at the entrance. Native seed and low water use trees and shrubs will be planted along the edges of the pond to buffer the views of the retaining walls in the pond as well as the adjacent residences to the south. The overall site and landscape design integrates well with the other single family developments that border the north, east and south property lines. A home owner's association will be created to own and maintain the private drive and open space areas. The architecture shall have a traditional style with durable and low maintenance finishes that will provide a cohesive aesthetic and fit into the overall context of the surrounding neighborhoods. landscape architecture | planning | urban design 2519 S. Shields Street #129 | Fort Collins, CO 80526 970.420.9462 | www.csdesigncorp.com Taft Hill Village Modification Request Division 4.4 - Low Density Residential District Reason for the Request The standard per Section 4.4.D(2) states that the Minimum lot width shall be 60 feet for a single family dwelling or child care center and 100 feet for all other uses. The proposed site plan provides the required lot widths for lots 1 through 5. The modification request is for lots 6, 7 and 8 as they are located at the end of the proposed cul-de-sac and measure between 40' and 41' at the 20' setback line. Justifications The Land Use Code states that 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 the decision-maker must also find that the Modification meets one of the following four criteria described in the LUC, section 2.8.2(H). (4) The plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to 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. Allowing narrower lot widths for 3 lots will not diverge from the standards of the Land Use Code except in a nominal, inconsequential way for the following reasons: 1. The depth and square footage of lots 6, 7 and 8 will accomodate adquate building pads and are well over the minimum lot sizes of 6,000 square feet. 2. The minimum front, side and rear yard setbacks are being met. 3. When looked at in the larger context of the adjacent developments, the narrow front yards with larger rear yards at the end of the cul-de-sac is similar to that of the existing Village West subdivision directly to the east and south. Specific examples of similarities can be found on Windsor Court within the Village West subdivition where 3 of the front yard widths measure between (approximately) 47 feet and 49 feet when measured at the 20' setback line. In conclusion, with the exception of the lot widths in the front yards on lots 6, 7 and 8, the proposed site meets the standards set forth in Section 4.4 of the Land Use Code and we do not believe that granting this request will be detrimental to the public good and will continue to advance the purposes of the Land Use Code. landscape architecture | planning | urban design 2519 S. Shields Street #129 | Fort Collins, CO 80526 970.420.9462 | www.csdesigncorp.com Taft Hill Village Alternative Compliance Request Section 3.6.2(G) Reason for the Request This section states that Lots having a front or rear lot line that abuts an arterial street shall have a minimum depth of 150 feet. Lot 1 of this development, which is the lot that does not meet the standard of this subsection, was built in 1944 and pre dates the Land Use Code. Justifications The Land Use Code states that: Upon request by the applicant, the decision-maker may approve an alternative lot plan that does not meet the standard of this subsection if the alternative plan includes additional buffering or screening that will, in the judgment of the decision maker, protect such lots from noise, light and other potential negative impacts of the arterial street as well as, or better than, a plan which complies with the standard of this subsection. 1. The home on Lot 1 is an existing condition. 2. Enhanced landscaping, including planting beds, evergreen trees and street trees, have been provided along the arterial (Taft Hill Road) to help buffer the property from noise and views out into the street. In conclusion, the proposed lot configuration functions as well or better than a configuration that would meet the standards as written. design cs incorporated 2519 S. Shields St. #129 Fort Collins, CO 80526 970.420.9462 www.csdesigncorp.com FORT COLLINS, CO 80526 TAFT HILL VILLAGE PROJECT DEVELOPMENT PLAN SHEET NO.: REVISIONS: SHEET NAME: NOT FOR CONSTRUCTION NORTH 0 10' 20' 40' SCALE: 1"=20'-0" ISSUED FOR: CITY REVIEW DATE: JANUARY 24, 2017 DRAWN BY: CS CHECKED BY: CS PROJECT NO.: 1614 REV 1 REV 2 REV 3 RE SUBMITTAL 03-07-17 COVER SHEET CS VICINITY MAP SHEET INDEX CS - COVER SHEET S1 - SITE PLAN S2 - EMERGENCY ACCESS EASEMENT EXHIBIT L1 - TREE MITIGATION & PROTECTION PLAN L2 - LANDSCAPE PLAN L3 - PLANT SCHEDULE & DETAILS L4 - LANDSCAPE NOTES PLANNER/LANDSCAPE ARCHITECT CARA SCOHY, RLA | ASLA CS DESIGN, INC. 2519 S. Shields Street #129 Fort Collins, CO 80526 (970) 420-9462 LEGAL DESCRIPTION TAFT HILL VILLAGE A tract of land located in Section 22, Township 7 North, Range 69 West of the 6th P.M., City of Fort Collins, County of Larimer, State of Colorado, more particularly described as follows: THE NORTH HALF OF THE SOUTH HALF OF SECTION 22, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH P.M., LARIMER COUNTY, COLORADO, EXCEPT THAT PORTION TO BARTON HOMES, INC. BY WARRANTY DEED DATED OCTOBER 1, 1969, AND RECORDED IN BOOK 1519, PAGE 665 OF THE RECORDER'S RECORDS OF LARIMER COUNTY, AND EXCEPT THAT PORTION TO CITY OF FORT COLLINS BY WARRANTY DEED RECORDED FEBRUARY 1, 2002 AT RECEPTION NO. 2002011850, AND EXCEPT EASEMENTS AND RESERVATIONS OF RECORD, COUNTY OF LARIMER, STATE OF COLORADO. Contains 102,352 square feet or 2.352 acres, more or less. COMMUNITY DEVELOPMENT AND NEIGHBORHOOD SERVICES APPROVAL: Approved by the Director of Community Development and Neighborhood Services of the City of Fort Collins, CO this day of , 20 UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD S S S 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W S S W W W W W W S S U D UD UD UD UD UD UD UD UD UD UD UD UD W LOT 5 G T T CTV CTV CTV CTV CTV CTV CTV CTV CTV G G G T T T T T T T W X OWNER: BLACK J/M/S OWNER: BLACK M/J LOT 5 G T T CTV CTV CTV CTV CTV CTV CTV CTV CTV G G G T T T T T T T W X OWNER: BLACK J/M/S OWNER: BLACK M/J LOT 8 LOT 21 LOT 22 LOT 23 VILLAGE WEST NINTH FILING VILLAGE WEST FOURTH FILING VILLAGE WEST THIRD FILING LOT 1 LOT 2 LOT 3 LOT 4 LOT 6 LOT 4 LOT 5 S C S W X X X X X X X X SS SS SS SS SS SS X M X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD S S S 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W S S W W W W W W S S UD UD UD UD UD UD UD UD UD UD UD UD UD W LOT 5 G T T CTV CTV CTV CTV CTV CTV CTV CTV CTV G G G T T T T T T T W X OWNER: BLACK J/M/S OWNER: BLACK M/J UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD S S S 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W S S W W W W W W S S U D UD UD UD UD UD UD UD UD UD UD UD UD W LOT 5 G T T CTV CTV CTV CTV CTV CTV CTV CTV CTV G G G T T T T T T T W X OWNER: BLACK J/M/S OWNER: BLACK M/J LOT 8 LOT 21 LOT 22 LOT 23 NATIVE SEED MIX: TO BE APPLIED AT A RATE OF 1lb PER 1000 s.f. (29%) Blue Grama (B. gracilis) (25%) Buffalograss (B. dactyloides) (20%) Sideoats Grama (B. curtipendula) (25%) Western Wheatgrass (P. smithii) (1%) Sand Dropseed (S. cryptandrus) DECIDUOUS TREES BOTANICAL NAME / COMMON NAME ROOT SIZE QTY Very Low Low Medium GY DI Gymnocladus dioica `Espresso` / Kentucky Coffeetree B & B 3"Cal 3 X QU MA Quercus macrocarpa / Burr Oak B & B 3"Cal 6 X QU MU Quercus muehlenbergii / Chinkapin Oak B & B 3"Cal 2 X TI RE Tilia americana `Redmond` / Redmond American Linden B & B 3"Cal 4 X TI GR Tilia cordata `Greenspire` / Greenspire Littleleaf Linden B & B 3"Cal 2 X EVERGREEN TREES BOTANICAL NAME / COMMON NAME ROOT SIZE QTY Very Low Low Medium PI DE Picea glauca densata / Black Hills Spruce B & B 6` Height 6 X X PI NI Pinus nigra / Austrian Black Pine B & B 6` Height 3 X ORNAMENTAL TREES BOTANICAL NAME / COMMON NAME ROOT SIZE QTY Very Low Low Medium MA RB Malus x `Red Barron` / Red Barron Crab Apple B & B 1.5"Cal 3 X MA SS Malus x `Spring Snow` / Spring Snow Crab Apple B & B 1.5"Cal 3 X SHRUBS BOTANICAL NAME / COMMON NAME ROOT SIZE QTY Very Low Low Medium JU BR Juniperus sabina `Broadmoor` / Broadmoor Juniper Cont 5 gal 2 X PH CH Philadelphus lewisii `Cheyenne` / Lewis Mock Orange Cont 5 gal 14 X PO PB Potentilla fruticosa `Pink Beauty` / Pink Beauty Potentilla Cont 5 gal 6 X PR BE Prunus besseyi / Western Sand Cherry Cont 5 gal 14 X SP LP Spiraea japonica `Little Princess` / Little Princess Spirea Cont 5 gal 8 X SY MK Syringa patula `Miss Kim` / Miss Kim Lilac Cont 5 gal 7 X GRASSES BOTANICAL NAME / COMMON NAME ROOT SIZE QTY Very Low Low Medium CA KF Calamagrostis x acutiflora `Karl Foerster` / Feather Reed Grass Cont 1 gal 19 X MI ML Miscanthus sinensis `Morning Light` / Morning Light Maiden Grass Cont 1 gal 24 X PERENNIALS BOTANICAL NAME / COMMON NAME ROOT SIZE QTY Very Low Low Medium HE RC Hemerocallis x `Rocket City` / Rocket City Daylily Cont 1 gal 17 X GROUND COVERS BOTANICAL NAME / COMMON NAME QTY Very Low Low Medium High NSM Native Seed / Native Seed Mix 21,268 sf X VO BL Sod / VorTEX Hybrid Bluegrass 3,167 sf X PLANT SCHEDULE design cs incorporated 2519 S. Shields St. #129 Fort Collins, CO 80526 970.420.9462 www.csdesigncorp.com FORT COLLINS, CO 80526 TAFT HILL VILLAGE PROJECT DEVELOPMENT PLAN SHEET NO.: REVISIONS: SHEET NAME: NOT FOR CONSTRUCTION NORTH 0 10' 20' 40' SCALE: 1"=20'-0" ISSUED FOR: CITY REVIEW DATE: JANUARY 24, 2017 DRAWN BY: CS CHECKED BY: CS PROJECT NO.: 1614 REV 1 REV 2 REV 3 RE SUBMITTAL 03-07-17 design cs incorporated 2519 S. Shields St. #129 Fort Collins, CO 80526 970.420.9462 www.csdesigncorp.com FORT COLLINS, CO 80526 TAFT HILL VILLAGE PROJECT DEVELOPMENT PLAN SHEET NO.: REVISIONS: SHEET NAME: NOT FOR CONSTRUCTION NORTH 0 10' 20' 40' SCALE: 1"=20'-0" ISSUED FOR: CITY REVIEW DATE: JANUARY 24, 2017 DRAWN BY: CS CHECKED BY: CS PROJECT NO.: 1614 REV 1 REV 2 REV 3 RE SUBMITTAL 03-07-17 L4 1. PLANT QUALITY: ALL PLANT MATERIAL SHALL BE A-GRADE OR NO. 1 GRADE - FREE OF ANY DEFECTS, OF NORMAL HEALTH, HEIGHT, LEAF DENSITY AND SPREAD APPROPRIATE TO THE SPECIES AS DEFINED BY THE AMERICAN ASSOCIATION OF NURSERYMEN (AAN) STANDARDS. ALL TREES SHALL BE BALL AND BURLAP OR EQUIVALENT. 2. IRRIGATION: ALL LANDSCAPE AREAS WITHIN THE SITE INCLUDING TURF, SHRUB BEDS AND TREE AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC IRRIGATION SYSTEM. THE IRRIGATION PLAN MUST BE REVIEWED AND APPROVED BY THE CITY OF FORT COLLINS WATER UTILITIES DEPARTMENT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT. ALL TURF AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC POP-UP IRRIGATION SYSTEM. ALL SHRUB BEDS AND TREES, INCLUDING IN NATIVE SEED AREAS, SHALL BE IRRIGATED WITH AN AUTOMATIC DRIP (TRICKLE) IRRIGATION SYSTEM, OR WITH AN ACCEPTABLE ALTERNATIVE APPROVED BY THE CITY WITH THE IRRIGATION PLANS. THE IRRIGATION SYSTEM SHALL BE ADJUSTED TO MEET THE WATER REQUIREMENTS OF THE INDIVIDUAL PLANT MATERIAL. 3. TOPSOIL: TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTION ACTIVITY SHALL BE CONSERVED FOR LATER USE ON AREAS REQUIRING REVEGETATION AND LANDSCAPING. 4. SOIL AMENDMENTS: SOIL AMENDMENTS SHALL BE PROVIDED AND DOCUMENTED IN ACCORDANCE WITH CITY CODE SECTION 12-132. THE SOIL IN ALL LANDSCAPE AREAS, INCLUDING PARKWAYS AND MEDIANS, SHALL BE THOROUGHLY LOOSENED TO A DEPTH OF NOT LESS THAN EIGHT(8) INCHES AND SOIL AMENDMENT SHALL BE THOROUGHLY INCORPORATED INTO THE SOIL OF ALL LANDSCAPE AREAS TO A DEPTH OF AT LEAST SIX(6) INCHES BY TILLING, DISKING OR OTHER SUITABLE METHOD, AT A RATE OF AT LEAST THREE (3) CUBIC YARDS OF SOIL AMENDMENT PER ONE THOUSAND (1,000) SQUARE FEET OF LANDSCAPE AREA. PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY, A WRITTEN CERTIFICATION MUST BE SUBMITTED TO THE CITY THAT ALL PLANTED AREAS, OR AREAS TO BE PLANTED, HAVE BEEN THOROUGHLY LOOSENED AND THE SOIL AMENDED, CONSISTENT WITH THE REQUIREMENTS SET FORTH IN SECTION 12-132. 5. INSTALLATION AND GUARANTEE: ALL LANDSCAPING SHALL BE INSTALLED ACCORDING TO SOUND HORTICULTURAL PRACTICES IN A MANNER DESIGNED TO ENCOURAGE QUICK ESTABLISHMENT AND HEALTHY GROWTH. ALL LANDSCAPING FOR EACH PHASE MUST BE EITHER INSTALLED OR THE INSTALLATION MUST BE SECURED WITH AN IRREVOCABLE LETTER OF CREDIT, PERFORMANCE BOND, OR ESCROW ACCOUNT FOR 125% OF THE VALUATION OF THE MATERIALS AND LABOR PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR ANY BUILDING IN SUCH PHASE. 6. MAINTENANCE: TREES AND VEGETATION, IRRIGATION SYSTEMS, FENCES, WALLS AND OTHER LANDSCAPE ELEMENTS WITH THESE FINAL PLANS SHALL BE CONSIDERED AS ELEMENTS OF THE PROJECT IN THE SAME MANNER AS PARKING, BUILDING MATERIALS AND OTHER SITE DETAILS. THE APPLICANT, LANDOWNER OR SUCCESSORS IN INTEREST SHALL BE JOINTLY AND SEVERALLY RESPONSIBLE FOR THE REGULAR MAINTENANCE OF ALL LANDSCAPING ELEMENTS IN GOOD CONDITION. ALL LANDSCAPING SHALL BE MAINTAINED FREE FROM DISEASE, PESTS, WEEDS AND LITTER, AND ALL LANDSCAPE STRUCTURES SUCH AS FENCES AND WALLS SHALL BE REPAIRED AND REPLACED PERIODICALLY TO MAINTAIN A STRUCTURALLY SOUND CONDITION. W. PROSPECT RD. S. SHIELDS ST. S. TAFT HILL RD. W. DRAKE RD. W. STUART ST. STA: 10+00.0 - 11+20.49 PRIVATE DRIVE 20' ROADWAY UTIL. ESMT. 12' WALK 6.0' STA: 11+20.49 - 13+44.57 PRIVATE DRIVE 2% (MIN.) FLUSH CURB 1.0' 27' ROADWAY UTIL. ESMT. 12' WALK 6.0' 2% (MIN.) 7' PARK (MIN.) PKWY 6' 20' TRAVEL Sheet of 11 TAFT HILL VILLAGE These drawings are instruments of service provided by Northern Engineering Services, Inc. and are not to be used for any type of construction unless signed and sealed by a Professional Engineer in the employ of Northern Engineering Services, Inc. NOT FOR CONSTRUCTION REVIEW SET 200 South College Avenue, Suite 010 Fort Collins, Colorado 80524 E NGINEER ING N O R T H E RN PHONE: 970.221.4158 FAX: 970.221.4159 www.northernengineering.com C0.00 COVER SHEET CONTACT INFORMATION PROJECT TEAM: I hereby affirm that these final construction plans were prepared under my direct supervision, in accordance with all applicable City Sheet of 11 TAFT HILL VILLAGE These drawings are instruments of service provided by Northern Engineering Services, Inc. and are not to be used for any type of construction unless signed and sealed by a Professional Engineer in the employ of Northern Engineering Services, Inc. NOT FOR CONSTRUCTION REVIEW SET 200 South College Avenue, Suite 010 Fort Collins, Colorado 80524 E NGINEER ING N O R T H E RN PHONE: 970.221.4158 FAX: 970.221.4159 www.northernengineering.com C0.01 CONSTRUCTION NOTES GENERAL AND CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R City Engineer Date Date Date Date Date Stormwater Utility Parks & Recreation Traffic Engineer Date Water & Wastewater Utility City of Fort Collins, Colorado UTILITY PLAN APPROVAL Environmental Planner CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R City Engineer Date Date Date Date Date Stormwater Utility Parks & Recreation Traffic Engineer Date Water & Wastewater Utility City of Fort Collins, Colorado UTILITY PLAN APPROVAL Environmental Planner GENERAL NOTES CONTROL CONTROL IRR IRR G T T CTV CTV CTV CTV CTV CTV CTV CTV CTV G G G T T T T T T T W X S M X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W OWNER: BLACK J/M/S OWNER: BLACK M/J LOT 8 LOT 21 LOT 22 LOT 23 VILLAGE WEST NINTH FILING CONTROL CONTROL IRR IRR G T T CTV CTV G G G W X S X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS UD UD UD UD UD UD UD UD UD UD SS SS SS SS SS SS SS SS SS SS S S S 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W S S W W W W W W S S UD UD UD UD UD UD UD UD W CONTROL CONTROL IRR IRR G T T CTV G G W X S S W X X X X SS SS SS SS SS M X CONTROL CONTROL IRR IRR G CTV CTV G G G W X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 87.09 86.80 86.53 86.73 86.62 86.41 85.95 84.68 (85.83) 87.65 87.18 88.79 87.90 87.78 LOT 5 OWNER: BLACK J/M/S OWNER: BLACK M/J LOT 8 LOT 21 LOT 22 LOT 23 VILLAGE WEST NINTH FILING VILLAGE WEST FOURTH FILING 5080 5085 5090 5095 5100 5080 5085 5090 5095 5100 9+50 10+00 11+00 12+00 13+00 14+00 5089.83 5089.68 5088.94 5088.06 5087.34 5086.93 5086.78 5086.65 5086.53 5086.40 5086.28 5086.15 5086.03 6.44% 2.00% 0.50% -3.50% -0.50% PVI STA = 10+09.69 PVI ELEV = 5089.32 PVI STA = 10+15.70 PVI STA = 10+21.33 PVI ELEV = 5089.70 PVI ELEV = 5089.82 PVI STA = 13+44.57 PVI ELEV = 5085.93 40.0' VC HP ELEV = 5089.85 HP STA = 10+31.33 PVI STA = 10+46.33 PVI ELEV = 5089.94 BVCS: 10+26.33 BVCE: 5089.84 EVCS: 10+66.33 EVCE: 5089.24 A.D. = 4.00 K = 10.00 60.0' VC PVI STA = 11+30.36 PVI ELEV = 5087.00 BCVS: 11+00.36 BVCE: 5088.05 ECVS: 11+60.36 EVCE: 5086.85 A.D. = 3.00 K = 20.00 PROPOSED GRADE EXISTING GROUND T T CTV X S W X X X X SS SS SS SS SS M X X X X X X X X X X X X X X X X X X X X X X X X X W CONTRACTOR **MUST** PREVENT **ALL** TRACKING OF SEDIMENT AND DEBRIS ONTO PERVIOUS PAVEMENTS 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 SF Sheet of 11 TAFT HILL VILLAGE These drawings are instruments of service provided by Northern Engineering Services, Inc. and are not to be used for any type of construction unless signed and sealed by a Professional Engineer in the employ of Northern Engineering Services, Inc. NOT FOR CONSTRUCTION REVIEW SET 200 South College Avenue, Suite 010 Fort Collins, Colorado 80524 E NGINEER ING N O R T H E RN PHONE: 970.221.4158 FAX: 970.221.4159 www.northernengineering.com C5.01 EROSION CONTROL DETAILS CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R 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 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. CONTROL CONTROL IRR IRR G CTV G G W X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X LOT 5 OWNER: BLACK J/M/S OWNER: BLACK M/J LOT 8 LOT 21 LOT 22 LOT 23 VILLAGE WEST NINTH FILING VILLAGE WEST FOURTH FILING VILLAGE WEST THIRD FILING LOT 1 LOT 2 LOT 3 LOT 4 LOT 6 LOT 5 LOT 4 SOUTH TAFT HILL (ROW VARIES) B1 A1 A2 a2 a1 B2 UD UD UD UD UD UD UD UD UD UD CONTROL CONTROL IRR IRR G T T CTV CTV CTV CTV CTV CTV G G T T T T T W X S S M W X X X X SS SS SS SS SS M X X X X X X X X X X X X X X X X X X X X X X X X X 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W H1 LOT 5 OWNER: BLACK J/M/S OWNER: BLACK M/J LOT 8 LOT 21 LOT 22 LOT 23 VILLAGE WEST NINTH FILING VILLAGE WEST FOURTH FILING VILLAGE WEST THIRD FILING LOT 1 LOT 2 LOT 3 LOT 4 LOT 6 LOT 5 LOT 4 SOUTH TAFT HILL (ROW VARIES) h1 Sheet of 11 TAFT HILL VILLAGE These drawings are instruments of service provided by Northern Engineering Services, Inc. and are not to be used for any type of construction unless signed and sealed by a Professional Engineer in the employ of Northern Engineering Services, Inc. NOT FOR CONSTRUCTION REVIEW SET 200 South College Avenue, Suite 010 Fort Collins, Colorado 80524 E NGINEER ING N O R T H E RN PHONE: 970.221.4158 FAX: 970.221.4159 www.northernengineering.com 4:1 City Engineer Date Date Date Date Date Stormwater Utility Parks & Recreation Traffic Engineer Date Water & Wastewater Utility City of Fort Collins, Colorado UTILITY PLAN APPROVAL Environmental Planner CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R A2 a3 FOR DRAINAGE REVIEW ONLY NOT FOR CONSTRUCTION 1. REFER TO THE "PRELIMINARY DRAINAGE REPORT FOR SOUTH TAFT HILL" BY NORTHERN ENGINEERING, DATED 03/07/2017 FOR ADDITIONAL INFORMATION. ( IN FEET ) 0 1 INCH = 30 FEET 30 30 60 90 LEGEND: LEGEND: C6.01 HISTORIC DRAINAGE EXHIBIT 11 SUMMARY TABLE: DESIGN POINT BASIN ID TOTAL AREA (acres) C2 C100 2-yr Tc (min) 100-yr Tc (min) Q2 (cfs) Q100 (cfs) h1 H1 2.35 0.28 0.35 33.2 30.7 0.81 3.72 UD UD UD UD UD UD UD UD b1 20' EMERGENCY 12' UTILITY ACCESS EASEMENT EASEMENT 15' DRAINAGE EASEMENT 6' UTILITY EASEMENT LOT 1 LOT 8 LOT 7 LOT 5 LOT 6 LOT 4 LOT 3 LOT 2 TRACT A WQCV EXTENTS WQCV EXTENTS 4' CURB CUT POND B STORAGE VOLUME=8148.27 CU. FT. 100-YR ELEV.=5084.96 WQCV ELEV.=5083.52 POND A STORAGE VOLUME=7335.49 CU. FT. 100-YR ELEV.=5084.09 WQCV ELEV.=5082.57 FES A1 OUTLET STRUCTURE DRYWELL FLAT BOTTOM BIO-SWALE EXISTING INLET GRATE EXISTING DECID. TREE EXISTING CONIF. TREE EXISTING LIGHT POLE EXISTING STUMP EXISTING CURB/GUTTER FLOWLINE 4950 4:1 BANK SLOPE PROPOSED OVERLAND FLOW DIRECTION CONCENTRATED FLOW DIRECTION PROPOSED CONTOUR EXISTING CONTOUR CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R A2 a3 DRAINAGE BASIN AREA DESIGN POINT DRAINAGE BASIN ID DRAINAGE BASIN MINOR/MAJOR COEFF. FOR DRAINAGE REVIEW ONLY NOT FOR CONSTRUCTION 1. REFER TO THE "PRELIMINARY DRAINAGE REPORT FOR SOUTH TAFT HILL" BY NORTHERN ENGINEERING, DATED 03/07/2017 FOR ADDITIONAL INFORMATION. LID TABLE: Sheet of 11 TAFT HILL VILLAGE These drawings are instruments of service provided by Northern Engineering Services, Inc. and are not to be used for any type of construction unless signed and sealed by a Professional Engineer in the employ of Northern Engineering Services, Inc. NOT FOR CONSTRUCTION REVIEW SET 200 South College Avenue, Suite 010 Fort Collins, Colorado 80524 E NGINEER ING N O R T H E RN PHONE: 970.221.4158 FAX: 970.221.4159 www.northernengineering.com C6.00 DRAINAGE EXHIBIT ( IN FEET ) 0 1 INCH = 30 FEET 30 30 60 90 10 LEGEND: LEGEND: PROPOSED BIO-SWALE TOP OF POND ELEVATION DESIGN POINT BASIN ID TOTAL AREA (acres) C2 C100 2-yr Tc (min) 100-yr Tc (min) Q2 (cfs) Q100 (cfs) a1 A1 0.56 0.34 0.42 17.1 15.6 0.33 1.51 b1 B1 0.73 0.57 0.72 7.4 5.4 1.05 5.16 b1 B2 0.45 0.48 0.60 9.8 8.3 0.49 2.26 a2 A2 0.62 0.42 0.52 7.6 6.7 0.64 2.93 SUMMARY TABLE: WQCV ELEVATION PROPOSED POROUS PAVERS Design Point Basin ID Basin Area Treatment Type LID System Impervious Area Treated by LID System Percent of Impervious Area Treated by LID System a1 A1 0.557 ac. Bio-Swale Yes 0.067 ac. 9.03% b1 B1 0.725 ac. Pavers Yes 0.385 ac. 51.89% b1 B2 0.452 ac. Extended Detention No 0.142 ac. 0.00% a2 A2 0.618 ac. Extended Detention No 0.148 ac. 0.00% Total 2.352 ac. 0.742 ac. 61% PROPOSED 18" VERTICAL CURB AND GUTTER 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. 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. 1"x 1" WOOD STAKES 18"-24" ENDS OF ADJACENT WATTLES SHALL BE TIGHTLY ABUTTED TO PREVENT SEDIMENT BYPASS W2 NOTE: ONLY WATTLES MADE WITH COCONUT FIBERS SHALL BE USED WHEN INSTALLATION COMES IN CONTACT WITH A WATER BODY. WP CONCRETE WASHOUT AREA CWA 2 3 ROCK SOCK DETAIL ROCK SOCK SECTION ROCK SOCK PLAN ROCK SOCK JOINTING GRADATION TABLE SIEVE SIZE MASS PERCENT PASSING SQUARE MESH SIEVES NO. 4 2" 100 1-1/2" 90-100 1" 20-55 3/4" 0-15 3/8" 0-5 MATCHES SPECIFICATIONS FOR NO. 4 COARSE AGGREGATE FOR CONCRETE PER AASHTO M43. ALL ROCK SHALL BE FRACTURED FACE, ALL SIDES RS VEHICLE CONTROL TRACKING PAD VTC 4 AT PIPE OUTLET AREAS OF STREAMS AND DRAINAGE CHANNELS - DETAIL A IN DIVERSION DITCH OR SMALL DITCH DRAINAGE WAY - DETAIL B OUTSIDE OF STREAMS AND DRAINAGE CHANNELS - DETAIL C ANCHOR DETAILS PERIMETER ANCHOR TRENCH JOINT ANCHOR TRENCH INTERMEDIATE ANCHOR TRENCH OVERLAPPING JOINT WOOD STAKE DETAIL MINIMUM THICKNESS 1" USE 2x4 MATERIAL FOR STAKES JOINT ANCHOR TRENCH, TYP. PERIMETER ANCHOR TRENCH, TYP. TOP OF CHANNEL BANK TYPE OF BLANKET AS INDICATED IN PLAN VIEW, IN ALL DISTURBED AREAS OF STREAMS AND DRAINAGE CHANNELS TO DEPTH "D" ABOVE CHANNEL INVERT. BLANKET SHALL GENERALLY BE ORIENTED PARALLEL TO FLOW DIRECTION. STAKING PATTERN SHALL MATCH BLANKET TYPE. UNDISTURBED SOIL TYPE OF BLANKET, PER MANUFACTURER SPEC. OR TYPE 2 OR 3 STAKING INDICATED IN PLAN VIEW (MATCH SPECIFIED BLANKET TYPE) SEE THE STAKING PATTERNS DETAIL ON NEXT SHEET PERIMETER ANCHOR TRENCH, TYP. JOINT ANCHOR TRENCH, TYP. COMPACTED SUBGRADE 1 >3 THE BLANKET SHALL BE EXTENDED TO THE TOP OF CHANNEL "D" 6" TOPSOIL "M" OVERLAPPING JOINT, SEE DETAIL ON THIS SHEET STAGGER OVERLAPS PERIMETER ANCHOR TRENCH SEE DETAIL ON THIS SHEET PER MANUFACTURER SPEC. OR TYPE 1 STAKING SEE THE STAKING PATTERN DETAIL ON NEXT SHEET BLANKET SHALL BE 100% STRAW MIN. DIVERSION DITCH TYPICALLY AT TOP OF SLOPE 6" TOPSOIL 6" MIN. (TYP.) 3" MIN. (TYP.) SINGLE EDGE EROSION CONTROL BLANKET (TYP.) COMPACTED BACKFILL (TYP.) STAKE (TYP.) TWO EDGES OF TWO ADJACENT ROLLS LOOP FROM MIDDLE OF ROLL FLOW 6" 3" MIN. 12" MIN. STAKING PATTERNS SHALL BE IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATION. IF NO MANUFACTURER'S SPECIFICATION IS AVAILABLE USE THE ACCEPTABLE STAKING PATTERN (AS SHOWN ABOVE) PERIMETER ANCHOR TRENCH OR JOINT ANCHOR TRENCH, TYP. STRAW-COCONUT COCONUT OR EXCELSIOR STRAW ROLL WIDTH "W" (TYP.) 6' 3' 1/2 "W" 1/2 "W" 1/2 "W" 1/2 "W" 1/2 "W" 4' 3' 2' ECB EROSION CONTROL BLANKET TYPE TYPE STRAW* STRAW-COCONUT EXCELSIOR COCONUT CONTENT - 30% MIN. - STRAW CONTENT 100% - NETTING MIN. DOUBLE/NATURAL 100% - - EXCELSIOR CONTENT COCONUT 100% - - * FOR OUTSIDE OF STREAMS AND DRAINAGE CHANNELS DOUBLE/NATURAL DOUBLE/NATURAL DOUBLE/NATURAL 70% MAX. 7 EROSION CONTROL BLANKET 1 WATTLE INSTALLATION 09 A A PLAN VIEW SECTION A-A 2:1 OP WQCV 8 OUTFALL PROTECTION 5 SILT FENCE 6 INDIVIDUAL LOT PROTECTION ILP SF SF W W W W W RS RS VTC CWA SF SF SF SF SF SF SF SF OP SF SF SF OP LOT 5 OWNER: BLACK J/M/S OWNER: BLACK M/J LOT 8 LOT 21 LOT 22 LOT 23 VILLAGE WEST NINTH FILING VILLAGE WEST FOURTH FILING VILLAGE WEST THIRD FILING LOT 1 LOT 2 LOT 3 LOT 4 LOT 6 LOT 5 LOT 4 SOUTH TAFT HILL (ROW VARIES) 25.3% 22.4% 0.9% 3.2% 1.8% 1.6% 1.4% 1.2% 25.1% 23.6% 21.4% 24.1% 25.3% 3.4% ECB ECB UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD UD RS ECB ECB ECB LOT 1 LOT 8 LOT 7 LOT 6 LOT 5 LOT 3 LOT 4 LOT 2 ILP ILP ILP ILP ILP ILP ILP DOVER DRIVE Sheet of 11 TAFT HILL VILLAGE These drawings are instruments of service provided by Northern Engineering Services, Inc. and are not to be used for any type of construction unless signed and sealed by a Professional Engineer in the employ of Northern Engineering Services, Inc. NOT FOR CONSTRUCTION REVIEW SET 200 South College Avenue, Suite 010 Fort Collins, Colorado 80524 E NGINEER ING N O R T H E RN PHONE: 970.221.4158 FAX: 970.221.4159 www.northernengineering.com C5.00 EROSION CONTROL PLAN CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R ( IN FEET ) 0 1 INCH = 20 FEET 20 20 40 60 BENCHMARK/BASIS OF BEARING PROPOSED CONTOUR EXISTING STORM SEWER PROPOSED SWALE EXISTING CONTOUR SILT FENCE SF WATTLE PROTECTION W VEHICLE TRACKING PAD VTC SF ILP INDIVIDUAL LOT PROTECTION 1. CONTRACTOR SHALL IMMEDIATELY STABILIZE ALL DISTURBED SLOPES BY CRIMP MULCHING OR SIMILAR METHODS (AS APPLICABLE). 2. TOTAL DISTURBED AREA = 2.43 ACRES 3. SWMP ADMINISTRATOR: Contact ________________________________ Company ________________________________ Address ________________________________ Phone________________________________ 4. CONTRACTOR TO PROVIDE VEHICLE TRACKING CONTROL FOR CONCRETE WASHOUT AREA IF ACCESS IS OFF PAVEMENT. 5. REFER TO THE SEE FINAL STORM WATER MANAGMENT PLAN BY NORTHERN ENGINEERING SERVICES, DATED JANUARY 13, 2017 FOR ADDITIONAL INFORMATION. GENERAL NOTES: PROJECT DATUM: NAVD88 BENCHMARK #1: CITY OF FORT COLLINS BENCHMARK 34-92: WEST SIDE OF TAFT HILL RD. NORTH OF STUART ST. ON A STORM WATER DIVERSION STRUCTURE. ELEVATION: 5088.78 BENCHMARK #2: CITY OF FORT COLLINS BENCHMARK 12-97: ON WEST STUART ST. BETWEEN ZENITH COURT AND RYELAND LANE, ON THE SOUTH END OF THE EAST HEADWALL OF THE CANAL BRIDGE. ELEVATION: 5116.62 PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - 3.18. BASIS OF BEARINGS THE BASIS OF BEARINGS IS THE WEST LINE OF THE SOUTHWEST QUARTER OF SECTION 22-T7N-R69W AS BEARING SOUTH 00°06'35" WEST LEGEND: ROCK SOCK WITH MARKER RS EROSION CONTROL BLANKET ECB TABLE OF CONSTRUCTION SEQUENCE AND BMP EROSION CONTROL NOTES: APPLICATION CONSTRUCTION PHASE (DESCRIPTION) PHASE I (GRADING) PHASE II (INFRASTRUCTURE) PHASE III (VERTICAL CONSTRUCITON) PHASE IV (PERMANENT BMP'S) Grading (Include Offsite) Overlot Pipeline Installation Stormwater Concrete Installation Site Walls Building Structure Miscellaneous Hardscape Amenities BEST MANAGEMENT PRACTICES Temporary Inlet Protection (IP) Vehicle Tracking Control (VTC) Flow Barriers (Wattles, Rock Socks, etc.) (WD) Concrete Washout Area (CWA) Preventative Maintenance Activities/Meetings/etc. Silt Fence (SF) Permanent Mulching/Sealant Permanent Seed Planting Sewer Service Water Service Curb and Gutter 08 CONCRETE WASHOUT AREA CWA PROPOSED POROUS PAVERS PROPOSED BIO-SWALE OP OUTFALL PROTECTION EXISTING GROUND PROPOSED GRADE CONTROL CONTROL IRR IRR G G G W M X X X X X X X X X X X X X X VILLAGE WEST THIRD FILING LOT 1 LOT 2 LOT 3 LOT 4 SOUTH TAFT HILL (ROW VARIES) R37.00 POROUS PAVERS 6' SIDEWALK PRIVATE DRIVE 20' EMERGENCY ACCESS EASEMENT 12' UTILITY EASEMENT FLUSH CURB AND GUTTER 18" VERTICAL CURB AND GUTTER END 18" VERTICAL CURB AND GUTTER N:121065.31 E:184563.31 FIRE HYDRANT LOT 1 LOT 8 LOT 7 LOT 6 LOT 5 LOT 3 LOT 4 LOT 2 TRACT A TYPE III DRIVE ENTRANCE ANGLE EASTERN HAWK LIGHT EAST TO ALLOW FOR SHARED USE WITH THE PRIVATE ENTRANCE 24.00 20.00 5' CURB CUT 26.00 AREA TO BE STRIPED FOR NO PARKING CONCRETE APRON N:121019.48 E:184215.82 TIE TO EXIST N:121012.69 E:184205.51 TIE TO EXIST N:121069.55 E:184205.58 RAMP RAMP 6' SIDEWALK EXISTING HAWK LIGHTS "EMERGENCY ENTRANCE ONLY" SIGN "EMERGENCY ENTRANCE ONLY" SIGN "NO PARKING" SIGN "NO PARKING" SIGN "NO PARKING" SIGN "NO PARKING" SIGN Sheet of 11 TAFT HILL VILLAGE These drawings are instruments of service provided by Northern Engineering Services, Inc. and are not to be used for any type of construction unless signed and sealed by a Professional Engineer in the employ of Northern Engineering Services, Inc. NOT FOR CONSTRUCTION REVIEW SET 200 South College Avenue, Suite 010 Fort Collins, Colorado 80524 E NGINEER ING N O R T H E RN PHONE: 970.221.4158 FAX: 970.221.4159 www.northernengineering.com EXISTING RIGHT-OF-WAY LEGEND: PROPOSED CENTERLINE NOTES: 1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN UNDERGROUND UTILITIES. 2. SEE SOILS REPORT FOR PAVEMENT AND SUBGRADE PREPARATION, DESIGN AND RECOMMENDATIONS. 3. MANHOLE RIM ELEVATIONS ARE TO BE ADJUSTED TO 1/4" BELOW FINISHED GRADE. IF NECESSARY, CONE SECTIONS SHALL BE ROTATED TO PREVENT LIDS BEING LOCATED WITHIN VEHICLE OR BICYCLE WHEEL PATHS. 4. EXPANSION JOINTS SHALL BE PROVIDED IN ALL TRAILS AT MAXIMUM SPACING OF 50 FEET. 5. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN THE FIELD BY THE TOWN ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN ACCORDANCE WITH CITY STREET REPAIR STANDARDS. PROPERTY BOUNDARY PROPOSED LOT LINE EASEMENT LINE SAWCUT LINE EXISTING GRADE PROPOSED GRADE CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R C4.01 PLAN AND PROFILE PRIVATE DRIVE ( IN FEET ) 0 1 INCH = 30 FEET 30 30 60 90 07 EXISTING CURB & GUTTER PROFILE SCALE: PROPOSED POROUS PAVERS PROPOSED 18" VERTICAL CURB & GUTTER VILLAGE WEST THIRD FILING LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 4 85.71 85.68 84.05 83.04 BOW 85.61 BOW (85.35) 85.35 TOW 86.08 BOW 86.08 TOW 88.43 TOW 86.20 BOW 87.39 86.31 87.39 87.91 86.91 88.04 86.65 85.65 86.65 87.16 87.22 85.83 84.83 84.66 84.60 (84.67) (84.66) 84.61 TOW 83.44 BOW 83.06 85.56 85.23 82.73 83.13 BOW 82.33 84.62 82.16 84.61 TOW 83.06 BOW 82.31 BOW 85.61 TOW 82.14 BOW 27'EOP- R37.00 PRIVATE DRIVE 24'EOP- 6' SIDEWALK 6' SIDEWALK 5:1 5:1 4:1 5:1 2.1% 6:1 2.2% 2.1% 1.1% 1.1% 1.0% 1.0% 1.1% 1.3% 4:1 0.5% 2.2% 3.2% 3.4% 2.1% 1.6% 1.3% 88.10 87.69 87.18 87.00 82.06 BOW B FG=88.27 TF=88.94 B FG=87.69 TF=88.36 B FG=87.26 TF=87.93 B FG=87.18 TF=87.85 B FG=86.91 TF=87.58 B FG=86.89 TF=87.56 B FG=86.37 TF=87.04 88.51 88.02 87.51 87.51 86.91 86.39 85.65 84.83 84.10 (84.80) 83.12 (88.43) 20' EMERGENCY ACCESS EASEMENT 12' UTILITY EASEMENT (84.60) 1.4% 5.5% 2.2% 2.3% 11.1% 2.0% START OF 2' CONCRETE PAN N:121219.31 E:184611.24 83.04 82.96 15' DRAINAGE EASEMENT END 18" VERTICAL CURB AND GUTTER N:121065.31 E:184563.31 POND B STORAGE VOLUME=8148.27 CU. FT. 100-YR ELEV.=5084.96 WQCV ELEV.=5083.52 POND A STORAGE VOLUME=7335.49 CU. FT. 100-YR ELEV.=5084.09 WQCV ELEV.=5082.57 LOT 8 LOT 7 LOT 6 LOT 4 LOT 5 LOT 3 LOT 2 LOT 1 TRACT A 90.13 90.03 (89.33) (89.20) (89.64) (88.92) (88.82) (88.71) (87.96) (88.57) (90.45) (90.68) 89.62 RIGHT-OF-WAY LINE EXISTING PROPERTY LINE EXISTING PROPERTY LINE EXISTING PROPERTY LINE 20'EOP- 39' 4:1 5:1 4:1 4:1 4:1 4:1 4:1 4:1 4:1 4:1 (83.06) (89.19) 89.97 89.25 (86.04) (86.59) (86.92) (87.54) (87.63) (87.76) 88.61 BOW 88.23 BOW 84.07 BOW 83.30 BOW 83.06 BOW 84.56 TOW 84.80 TOW 85.57 TOW 88.21 TOW (88.75) TOW (85.52) 85.78 <edit> 85.18 BOW 84.55 4:1 4:1 4:1 4:1 4:1 4:1 5:1 A A B B (83.03) (82.86) (83.55) (83.68) (83.48) (84.07) (84.61) 84.61 BOW 82.71 SOUTH TAFT HILL (ROW VARIES) 81.93 2' CONCRETE PAN 18" VERTICAL CURB AND GUTTER FLUSH CURB AND GUTTER BEGINNING OF WALL FLAT BOTTOM BIO-SWALE POROUS PAVERS 2' CONCRETE PAN 2' CONCRETE PAN FLUSH CURB AND GUTTER 18" VERTICAL CURB AND GUTTER OUTLET STRUCTURE "NO PARKING FIRE LANE" SIGN "NO PARKING FIRE LANE" SIGN "NO PARKING FIRE LANE" SIGN "NO PARKING FIRE LANE" SIGN "NO PARKING FIRE LANE" SIGN 1.5' LANDSCAPING WALL LANDSCAPING WALL (HEIGHT VARIES) ADDITIONAL ROW DEDICATED 6' UTILITY EASEMENT 5' CURB CUT RIPRAP (83.03) (82.84) 6:1 4:1 4:1 4:1 4:1 4:1 4:1 4:1 5:1 (90.00) (90.04) (89.45) W X X X X X 82.33 84.62 82.16 84.61 TOW 83.06 BOW 82.31 BOW 82.14 BOW LOT 5 LOT 4 5:1 4:1 2.1% (81.25) 82.06 BOW 15.7% 13.1% 14.6% 13.6% SIDEWALK CHASE ROLL OVER CURB AND GUTTER EXISTING ROLL OVER CURB AND GUTTER OUTLET STRUCTURE 2' CONCRETE PAN ± 105 S.F. OF SIDEWALK TO BE RECONSTRUCTED (81.43) (83.06) CURBED CONCRETE CHASE (83.03) (82.86) (83.55) 82.71 81.63 81.93 81.43 81.65 DOVER DRIVE LOT 5 VILLAGE WEST FOURTH FILING RIPRAP (83.03) (82.84) (83.01) (82.22) (81.94) (81.50) 81.28 4:1 4:1 EXISTING 15.00 SANITARY SEWER EASEMENT (REC. No.74356) PROPOSED 15.00 DRAINAGE & UTILITY EASEMENT (BY SEPARATE DOC.) 4:1 2' CONCRETE PAN 4:1 WEEP HOLE PROPERTY LINE (TIE TO EXISTING) 1.5' HEIGHT VARIES MAX HEIGHT = 2.5' (SEE THIS SHEET) 2.5' 0.5' 0.5' 0.5' 4:1 PROPERTY LINE (TIE TO EXISTING) 2.3' 1.0' HEIGHT VARIES (SEE THIS SHEET) 0.5' 2' CONCRETE PAN WEEP HOLE CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R C4.00 GRADING PLAN ( IN FEET ) 0 1 INCH = 20 FEET 20 20 40 60 06 LEGEND: NOTES: BOW 1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR FOR ALL UNKNOWN UNDERGROUND UTILITIES. 2. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS, UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION. 3. ALL PROJECT ELEVATIONS ARE ON THE VERTICAL DATUM NAVD 88. SEE COVER SHEET FOR BENCHMARK REFERENCES. 4. REFER TO LANDSCAPE OR STRUCTURAL PLANS FOR ALL STRUCTURAL WALLS, RETAINING WALLS, LANDSCAPE WALLS, ETC. PROPOSED CONTOUR EXISTING CONTOUR PROPERTY BOUNDARY PROPOSED LOT LINE PROPOSED SPOT ELEVATION PROPOSED BOTTOM OF WALL PROPOSED SLOPES PEDESTRIAN ACCESS RAMPS SIDEWALK CHASE FIELD SURVEY BY: 17.50 PROPOSED SLOPES PROPOSED 18" VERTICAL CURB AND GUTTER EASEMENT LINE ORIGINAL FIELD SURVEY NORTHERN ENGINEERING SERVICES, INC. PROJECT NUMBER: 868-001 DATE: OCTOBER 8, 2012 Sheet of 11 TAFT HILL VILLAGE These drawings are instruments of service provided by Northern Engineering Services, Inc. and are not to be used for any type of construction unless signed and sealed by a Professional Engineer in the employ of Northern Engineering Services, Inc. NOT FOR CONSTRUCTION REVIEW SET 200 South College Avenue, Suite 010 Fort Collins, Colorado 80524 E NGINEER ING N O R T H E RN PHONE: 970.221.4158 FAX: 970.221.4159 www.northernengineering.com MATCHLINE (SEE ABOVE) MATCHLINE (SEE BELOW) PROPOSED BIO-SWALE POROUS PAVERS TOW PROPOSED TOP OF WALL (47.45) EXISTING SPOT ELEVATION 84.60 83.70 EXISTING CURB & GUTTER SECTION A - A SECTION B - B *NOT TO SCALE* *NOT TO SCALE* RIPRAP X X X X X X X X X X X X X X X X X X X X X X X X 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W SAN MH 2 STA 13+31.67 N: 121064.17 E: 184362.04 SAN MH 1 STA 11+84.10 N: 121064.17 E: 184509.61 EX. SAN MH 2 STA 10+00.00 N: 121021.60 E: 184688.72 EX. SAN MH 1 STA 8+21.79 N: 121055.30 E: 184863.72 178.21 LF 8" PVC @ 0.31% 184.10 LF 8" PVC @ 0.50% 147.57 LF 8" PVC @ 0.50% LOT 5 VILLAGE WEST FOURTH FILING VILLAGE WEST THIRD FILING LOT 1 LOT 2 LOT 3 LOT 4 LOT 6 LOT 5 LOT 4 SOUTH TAFT HILL (ROW VARIES) PRIVATE DRIVE POROUS PAVERS 6' SIDEWALK 12' UTILITY EASEMENT 20' EMERGENCY ACCESS EASEMENT LOT 1 LOT 8 LOT 7 LOT 6 LOT 5 LOT 3 LOT 4 LOT 2 TRACT A DOVER DRIVE EXISTING 15.00 SANITARY SEWER EASEMENT (REC. No.74356) PROPOSED 15.00 DRAINAGE & UTILITY EASEMENT (BY SEPARATE DOC.) 5070 5075 5080 5085 5090 5095 5070 5075 5080 5085 5090 5095 14+00 13+00 12+00 11+00 10+00 9+00 8+00 178.21 LF EXISTING 8" PVC @ 0.31% 184.10 LF 8" PVC @ 0.50% 147.57 LF 8" PVC @ 0.50% SAN MH 2 STA 13+31.67 RIM 5086.5± INV. OUT 5075.10 (E) SAN MH 1 STA 11+84.10 RIM 5085.6± INV. IN 5074.36 (W) INV. OUT 5074.16 (E) EX. SAN MH 2 STA 10+00.00 RIM 5082.1± INV. IN 5073.24 (W) INV. OUT 5073.04 (E) EX. SAN MH 1 STA 8+21.79 RIM 5082.2± INV. IN 5072.48 (W) PROPOSED GRADE EXISTING GROUND 6" HDPE UNDERDRAIN STA.=11+59.33 INV.=5083.20 CONTRACTOR TO CONNECT TO EXIST MH BY CORE DRILLING. GROUT SEAL CONNECTION USING A MINIMUM OF 4000 PSI NON-SHRINK GROUT. WALL Sheet of 11 TAFT HILL VILLAGE These drawings are instruments of service provided by Northern Engineering Services, Inc. and are not to be used for any type of construction unless signed and sealed by a Professional Engineer in the employ of Northern Engineering Services, Inc. NOT FOR CONSTRUCTION REVIEW SET 200 South College Avenue, Suite 010 Fort Collins, Colorado 80524 E NGINEER ING N O R T H E RN PHONE: 970.221.4158 FAX: 970.221.4159 www.northernengineering.com EXISTING WATER MAIN PROPOSED WATER MAIN LEGEND: NOTES: 1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN UNDERGROUND UTILITIES. 2. SEWER CONSTRUCTION SHALL BE PER CITY OF FORT COLLINS STANDARD CONSTRUCTION SPECIFICATIONS. 3. CONTRACTOR SHALL ADJUST EXISTING SANITARY SEWER MANHOLE PER CITY STANDARDS. ALL MANHOLE RIM ELEVATIONS ARE TO BE ADJUSTED TO 1 4" BELOW FINISHED GRADE. 4. ALL WATER FITTINGS AND VALVES ARE ONLY GRAPHICALLY REPRESENTED AND ARE NOT TO SCALE. 5. UTILITY SERVICES ARE SHOWN IN A SCHEMATIC FASHION ONLY. EXACT LOCATIONS SHALL BE PER THE REQUIREMENTS OF THE RESPECTIVE UTILITY PROVIDERS, AND ARE SUBJECT TO CHANGE IN THE FIELD. 6. MAINTAIN 10' HORIZONTAL AND 18" VERTICAL MINIMUM SEPARATION BETWEEN ALL SANITARY SEWER MAINS, WATER MAINS, SERVICES AND UNDERDRAINS. 7. ALL SANITARY MANHOLES TO BE 4'Ø 8. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS, UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION. W PROPOSED SEWER SERVICE EXISTING SANITARY SEWER SS EXISTING CURB & GUTTER PROPOSED SANITARY SEWER PROPOSED FIRE HYDRANT LOT LINE EASEMENT LINE PROJECT BOUNDARY EXISTING RIGHT OF WAY PROPOSED RESIDENTIAL WATER SERVICE PROPOSED STORM PIPE S W CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R C3.01 PLAN AND PROFILE SANITARY SEWER ( IN FEET ) 0 1 INCH = 30 FEET 30 30 60 90 05 PROFILE SCALE: PROPOSED 18" VERTICAL CURB & GUTTER PROPOSED SANITARY MANHOLE PROPOSED POND OUTFALL SS S S S 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W S S W W W W W W S S UD UD UD UD UD UD UD UD UD UD UD UD UD W OWNER: BLACK J/M/S OWNER: BLACK M/J LOT 8 LOT 21 LOT 22 LOT 23 VILLAGE WEST NINTH FILING VILLAGE WEST THIRD FILING LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 SOUTH TAFT HILL (ROW VARIES) PRIVATE DRIVE SANITARY SEWER (SEE SHEET C3.01) FIRE HYDRANT 22.5° BEND w/ TB N:121089.61 E:184372.49 6" GV (E) N:121089.61 E:184552.12 22.5° BEND w/ TB N:121040.56 E:184254.07 6" WET TAP APPROXIMATE LOCATION N:121040.56 E:184183.15 APPROXIMATE LOCATION OF EXISTING 16" WATERLINE 35.74 LF 6" PVC N90°00'00"E 35.19 LF 6" PVC N90°00'00"E 128.17 LF 6" PVC N67°30'00"E FLAT BOTTOM BIO-SWALE 2' CONCRETE PAN 6' SIDEWALK POROUS PAVERS 10.79 LF 12" HDPE @ 0.70% LOT 7 LOT 6 LOT 5 LOT 3 LOT 4 LOT 2 LOT 1 TRACT A 20' EMERGENCY ACCESS EASEMENT 12' UTILITY EASEMENT CONCRETE COLAR UD1 INV. IN=5083.14 (N) FG=5083.15 MONITORING WELL UD2 INV. IN=5083.24 (W) INV. OUT=5083.24 (S) FG=5085.84 46.66 LF 6" HDPE @ 0.20% 156.07 LF 6" PERFORATED HDPE @ 0.20% 11.25° BEND UD3 INV. IN=5083.55 (W) INV. OUT=5083.55 (E) FG=5086.64 14.76 LF 6" PERFORATED HDPE @ 0.20% 11.25° BEND UD4 INV. IN=5083.58 (SW) INV. OUT=5083.58 (E) FG=5086.72 22.95 LF 6" PERFORATED HDPE @ 0.20% 19.40 LF 6" PERFORATED HDPE @ 0.20% 11.25° BEND UD5 INV. IN=5083.62 (SW) INV. OUT=5083.62 (NE) FG=5086.89 MONITORING WELL UD6 INV. OUT=5083.66 (NE) FG=5087.16 APPROXIMATE LIMITS OF PATCHING (SEE NOTE 8) RIGHT-OF-WAY LINE EXISTING PROPERTY LINE EXISTING PROPERTY LINE EXISTING PROPERTY LINE 179.63 LF 6" PVC N90°00'00"E 17.00 LF 6" F.H. ASSEM. N87°24'58"E 18.97 LF 6" F.H. ASSEM. S00°00'00"E FIRE HYDRANT 6"x6" SWIVEL TEE w/ 6" G.V. & TB N:121040.56 E:184218.88 MONITORING WELL BUD2 INV. OUT=5085.35 (E) FG=5087.51 DRY WELL BUD1 INV. IN=5081.96 (W) FG=5084.12 303.08 LF 6" PVC @ 1.12% ADDITIONAL ROW DEDICATED OUTLET B2 RIM=5084.96 INV. OUT=5083.03 (E) FG=5083.03 OPEN END B1 INV. IN=5082.96 (W) FG=5082.96 SEE THIS SHEET FOR OUTFALL INFORMATION SANITARY SEWER (SEE SHEET C3.01) 6' UTILITY EASEMENT T S S W X X SS SS SS SS SS SS SS SS X X X SS SS VILLAGE WEST FOURTH FILING LOT 5 LOT 4 ADJUST RIM TO PROPOSED GRADE 19.80 LF 12" HDPE @ 0.50% FES A1 INV. IN=5081.93 (W) FG=5081.93 OUTLET A2 RIM=5084.06 INV. OUT=5082.03 (E) FG=5082.09 2' CONCRETE PAN SIDEWALK CHASE DOVER DRIVE EXISTING SANITARY SEWER (SEE SHEET C3.01) EXISTING 15.00 SANITARY SEWER EASEMENT (REC. No.74356) PROPOSED 15.00 DRAINAGE & UTILITY EASEMENT (BY SEPARATE DOC.) Sheet of 11 TAFT HILL VILLAGE These drawings are instruments of service provided by Northern Engineering Services, Inc. and are not to be used for any type of construction unless signed and sealed by a Professional Engineer in the employ of Northern Engineering Services, Inc. NOT FOR CONSTRUCTION REVIEW SET 200 South College Avenue, Suite 010 Fort Collins, Colorado 80524 E NGINEER ING N O R T H E RN PHONE: 970.221.4158 FAX: 970.221.4159 www.northernengineering.com Date Date Date Date Date Date APPROVED: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: City Engineer Water & Wastewater Utility Stormwater Utility Parks & Recreation Traffic Engineer Environmental Planner City of Fort Collins, Colorado UTILITY PLAN APPROVAL CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R C3.00 UTILITY PLAN ( IN FEET ) 0 1 INCH = 20 FEET 20 20 40 60 04 EXISTING WATER MAIN PROPOSED WATER MAIN LEGEND: NOTES: W G T E EXISTING STORM SEWER ST PROPOSED ELECTRIC EXISTING TELEPHONE EXISTING GAS EXISTING ELECTRIC METER EXISTING WATER METER EXISTING IRRIGATION BOX EXISTING POWER POLE EXISTING GAS METER EXISTING TELEPHONE PEDESTAL EXISTING TREES EXISTING SANITARY SEWER SS EXISTING LIGHT POLE PROPOSED 18" CURB & GUTTER PROPOSED SANITARY SEWER PROPOSED LIGHT POLE PROPOSED FIRE HYDRANT EXISTING FIRE HYDRANT H Y D PROPOSED LOTLINE EASEMENT LINE W CONTROL IRR W S O E G PROPERTY BOUNDARY S PROPOSED SEWER SERVICE W PROPOSED RESIDENTIAL WATER SERVICE PROPOSED ELECTRIC TRANSFORMER 1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN UNDERGROUND UTILITIES. 2. ALL WATER CONSTRUCTION SHALL BE PER THE FORT COLLINS WATER DISTRICT STANDARD CONSTRUCTION SPECIFICATIONS LATEST EDITION. 3. ALL SANITARY CONSTRUCTION SHALL BE PER THE FORT COLLINS SANITATION DISTRICT STANDARD CONSTRUCTION SPECIFICATIONS LATEST EDITION. 4. ALL WATER FITTINGS AND VALVES ARE ONLY GRAPHICALLY REPRESENTED AND ARE NOT TO SCALE. 5. UTILITY SERVICES ARE SHOWN IN A SCHEMATIC FASHION ONLY. EXACT LOCATIONS SHALL BE PER THE REQUIREMENTS OF THE RESPECTIVE UTILITY PROVIDERS, AND ARE SUBJECT TO CHANGE IN THE FIELD. 6. MAINTAIN 10' HORIZONTAL AND 18" VERTICAL MINIMUM SEPARATION BETWEEN ALL SANITARY SEWER MAINS, WATER MAINS & SERVICES. 7. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS, UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION. 8. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN THE FIELD BY THE CITY ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN ACCORDANCE WITH CITY STREET REPAIR STANDARDS. 9. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY NECESSARY FIELD LOCATES AND POTHOLING OF SUBSURFACE UTILITIES. ENGINEER AND CITY SHALL BE NOTIFIED OF ANY POTENTIAL CONFLICTS. 10. ALL STORM SEWER IS TO BE OWNED AND MAINTAINED BY PROPERTY MANAGER. 11. ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION, AS WELL AS STREETS, SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY. 12. CONTRACTOR TO COORDINATE SITE LIGHTING (LANDSCAPE) TO ENSURE NO CONFLICTS WITH OTHER UTILITIES. EXISTING CURB & GUTTER PROPOSED STORM PIPE PROPOSED POND OUTFALL MATCHLINE (SEE ABOVE) MATCHLINE (SEE BELOW) VILLAGE WEST THIRD FILING LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 SOUTH TAFT HILL (ROW VARIES) / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / 35' REMOVE TREE REMOVE TREE REMOVE AND RELOCATE ±85 L.F. OF CTV LINE REMOVE ±135 S.F. OF CONCRETE WALL REMOVE ±5400 S.F. OF EXISTING GRAVEL PROTECT AND PRESERVE WOOD FENCE PROTECT AND PRESERVE GAS LINE TELEPHONE LINE PEDESTRIAN RAMP PRESERVE AND PROTECT PEDESTRIAN CROSSING SIGN TO BE RELOCATED MAILBOX TO BE RELOCATED VERTICAL CURB AND GUTTER 7' SIDEWALK PRESERVE AND PROTECT GARAGE WATER SERVICE PAVED PATIO WEST QUARTER CORNER SECTION 22-T7N-R69W FND #5 REBAR w/ 3-1/4" ALUMINUM CAP LS 20123 EXISTING GRAVEL DRIVEWAY 2 STORY BRICK ±340 S.F. OF SIDEWALK TO BE REMOVED / / / / APPROXIMATE LIMITS OF PATCHING (SEE NOT 8) ±60 L.F. OF CURB AND GUTTER TO AND BE REMOVED APPROXIMATE SAWCUT LINE / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / T S S M C S W X X SS SS SS SS SS SS SS SS X X X X X X X X LOT 5 VILLAGE WEST FOURTH FILING LOT 4 LOT 5 EXISTING SAN MH RIM=5083.46 INV IN=5073.21 (W) INV OUT=5073.04 (E) WOOD FENCE TO REMAIN 8'' WIDE TIMBER WALL EXISTING SAN MH RIM=5082.15 INV IN=5072.48 (4" SVC, NW, N, NE, E) INV IN=5072.09 (W) INV OUT=5072.03 (S) SHED TO BE REMOVED WOOD FENCE 1' WIDE STONE WALL 178.21 LF 8" PVC @ 0.53% 2 STORY WOOD & BRICK / / / / REMOVE EXISTING STUB ±160 S.F. OF DRIVE TO BE RECONSTRUCTED TO ROLL OVER CURB AND GUTTER AND ATTACHED WALK ± 600 S.F. OF DRIVEWAY & CONCRETE TO BE REMOVED APPROXIMATE SAWCUT LINE WALL TO BE REMOVED TREE TO BE REMOVED APPROXIMATE LIMITS OF PATCHING (SEE NOT 8) EXISTING MAILBOX TO BE RELOCATED TREE TO BE REMOVED / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / ± 213 LF OF FENCE TO BE REMOVED WATER METER TO BE ADJUSTED TO FINISH GRADE DOVER DRIVE EXISTING 15' SANITARY SEWER EASEMENT (REC. No.74356) Sheet of 11 TAFT HILL VILLAGE These drawings are instruments of service provided by Northern Engineering Services, Inc. and are not to be used for any type of construction unless signed and sealed by a Professional Engineer in the employ of Northern Engineering Services, Inc. NOT FOR CONSTRUCTION REVIEW SET 200 South College Avenue, Suite 010 Fort Collins, Colorado 80524 E NGINEER ING N O R T H E RN PHONE: 970.221.4158 FAX: 970.221.4159 www.northernengineering.com EXISTING ELECTRIC E LEGEND: G T EXISTING STORM SEWER EXISTING TELEPHONE EXISTING GAS EXISTING IRRIGATION BOX EXISTING GAS METER EXISTING TELEPHONE PEDESTAL EXISTING SANITARY SEWER SS EXISTING WATER W EXISTING FENCE X EXISTING WATER METER EXISTING FIRE HYDRANT EXISTING ELECTRIC VAULT PROPERTY BOUNDARY EXISTING MAJOR CONTOUR EXISTING MINOR CONTOUR EXISTING MONITORING WELL VAULT ELEC CONTROL IRR EXISTING LOT LINE EXISTING TREES (TO REMAIN) ( IN FEET ) 0 1 INCH = 30 FEET 30 30 60 90 EXISTING CURB & GUTTER EXISTING FIBER OPTIC FO / / / / / / / / / / / / / / / / / / / / / / / / / / FIELD SURVEY BY: ORIGINAL FIELD SURVEY NORTHERN ENGINEERING SERVICES, INC. PROJECT NUMBER: 868-001 DATE: OCTOBER 8, 2012 1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN UNDERGROUND UTILITIES. 2. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING DEMOLITION, REMOVAL, REPLACEMENT, AND DISPOSAL OF ALL FACILITIES AND MATERIAL. 5. CONTRACTOR IS ENCOURAGED TO PERFORM DEMOLITION IN A MANNER THAT MAXIMIZES SALVAGE, RE-USE, AND RECYCLING OF MATERIALS. THIS INCLUDES APPROPRIATE SORTING AND STORING. IN PARTICULAR, DEMOLISHED CONCRETE, ASPHALT, AND BASE COURSE SHOULD BE RECYCLED IF POSSIBLE. THE CITY OF FORT COLLINS STREET DEPARTMENT OPERATES A CRUSHING OPERATION THAT WILL ACCEPT CONCRETE MATERIAL AT NO COST FOR CRUSHING AND RE-USE AS RECYCLED AGGREGATE. THIS OPERATION IS LOCATED AT 1380 HOFFMAN MILL ROAD AND CAN BE REACHED AT (970) 482-1249. 7. CURB, GUTTER AND SIDEWALK SHALL BE REMOVED TO THE NEAREST JOINT. 8. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN THE FIELD BY THE CITY ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN ACCORDANCE WITH CITY STREET REPAIR STANDARDS. 9. LIMITS OF CONCRETE REPAIRS TO BE DETERMINED IN THE FIELD BY THE CITY ENGINEERING INSPECTOR. CONCRETE SHALL BE REMOVED FROM JOINT TO JOINT. 10. THE CONTRACTOR SHALL PROTECT ALL EXISTING FEATURES THAT ARE NOT TO BE REMOVED ADJACENT TO THE CONSTRUCTION AREA INCLUDING, BUT NOT LIMITED TO, SIDEWALKS, PRIVATE FENCES, AND ABOVE GROUND OR UNDERGROUND UTILITIES. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY DAMAGE THAT SHOULD OCCUR TO ANY ON-SITE, OFF-SITE, PUBLIC OR PRIVATE FACILITY OR FEATURE AS A RESULT OF THE CONSTRUCTION PROCESS FOR THIS PROJECT. 11. CONTRACTOR SHALL COORDINATE ALL CONSTRUCTION ITEMS IMPACTING ADJACENT PROPERTIES WITH THE PROPERTY OWNERS PRIOR TO BEGINNING ANY CONSTRUCTION ITEMS. 12. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY NECESSARY FIELD LOCATES AND POTHOLING OF SUBSURFACE UTILITIES. ENGINEER AND CITY SHALL BE NOTIFIED OF ANY POTENTIAL CONFLICTS. 13. ALL SYMBOLS ARE ONLY GRAPHICALLY REPRESENTED AND ARE NOT TO SCALE. 14. CONTACT THE PROJECT SURVEYOR FOR ANY INQUIRIES RELATED TO THE EXISTING SITE SURVEY. CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R C2.00 AND DEMOLITION PLAN EXISTING CONDITIONS 03 MATCHLINE (SEE ABOVE) MATCHLINE (SEE BELOW) 1. All materials, workmanship, and construction of public improvements shall meet or exceed the standards and specifications set forth in the Larimer County Urban Area Street Standards and applicable state and federal regulations. Where there is conflict between these plans and the specifications, or any applicable standards, the most restrictive standard shall apply. All work shall be inspected and approved by the Local Entity. 2. All references to any published standards shall refer to the latest revision of said standard, unless specifically stated otherwise. 3. These public improvement construction plans shall be valid for a period of three years from the date of approval by the Local Entity Engineer. Use of these plans after the expiration date will require a new review and approval process by the Local Entity prior to commencement of any work shown in these plans. 4. The engineer who has prepared these plans, by execution and/or seal hereof, does hereby affirm responsibility to the Local Entity, as beneficiary of said engineer’s work, for any errors and omissions contained in these plans, and approval of these plans by the Local Entity Engineer shall not relieve the engineer who has prepared these plans of all such responsibility. Further, to the extent permitted by law, the engineer hereby agrees to hold harmless and indemnify the Local Entity, and its officers and employees, from and against all liabilities, claims, and demands which may arise from any errors and omissions contained in these plans. 5. All sanitary sewer, storm sewer, and water line construction, as well as power and other “dry” utility installations, shall conform to the Local Entity standards and specifications current at the date of approval of the plans by the Local Entity Engineer. 6. The type, size, location and number of all known underground utilities are approximate when shown on the drawings. It shall be the responsibility of the Developer to verify the existence and location of all underground utilities along the route of the work before commencing new construction. The Developer shall be responsible for unknown underground utilities. 7. The Engineer shall contact the Utility Notification Center of Colorado (UNCC) at 1-800-922-1987, at least 2 working days prior to beginning excavation or grading, to have all registered utility locations marked. Other unregistered utility entities (i.e. ditch / irrigation company) are to be located by contacting the respective representative. Utility service laterals are also to be located prior to beginning excavation or grading. It shall be the responsibility of the Developer to relocate all existing utilities that conflict with the proposed improvements shown on these plans. 8. The Developer shall be responsible for protecting all utilities during construction and for coordinating with the appropriate utility company for any utility crossings required. 9. If a conflict exists between existing and proposed utilities and/or a design modification is required, the Developer shall coordinate with the engineer to modify the design. Design modification(s) must be approved by the Local Entity prior to beginning construction. 10. The Developer shall coordinate and cooperate with the Local Entity, and all utility companies involved, to assure that the work is accomplished in a timely fashion and with a minimum disruption of service. The Developer shall be responsible for contacting, in advance, all parties affected by any disruption of any utility service as well as the utility companies. 11. No work may commence within any public storm water, 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 Water Utility. 14. A State Construction Dewatering Wastewater Discharge Permit is required if dewatering is required in order to install utilities or water is discharged into a storm sewer, channel, irrigation ditch or any waters of the United States. 15. The Developer shall comply with all terms and conditions of the Colorado Permit for Storm Water Discharge (Contact Colorado Department of Health, Water Quality Control Division, (303) 692-3590), the Storm Water Management Plan, and the Erosion Control Plan. 16. The Local Entity shall not be responsible for the maintenance of storm drainage facilities located on private property. Maintenance of onsite drainage facilities shall be the responsibility of the property owner(s). 17. Prior to final inspection and acceptance by the Local Entity, certification of the drainage facilities, by a registered engineer, must be submitted to and approved by the 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 Local Entity shall not be responsible for any damages or injuries sustained in this Development as a result of groundwater seepage, whether resulting from groundwater flooding, structural damage or other damage unless such damage or injuries are sustained as a result of the Local Entity failure to properly maintain its water, wastewater, and/or storm drainage facilities in the development. 19. All recommendations of the final drainage and erosion control study Preliminary Drainage Report for South Taft Hill dated 03/07/2017 by Northern Engineering Services, Inc. shall be followed and implemented. 20. Temporary erosion control during construction shall be provided as shown on the Erosion Control Plan. All erosion control measures shall be maintained in good repair by the Developer, until such time as the entire disturbed areas is stabilized with hard surface or landscaping. 21. The Developer shall be responsible for insuring that no mud or debris shall be tracked onto the existing public street system. Mud and debris must be removed within 24 hours by an appropriate mechanical method (i.e. machine broom sweep, light duty front-end loader, etc.) or as approved by the Local Entity street inspector. 22. No work may commence within any improved or unimproved public Right-of-Way until a Right-of-Way Permit or Development Construction Permit is obtained, if applicable. 23. The Developer shall be responsible for obtaining all necessary permits for all applicable agencies prior to commencement of construction. The Developer shall notify the Local Entity Engineering Inspector (Fort Collins - 221-6605) and the Local Entity Erosion Control Inspector (Fort Collins – 221-6700) at least 2 working days prior to the start of any earth disturbing activity, or construction on any and all public improvements. 24. If the Local Entity Engineer is not available after proper notice of construction activity has been provided, the Developer may commence work in the Engineer absence. However, the Local Entity reserves the right not to accept the improvement if subsequent testing reveals an improper installation. The Developer shall be responsible for obtaining soils tests within the Public Right-of- Way after right of way grading and all utility trench work is complete and prior to the placement of curb, gutter, sidewalk and pavement. If the final soils/pavement design report does not correspond with the results of the original geotechnical report, the Developer shall be responsible for a re-design of the subject pavement section or, the Developer may use the Local Entity’s default pavement thickness section(s). Regardless of the option used, all final soils/pavement design reports shall be prepared by a licensed Professional Engineer. The final report shall be submitted to the Inspector a minimum of 10 working days prior to placement of base and asphalt. Placement of curb, gutter, sidewalk, base and asphalt shall not occur until the Local Entity Engineer approves the final report. 25. The contractor shall hire a licensed engineer or land surveyor to survey the constructed elevations of the street subgrade and the gutter flowline at all intersections, inlets, and other locations requested by the Local Entity inspector. The engineer or surveyor must certify in a letter to the Local Entity that these elevations conform to the approved plans and specifications. Any deviations shall be noted in the letter and then resolved with the Local Entity before installation of base course or asphalt will be allowed on the streets. 26. All utility installations within or across the roadbed of new residential roads must be completed prior to the final stages of road construction. For the purposes of these standards, any work except c/g above the subgrade is considered final stage work. All service lines must be stubbed to the property lines and marked so as to reduce the excavation necessary for building connections. 27. Portions of Larimer County are within overlay districts. The Larimer County FloodPlain Resolution should be referred to for additional criteria for roads within these districts. 28. All road construction in areas designated as Wild Fire Hazard Areas shall be done in accordance with the construction criteria as established in the Wild Fire Hazard Area Mitigation Regulations in force at the time of final plat approval. 29. Prior to the commencement of any construction, the contractor shall contact the Local Entity Forester to schedule a site inspection for any tree removal requiring a permit. 30. The Developer shall be responsible for all aspects of safety including, but not limited to, excavation, trenching, shoring, traffic control, and security. Refer to OSHA Publication 2226, Excavating and Trenching. 31. The Developer shall submit a Construction Traffic Control Plan, in accordance with MUTCD, to the appropriate Right-of-Way authority. (Local Entity, County or State), for approval, prior to any construction activities within, or affecting, the Right-of-Way. The Developer shall be responsible for providing any and all traffic control devices as may be required by the construction activities. 32. Prior to the commencement of any construction that will affect traffic signs of any type, the contractor shall contact Local Entity Traffic Operations Department, who will temporarily remove or relocate the sign at no cost to the contractor; however, if the contractor moves the traffic sign then the contractor will be charged for the labor, materials and equipment to reinstall the sign as needed. 33. The Developer is responsible for all costs for the initial installation of traffic signing and striping for the Development related to the Development’s local street operations. In addition, the Developer is responsible for all costs for traffic signing and striping related to directing traffic access to and from the Development. 34. There shall be no site construction activities on Saturdays, unless specifically approved by the Local Entity Engineer, and no site construction activities on Sundays or holidays, unless there is prior written approval by the Local Entity. 35. The Developer is responsible for providing all labor and materials necessary for the completion of the intended improvements, shown on these drawings, or designated to be provided, installed, or constructed, unless specifically noted otherwise. 36. Dimensions for layout and construction are not to be scaled from any drawing. If pertinent dimensions are not shown, contact the Designer for clarification, and annotate the dimension on the as-built record drawings. 37. The Developer shall have, onsite at all times, one (1) signed copy of the approved plans, one (1) copy of the appropriate standards and specifications, and a copy of any permits and extension agreements needed for the job. 38. If, during the construction process, conditions are encountered which could indicate a situation that is not identified in the plans or specifications, the Developer shall contact the Designer and the Local Entity Engineer immediately. 39. The Developer shall be responsible for recording as-built information on a set of record drawings kept on the construction site, and available to the Local Entity’s Inspector at all times. Upon completion of the work, the contractor(s) shall submit record drawings to the Local Entity Engineer. 40. The Designer shall provide, in this location on the plan, the location and description of the nearest survey benchmarks (2) for the project as well as the basis of bearings. The information shall be as follows: PROJECT DATUM: NAVD88 BENCHMARK 34-92 WEST SIDE OF TAFT HILL RD. NORTH OF STUART ST. ON A STORM WATER DIVERSION STRUCTURE ELEVATION: 5088.78 BENCHMARK 12-97 ON WEST STUART ST. BETWEEN ZENITH COURT AND RYELAND LANE, ON THE SOUTH END OF THE EAST HEADWALL OF THE CANAL BRIDGE. ELEVATION: 5116.62 PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - 3.18' 41. All stationing is based on centerline/flowline (insert proper word) of roadways unless otherwise noted. 42. Damaged curb, gutter and sidewalk existing prior to construction, as well as existing fences, trees, streets, sidewalks, curbs and gutters, landscaping, structures, and improvements destroyed, damaged or removed due to construction of this project, shall be replaced or restored in like kind at the Developer’s expense, unless otherwise indicated on these plans, prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. 43. When an existing asphalt street must be cut, the street must be restored to a condition equal to or better than its original condition. The existing street condition shall be documented by the Local Entity Construction Inspector before any cuts are made. Patching shall be done in accordance with the Local Entity Street Repair Standards. The finished patch shall blend in smoothly into the existing surface. All large patches shall be paved with an asphalt lay-down machine. In streets where more than one cut is made, an overlay of the entire street width, including the patched area, may be required. The determination of need for a complete overlay shall be made by the Local Entity Engineer and/or the Local Entity Inspector at the time the cuts are made. 44. Upon completion of construction, the site shall be cleaned and restored to a condition equal to, or better than, that which existed before construction, or to the grades and condition as required by these plans. 45. Standard Handicap ramps are to be constructed at all curb returns and at all “T” intersections. 46. After acceptance by the Local Entity, public improvements depicted in these plans shall be guaranteed to be free from material and workmanship defects for a minimum period of two years from the date of acceptance. 47. The Local Entity shall not be responsible for the maintenance of roadway and appurtenant improvements, including storm drainage structures and pipes, for the following private streets: Approved Variances are listed as follows: CONSTRUCTION NOTES A. Grading and Erosion and Sediment Control Notes 1. The erosion control inspector must be notified at least twenty-four (24) hours prior to any construction on this site. 2. There shall be no earth-disturbing activity outside the limits designated on the accepted plans. 3. All required perimeter silt and construction fencing shall be installed prior to any land disturbing activity (stockpiling, stripping, grading, etc). All other required erosion control measures shall be installed at the appropriate time in the construction sequence as indicated in the approved project schedule, construction plans, and erosion control report. 4. At all times during construction, the Developer shall be responsible for preventing and controlling on-site erosion including keeping the property sufficiently watered so as to minimize wind blown sediment. The Developer shall also be responsible for installing and maintaining all erosion control facilities shown herein. 5. Pre-disturbance vegetation shall be protected and retained wherever possible. Removal or disturbance of existing vegetation shall be limited to the area(s) required for immediate construction operations, and for the shortest practical period of time. 6. All soils exposed during land disturbing activity (stripping, grading, utility installations, stockpiling, filling, etc.) shall be kept in a roughened condition by ripping or disking along land contours until mulch, vegetation, or other permanent erosion control BMPs are installed. No soils in areas outside project street rights-of- way shall remain exposed by land disturbing activity for more than thirty (30) days before required temporary or permanent erosion control (e.g. seed/mulch, landscaping, etc.) is installed, unless otherwise approved by the Local Entity. 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 clean up any inadvertent deposited material immediately and make sure streets are free of all materials by 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 Local Entity 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. To ensure that sediment does not move off of individual lots one or more of the following sediment/erosion control BMPs shall be installed and maintained until the lots are sufficiently stabilized, as determined by the erosion control inspector, (Within Loveland GMA and City Limits Only). a. Below all gutter downspouts. b. Out to drainage swales. c. Along lot perimeter. d. Other locations, if needed. 16. Conditions in the field may warrant erosion control measures in addition to what is shown on these plans. The Developer shall implement whatever measures are determined necessary, as directed by the City/County. 17. A vehicle tracking control pad shall be installed when needed for construction equipment, including but not limited to personal vehicles exiting existing roadways. No earthen materials, i.e. stone, dirt, etc. shall be placed in the curb & gutter or roadway as a ramp to access temporary stockpiles, staging areas, construction materials, concrete washout areas, and/or building sites. 18. Add notes to reflect the stormwater runoff control plan of the individual development. B. Street Improvements 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 Local Entity Engineer for approval, prior to any street construction activity, (full depth asphalt sections are not permitted at a depth greater than 8 inches of asphalt). The job mix shall be submitted for approval prior to placement of any asphalt. 3. Where proposed paving adjoins existing asphalt, the existing asphalt shall be saw cut, a minimum distance of 12 inches from the existing edge, to create a clean construction joint. The Developer shall be required to remove existing pavement to a distance where a clean construction joint can be made. Wheel cuts shall not be allowed unless approved by the Local Entity Engineer in Loveland. 4. Street subgrades shall be scarified the top 12 inches and re-compacted prior to subbase installation. No base material shall be laid until the subgrade has been inspected and approved by the Local Entity Engineer. 5. 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 Local Entity Engineer. All overlay work shall be coordinated with adjacent landowners such that future projects do not cut the new asphalt overlay work. 7. All traffic control devices shall be in conformance with these plans or as otherwise specified in 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 Local Entity Inspector and prior to installation of asphalt. Gutters that hold more than ¼ 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 Local Entity Engineer, shall be reworked, replaced or otherwise modified to form a smooth, non-yielding surface. The Local Entity Engineer shall be notified at least 24 hours prior to the “proof roll.” All “proof rolls” shall be 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 Local Entity Standards and these plans or as otherwise specified in MUTCD. 4. All lane lines for asphalt pavement shall receive two coats of latex paint with glass beads. 5. All lane lines for concrete pavement should be epoxy paint. 6. Prior to permanent installation of traffic striping and symbols, the Developer shall place temporary tabs or tape depicting alignment and placement of the same. Their placement shall be approved by the Local Entity 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 Local Entity 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 Local Entity Engineer reserves the right to require additional signage and/or striping if the Local Entity 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 final drainage and erosion control study Preliminary Drainage Report for South Taft Hill dated 03/07/2017 by Northern Engineering Services, Inc. shall be followed and implemented. 3. Prior to final inspection and acceptance by The City of Fort Collins, certification of the drainage facilities, by a registered engineer, must by submitted to and approved by the Stormwater Utility Department. Certification shall be submitted to the Stormwater Utility Department at least two weeks prior to the release of a certificate of occupancy for single family units. For commercial properties, certification shall by submitted to the Stormwater Utility Department at least two weeks prior to the release of any building permits in excess of those allowed prior to certification per the Development Agreement. E. Waterline Note 1. 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. 02 of Fort Collins and State of Colorado standards and statutes, respectively; and that I am fully responsible for the accuracy of all design. revisions, and record conditions that I have noted on these plans. These plans have been reviewed by the City of Fort Collins for concept only. The review does not imply responsibility by the reviewing department, the City of Fort Collins Engineer, or the City of Fort Collins for accuracy and correctness of the calculations. Furthermore, the review does not imply that quantities of items on the plans are the final quantities required. The review shall not be construed for any reason as acceptance of financial responsibility by the City of Fort Collins for additional quantities of items shown that may be required during the construction phase. DISCLAIMER STATEMENT: CERTIFICATION STATEMENT: VICINITY MAP NORTH PROJECT DATUM: NAVD 88 BENCHMARK #1: CITY OF FORT COLLINS BENCHMARK 34-92: WEST SIDE OF TAFT HILL RD. NORTH OF STUART ST. ON A STORM WATER DIVERSION STRUCTURE. ELEVATION: 5088.78 BENCHMARK #2: CITY OF FORT COLLINS BENCHMARK 12-97: ON WEST STUART ST. BETWEEN ZENITH COURT AND RYELAND LANE, ON THE SOUTH END OF THE EAST HEADWALL OF THE CANAL BRIDGE. ELEVATION: 5116.62 PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - 3.18. BASIS OF BEARINGS THE BASIS OF BEARINGS IS THE WEST LINE OF THE SOUTHWEST QUARTER OF SECTION 22-T7N-R69W AS BEARING SOUTH 00°06'35" WEST Northern Engineering Services, Inc NE Project No. 868-001 Date: October 8, 2012 ORIGINAL FIELD SURVEY BY: Soilogic Soilogic Project No. 12-1096 Date: December 5, 2012 SUBSURFACE EXPLORATION BY: PROJECT BENCHMARKS: UTILITY PLANS FOR UTILITY CONTACT LIST: * UTILITY COMPANY * This list is provided as a courtesy reference only. Northern Engineering Services assumes no responsibility for the accuracy or completeness of this list. In no way shall this list relinquish the Contractor's responsibility for locating all utilities prior to commencing any construction activity. Please contact the Utility Notification Center of Colorado (UNCC) at 811 for additional information. PHONE NUMBER GAS----------------- Xcel Energy----------------------------- Stephanie Rich (970) 225-7857 ELECTRIC-------- City of Fort Collins Light & Power-- Justin Fields (970) 224-6150 CABLE------------- Comcast---------------------------------- Don Kapperman (970) 567-0425 TELECOM.--------CenturyLink-------------------------------William Johnson (970) 377-6401 WATER------------ City of Fort Collins Utilities----------- Heather McDowell (970) 224-6065 WASTEWATER--City of Fort Collins Utilities----------- Heather McDowell (970) 224-6065 STORMWATER- City of Fort Collins Utilities----------- Heather McDowell (970) 224-6065 A TRACT OF LAND LOCATED IN THE SOUTHWEST QUARTER OF SECTION 22, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH P.M., CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO CONTACT INFORMATION PROJECT TEAM: G I NEER ING N O R T H E RN CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R PLANER/ LANDSCAPE ARCHITECT John, Albert, and Samuel Minatta 1313 Fairway Five Drive Fort Collins, Colorado 80525 DEVELOPER/APPLICANT City Engineer Date Date Date Date Date Stormwater Utility Parks & Recreation Traffic Engineer Date Water & Wastewater Utility City of Fort Collins, Colorado UTILITY PLAN APPROVAL Environmental Planner CS Design, INC Cara Schoy, RLA | ASLA 2519 S. Shields St. #129 Fort Collins, Colorado 80526 (970) 420-9462 MARCH 2017 I hereby affirm that these final construction plans were prepared under my direct supervision, in accordance with all applicable City of Fort Collins and State of Colorado standards and statutes, respectively; and that I am fully responsible for the accuracy of all design. revisions, and record conditions that I have noted on these plans. These plans have been reviewed by the City of Fort Collins for concept only. The review does not imply responsibility by the reviewing department, the City of Fort Collins Engineer, or the City of Fort Collins for accuracy and correctness of the calculations. Furthermore, the review does not imply that quantities of items on the plans are the final quantities required. The review shall not be construed for any reason as acceptance of financial responsibility by the City of Fort Collins for additional quantities of items shown that may be required during the construction phase. DISCLAIMER STATEMENT: CERTIFICATION STATEMENT: SHEET INDEX GEOTECHNICAL ENGINEER 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: CALL UTILITY NOTIFICATION CENTER OF COLORADO Know what'sbelow. Call before you dig. R City Engineer Date Date Date Date Date Stormwater Utility Parks & Recreation Traffic Engineer Date Water & Wastewater Utility City of Fort Collins, Colorado UTILITY PLAN APPROVAL Environmental Planner 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: Northern Engineering Services, Inc. Bud Curtiss, PE 301 North Howes Street, Suite 100 Fort Collins, Colorado 80521 (970) 221-4158 Northern Engineering Services, Inc. Eric Smith, PLS 301 North Howes Street, Suite 100 Fort Collins, Colorado 80521 (970) 221-4158 ENGINEER ING N O R T H E RN ENGINEER ING N O R T H E RN SITE ENGINEER SURVEYOR COVER SHEET GENERAL AND CONSTRUCTION NOTES EXISTING CONDITIONS AND DEMOLITION PLAN SHEET INDEX GEOTECHNICAL ENGINEER Soilogic Wolf von Carlowitz, PE 1435 Hilltop Circle Windsor, Colorado 80550 (970) 674-3430 UTILITY PLAN SANITARY SEWER PLAN AND PROFILE PRIVATE DRIVE PLAN AND PROFILE EROSION CONTROL PLAN EROSION CONTROL DETAILS HISTORIC DRAINAGE EXHIBIT GRADING PLAN TAFT HILL VILLAGE DRAINAGE EXHIBIT C0.00 C0.01 C2.00 C4.00 C4.01 C3.00 C3.01 C5.00 C5.01 C6.00 C6.01 PROJECT LOCATION 01 7. REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS OTHERWISE REMOVED, SHALL BE PROMPTLY REPLACED IN ACCORDANCE WITH THE REQUIREMENTS OF THESE PLANS. 8. THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN TREES/SHRUBS AND UTILITIES: 40 FEET BETWEEN CANOPY TREES AND STREET LIGHTS 15 FEET BETWEEN ORNAMENTAL TREES AND STREETLIGHTS 10 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER MAIN LINES 6 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER SERVICE LINES. 4 FEET BETWEEN SHRUBS AND PUBLIC WATER AND SANITARY AND STORM SEWER LINES 4 FEET BETWEEN TREES AND GAS LINES 9. ALL STREET TREES SHALL BE PLACED A MINIMUM EIGHT (8) FEET AWAY FROM THE EDGES OF DRIVEWAYS AND ALLEYS PER LUC 3.2.1(D)(2)(a). 10. PLACEMENT OF ALL LANDSCAPING SHALL BE IN ACCORDANCE WITH THE SIGHT DISTANCE CRITERIA AS SPECIFIED BY THE CITY OF FORT COLLINS. NO STRUCTURES OR LANDSCAPE ELEMENTS GREATER THAN 24" SHALL BE ALLOWED WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENTS WITH THE EXCEPTION OF DECIDUOUS TREES PROVIDED THAT THE LOWEST BRANCH IS AT LEAST 6' FROM GRADE. ANY FENCES WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENT MUST BE NOT MORE THAN 42" IN HEIGHT AND OF AN OPEN DESIGN. 11. COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS, AND TRAFFIC CIRCLES ADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BY A PROPERTY OWNERS ASSOCIATION. THE PROPERTY OWNERS ASSOCIATION IS RESPONSIBLE FOR SNOW REMOVAL ON ALL ADJACENT STREET SIDEWALKS AND ON ALL DRIVEWAYS, PRIVATE DRIVES AND PARKING AREAS WITHIN THE DEVELOPMENT. 12. THE DEVELOPER SHALL ENSURE THAT THE FINAL LANDSCAPE PLAN IS COORDINATED WITH ALL OTHER FINAL PLAN ELEMENTS SO THAT THE PROPOSED GRADING, STORM DRAINAGE, AND OTHER DEVELOPMENT IMPROVEMENTS DO NOT CONFLICT WITH NOR PRECLUDE INSTALLATION AND MAINTENANCE OF LANDSCAPE ELEMENTS ON THIS PLAN. 13. MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION -- AS REQUIRED BY SITE CONDITIONS OR PLANT AVAILABILITY. OVERALL QUANTITY, QUALITY, AND DESIGN CONCEPT MUST BE CONSISTENT WITH THE APPROVED PLANS. IN THE EVENT OF CONFLICT WITH THE QUANTITIES INCLUDED IN THE PLANT LIST, SPECIES AND QUANTITIES ILLUSTRATED SHALL BE PROVIDED. ALL CHANGES OF PLANT SPECIES AND LOCATION MUST HAVE WRITTEN APPROVAL BY THE CITY PRIOR TO INSTALLATION. 14. MITIGATION TREES (DECIDUOUS SHADE TREES) SHALL BE PLANTED WITH TREES OF THE CALIPER AND HEIGHT REQUIREMENTS LISTED IN THE PLANT SCHEDULE (3" CALIPER) . SUBSTITUTIONS REQUESTED FOR THESE TREES WITH SMALLER CALIPERS WILL NOT BE APPROVED. 15. TREE/SHRUB PLANTING RINGS TO BE MULCHED WITH 3'' DEPTH SHREDDED HARDWOOD MULCH. 16. SHRUB BEDS SHALL BE MULCHED WITH A 4'' LAYER OF COBBLE MULCH PLACED OVER A NON-WOVEN POLYPROPYLENE WEED BARRIER SUCH AS TYPAR OR MIRAFI. RE: REFERENCE NOTES SHEET L2. WEED BARRIER SHALL NOT BE PLACED UNDER ORNAMENTAL GRASSES. 17. IRRIGATED TURF SHALL BE TEXAS BLUEGRASS/KENTUCKY BLUEGRASS HYBRID REVEILLE OR APPROVED EQUAL. REFER TO PLANT SCHEDULE SHEET L3. 18. EDGING BETWEEN GRASS AND SHRUB BEDS SHALL BE 18" X 4" STEEL SET LEVEL WITH TOP OF SOD OR APPROVED EQUAL. REFER TO REFERENCE NOTES SHEET L2. 19. AREAS DISTURBED BY CONSTRUCTION SHALL BE SEEDED WITH THE SPECIFIED DRYLAND MIX UNLESS OTHERWISE NOTED. 20. REFER TO CIVIL DRAWINGS FOR FINAL GRADING, DRAINAGE, HORIZONTAL CONTROL AND UTILITY INFORMATION. ARTERIAL R.O.W. STREET TREE NOTES GENERAL LANDSCAPE NOTES 1. CONTACT THE CITY FORESTER TO INSPECT ALL STREET TREE PLANTINGS AT THE COMPLETION OF EACH PHASE OF THE DEVELOPMENT. ALL MUST BE INSTALLED AS SHOWN ON THE LANDSCAPE PLAN. APPROVAL OF STREET TREE PLANTING IS REQUIRED BEFORE FINAL APPROVAL OF EACH PHASE. 2. STREET LANDSCAPING, INCLUDING STREET TREES, SHALL BE SELECTED IN ACCORDANCE WITH ALL CITY CODES AND POLICIES. ALL TREE PRUNING AND REMOVAL WORKS SHALL BE PERFORMED BY A CITY OF FORT COLLINS LICENSED ARBORS WHERE REQUIRED BY CODE.STREET TREES SHALL BE SUPPLIED AND PLANTED BY THE DEVELOPER USING A QUALIFIED LANDSCAPE CONTRACTOR. 3. THE DEVELOPER SHALL REPLACE DEAD OR DYING STREET TREES AFTER PLANTING UNTIL FINAL MAINTENANCE INSPECTION AND ACCEPTANCE BY THE CITY OF FORT COLLINS FORESTRY DIVISION. ALL STREET TREES IN THE PROJECT MUST BE ESTABLISHED, WITH AN APPROVED SPECIES AND OF ACCEPTABLE CONDITION PRIOR TO ACCEPTANCE. 4. SUBJECT TO APPROVAL BY THE CITY FORESTER -- STREET TREE LOCATIONS MAY BE ADJUSTED TO ACCOMMODATE DRIVEWAY LOCATIONS, UTILITY SEPARATIONS BETWEEN TREES, STREET SIGNS AND STREET LIGHTS. STREET TREES TO BE CENTERED IN THE MIDDLE OF THE LOT TO THE EXTENT FEASIBLE. QUANTITIES SHOWN ON PLAN MUST BE INSTALLED UNLESS A REDUCTION IS APPROVED BY THE CITY TO MEET SEPARATION STANDARDS. 5. A FREE PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY STREET TREES ARE PLANTED IN PARKWAYS BETWEEN THE SIDEWALK AND CURB. STREET TREE LOCATIONS AND NUMBERS MAY CHANGE TO MEET ACTUAL UTILITY/ TREE SEPARATION STANDARDS. LANDSCAPE CONTRACTOR MUST OBTAIN APPROVAL OF STREET TREE LOCATION AFTER UTILITY LOCATES. STREET TREES MUST BE INSPECTED AND APPROVED BEFORE PLANTING. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CODE OF THE CITY OF FORT COLLINS. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY PRIVATE DRIVE STREET TREE NOTES 1. STREET TREES SHALL BE SUPPLIED AND PLANTED BY THE DEVELOPER USING A QUALIFIED LANDSCAPE CONTRACTOR. 2. STREET TREES SHALL BE INSTALLED BY RESIDENTIAL LOTS BY THE DEVELOPER AT THE TIME OF CO, UNLESS TIME OF YEAR LIMITS TREE PLANTING, IN WHICH CASE RESIDENTIAL STREET TREES SHALL BE PLANTED WITHIN 6 MONTHS OF CO. 3. THE DEVELOPER SHALL REPLACE DEAD OR DYING STREET TREES AFTER PLANTING UNTIL FINAL INSPECTION AND ACCEPTANCE BY THE HOA. ALL STREET TREES MUST BE ESTABLISHED, OF AN APPROVED SPECIES AND OF ACCEPTABLE CONDITION PRIOR TO ACCEPTANCE BY THE HOA. ALL STREET TREES ARE TO BE PRIVATE PROPERTY. 4. STREET TREE LOCATIONS AND NUMBERS MAY BE ADJUSTED TO ACCOMMODATE DRIVEWAY LOCATIONS, UTILITY SEPARATIONS BETWEEN TREES (RE: LANDSCAPE NOTE #8), STREET SIGNS AND STREET LIGHTS. QUANTITIES SHOWN ON PLAN MUST BE INSTALLED UNLESS A REDUCTION OCCURS TO MEET SEPARATION STANDARD. LANDSCAPE NOTES L3 PLANT SCHEDULE & DETAILS 3 TREE STAKING DETAIL 2 TREE NOT TO SCALE GUYING DETAIL NOT TO SCALE 4 SHRUB NOT TO SCALE PLANTING DETAIL ROOTBALL DIA. 2 X PLANTING SETBACK 3'-0" DEPTH OF 2". TO CONTAIN WATER TO A EDGE OF PLANTING PIT RING AROUND SHRUB AT CONSTRUCT WATERING BACKFILL MATERIAL MULCH WEED BARRIER AREA. EDGE OF PLANTING C L PIT PLANT OF BOTTOM SCARIFY SIDES & O O 60 MAX. 45 MIN. GENERAL NOTES 1. GUY CONIFER TREES AND DECIDUOUS TREES LARGER THAN 2 1/2'' CAL. 2. WEBBING SHALL BE LONG ENOUGH TO ACCOMODATE 1 1/2'' OF GROWTH. 3. WIRE SHALL NOT TOUCH OR RUB ADJACENT BRANCHES. 4. TUCK LOOSE ENDS OF THE WIRE INTO THE WIRE WRAP SO THAT NO SHARP WIRE ENDS ARE EXPOSED. 5. USE 12 GAUGE WIRE FOR TREES LARGER THAN 2 1/2'' CAL. USE 14 GAUGE WIRE FOR TREES LESS THAN 2 1/2'' CAL. 6. REMOVE STAKING AS SOON AS THE TREE HAS GROWN SUFFICIENT ROOTS TO OVERCOME THE PROBLEM THAT REQUIRED THE TREE TO BE STAKED. STAKES SHALL BE REMOVED NO LATER THAN THE END OF THE FIRST GROWING SEASON AFTER PLANTING. GALVANIZED WIRE OR CABLE, KEEP SLIGHTLY LOOSE. TWIST WIRE TO TIGHTEN. USE TURNBUCKLES FOR TREES WEBBING LOOPS OVER 6" CAL. ATTACH MIN. OF 5' ABOVE FINISH GRADE. 7. INSTALL 3 GUY WIRES PER TREE, SPACE EVENLY 1/2'' DIA. X 2' LONG PVC SLEEVE ON GUY WIRES, FOR TREES IN LAWN AREAS. METAL DRIVE ANCHORS, INSTALLED PER MANUFACTURER'S DIRECTIONS BARK. USE BIO-DEGRADABLE PLASTIC TAPE TO SECURE. BOTTOM UP WITH SUFFICIENT OVERLAP TO COVER ALL TRUNK FLARE TO FIRST BRANCH. WRAP PAPER FROM BREATHABLE PAPER OR FABRIC TREE WRAP APPLIED FROM WRAPPED, EXCEPT TREES WITH VERY THIN BARK. CHANGED FROM THE NURSERY DO NOT NEED TO BE 9. TREES WHOSE NORTH ORIENTATION IS NOT LATER THAN 12 MONTHS AFTER PLANTING. TIME OF PLANTING AND BE REMOVED NO 8. TREE WRAP SHOULD BE INSTALLED AT REMOVE MIN TOP 2/3 OF WIRE BASKET PULL BACK ALL BURLAP AND CUT ALL STRINGS INSTALL SPECIFIED BACKFILL AND TAPER MOUND BACK INTO EXISTING GRADE PLANT TREE 2"-3" HIGHER THAN SURROUNDING SOIL THE DIAMETER OF THE ROOTBALL. 10. OVER EXCAVATE PLANTING PIT TO 2 TIMES 3X DIA. ROOTBALL AROUND THE TREE. 36" MIN. 36" TO 48" 1" WIDE WEBBING WITH GROMMETS OR 1/2" DIA. GENERAL NOTES 2. REMOVE STAKING AT THE END OF THE FIRST GROWING SEASON AFTER PLANTING. 4. TREE WRAP SHOULD BE INSTALLED AT TIME OF PLANTING AND BE REMOVED NO LATER THAN 12 MONTHS AFTER PLANTING. 5. TREES WHOSE NORTH ORIENTATION IS NOT CHANGED FROM THE NURSERY DO NOT NEED TO BE WRAPPED, EXCEPT TREES WITH VERY THIN BARK. 1. STAKE DECIDUOUS TREES UP TO AND INCLUDING 2 1/2'' CAL. DO NOT STAKE CONIFERS. BREATHABLE PAPER TREE WRAP APPLIED FROM TRUNK FLARE TO FIRST BRANCH. WRAP PAPER FROM BOTTOM UP WITH SUFFICIENT OVERLAP TO COVER ALL BARK. USE BIO-DEGRADABLE PLASTIC TAPE TO SECURE. TREE STAKE. ADJUST TREE STAKE SO THAT TOP IS LEVEL WITH, OR JUST BELOW, FIRST BRANCHES. 3. TREE STAKES TO BE DRIVEN OUTSIDE OF ROOT BALL. 6. OVER EXCAVATE PLANTING PIT TO 2 TIMES THE DIAMETER OF THE ROOTBALL. PLANT TREE 2"-3" HIGHER THAN SURROUNDING SOIL AND TAPER MOUND BACK INTO EXISTING GRADE BACKFILL MATERIAL PULL BACK ALL BURLAP AND CUT ALL STRINGS REMOVE MIN TOP 2/3 OF WIRE BASKET 6' MIN. 3X DIA. ROOTBALL GALVANIZED WIRE OR CABLE, TWIST WIRE TO TIGHTEN PLASTIC HOSE MULCH RING ADJACENT PLANTING AREA 1 TREE PROTECTION NOT TO SCALE Crown drip line or other limit of Tree Protection area. See tree preservation plan for fence alignment. 4'-0" Maintain existing grade with the tree protection fence unless otherwise indicated on the plans. 2" x 6' steel posts or approved equal. Tree Protection fence: High density polyethylene fencing with 3.5" x 1.5" openings; Color- orange. Steel posts installed at 8' o.c. 5" thick layer of mulch. Notes: 1- See specifications for additional tree protection requirements. 2- If there is no existing irrigation, see specifications for watering requirements. 3- No pruning shall be performed except by approved arborist. 4- No equipment shall operate inside the protective fencing including during fence installation and removal. 5- See site preparation plan for any modifications with the Tree Protection area. KEEP OUT TREE PROTECTION AREA 8.5" x 11" sign laminated in plastic spaced every 50' along the fence. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE VILLAGE WEST NINTH FILING VILLAGE WEST FOURTH FILING VILLAGE WEST THIRD FILING LOT 1 LOT 2 LOT 3 LOT 4 LOT 6 LOT 4 LOT 5 S X X X X X X X SS SS SS SS X M X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W LOT 2 8,001 S.F. LOT 1 15,163 S.F. LOT 3 7,117 S.F. LOT 4 7,049 S.F. LOT 5 6,040 S.F. LOT 6 6,084 S.F. LOT 7 8,382 S.F. EXISTING GARAGE 357 S.F. TAFT HILL ROAD PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE DETENTION POND DETENTION POND (5) PR BE (1) GY DI (3) PH CH (1) TI RE (1) QU MA (1) QU MU (2) GY DI (1) PI DE (13) CA KF (1) TI GR 32-94-02 32-94-03 (1) TI RE (3) PH CH (1) QU MU (9) PR BE (3) MA SS (2) QU MA (2) PH CH 32-93-02 (6) CA KF (2) PO PB (3) MA RB (2) JU BR (6) PH CH (2) PI DE (2) TI RE (4,609 sf) NSM (622 sf) NSM (107 sf) VO BL (656 sf) VO BL (319 sf) VO BL EXISTING RESIDENCE 2,460 S.F. 2106 S. TAFT HILL ROAD LOT 8 6,181 S.F. (655 sf) VO BL (4) PO PB (1,108 sf) VO BL (3,458 sf) NSM (2,810 sf) NSM (9,768 sf) NSM (47 sf) VO BL (14) MI ML (8) SP LP (11) HE RC (1) TI GR (3) QU MA DISTURBED AREAS ON WEST SIDE OF LOT 1 AND AREAS WITHIN ROW SHALL BE SODDED WITH SPECIFIED SOD, TYP. RE SHEET L3. (4) SY MK (3) PI NI (3) SY MK (6) HE RC (10) MI ML (3) PI DE (275 sf) VO BL DECIDUOUS SHADE TREES ORNAMENTAL TREES EVERGREEN TREES SHRUBS ORNAMENTAL GRASSES SOD, RE: PLANT SCHEDULE SHEET L3 NATIVE SEED, RE: PLANT SCHEDULE SHEET L3 COBBLE MULCH, RE: REF SCHEDULE THIS SHEET EDGER, RE: REF NOTES SCHEDULE THIS SHEET REFERENCE NOTES CALL OUT, RE: REF NOTES SCHEDULE THIS SHEET XX-XX-XX * REFER TO PLANT SCHEDULE ON SHEET L3 AND LANDSCAPE AND STREET TREE NOTES ON SHEET L4 FOR DETAILED LANDSCAPE MATERIAL AND PLANTING INFORMATION PLANTING SYMBOL DESCRIPTION QTY All SEEDED AREAS TO BE AMENDED PER GENERAL LANDSCAPE NOTES. PLACE EROSION CONTROL MAT ON ALL SLOPES EXCEEDING 4:1. PLANTING ACCESSORIES SYMBOL DESCRIPTION QTY COBBLE MULCH - 2"-4" ROUNDED RIVER ROCK 11.79 cy ROLLED TOP STEEL EDGING, TYP. 157 lf 32-93-02 32-94-02 32-94-03 REFERENCE NOTES SCHEDULE EXISTING TREES TO REMAIN (TREE PROTECTION DETAIL SHEET L3) design cs incorporated 2519 S. Shields St. #129 Fort Collins, CO 80526 970.420.9462 www.csdesigncorp.com FORT COLLINS, CO 80526 TAFT HILL VILLAGE PROJECT DEVELOPMENT PLAN SHEET NO.: REVISIONS: SHEET NAME: NOT FOR CONSTRUCTION NORTH 0 10' 20' 40' SCALE: 1"=20'-0" ISSUED FOR: CITY REVIEW DATE: JANUARY 24, 2017 DRAWN BY: CS CHECKED BY: CS PROJECT NO.: 1614 REV 1 REV 2 REV 3 RE SUBMITTAL 03-07-17 LANDSCAPE PLAN L2 LANDSCAPE REQUIREMENTS REQUIRED LANDSCAPE TREES REQ'D TREES PROVIDED ARTERIAL ROW (TAFT HILL RD.) - 180 L.F. 5 5 (RE: ARTERIAL ROW STREET TREE NOTES SHEET L3) PRIVATE DRIVE PARKWAY - 298 L.F. 7 7 (RE: PRIVATE DRIVE STREET TREE NOTES SHEET L3) MITIGATION TREES 17 17 WATER BUDGET TABLE HIGH AREA (s.f.) ANNUAL WATER USE (gallons) MODERATE LOW VERY LOW 18 0 HYDROZONES WATER NEED (gallons/s.f.) 10 3 0 39,610 64,509 0 21,503 0 3,961 0 TOTAL 25,464 AVG: 4.08 104,119 A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY LEGEND LOT 8 LOT 21 LOT 22 LOT 23 VILLAGE WEST NINTH FILING VILLAGE WEST FOURTH FILING VILLAGE WEST THIRD FILING LOT 1 LOT 2 LOT 3 LOT 4 LOT 6 LOT 4 LOT 5 S X X X X X X X SS SS SS SS X M X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W LOT 2 8,001 S.F. LOT 1 15,163 S.F. LOT 3 7,117 S.F. LOT 4 7,049 S.F. LOT 5 6,040 S.F. LOT 6 6,084 S.F. LOT 7 8,382 S.F. EXISTING GARAGE 357 S.F. TAFT HILL ROAD PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE DETENTION POND DETENTION POND EXISTING RESIDENCE 2,460 S.F. 2106 S. TAFT HILL ROAD LOT 8 6,181 S.F. DISTURBED AREAS ON WEST SIDE OF LOT 1 AND AREAS WITHIN ROW SHALL BE SODDED WITH SPECIFIED SOD, TYP. RE SHEET L3. EXISTING TREES TO REMAIN (NOT ON THIS PROPERTY) EXISTING TREES TO REMAIN (TREE PROTECTION DETAIL SHEET L3) EXISTING TREE TO BE REMOVED design cs incorporated 2519 S. Shields St. #129 Fort Collins, CO 80526 970.420.9462 www.csdesigncorp.com FORT COLLINS, CO 80526 TAFT HILL VILLAGE PROJECT DEVELOPMENT PLAN SHEET NO.: REVISIONS: SHEET NAME: NOT FOR CONSTRUCTION NORTH 0 10' 20' 40' SCALE: 1"=20'-0" ISSUED FOR: CITY REVIEW DATE: JANUARY 24, 2017 DRAWN BY: CS CHECKED BY: CS PROJECT NO.: 1614 REV 1 REV 2 REV 3 RE SUBMITTAL 03-07-17 TREE MITIGATION & L1 LEGEND PROTECTION PLAN TREE PROTECTION NOTES: 1. ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL AREA BUFFER ZONES SHALL REMAIN AND BE PROTECTED UNLESS NOTED ON THESE PLANS FOR REMOVAL. 2. WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL BE NO CUT OR FILL OVER A FOUR-INCH DEPTH UNLESS A QUALIFIED ARBORIST OR FORESTER HAS EVALUATED AND APPROVED THE DISTURBANCE. 3. ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINS FORESTRY STANDARDS. TREE PRUNING AND REMOVAL SHALL BE PERFORMED BY A BUSINESS THAT HOLDS A CURRENT CITY OF FORT COLLINS ARBORIST LICENSE WHERE REQUIRED BY CODE. 4. PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED AROUND ALL PROTECTED EXISTING TREES WITH SUCH BARRIERS TO BE OF ORANGE FENCING A MINIMUM OF FOUR (4) FEET IN HEIGHT, SECURED WITH METAL T-POSTS, NO CLOSER THAN SIX (6) FEET FROM THE TRUNK OR ONE-HALF (½) OF THE DRIP LINE, WHICHEVER IS GREATER. THERE SHALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN THE FENCED TREE PROTECTION ZONE. 5. DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT THE CLEANING OF EQUIPMENT OR MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE MATERIAL SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER MATERIAL HARMFUL TO THE LIFE OF A TREE WITHIN THE DRIP LINE OF ANY PROTECTED TREE OR GROUP OF TREES. 6. NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE FASTENED TO ANY PROTECTED TREE. TREE INVENTORY/MITIGATION TABLE EXISTING TREE NOTES: TOTAL TREES ON SITE: 12 TOTAL TREES TO BE REMOVED: 8 TOTAL TREES TO BE PRESERVED: 4 TOTAL MITIGATION TREES REQ'D: 17 MITIGATION TREE REQUIREMENTS: SHADE TREES: 3" CALIPER ORNAMENTAL TREES: 2.5" CALIPER EVERGREEN TREES: 8 FEET 7. LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM CONSTRUCTION OR LAND CLEARING AREAS, ROAD RIGHTS-OF-WAY AND UTILITY EASEMENTS MAY BE "RIBBONED OFF," RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN SUBSECTION (G)(3) ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING METAL T-POST STAKES A MAXIMUM OF FIFTY (50) FEET APART AND TYING RIBBON OR ROPE FROM STAKE-TO-STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED. 8. THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTURE REQUIRING EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BE ACCOMPLISHED BY BORING UNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OF TWENTY-FOUR (24) INCHES. THE AUGER DISTANCE IS ESTABLISHED FROM THE FACE OF THE TREE (OUTER BARK) AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS DESCRIBED IN THE CHART BELOW: 9. ALL TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF THE SONGBIRD NESTING SEASON (FEB 1 - JULY 31) OR CONDUCT A SURVEY OF TREES ENSURING NO ACTIVE NESTS IN THE AREA. 1 2 3 5 6 10 12 8 9 11 4 7 * MAJOR TRUNK CAVITY; POTENTIALLY HAZARDOUS 13 14 X X X X X X X X X X X X X X X X X X X LOT 2 8,001 S.F. LOT 1 15,163 S.F. LOT 3 7,117 S.F. LOT 4 7,049 S.F. LOT 5 6,040 S.F. LOT 6 6,084 S.F. LOT 7 8,382 S.F. EXISTING GARAGE 357 S.F. TAFT HILL ROAD PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE DETENTION POND DETENTION POND EXISTING RESIDENCE 2,460 S.F. 2106 S. TAFT HILL ROAD EMERGENCY ACCESS ESMT. R25' CONCRETE SURFACE 20' 50' LOT 8 6,181 S.F. 20' 7' PARKING LANE, N. SIDE ONLY AREA TO BE STRIPED AND SIGNED FOR NO PARKING design cs incorporated 2519 S. Shields St. #129 Fort Collins, CO 80526 970.420.9462 www.csdesigncorp.com FORT COLLINS, CO 80526 TAFT HILL VILLAGE PROJECT DEVELOPMENT PLAN SHEET NO.: REVISIONS: SHEET NAME: NOT FOR CONSTRUCTION NORTH 0 10' 20' 40' SCALE: 1"=20'-0" ISSUED FOR: CITY REVIEW DATE: JANUARY 24, 2017 DRAWN BY: CS CHECKED BY: CS PROJECT NO.: 1614 REV 1 REV 2 REV 3 RE SUBMITTAL 03-07-17 EMERGENCY ACCESS S2 EXHIBIT LOT 8 LOT 21 LOT 22 LOT 23 VILLAGE WEST NINTH FILING VILLAGE WEST FOURTH FILING VILLAGE WEST THIRD FILING LOT 1 LOT 2 LOT 3 LOT 4 LOT 6 LOT 4 LOT 5 S X X X X X X X SS SS SS SS X M X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W LOT 2 8,001 S.F. LOT 1 15,163 S.F. LOT 3 7,117 S.F. LOT 4 7,049 S.F. LOT 5 6,040 S.F. LOT 6 6,084 S.F. LOT 7 8,382 S.F. 60', TYP. 6' 6' 106'-1 1 2" 25' 5' 27' 20' SETBACK EXISTING GARAGE 357 S.F. TAFT HILL ROAD PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE 83'-71 2" 182'-5" 20' 6' 6' 60'-7" 39'-9" 40'-8" 41' PRIVATE DRIVE 6' PARKWAY 5' SETBACK 6' DETACHED WALK PROPOSED DRIVEWAY 55' R.O.W. 15' 6' QUEST ESMT. DETENTION POND DETENTION POND EXISTING RESIDENCE 2,460 S.F. 2106 S. TAFT HILL ROAD 7' PARKING LANE, N. SIDE ONLY DRAINAGE & UTILITY ESMT. (BY SEPARATE DOCUMENT) LOT 8 6,181 S.F. 15' EXISTING WALK TO REMAIN EXISTING WALK AND PATIO TRACT A .855 ACRES 37,240 S.F. BIOSWALE, RE: CIVIL DWGS. EMERGENCY ACCESS ESMT., RE: SHEET S2 R37' X CTV G T SS EXISTING LOT LINE EXISTING FENCE EXISTING GRAVEL DRIVE (TO DEMO) EXISTING CONTOUR EXISTING CABLE LINE EXISTING GAS LINE EXISTING TELEPHONE LINE EXISTING SANITARY SEWER LINE 1' CONTOUR 5' CONTOUR LOT LINE LOT SETBACK EASEMENT RETAINING WALL DRAINAGE PAN BIO SWALE PERVIOUS PAVERS SOLAR ORIENTED LOT 8" WATER LINE 6" WATER LINE (TO HYDRANT) UNDER DRAIN WATER SERVICE SANITARY SERVICE SANITARY LINE FIRE HYDRANT W S 8" W UD design cs incorporated 2519 S. Shields St. #129 Fort Collins, CO 80526 970.420.9462 www.csdesigncorp.com FORT COLLINS, CO 80526 TAFT HILL VILLAGE PROJECT DEVELOPMENT PLAN SHEET NO.: REVISIONS: SHEET NAME: NOT FOR CONSTRUCTION NORTH 0 10' 20' 40' SCALE: 1"=20'-0" ISSUED FOR: CITY REVIEW DATE: JANUARY 24, 2017 DRAWN BY: CS CHECKED BY: CS PROJECT NO.: 1614 REV 1 REV 2 REV 3 RE SUBMITTAL 03-07-17 SITE PLAN S1 LEGEND LAND USE SUMMARY SINGLE FAMILY LOTS (8) 64,017 S.F. 1.47 AC 62.5% PRIVATE DRIVE 12,145 S.F. .28 AC 11.9% OPEN SPACE 24,989 S.F. .57 AC 24.3% R.O.W. (W/IN PROPERTY LINE) 1,201 S.F. .03 AC 1.3% TOTAL SITE AREA 102,352 S.F. 2.35 AC 100% SITE DATA ZONING: R-L, LOW DENSITY RESIDENTIAL GROSS SITE AREA: 102,458 S.F. / 2.35 AC NUMBER OF LOTS: 8 A.D. Director of Community Development and Neighborhood Services OWNER'S CERTIFICATION: THE UNDERSIGNED DOES/DO HEREBY CERTIFY THAT I/WE ARE THE LAWFUL OWNERS OF REAL PROPERTY DESCRIBED ON THIS SITE PLAN AND DO HEREBY CERTIFY THAT I/WE ACCEPT THE CONDITIONS AND RESTRICTIONS SET FORTH ON SAID PROJECT DEVELOPMENT PLAN WITHIN THE LIMIT OF DEVELOPMENT BOUNDARY. LOTS 8 AND 12 OF THE SPRING COURT SUBDIVISION NAME DATE SITE PLAN NOTES 1. THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL PLANS. AMENDMENTS TO THE PLANS MUST BE REVIEWED AND APPROVED BY THE CITY PRIOR TO THE IMPLEMENTATION OF ANY CHANGES TO THE PLANS. 2. REFER TO FINAL UTILITY PLANS FOR EXACT LOCATIONS AND CONSTRUCTION INFORMATION FOR STORM DRAINAGE STRUCTURES, UTILITY MAINS AND SERVICES, PROPOSED TOPOGRAPHY, STREET IMPROVEMENTS. 3. REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOR EXACT LOCATIONS, AREAS AND DIMENSIONS OF ALL EASEMENTS, LOTS, TRACTS, STREETS, WALKS AND OTHER SURVEY INFORMATION. 4. ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE SCREENED FROM VIEW FROM ADJACENT PROPERTY AND PUBLIC STREETS. IN CASES WHERE BUILDING PARAPETS DO NOT ACCOMPLISH SUFFICIENT SCREENING, THEN FREE-STANDING SCREEN WALLS MATCHING THE PREDOMINANT COLOR OF THE BUILDING SHALL BE CONSTRUCTED. OTHER MINOR EQUIPMENT SUCH AS CONDUIT, METERS AND PLUMBING VENTS SHALL BE SCREENED OR PAINTED TO MATCH SURROUNDING BUILDING SURFACES. 5. ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN ONE PHASE UNLESS A PHASING PLAN IS SHOWN WITH THESE PLANS. 6. ALL EXTERIOR LIGHTING PROVIDED SHALL COMPLY WITH THE FOOT-CANDLE REQUIREMENTS IN SECTION 3.2.4 OF THE LAND USE CODE AND SHALL USE A CONCEALED, FULLY SHIELDED LIGHT SOURCE WITH SHARP CUT-OFF CAPABILITY SO AS TO MINIMIZE UP-LIGHT, SPILL LIGHT, GLARE AND UNNECESSARY DIFFUSION. 7. SIGNAGE AND ADDRESSING ARE NOT PERMITTED WITH THIS PLANNING DOCUMENT AND MUST BE APPROVED BY SEPARATE CITY PERMIT PRIOR TO CONSTRUCTION. SIGNS MUST COMPLY WITH CITY SIGN CODE UNLESS A SPECIFIC VARIANCE IS GRANTED BY THE CITY. 8. FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL BUILDINGS MUST PROVIDE AN APPROVED FIRE EXTINGUISHING SYSTEM. 9. ALL SIDEWALKS AND RAMPS MUST CONFORM TO CITY STANDARDS. ACCESSIBLE RAMPS MUST BE PROVIDED AT ALL STREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSABLE PARKING SPACES. ACCESSABLE PARKING SPACES MUST SLOPE NO MORE THAN 1:48 IN ANY DIRECTION. ALL ACCESSIBLE ROUTES MUST SLOPE NO MORE THAN 1:20 IN DIRECTION OF TRAVEL AND WITH NO MORE THAN 1:48 CROSS SLOPE. 10.ALL SINGLE FAMILY DETACHED HOMES SHALL MEET OR EXCEED THE RESIDENTIAL PARKING STANDARDS AS OUTLINED IN 3.2.2(K) OF THE LAND USE CODE. 11.ALL SINGLE FAMILY DETACHED HOMES SHALL MEET OR EXCEED THE GARAGE DOOR STANDARDS AS OUTLINED IN 3.5.2(F) OF THE LAND USE CODE. 12.COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS, AND TRAFFIC CIRCLES ADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BY A PROPERTY OWNERS' ASSOCIATION. THE PROPERTY OWNERS' ASSOCIATION IS RESPONSIBLE FOR SNOW REMOVAL ON ALL ADJACENT STREET SIDEWALKS AND SIDEWALKS IN COMMON OPEN SPACE AREAS. 13.PRIVATE CONDITIONS, COVENANTS, AND RESTRICTIONS (CC&R'S), OR ANY OTHER PRIVATE RESTRICTIVE COVENANT IMPOSED ON LANDOWNERS WITHIN THE DEVELOPMENT, MAY NOT BE CREATED OR ENFORCED HAVING THE EFFECT OF PROHIBITING OR LIMITING THE INSTALLATION OF XERISCAPE LANDSCAPING, SOLAR/PHOTO-VOLTAIC COLLECTORS (IF MOUNTED FLUSH UPON ANY ESTABLISHED ROOF LINE), CLOTHES LINES (IF LOCATED IN BACK YARDS), ODOR-CONTROLLED COMPOST BINS, OR WHICH HAVE THE EFFECT OF REQUIRING THAT A PORTION OF ANY INDIVIDUAL LOT BE PLANTED IN TURF GRASS. 14.ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION, AS WELL AS STREETS, SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY. 15.FIRE LANE MARKING: A FIRE LANE MARKING PLAN MUST BE REVIEWED AND APPROVED BY THE FIRE OFFICIAL PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. WHERE REQUIRED BY THE FIRE CODE OFFICIAL, APPROVED SIGNS OR OTHER APPROVED NOTICES THAT INCLUDE THE WORDS NO PARKING FIRE LANE SHALL BE PROVIDED FOR FIRE APPARATUS ACCESS ROADS TO IDENTIFY SUCH ROADS OR PROHIBIT THE OBSTRUCTION THEREOF. THE MEANS BY WHICH FIRE LANES ARE DESIGNATED SHALL BE MAINTAINED IN A CLEAN AND LEGIBLE CONDITION AT ALL TIMES AD BE REPLACED OR REPAIRED WHEN NECESSARY TO PROVIDE ADEQUATE VISIBILITY. 16.PREMISE IDENTIFICATION: AN ADDRESSING PLAN IS REQUIRED TO BE REVIEWED AND APPROVED BY THE CITY AND POUDRE FIRE AUTHORITY PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. UNLESS THE PRIVATE DRIVE IS NAMED, MONUMENT SIGNAGE MAY BE REQUIRED TO ALLOW WAY_FINDING. ALL BUILDINGS SHALL HAVE ADDRESS NUMBERS, BUILDING NUMBERS OR APPROVED BUILDING IDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE, VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY, AND POSTED WITH A MINIMUM OF SIX_INCH NUMERALS ON A CONTRASTING BACKGROUND. WHERE ACCESS IS BY MEANS OF A PRIVATE ROAD AND THE BUILDING CANNOT BE VIEWED FROM THE PUBLIC WAY, A MONUMENT, POLE OR OTHER SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE. NOTARIAL CERTIFICATE: STATE OF COLORADO ) COUNTY OF LARIMER ) THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME BY ___________________________, THIS _____ DAY OF ___________, 20___ MY COMMISSION EXPIRES: _________________________________________ NOTARY PUBLIC NOT TO SCALE PROPERTY OWNER LAURA OLIVE 2106 S. Taft Hill Road, LLC 125 S. Howes Street, Suite 120 Fort Collins, CO 80524 (970) 482-1781 PROJECT TEAM CIVIL ENGINEER CODY SNOWDON NORTHERN ENGINEERING 301 North Howes Street, Suite 100 Fort Collins CO 80521 (970) 221-4158 SITE