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Home My WebLink AboutMASON PLACE - MAJOR AMENDMENT - MJA180003 - SUBMITTAL DOCUMENTS - ROUND 2 - SITE, LANDSCAPE & ELEVATIONS PLANSDRAWING NUMBER: 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com ■ land planning ■ landscape architecture ■ ■ urban design ■ entitlement ■ ISSUED PROJECT No.: DRAWN BY: REVIEWED BY: SEAL: PREPARED BY: No. DESCRIPTION DATE REVISIONS No. DESCRIPTION DATE Plotted By: Klara Rossouw Layout: 1 COVER SHEET Printed On: 5/16/2018 10:49 AM File Name: 1 COVER SHEET.dwg ORIGINAL SIZE 24X36 ENTITLEMENT DRAWINGS NOT FOR CONSTRUCTION RIPLEY DESIGN INC. 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 p. 970.224.5828 f. 970.225.6657 HOUSING CATALYST 1715 W. Mountain Avenue Fort Collins, CO 80521 p. 970.416.2910 ENGINEER ARCHITECT APPLICANT JVA INC. CONSULTING ENGINEERS 213 Linden Street, Suite 200 Fort Collins, CO 80524 p. 970.225.9099 SHOPWORKS 2882 Wyandot Street. Denver, CO 80211 p. 303.433.4094 OWNER COVER SHEET MAJOR AMENDMENT MASON PLACE PSH 2 MAJOR AMENDMENT 2 5.15.2018 1 MAJOR AMENDMENT 4.25.2018 FORT COLLINS, CO RL KR R18-001 1 OF 10 NORTH MASON PLACE PSH FORT COLLINS, CO MASON STREET HORSETOOTH ROAD THE MAX BRT ROUTE CREGER DRIVE SITE LOCATION VICINITY MAP FIRE LANE KEEP CLEAR FIRE LANE KEEP CLEAR FIRE LANE KEEP CLEAR FIRE LANE KEEP CLEAR MASON STREET CREGER DRIVE CONCEPTUAL AMENITY SPACE SUBJECT TO CHANGE AND NOT REQUIRED BY CODE. 26'-0" EMERGENCY ACCESS EASMENT 26'-0" EMERGENCY ACCESS EASEMENT 10'-0" 6'-0" 6'-0" 26'-5" 17'-0" 9'-0", TYP. 19'-0" 7'-0" 5'-1" 5'-10" 20'-6" 6'-0" 5'-0" 19'-0" 9'-0" 16'-1" 11'-0" LOADING & DROP-OFF ZONE STRIPED FOR NO PARKING MAIN ENTRANCE DECORATIVE FENCE TO END AT BUILDING SEE DETAIL 2 THIS SHEET PROPPOSED ROW 6' DETACHED SIDEWALK ENCLOSED BIKE RACKS, SEE ARCH FOR CANOPY EXISTING STREET TREES TO BE PRESERVED TRELLIS DESIGN, SEE SHEET 8 HYDROZONE AREA (SF) WATER NEEDED (GALLONS/SF) ANNUAL WATER USE (GALLONS) HIGH 10659.00 18 191,862.00 MODERATE 5575.00 10 55,750.00 LOW 894.00 3 2682.00 VERY LOW 0.00 0 0.00 TOTAL 17,128 14.6131 250,294 ANNUAL WATER USE NOT TO EXCEED 15 GAL./SF. AVERAGE OVER THE SITE WATER USE TABLE PER CITY OF FORT COLLINS 3.2.1(D)3 PROPOSED PLAN MUST HAVE A SPECIES DIVERSITY OF (10-19 TREES > 50%, 20-39 TREES > 33%, 40-59 TREES > 25%, 60+ TREES > 15%). OF THE 28 TOTAL TREES SURVEYED AND PROPOSED ON SITE, NO SPECIES MAY HAVE MORE THAN 9 QUANTITY. TREE SPECIES COUNT 20-39 TREES >33 % GYMNOCLADUS DIOICA 2 7 MALUS X 'RADIANT' 5 19 POPULUS TREMULOIDES ERECTA 4 15 PRUNUS SALICINA 'GREEN GAGE' 3 11 PYRUS CALLERYANA 'CHANTICLEER' 4 15 QUERCUS MACROCARPA 1 4 QUERCUS SHUMARDII 3 11 TILIA AMERICANA 'REDMOND' 3 11 ULMUS X ACCOLADE 2 7 TOTAL TREES 27 *CITY OF FORT COLLINS CODE SECTION 3.2.1(D)3 MINIMUM SPECIES DIVERSITY TYPE MINIMUM SIZE CANOPY SHADE TREE 2.0" CALIPER AND B&B OR EQUIVALENT EVERGREEN TREE 6.0" HEIGHT AND B&B OR EQUIVALENT ORNAMENTAL TREE 1.5" CALIPER AND B&B OR EQUIVALENT SHURBS 5 GALLON OR ADEQUATE SIZE CONSISTENT WITH DESIGN INTENT CANOPY TREE AS STREET TREE ON A RESIDENTIAL LOCAL STREET ONLY 1.25" CALIPER AND B&B OR EQUIVALENT MITIGATION SIZING CHART DRAWING NUMBER: 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com ■ land planning ■ landscape architecture ■ ■ urban design ■ entitlement ■ ISSUED PROJECT No.: DRAWN BY: REVIEWED BY: SEAL: PREPARED BY: No. DESCRIPTION DATE FIRE LANE KEEP CLEAR FIRE LANE KEEP CLEAR QS2 - 3 MASON STREET CREGER DRIVE 1 - GDI 1 - GDI 1 - QMA PROPPOSED ROW 6' DETACHED SIDEWALK 15' UTILITY EASEMENT PROPOSED ROW 4'-6" DETACHED SIDEWALK DECORATIVE FENCE ENDS AT BUILDING, SEE DETAIL SHEET 2 DECORATIVE FENCE ENDS AT BUIlDING SEE DETAIL SHEET 2 MAIN ENTRY (M) 3 - PCC UMA - 2 CONCEPTUAL AMENITY SPACE 35 - CAK 3 - CAK 2 - SGO 3 - SM2 4 - CAK CP - 1 CCB - 4 CAK - 3 2 - CNN 3 - CAK 3 - LAG 5 - RFG PGG - 3 5 - RFG 2 - SGO 1 - SM2 3 - LAG 2 - PJ 1 - ACP 5 - CAK 2 - CCB SM2 - 2 ACP - 1 LAG - 3 CP - 3 2 - RAG SM2 - 3 EAC - 3 SM2 - 3 4 - PE 5 - MRA 3 - TR 1 2 3 4 5 7 8 9 10 11 12 13 14 15 16 17 6 19 18 20 21 22 23 24 25 26 27 # TYPE DBH CONDITION MITIGATION NOTES REMOVAL 1 ROCKY MOUNTAIN JUNIPER 8" FAIR 1 2 COLORADO BLUE SPRUCE 13 FAIR + 1.5 3 COLORADO BLUE SPRUCE 12" FAIR + 1.5 4 ASH 12" FAIR + 1.5 YES - ROW IMPROVEMENTS 5 ASH 12" FAIR + 1 YES - ROW IMPROVEMENTS 6 CRABAPPLE 12" FAIR + 1 YES - PARKING LOT REDESIGN 7 ASH 10" FAIR - 1.0 YES - PARKING LOT REDESIGN 8 ASH 12" FAIR 1.0 YES - PARKING LOT REDESIGN 9 AUSTRIAN PINE 25" FAIR + 2.5 10 AUSTRIAN PINE 24" FAIR - 2.0 11 AUSTRIAN PINE 24" FAIR + 2.5 12 CRABAPPLE 10" FAIR 1.0 YES - PARKING LOT REDESIGN 13 CRABAPPLE 10" FAIR 1.0 14 ROCKY MOUNTAIN JUNIPER 10" FAIR 1 15 ROCKY MOUNTAIN JUNIPER 9" FAIR 1 16 ROCKY MOUNTAIN JUNIPER 10" FAIR 1 17 CRABAPPLE 14" FAIR + 1.5 18 ROCKY MOUNTAIN JUNIPER 9" FAIR 1.0 19 ROCKY MOUNTAIN JUNIPER 8" FAIR - 1.0 NEST PRESENT 20 ROCKY MOUNTAIN JUNIPER 8" FAIR - 1.0 21 RUSSIAN OLIVE 10" & 10" POOR 0 YES - OVERWHELMING HACKBERRY 22 HACKBERRY (2 STEM) 5" & 5" FAIR 0 NEST PRESENT 23 CRABAPPLE (MULTISTEM) 7" FAIR 1.0 YES - SITE CIRCULATORY IMPRVEMENTS 24 HONEY LOCUST 8" FAIR + 1.0 REGRADING AROUND BUIDING, NEW LAYOUT 25 HONEY LOCUST 8" GOOD 1.5 REGRADING AROUND BUIDING, NEW LAYOUT 26 HONEY LOCUST 10" FAIR + 1.0 REGRADING AROUND BUIDING, NEW LAYOUT 27 COLORADO BLUE SPRUCE 18" GOOD 2.0 NEW CURB CUT REQUIRED MITIGATION TREES (EXCLUDES TREES TO REMAIN AND THOSE OFF SITE) TYPE COUNT REQUIRED MITIGATION TREES TREES PRESERVED 15 0 TREES TO BE REMOVED 12 13 TOTAL 27 13 LOCATION COUNT MITIGATION TREES PROPOSED TO BE PLANTED ON-SITE 13 MITIGATION TREES PROPOSED TO BE PLANTED OFF-SITE 0 PAYMENT IN LIEU (ASSUMES $450 PER TREE) 0 TOTAL 13 SEE LANDSCAPE PLAN FOR UPSIZED TREES TREE MITIGATION SUMMARY PROVIDED TREE MITIGATION EXISTING TREES TO SAVE IN PLACE EXISTING TREES TO BE REMOVED DRAWING NUMBER: 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com ■ land planning ■ landscape architecture ■ ■ urban design ■ entitlement ■ ISSUED PROJECT No.: DRAWN BY: REVIEWED BY: SEAL: PREPARED BY: No. DESCRIPTION DATE REVISIONS No. DESCRIPTION DATE Plotted By: Klara Rossouw Layout: 5 TREE MITIGATION PLAN Printed On: 5/16/2018 10:49 AM File Name: 5 TREE MITIGATION PLAN.dwg ORIGINAL SIZE 24X36 ENTITLEMENT DRAWINGS NOT FOR CONSTRUCTION RIPLEY DESIGN INC. 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 p. 970.224.5828 f. 970.225.6657 HOUSING CATALYST 1715 W. Mountain Avenue Fort Collins, CO 80521 p. 970.416.2910 ENGINEER ARCHITECT APPLICANT JVA INC. CONSULTING ENGINEERS 213 Linden Street, Suite 200 Fort Collins, CO 80524 p. 970.225.9099 SHOPWORKS 2882 Wyandot Street. Denver, CO 80211 p. 303.433.4094 OWNER TREE MITIGATION PLAN MAJOR AMENDMENT MASON PLACE PSH 2 MAJOR AMENDMENT 2 5.15.2018 1 MAJOR AMENDMENT 4.25.2018 FORT COLLINS, CO RL KR R18-001 5 OF 10 NORTH 0 10 20 40 SCALE: 1"=20'-0" TREE PROTECTION NOTES TREE DIAMETER AT BREAST HEIGHT (INCHES) AUGER DISTANCE FROM FACE OF TREE (FEET) 0-2 1 3-4 2 5-9 5 10-14 10 15-19 12 OVER 19 15 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. 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. NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. IF ACTIVE NESTS ARE FOUND, THE CITY ENVIRONMENTAL PLANNER WILL DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY. 10. A QUALIFIED ARBORIST SHALL BE HIRED TO PERFORM AN AERIAL AND GROUND EVALUATION ON ALL TREES THAT ARE IN POOR OR DEAD CONDITION AND SHALL PROVIDE A WRITTEN REPORT ON THE SUITABILITY OF RETAINING THESE TREES. TREE MITIGATION SUMMARY 1 - MS2 2 - RAG BTA - 3 RAG - 2 14 - CAK 5 - SGO RAG - 3 CAK - 20 SGO - 7 B B B B B B B B B (M) (M) PCC - 1 (M) (M) (M) TREES QTY BOTANICAL NAME / COMMON NAME CONT CAL GDI 2 GYMNOCLADUS DIOICA `ESPRESSO` / KENTUCKY COFFEETREE B & B 1" CAL PE 4 POPULUS TREMULOIDES ERECTA / SWEDISH ASPEN B & B 1"CAL QMA 1 QUERCUS MACROCARPA / BURR OAK B & B 2"CAL ORNAMENTAL TREES QTY BOTANICAL NAME / COMMON NAME CONT CAL MRA 5 MALUS X `RADIANT` / RADIANT CRAB APPLE B & B 1.5"CAL PGG 3 PRUNUS SALICINA `GREEN GAGE` / GREEN GAGE PLUM B & B 1.5"CAL PCC 4 PYRUS CALLERYANA `CHANTICLEER` / CHANTICLEER PEAR B & B 1.5"CAL STREET TREES QTY BOTANICAL NAME / COMMON NAME CONT CAL QS2 3 QUERCUS SHUMARDII / SHUMARD RED OAK B & B 1.25"CAL TR 3 TILIA AMERICANA `REDMOND` / REDMOND AMERICAN LINDEN B & B 1.25"CAL UMA 2 ULMUS X `ACCOLADE` / ACCOLADE ELM B & B 1.25"CAL SHRUBS QTY BOTANICAL NAME / COMMON NAME SIZE ACP 2 ARCTOSTAPHYLOS X COLORADOENSIS `PANCHITO` / PANCHITO MANZANITA 1 GAL BTA 6 BERBERIS THUNBERGII `ATROPURPUREA` / RED LEAF JAPANESE BARBERRY 1 GAL CAK 87 CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` / FEATHER REED GRASS 1 GAL CCB 6 CARYOPTERIS X CLANDONENSIS `BLUE MIST` / BLUE MIST SPIREA 1 GAL CNN 2 CHRYSOTHAMNUS NAUSEOSUS NAUCEOSUS / DWARF BLUE RABBITBRUSH 1 GAL CP 4 CORNUS ALBA `PRAIRIE FIRE` / PRAIRIE FIRE DOGWOOD 1 GAL EAC 3 EUONYMUS ALATUS `COMPACTUS` / COMPACT BURNING BUSH 1 GAL LAG 9 LAVANDULA X INTERMEDIA `GROSSO` / GROSSO LAVENDAR 1 GAL MS2 1 MISCANTHUS SINENSIS `GRACILLIMUS` / MAIDEN GRASS 1 GAL PJ 2 POTENTILLA FRUTICOSA `JACKMANII` / JACKMAN`S POTENTILLA 1 GAL RAG 9 RHUS AROMATICA `GRO-LOW` / GRO-LOW FRAGRANT SUMAC 1 GAL RFG 10 RUDBECKIA FULGIDA SULLIVANTII `GOLDSTURM` / BLACK-EYED SUSAN 1 GAL SGO 34 SPIRAEA X `GOLDMOUND` / GOLDMOUND SPIREA 1 GAL SM2 12 SYRINGA MEYERI `PALIBIN` / DWARF KOREAN LILAC 1 GAL SHURB BED - MODERATE HYDROZONE 5,575 SF IRRIGATED TURF - HIGH HYDROZONE 10,659 SF ROCK MULCH - LOW HYDROZONE 894 SF CANOPY TREE ORNAMENTAL TREE M ALLOCATED MITIGATION TREE. SEE MITIGATION CHART ON LANDSCAPE NOTES AND DETAILS SHEET. (M) B B SANDSTONE BOULDERS STREET LIGHT EXISTING TREES TO REMAIN DESIGNATED ADA PARKING STALL SWALE WATER LINE UNDERGROUND ELECTRIC TELEPHONE LINE GAS LINE FIBER OPTIC CABLE STORM DRAIN SANITARY SEWER LINE LOOP BIKE RACK (10 SPACES) DRAWING NUMBER: 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com ■ land planning ■ landscape architecture ■ ■ urban design ■ entitlement ■ ISSUED PROJECT No.: DRAWN BY: REVIEWED BY: SEAL: PREPARED BY: No. DESCRIPTION DATE REVISIONS No. DESCRIPTION DATE Plotted By: Klara Rossouw Layout: 4 LANDSCAPE PLAN Printed On: 5/16/2018 10:49 AM File Name: 4 LANDSCAPE PLAN.dwg ORIGINAL SIZE 24X36 ENTITLEMENT DRAWINGS NOT FOR CONSTRUCTION RIPLEY DESIGN INC. 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 p. 970.224.5828 f. 970.225.6657 HOUSING CATALYST 1715 W. Mountain Avenue Fort Collins, CO 80521 p. 970.416.2910 ENGINEER ARCHITECT APPLICANT JVA INC. CONSULTING ENGINEERS 213 Linden Street, Suite 200 Fort Collins, CO 80524 p. 970.225.9099 SHOPWORKS 2882 Wyandot Street. Denver, CO 80211 p. 303.433.4094 OWNER LANDSCAPE PLAN MAJOR AMENDMENT MASON PLACE PSH 2 MAJOR AMENDMENT 2 5.15.2018 1 MAJOR AMENDMENT 4.25.2018 FORT COLLINS, CO RL KR R18-001 4 OF 10 NORTH 0 10 20 40 SCALE: 1"=20'-0" LEGEND GROUND COVER PLANT SCHEDULE 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. REVISIONS No. DESCRIPTION DATE Plotted By: Klara Rossouw Layout: 3 LANDSCAPE NOTES AND DETAILS Printed On: 5/16/2018 10:49 AM File Name: 4 LANDSCAPE PLAN.dwg ORIGINAL SIZE 24X36 ENTITLEMENT DRAWINGS NOT FOR CONSTRUCTION RIPLEY DESIGN INC. 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 p. 970.224.5828 f. 970.225.6657 HOUSING CATALYST 1715 W. Mountain Avenue Fort Collins, CO 80521 p. 970.416.2910 ENGINEER ARCHITECT APPLICANT JVA INC. CONSULTING ENGINEERS 213 Linden Street, Suite 200 Fort Collins, CO 80524 p. 970.225.9099 SHOPWORKS 2882 Wyandot Street. Denver, CO 80211 p. 303.433.4094 OWNER LANDSCAPE NOTES AND DETAILS MAJOR AMENDMENT MASON PLACE PSH 2 MAJOR AMENDMENT 2 5.15.2018 1 MAJOR AMENDMENT 4.25.2018 FORT COLLINS, CO RL KR R18-001 3 OF 10 STAKING NOTES: STAKE TREES PER FOLLOWING SCHEDULE, THEN REMOVE AT END OF FIRST GROWING SEASON AS FOLLOWS: 1 1/2" CALIPER SIZE - MIN. 1 STAKE ON SIDE OF PREVAILING WIND. (GENERALLY N.W. SIDE) 1 1/2" - 3" CALIPER SIZE - MIN. 2 STAKES - ONE ON N.W. SIDE, ONE ON S.W. SIDE 3" CALIPER SIZE AND LARGER - 3 STAKES PER DIAGRAM WIRE OR CABLE SHALL BE MIN. 12 GAUGE, TIGHTEN ONLY ENOUGH TO KEEP FROM SLIPPING. ALLOW FOR SOME TRUNK MOVEMENT. NYLON STRAPS SHALL BE LONG ENOUGH TO ACCOMMODATE 1 1/2" OF GROWTH AND BUFFER ALL BRANCHES FROM WIRE GUYING PLAN PLANT SO THAT TOP OF ROOT BALL IS 2" HIGHER THAN FINISHED GRADE GROMMETED NYLON STRAPS GALVANIZED WIRE TWIST TO TIGHTEN 6' STEEL T-POSTS (SEE SCHEDULE) DRIVEN (MIN. 24") FIRMLY INTO UNDISTURBED SOIL OUTSIDE ROOTBALL. SCARIFY SIDES OF PLANTING HOLE LEAVING 1:1 SLOPE BACKFILL WITH BLEND OF EXISTING SOIL AND A MAXIMUM 20% (BY VOL.) ORGANIC MATERIAL TAMP SOIL AROUND ROOT BALL W/ FOOT PRESSURE SO THAT IT DOESN'T SHIFT. WATER THOROUGHLY TO SETTLE AND REMOVE AIR POCKETS. PRIOR TO MULCHING, LIGHTLY TAMP SOIL AROUND THE ROOT BALL IN 6" LIFTS TO BRACE TREE. DO NOT OVER COMPACT. WHEN THE PLANTING HOLE HAS BEEN BACKFILLED, POUR WATER AROUND THE ROOT BALL TO SETTLE THE SOIL. PRUNING NOTES: DO NOT HEAVILY PRUNE THE TREE AT PLANTING. PRUNE ONLY CROSSOVER LIMBS, CO-DOMINANT LEADERS AND BROKEN BRANCHES. SOME INTERIOR TWIGS AND LATERAL BRANCHES MAY BE PRUNED. HOWEVER, DO NOT REMOVE THE TERMINAL BUDS OF BRANCHES THAT EXTEND TO THE EDGE OF THE CROWN 3 X BALL DIA. PREVAILING WIND 3" DEEP MULCH RING PLACED A MINIMUM OF 6' IN DIAMETER. DO NOT PLACE MULCH IN CONTACT WITH TREE TRUNK ROUND-TOPPED SOIL BERM 4" HIGH X 8" WIDE ABOVE ROOT BALL SURFACE SHALL BE CONSTRUCTED AROUND THE ROOT BALL. BERM SHALL BEGIN AT ROOT BALL PERIPHERY. (OMIT IN TURF AREAS) CONIFER TREE PLANTING DETAIL - STEEL POSTS SCALE: NTS REMOVE ALL WIRE, TWINE BURLAP, MESH AND CONTAINERS FROM ENTIRE ROOT BALL AND TRUNK 1 L-PL2-PLA-01 PREVAILING WIND PLAN VIEW - THREE STAKES TREE PLANTING DETAIL - STEEL POSTS SCALE: NTS ROUND TOPPED SOIL BERM 4" HIGH X 8" WIDE ABOVE ROOT BALL SURFACE SHALL BE CONSTRUCTED AROUND THE ROOT BALL. BERM SHALL BEGIN AT ROOT BALL PERIPHERY. (OMIT IN TURF AREAS) NOTES: SET S0 THAT TOP OF ROOT 1-2" HIGHER THAN FINISHED GRADE MARK NORTH SIDE OF TREE IN NURSERY AND ROTATE TREE TO FACE NORTH AT THE SITE WHENEVER POSSIBLE 2 STRAND 12 GAUGE GAL. WIRE (TWIST TO TIGHTEN) & GROMMETED NYLON STRAPS STEEL T-POSTS DRIVEN (MIN. 24") FIRMLY INTO UNDISTURBED SOIL OUTSIDE OF PLANTING HOLE BEFORE BACKFILLING STAKE ABOVE FIRST BRANCHES OR AS NECESSARY FOR FIRM SUPPORT BACKFILL WITH BLEND OF EXISTING SOIL AND A MAXIMUM 20% (BY VOL.) ORGANIC MATERIAL PLACE FIRMLY BUT DON'T TAMP OR COMPACT AROUND ROOT BALL. WATER WATER THOROUGHLY TO SETTLE AND REMOVE AIR POCKETS. PRIOR TO MULCHING, LIGHTLY TAMP SOIL AROUND THE ROOT BALL IN 6" LIFTS TO BRACE TREE. DO NOT OVER COMPACT. WHEN THE PLANTING HOLE HAS BEEN BACKFILLED, POUR WATER AROUND THE ROOT BALL TO SETTLE THE SOIL. REMOVE ALL WIRE, TWINE BURLAP, MESH AND CONTAINERS FROM ENTIRE ROOT BALL AND TRUNK 3" DEEP MULCH RING PLACED A MINIMUM OF 6' IN DIAMETER. 1" MULCH OVER ROOT BALL. DO NOT PLACE MULCH IN CONTACT WITH TREE TRUNK 3 X BALL DIA. BOTTOM OF ROOT BALL RESTS ON EXISTING OR RECOMPACTED SOIL SCARIFY SIDES OF HOLE LEAVING 1:1 SLOPE 2 L-PL2-PLA-12 PRUNING NOTES: DO NOT HEAVILY PRUNE SHRUB AT PLANTING. PRUNE ONLY DEAD OR BROKEN BRANCHES. IF FORM IS COMPROMISED BY PRUNING, REPLACE SHRUB PLACEMENT NOTES: SET SHRUB PLUMB. SPACE PLANTS, AND PLACE FOR BEST EFFECT SET TOP OF ROOTBALL 1-2" HIGHER THAN ADJACENT GRADE SCARIFY SIDES AND USE 1:1 SLOPE 3" DEEP MULCH RING 3' IN DIA. PLACE ON GEOTEXTILE WEED BARRIER. 1" OF MULCH ON TOP OF ROOT BALL REMOVE CONTAINER (INCLUDING FIBER CONTAINERS), BASKETS, WIRE, ETC. FROM THE ROOT BALL. BREAK UP ENCIRCLING ROOTS WITH SHARP KNIFE OR SPADE. SPLIT BOTTOM OF ROOT BALL. PLACE ON UNDISTURBED SOIL TO PREVENT SETTLEMENT. PRIOR TO MULCHING, LIGHTLY TAMP SOIL AROUND THE ROOT BALL IN 6" LIFTS TO BRACE SHRUB. DO NOT OVER COMPACT. WHEN THE PLANTING HOLE HAS BEEN BACKFILLED, POUR WATER AROUND THE ROOT BALL TO SETTLE THE SOIL. BACKFILL WITH BLEND OF EXISTING SOIL AND A MAX. 20% (BY VOL.) ORGANIC MATERIAL. WATER THOROUGHLY TO SETTLE AND REMOVE AIR POCKETS 2 X BALL DIA. 4" HIGH WATER SAUCER SHRUB PLANTING DETAIL 3 SCALE: NTS L-PL2-PLA-14 WATER USE TABLE TREE SPECIES DIVERSITY 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 THOUGHLY 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, DISCING OR OTHER SUITABLE METHOD, AT A RATE OF AT LEAST THREE (3) CUBIC YARDS OF SOIL AMENDMENT PER ONE THOUSAND (1,000) SQUARE FEET OF LANDSCAPE AREA. 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. 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 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.THE FINAL LANDSCAPE PLAN SHALL BE COORDINATED WITH ALL OTHER FINAL PLAN ELEMENTS SO THAT THE PROPOSED GRADING, STORM DRAINAGE, AND OTHER DEVELOPMENT IMPROVEMENTS DO NOT CONFLICT WITH NOR PRECLUDE 12.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. 13. ALL PLANTING BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF THREE INCHES. 14.IRRIGATED TURF SHALL BE TEXAS BLUEGRASS/KENTUCKY BLUEGRASS HYBRID REVEILLE OR APPROVED EQUAL. 15.EDGING BETWEEN GRASS AND SHRUB BEDS SHALL BE 18" X 4" ROLLED TOP STEEL SET LEVEL WITH TOP OF SOD OR APPROVED EQUAL. 16.STRAW / COCONUT SOIL RETENTION BLANKET SHALL BE APPLIED TO ALL SEEDED AREAS ON SLOPES GREATER THAN 3:1. GENERAL LANDSCAPE NOTES STREET TREE NOTES 1. 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. 2. 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. 3. 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. 4. 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. 5. 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. 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. MITIGATION SIZING CHART 15' UTILITY EASEMENT DEDICATED BY THIS PLAT ADA RAMPS, TYP. PROPOSED ROW 4'-6" DETACHED SIDEWALK EXISTING DRIVEWAY VAN ACCESIBLE SIGNAGE MOUNTED ON WALL, SEE CIVIL SIGNAGE, TYP. SEE CIVIL PROPOSED CURB AND GUTTER CANOPY COLUMN, SEE ARCH SIGNAGE, TYP. SEE CIVIL START OF NEW WALK START OF NEW WALK POWERLINE EASEMENT VACATED BY THIS PLAT 10' UTILITY EASEMENT 8' UTILITY EASEMENT VACATED BY THIS PLAT 15' DRAINAGE & UTILITY EASEMENT 19'-0" 17'-0" BIKE ROOM. NO ACCESS FROM INSIDE BUILDING. 24 SPACES 15'-0" 30'-0" DWELLING UNIT BREAKDOWN UNIT TYPE: DWELLING UNITS TOTAL BEDROOMS % (DU) ONE BEDROOM 58 58 97 TWO BEDROOM 2 4 3 TOTAL 60 62 100.00 PROJECT PARKING PROVIDED *REQUIRED LONG-TERM PARKING STALLS 23 22 HANDICAP 5 1 TOTAL 28 23 BICYCLE PARKING PROVIDED REQUIRED * BICYCLE SPACES 64 62 LOCATED ON-SITE (ENCLOSED) 30 38 (60% MIN.) LOCATED ON-SITE (FIXED) 10 LOCATED BUILDING 24 FLOOR AREA RATIO LOT 5 BUILDING AREA (SF) 49,586 LOT AREA (SF) 68,709 FLOOR AREA RATIO (LOT 1, BLOCK 1) 0.72 GROSS GROSS AREA 68,709 SF (1.58 AC) TOTAL DWELLING UNITS 60 GROSS DENSITY 38 DU/AC EXISTING ZONING GENERAL COMMERCIAL (G-C) GROSS AREA (SF) % BUILDING COVERAGE 18,806 27.37 DRIVES AND PARKING (EXCLUDES PUBLIC ROW) 10,990 15.99 OPEN SPACE AND LANDSCAPE (EXCLUDES PUBLIC ROW) 13,679 19.91 HARDSCAPE (EXCLUDES PUBLIC ROW) 8,229 11.98 **PUBLIC STREET RIGHT-OF-WAY 17,005 24.75 HARDSCAPE 2,887 DRIVES AND PARKING 477 LANDSCAPE 4,062 TOTAL GROSS COVERAGE 68,709.00 SF (1.58 AC) 100.00 NET NET AREA 51,704 SF (1.19 AC) TOTAL DWELLING UNITS 60 NET DENSITY 50.5 DU/AC DENSITY AREA COVERAGE NET AREA (SF) % BUILDING COVERAGE 18,806 27.37 DRIVES AND PARKING 10,990 15.99 OPEN SPACE AND LANDSCAPE 13,679 19.91 HARDSCAPE (WALKS & PLAZAS) 8,229 11.98 PUBLIC STREET RIGHT-OF-WAY 17,005 24.75 TOTAL NET COVERAGE 68,709.00 SF (1.58 AC) 100.00 BUILDING HEIGHT MAXIMUM HEIGHT STORIES BUILDING 34'-4" 3 * REQUIRED SPACES ARE CALCULATED AS FOLLOWED (WITHIN THE TOD OVERLAY ZONE): 0.75 SPACES PER ONE BEDROOM (43.5 SPACES) 1 SPACE PER TWO BEDROOM (2 SPACES) TOTAL: 46 REQUIRED * MITIGATIONS ARE ACCOUNTED FOR AS FOLLOWS: 50% REDUCTION FOR AFFORDABLE HOUSING ALL ADDITIONAL REDUCTIONS RESULTS IN A REDUCTION GREATER THAN 50%, THEREFORE 23 SPACES ARE REQUIRED. EXISTING TREES TO REMAIN DESIGNATED ADA PARKING STALL SWALE WATER LINE UNDERGROUND ELECTRIC TELEPHONE LINE GAS LINE FIBER OPTIC CABLE STORM DRAIN SANITARY SEWER LINE LOOP BIKE RACK. SEE DETAIL , THIS SHEET STREET LIGHT SURFACE MOUNTED EACH LOOP RACK CAN ACCOMODATE TWO BIKES, ONE ON EITHER SIDE. DRAWING NUMBER: 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com ■ land planning ■ landscape architecture ■ ■ urban design ■ entitlement ■ ISSUED PROJECT No.: DRAWN BY: REVIEWED BY: SEAL: PREPARED BY: No. DESCRIPTION DATE REVISIONS No. DESCRIPTION DATE Plotted By: Klara Rossouw Layout: L SITE PLAN Printed On: 5/16/2018 10:49 AM File Name: L SITE PLAN.dwg ORIGINAL SIZE 24X36 ENTITLEMENT DRAWINGS NOT FOR CONSTRUCTION RIPLEY DESIGN INC. 419 Canyon Ave. Suite 200 Fort Collins, CO 80521 p. 970.224.5828 f. 970.225.6657 HOUSING CATALYST 1715 W. Mountain Avenue Fort Collins, CO 80521 p. 970.416.2910 ENGINEER ARCHITECT APPLICANT JVA INC. CONSULTING ENGINEERS 213 Linden Street, Suite 200 Fort Collins, CO 80524 p. 970.225.9099 SHOPWORKS 2882 Wyandot Street. Denver, CO 80211 p. 303.433.4094 OWNER SITE PLAN MAJOR AMENDMENT MASON PLACE PSH 2 MAJOR AMENDMENT 2 5.15.2018 1 MAJOR AMENDMENT 4.25.2018 FORT COLLINS, CO RL KR R18-001 2 OF 10 NORTH 0 10 20 40 SCALE: 1"=20'-0" LAND USE CHART LEGEND NTS 2 DECORATIVE FENCE HORIZONTAL CEDAR SLATS 6'-0" 16'-0" TYP. **VIEW FROM STREET NTS 1 BIKE RACK 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 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. 6. 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. 7. FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL BUILDINGS MUST PROVIDE AN APPROVED FIRE EXTINGUISHING SYSTEM. 8. ALL BIKE RACKS PROVIDED MUST BE PERMANENTLY ANCHORED. 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 ACCESSIBLE PARKING SPACES. ACCESSIBLE 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. 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. 11. 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. 12. 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. 13. 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 Revised November 12, 2015 3 LEGIBLE CONDITION AT ALL TIMES AD BE REPLACED OR REPAIRED WHEN NECESSARY TO PROVIDE ADEQUATE VISIBILITY. 14. 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. COLLEGE AVENUE Director Signature PLANNING CERTIFICATE APPROVED BY THE DIRECTOR OF COMMUNITY DEVELOPMENT AND NEIGHBORHOOD SERVICES OF THE CITY OF FORT COLLINS, COLORADO ON THIS ________ DAY OF ________, 20__. OWNER (SIGNED) Date THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME WITNESS MY HAND AND OFFICIAL SEAL. NOTARY PUBLIC ADDRESS THIS DAY OF MY COMMISSION EXPIRES: AS . (PRINT NAME) A.D., 20 . BY THE UNDERSIGNED DOES/DO HEREBY CERTIFY THAT I/WE ARE THE LAWFUL OWNERS OF THE REAL PROPERTY DESCRIBED ON THIS SITE PLAN AND DO HEREBY CERTIFY THAT I/WE ACCEPT THE CONDITIONS AND RESTRICTIONS SET FORTH ON SAID SITE PLAN. OWNER'S CERTIFICATE LEGAL DESCRIPTION Sheet List Table Sheet Number Sheet Title 1 COVER SHEET 2 SITE PLAN 3 LANDSCAPE NOTES AND DETAILS 4 LANDSCAPE PLAN 5 TREE MITIGATION PLAN 6 ELEVATIONS 7 ELEVATIONS 8 SITE STRUCTURES 9 SITE PHOTOMOETRIC 10 SITE LIGHTING DETAILS LOT1, CREGER PLAZA THIRD PREPLAT, LOCATED IN THE NORTHEAST QUARTER OF SECTION 35, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO