Loading...
HomeMy WebLinkAboutBALFOUR SENIOR LIVING - PDP220001 - SUBMITTAL DOCUMENTS - ROUND 1 - LANDSCAPE PLANCONCEPTUAL RENDERING SHEET INDEX NOTE: RENDERING IS FOR PRESENTATION PURPOSES ONLY AND IS NOT TO BE CONSIDERED PART OF THE CONTRACT DOCUMENTS THE OVERLANDER BY BALFOUR 3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTAL JANUARY 26, 2022 PROJECT DIRECTORY APPLICANT: ARCHITECT: DTJ DESIGN, INC. 3101 Iris Avenue, Suite 130 Boulder, Colorado 80301 tel. 303-443-7533 email. lpayne@dtjdesign.com Contact: Lee Payne BALFOUR SENIOR LIVING, LLC 183 S. Taylor Ave., Suite 155 Louisville, CO 80027 tel. 303-895-7376 email. csmith@balfourcare.com Contact: Chris Smith LANDSCAPE ARCHITECT: DTJ DESIGN, INC. 3101 Iris Avenue, Suite 130 Boulder, Colorado 80301 tel. 303-443-7533 email. gwhite@dtjdesign.com Contact: Greg White CIVIL ENGINEER: MEP ENGINEER: BOWMAN CONSULTING 1526 Cole Blvd., Suite 100 Lakewood, CO 80401 tel. 303-801-2901 email. dduncan@bowmanconsulting.com Contact: David Duncan IMEG Corp. 7600 E. Orchard Road, Suite 250-S Greenwood Village, CO 80111 tel. 303-796-6000 email. craig.a.watts@imegcorp.com Contact: Craig Watts VICINITY MAP North PROJECT LOCATION E. HARMONY ROAD CINQUEFOIL LANE EXISTING ZONING:HARMONY CORRIDOR DISTRICT FLOOR AREA RATIO: BUILDING AREA LOT AREA FLOOR AREA RATIO THIS PROJECT WILL OPERATE AS A MEMORY CARE, ASSISTED LIVING, AND INDEPENDENT LIVING COMMUNITY. INDEPENDENT LIVING RESIDENTS WILL HAVE ACCESS TO COMMON AMENITIES AND MEDICAL SERVICES AVAIALBE TO ALL RESIDENTS. PROJECT INFORMATION PROJECT DESCRIPTION: MAIN BUILDING: • CONSTRUCTION TYPE IIIA • SPRINKLERED -FULL NFPA 13 PRIMARY FARMHOUSE • NOT SPRINKLERED SECONDARY FARMHOUSE • NOT SPRINKLERED BARN -COMMUNITY ROOM • SPRINKLERED -FULL NFPA 13 CODE SUMMARY: BUILDING HEIGHT: MAIN BUILDING: • 86'-4" (MAX) • 3, 4, 5 & 6 STORIES PRIMARY FARMHOUSE • 21'-3" • 1 STORY SECONDARY FARMHOUSE • 13'-3" • 1 STORY BARN -COMMUNITY ROOM • 25'-9" • 1 STORY 249,500 SF 5 ACRES X 43,560 SF 217,800 SF 1.15 ARCHITECTURE PLANNING LANDSCAPE ARCHITECTURE DTJ DESIGN, Inc. 3101 Iris Avenue, Ste. 130 BOULDER, CO 80301 T 303.443.7533 www.dtjdesign.com DRAWN BY: CHECKED BY: PROJECT NO: ISSUE DATE: REVISIONS: SHEET NUMBER:COPYRIGHT ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022©Last Saved:Drawing: SHEET TITLE: NOT FOR CONSTRUCTION C:\Users\manderson\Documents\2021044.20 - Balfour Ft. Collins_mandersonBYZD7.rvt1/25/2022 11:43:12 PMG000 2021044.20 COVER MLA, EJR, RS LPP 01/26/2022THE OVERLANDER BY BALFOUR3733 E. HARMONY ROAD, FORT COLLINS, CO 80528PROJECT DEVELOPMENT PLAN SUBMITTALNUMBER NAME GENERAL G000 COVER CIVIL C1.0 EXISTING CONDITIONS & DEMOLITION PLAN C2.0 OVERALL GRADING PLAN C3.0 OVERALL UTILITY PLAN C4.0 EMERGENCY ACCESS PLAN LANDSCAPE G001 GENERAL NOTES L100 OVERALL SITE PLAN L101 HARDSCAPE PLANS L102 HARDSCAPE PLANS L200 SITE DETAILS L201 SITE DETAILS L202 SITE DETAILS L203 SITE DETAILS L204 SITE DETAILS L300 PLANTING SCHEDULE & NOTES L301 LANDSCAPE PLANS L302 LANDSCAPE PLANS L401 PLANTING DETAILS L501 HYDROZONE PLANS L502 HYDROZONE PLANS ARCHITECTURE A200 OVERALL ELEVATIONS A201 ELEVATIONS A202 ELEVATIONS A203 ELEVATIONS A204 ELEVATIONS A205 ELEVATIONS A206 ELEVATIONS A207 ELEVATIONS A208 ELEVATIONS A209 ELEVATIONS A210 GENERATOR ENCLOSURE ELEVATIONS & PLAN A211 TRASH ENCLOSURE ELEVATIONS & PLAN A212 EXISTING PERSPECTIVES A213 PROPOSED PERSPECTIVES A220 MATERIALS BOARD ELECTRICAL E001 SITE PLAN - PHOTOMETRICS - ELECTRICAL E400 ELECTRICAL DETAILS E401 ELECTRICAL DETAILS SHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.817 West Peachtree St., Ste. 320Atlanta, Georgia 30308T 678.515.8627Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SD\G001 - General Notes.dwgLast Saved: January 26, 2022 10:14:17 AM by GonderdonkLast Plotted 1/26/2022 10:19:14 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV202100501/26/2022THE OVERLANDER BY BALFOUR3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTALNOT FOR CONSTRUCTIONGENERAL NOTESG002BOTTOM OF FOOTINGB.O.F.BOTTOM OF STEPB.O.W.C.I.P.CLRCJC.M.U.CONT.DIA.FINISHED FLOOR ELEVATIONFINISHED GRADEF.G.FIELD VERIFYHIGH POINTINSIDE DIAMETERI.D.INVERT ELEVATIONINV.JOINTJTLINEAR FOOTLFCLMAXIMUMMINIMUMMINMANHOLEMHNOT IN CONTRACTNOT TO SCALEON CENTEROCOUTSIDE DIAMETERO.D.PLANTING AREAPAVEMENTPOLYVINYL CHLORIDEPROPERTY LINERADIUSRADREINFORCEMENTREINFRDSHTN.T.S.PLSPECIFICATIONSSTEELTOP OF BANKVERIFY IN FIELDT.O.S.TYP.WWMPOINT OF BEGINNINGLANDSCAPE GRADING NOTES(APPLY TO ALL LANDSCAPE RELATED FINE GRADING ONLY - SEE ALSO LEGENDS,SPECIFICATIONS AND CIVIL PLANS)1. Geotech ReportThe Contractor shall obtain and review the Summary Report and Recommendations prepared bythe geo-technical engineers and fully understand the existing soil conditions encountered prior tosubmitting bid. The Contractor shall comply with all recommendations made by the geo-technicalengineers, civil engineers, structural engineers and Owner's Representative, as designated in thesoil report, on these drawings, specified, or as directed during field observations and inspections.If a "Soils Investigation" on this project site has been performed it will be considered as a separatecontract to the owner.2. Inspection and Testing All earthwork operations will be subject to full inspection and regular testing by a qualified soils andmaterials engineer and this Contractor shall be responsible to coordinate scheduling, notificationand procuring test results and documentation as required - see Specifications. The Contractor shallnotify the Owner's Representative of any subsoil conditions encountered, which vary from thosefound during previous soil investigations and/or that may not have been known during design. Anyfailed tests which must be retested will be at Contractor's expense.3. Scope of Earthwork OperationAll earthwork operations shall be conducted in strict compliance with the project specificationsincluding but not limited to:a. Full locating, investigation and protection of ALL existing utilities to remain.b. Removal of any organic materials or debrisc.Stripping and stockpiling of all topsoil in approved location(s) - coordinate with Civil Plans.d.Smooth transition from proposed grades to existing grades.e.Replacement of topsoil after grading changes have been accomplished4.Moisture and Compaction See, and comply with, all specifications for depth of moisture density treatments, controls andcompaction requirements.5.Verification of ExistingSee "Legend" defining proposed grades, existing grades, and designed grades for adjacentconstruction by others. Contractor shall verify all existing grades to remain and all adjacent newconstruction grades for compliance with those shown, prior to bid and construction. All deviations orconflicts with proposed work shall be reported immediately (with written follow-up) notice within 24hours to the Owner's Representative for direction to proceed, but will not be considered as basis foradditional payment except as allowed in change order process per General Conditions andSupplementary Conditions under the existing Owner-Contractor Agreements/Contracts".6.Temporary BenchmarksThe plans may call for specific temporary benchmarks to be transferred to the site by a certifiedsurveyor and accurately established on site as a part of this contract. Contractor shall verify allbenchmarks and information used in design and compare to existing conditions.7.Positive DrainageIt is this Contractor's responsibility to provide proper positive drainage throughout this contract area.Field conditions shall be verified in conjunction with the proposed elevations to ensure thatadequate drainage is provided. Report deviations or conflicts to Owner's Representative.8.Max and Min Slopes Unless otherwise indicated, minimum slope for paved surfaces shall be 1% and minimum slope forsoftscape areas shall be 2%. Slope away from all structures at a slope designated by geotechnicalengineer. Maximum ground slopes to be 4' horizontal to 1' vertical, unless specifically shownotherwise or approved in advance.9.Finished GradeAll design elevations shown are "finished grades" unless otherwise indicated. Contractors shallrefer to drawings, details and specifications regarding depth of subgrade required to addimprovement thicknesses, etc. - see also "typical earthwork sections" detail, if provided.10.TopsoilAll topsoil and/or drainageway muck excavation shall be saved and stockpiled in approved locationsfor future use. All areas, unless slated for pavement or structures, shall receive a minimum of 8" oftopsoil respread and other soil preparation - see also specifications and soil amendmentrequirements, if provided.LANDSCAPE LAYOUT NOTES(APPLY TO ALL LANDSCAPE RELATED LAYOUT REQUIRED FOR IMPROVEMENTS - SEE ALSOLEGENDS, SPECIFICATIONS AND SHEET NOTES)1.Verify Survey InfoAll shown control points, baselines, benchmarks, property lines, setbacks, existing conditions toremain, and newly built adjacent construction (by others) shall be verified by a professionallycertified surveyor (PLS.) as a part of this contract. Any deviations from information shown orconflicts with proposed improvements shall require the Owner's Representative to be notifiedimmediately with written follow up (within 24 hours), describing any deviation or variations from theproposed layout as described in these plans. Written approval to proceed must be obtained fromthe Owner's Representative prior to any demolition or new construction.2.Field StakingAll work shown shall be field staked or otherwise denoted and subject to field verification, review,and approval by the Owner's Representative prior to any construction or demolition. Field staking ofall proposed work and adjacent construction (even if future work by others) may be required by theOwner's Representative prior to approval of all improvements and adequate stakes shall beprovided by this Contractor's Surveyor.3.AutoCAD Design FilesTo expedite the layout of the site, "layout coordinates and/or grids" may have been established asshown. For elements designed with CAD, Drawing files (.DWG) will be provided to the surveyor forstaking using surveyor established control points and benchmarks. These points shall be fieldstaked by the surveyor as a part of this contract at the contractor's expense. The layout of thesestakes shall accurately occur in locations as determined by the Owner's Representative and shallbe maintained throughout the duration of this project. The establishment of these points shall bereviewed and approved by the Owner's Representative prior to any construction in those areas andwill assist the Contractor in the layout of all site improvements as shown on drawing or otherwise.4.Dimension TolerancesThe construction tolerances for this project are minimal and the dimensions shown are to be strictlyadhered to.5.DimensionsComputed dimensions shall take precedence over scaled dimensions, and large scale over smallscale drawings. Dimensions shown with (+/-) shall be the only layout information allowed to vary,and may only vary to the tolerances given or to +/-1" if no dimension is given.6.Complete ProjectThe Contractor is responsible to provide "complete-in-place" systems and a complete project, andany intermittent or periodic approvals received for portions of work, stakes, grades, or forms (by theOwner's Representatives, architects, engineers, or others) shall not waive the Contractor'srequirements to comply with the intent of any and all portions of this contract.7. StakingAll locations for walks, roads, swales, walls, curbs, structures etc. shall be staked by a registeredland surveyor. All layout information is based on "Ground Coordinates" and the Contractor shallmeet with the Owner's Consulting Surveyors and Engineers to clarify all datum, benchmark, controlpoint requirements, walk, wall and other specific site improvements. Centerline layout informationwill be provided to the contractor by the engineer/landscape architect as CAD Drawing files (.DWG).See planting notes for tree staking.8.Curvilinear ImprovementsIt is the intent and requirement of this contract to provide curvilinear walks, walls and curbs withsmooth transitions and arcs (both horizontal and vertical). Straight segments and abrupt transitionswill not be accepted unless shown as such on the plans. Wood curving forms may be required toobtain the proper effects. All walk, edgers, paving edges, and other curvilinear forms must beapproved in field prior to installation.LANDSCAPE GENERAL NOTES(SEE ALSO ALL OTHER CONSULTANT/ENGINEER NOTES ANDDOCUMENTS FOR ALLRELATED INFORMATION)1.Owners Rep.These drawings and documents are submitted to the Owner for reviewand approval, prior to any release for bidding or construction.Contractors shall receive all bid information, instructions, bid forms,general terms and conditions, and all other required clarifications fromthe Owner's Authorized Representative administering this project.Unless otherwise indicated, the "Owner's Representative" for thisproject shall be a specifically designated by the owner. The contractorwill also be required to coordinate and correspond with other landscapearchitects from DTJ and other key consultants involved on the project.2.Project Manual DiscrepancyThese drawings supplement the other contractual informationcontained in the "Project Manual" and/or Bid Instructions(Specifications), if provided. Anything mentioned in the ProjectSpecifications and not the drawings, or vice-versa, shall be of like effectas if shown on or mentioned in both. In case of discrepancy indrawings or project specifications, the matter shall be immediatelysubmitted to the Owner's Representative; without his decision, saiddiscrepancy shall not be adjusted by the Contractor, save only at hisown risk and expense. The Contractor shall not take advantage of anyapparent error or omission on the drawings or in the specifications. Inthe event the Contractor discovers such error or omission, he shallimmediately notify the Owner's Representative. The Owner'sRepresentative will then make such clarification and interpretations asmay be deemed necessary for the Contractor to fulfill the intent of thecontract.3.Complete Project IntentThe "intent" of these Improvements Drawings, details and associatedspecifications is that the Contractor provide the Owner with acomplete, accurate, functionally and technically sound project asgenerally described in the documents. The drawings are diagrammatic.In most cases, unless explicitly noted otherwise, drawing symbols areused to represent complete-in-place systems to be provided, as part ofbase bid. All elements shown or implied by the drawings, if notspecifically detailed or specified, shall be installed per Uniform BuildingCodes, manufacturers recommendations, State Highway DepartmentStandards, City Standards and Specifications, standard industrypractices, as approved by the Owner's Representative.4.Conform to CodesAll work on this project shall conform to the current city of WestminsterBuilding and Zoning Codes, Ordinances, Standards and Specificationsfor Construction of Public Improvements, as well as all other applicablegoverning regulations in effect.5.Survey Control PointsAll range points, ties, benchmarks or other survey control points whichmay be encountered during construction, must be preserved ormodified/recorded by a registered surveyor at the contractor's expense.Immediately upon discovery, the Contractor shall notify the Owner'sRepresentative of any survey control points found and obtain directionprior to proceeding.6.PermitsThe Contractor shall coordinate and obtain all permits which arenecessary to perform the proposed work. Owner to pay for allconstruction permits unless otherwise indicated in the ContractDocuments. Contractor shall obtain, at his expense, all specialtypermits needed for specific items included with the work, unlessotherwise indicated in the Contract Documents. Contractor shallcomply with all notification and inspection requirements.7.TestingUnless specifically noted otherwise in the Contract Documents, theContractor shall obtain and coordinate all technical tests and reports bya certified independent laboratory or agency as outlined in thespecifications or these drawings. The Owner may, at the Owner's solediscretion, provide separate testing and/or inspection service, and theContractor is required to fully coordinate with thoseconsultants/contractors. Owner to pay for all soils and materials testing.8.Existing Condition SurveyAn Existing Condition Survey has been provided to the Owner byregistered surveyors under separate contracts for the basis of design.It is not to be considered as part of these Design DevelopmentDocuments. The survey information has been reformatted and includedin this set for general information only and intended to assist thecontractor in the general orientation of the site. The Contractor isrequired to visit the site, verify information, conduct any exploratoryresearch, and become thoroughly familiar with all existing conditions aspre-requisite of this bid submittal. Without exception, any deviations oromissions found between these plans and existing site conditions shallimmediately be brought to the attention of the Owner's Representative,but will not be considered as basis for additional payment except asallowed in change order process per General Conditions andSupplementary Conditions under the existing Owner-ContractorAgreements/Contracts".9.Utility LocatesExisting (or proposed by others) utility information shown isapproximate only and for general information only. It is not intended todepict exact locations of all utilities. The Contractor shall notify all utilitycompanies to stake and field verify the locations including depths of allutilities (existing, proposed by others, or currently under construction),prior to commencing any related operations. Contractor shall maintainutility locations/structures during all remaining phases of work. TheContractor shall report to the Owner's Representative any utilities thatmay conflict with proposed work. This Contractor shall explore,understand, and coordinate (with subcontractors and others) all utilitiesimpacts prior to submitting bid and shall be responsible for anymodifications or damages to utility lines, structures or injuriestherefrom. For existing utility information, contact Colorado "CallBefore You Dig" (Call 811) with minimum notice of three full businessdays in advance of location needs is required.10.Safety, Means, MethodsThese drawings do not specify safety materials, staffing, equipment,methods or sequencing, to protect persons and property. It shall be theContractor's sole responsibility to direct and implement safetyoperations, staffing, procedures to protect the Owner and hisrepresentatives, new improvements, property, other contractors, thepublic and others.11.Contractor/Owners Rep MeetingsThe Contractor shall meet periodically with the Owner's Representativeto determine marshalling areas, on-site storage, Contractor staffparking, security issues, construction sequencing/phasing, scheduling,and maintaining public, emergency, handicapped or operations accessbefore starting the related work. The Contractor shall meet any"Construction Criteria" or requirements shown on any ContractDocuments, construction documents, phasing plans or or any imposedplans by the Owner's Representative as a part of Base Bid.12.Coordination with Other WorkSome of the work of this contract may occur concurrent with work byothers. Phasing, sequencing and coordination, with work by others, andon-going facility operations in and around the site area is a part of thisContractor's responsibility. See other drawings, specifications, anddiscuss with the Owner's Representative for additional information.13.Period of PerformanceThe Contractor will be required to complete all the work of this projectaccording to these proposed drawings or subsequent clarification. Astrict period of performance, including dates of substantial completion(for all and/or portions) and liquidated damages may be an integralelement of this contract - see drawings and specifications.14.Removal / DisposalAny site improvements requiring removal under this contract shall beproperly and legally disposed of off-site or, at the Owner's option,surrendered/stockpiled in an approved on-site location per the directionof the Owner's Representative.15.As Built DrawingsThe Contractor is required to maintain a complete and "up-to-date" setof all Contract Documents, including clarifications, change orders, etc.,in good condition, at the construction site at all times. This set ofdocuments will be made immediately available for review by theOwner's Representative and/or authorized Consultants upon request.Complete "As-Built" drawings and document submittals are also arequirement of this contract - see also specifications and city ofWestminster, Jefferson County, State of Colorado Standards, ifprovided.16.WarrantiesMaintenance, warranties and performance guarantees may be arequirement of this contract - see specifications. Notes and details onspecific drawings shall take precedence over general notes and typicaldetails. The Contractor shall refer to all other Division Notes, SheetsNotes, Drawings and Project Contract Documents for additionalinformation.17.Other Related DrawingsContractor shall refer to "other related drawings" forall other related improvements that will impact thisproject and require coordination.B.O.S.BOTTOM OF WALLCAST IN PLACECENTERLINECLEARCONSTRUCTION JOINTCONCRETE MASONRY UNITCONTINUOUSDIAMETEREXPANSION JOINTEJDOWELED EXPANSION JOINTEJDFACE OF WALLF.O.W.F.F.E.F.V.FLOWLINEFLGALVANIZEDGALV.HANDICAPPEDHCHPMAXN.I.C.PAPLATEPVMTPVCP.L.ROOF DRAINROUGH OPENINGROSAW CUT JOINTSCJSCORE JOINTS.J.SQUARE FACE FOOTSHEETSTDSPECSTLSFFSTANDARDTOP OF CURBTOP OF STEPTOP OF SLABTOP OF WALLTYPICALT.O.B.T.O.C.T.O.W.V.I.F.T.O.SLWATER ELEVATIONWELDED WIRE MESHW.E.TOP OF ROCKT.O.R.ABBREVIATIONSPOBA PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES ORSHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED, OR REMOVED IN THEPUBLIC RIGHT OF WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB,MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATIONAND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OFTHE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAYALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATEOF OCCUPANCY.1. REFER TO FINAL UTILITY PLANS FOR EXACT LOCATIONSAND CONSTRUCTION INFORMATION FOR STORM DRAINAGESTRUCTURES, UTILITY MAINS AND SERVICES, PROPOSEDTOPOGRAPHY, STREET IMPROVEMENTS.2. REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOREXACT LOCATIONS, AREAS AND DIMENSIONS OF ALLEASEMENTS, LOTS, TRACTS, STREETS, WALKS AND OTHERSURVEY INFORMATION.3. THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCEWITH THE FINAL PLANS. AMENDMENTS TO THE PLANS MUSTBE REVIEWED AND APPROVED BY THE CITY PRIOR TO THEIMPLEMENTATION OF ANY CHANGES TO THE PLANS.4. ALL ROOFTOP AND GROUND MOUNTED MECHANICALEQUIPMENT MUST BE SCREENED FROM VIEW FROMADJACENT PROPERTY AND PUBLIC STREETS. IN CASESWHERE BUILDING PARAPETS DO NOT ACCOMPLISHSUFFICIENT SCREENING, THEN FREE-STANDING SCREENWALLS MATCHING THE PREDOMINANT COLOR OF THEBUILDING SHALL BE CONSTRUCTED. OTHER MINOREQUIPMENT SUCH AS CONDUIT, METERS AND PLUMBINGVENTS SHALL BE SCREENED OR PAINTED TO MATCHSURROUNDING BUILDING SURFACES.5. ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUSTBE COMPLETED IN ONE PHASE UNLESS A PHASING PLAN ISSHOWN WITH THESE PLANS.6. A MODIFICATION TO SECTION 3.5.2(D)1) ORIENTATION TO ACONNECTING WALKWAY HAS BEEN APPROVED AS PART OFTHE PDP.7. ALL EXTERIOR LIGHTING PROVIDED SHALL COMPLY WITHTHE FOOT-CANDLE REQUIREMENTS IN SECTION 3.2.4 OFTHE LAND USE CODE AND SHALL USE A CONCEALED, FULLYSHIELDED LIGHT SOURCE WITH SHARP CUT-OFF CAPABILITYSO AS TO MINIMIZE UP-LIGHT, SPILL LIGHT, GLARE ANDUNNECESSARY DIFFUSION.8. SIGNAGE AND ADDRESSING ARE NOT PERMITTED WITH THISPLANNING DOCUMENT AND MUST BE APPROVED BYSEPARATE CITY PERMIT PRIOR TO CONSTRUCTION. SIGNS MUST COMPLY WITH CITY SIGN CODE UNLESS A SPECIFIC VARIANCE IS GRANTED BY THE CITY.9. FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIREAUTHORITY STANDARDS. ALL BUILDINGS MUST PROVIDE ANAPPROVED FIRE EXTINGUISHING SYSTEM.10. ALL BIKE RACKS PROVIDED MUST BE PERMANENTLYANCHORED.11. ALL SIDEWALKS AND RAMPS MUST CONFORM TO CITYSTANDARDS. ACCESSIBLE RAMPS MUST BE PROVIDED ATALL STREET AND DRIVE INTERSECTIONS AND AT ALLDESIGNATED ACCESSIBLE PARKING SPACES. ACCESSIBLEPARKING SPACES MUST SLOPE NO MORE THAN 1:48 IN ANYDIRECTION. ALL ACCESSIBLE ROUTES MUST SLOPE NOMORE THAN 1:20 IN DIRECTION OF TRAVEL AND WITH NOMORE THAN 1:48 CROSS SLOPE.12. COMMON OPEN SPACE AREAS AND LANDSCAPING WITHINRIGHT OF WAYS, STREET MEDIANS, AND TRAFFIC CIRCLESADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIREDTO BE MAINTAINED BY THE PROPERTY OWNER13. OF THE COMMON AREA. THE PROPERTY OWNER ISRESPONSIBLE FOR SNOW REMOVAL ON ALL ADJACENTSTREET SIDEWALKS AND SIDEWALKS IN COMMON OPENSPACE AREAS.14. DESIGN AND INSTALLATION OF ALL PARKWAY/TREE LAWNAND MEDIAN AREAS IN THE RIGHT-OF-WAY SHALL BE INACCORDANCE WITH CITY STANDARDS. UNLESS OTHERWISEAGREED TO BY THE CITY WITH THE FINAL PLANS, ALLONGOING MAINTENANCE OF SUCH AREAS IS THERESPONSIBILITY OF THE OWNER/DEVELOPER.15. THE PROPERTY OWNER FOR EACH RESIDENTIAL LOT ISRESPONSIBLE FOR SNOW REMOVAL ON ALL STREETSIDEWALKS ADJACENT TO EACH RESIDENTIAL LOT.16. PRIVATE CONDITIONS, COVENANTS, AND RESTRICTIONS(CC&R'S), OR ANY OTHER PRIVATE RESTRICTIVE COVENANTIMPOSED ON LANDOWNERS WITHIN THE DEVELOPMENT,MAY NOT BE CREATED OR ENFORCED HAVING THE EFFECTOF PROHIBITING OR LIMITING THE INSTALLATION OFXERISCAPE LANDSCAPING, SOLAR/PHOTO-VOLTAICCOLLECTORS (IF MOUNTED FLUSH UPON ANY ESTABLISHEDROOF LINE), CLOTHES LINES (IF LOCATED IN BACKYARDS), ODORCONTROLLED COMPOST BINS, OR WHICHHAVE THE EFFECT OF REQUIRING THAT A PORTION OF ANYINDIVIDUAL LOT BE PLANTED IN TURF GRASS.17. ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTINGPRIOR TO CONSTRUCTION, AS WELL AS STREETS,SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGEDOR REMOVED DUE TO CONSTRUCTION OF THIS18. PROJECT, SHALL BE REPLACED OR RESTORED TO CITY OFFORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSEPRIOR TO THE ACCEPTANCE OF COMPLETEDIMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THEFIRST CERTIFICATE OF OCCUPANCY.19.FIRE LANE MARKING: A FIRE LANE MARKING PLAN MUST BEREVIEWED AND APPROVED BY THE FIRE OFFICIAL PRIOR TOTHE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY.WHERE REQUIRED BY THE FIRE CODE OFFICIAL, APPROVEDSIGNS OR OTHER APPROVED NOTICES THAT INCLUDE THEWORDS NO PARKING FIRE LANE SHALL BE PROVIDED FORFIRE APPARATUS ACCESS ROADS TO IDENTIFY SUCHROADS OR PROHIBIT THE OBSTRUCTION THEREOF. THEMEANS BY WHICH FIRE LANES ARE DESIGNATED SHALL BEMAINTAINED IN A CLEAN AND LEGIBLE CONDITION AT ALLTIMES AD BE REPLACED OR REPAIRED WHEN NECESSARYTO PROVIDE ADEQUATE VISIBILITY.20.PREMISE IDENTIFICATION: AN ADDRESSING PLAN ISREQUIRED TO BE REVIEWED AND APPROVED BY THE CITYAND POUDRE FIRE AUTHORITY PRIOR TO THE ISSUANCE OFANY CERTIFICATE OF OCCUPANCY. UNLESS THE PRIVATEDRIVE IS NAMED, MONUMENT SIGNAGE MAY BE REQUIREDTO ALLOW WAY-FINDING. ALL BUILDINGS SHALL HAVEADDRESS NUMBERS, BUILDING NUMBERS OR APPROVEDBUILDING IDENTIFICATION PLACED IN A POSITION THAT ISPLAINLY LEGIBLE, VISIBLE FROM THE STREET OR ROADFRONTING THE PROPERTY, AND POSTED WITH A MINIMUMOF SIX-INCH NUMERALS ON A CONTRASTING BACKGROUND.WHERE ACCESS IS BY MEANS OF A PRIVATE ROAD AND THEBUILDING CANNOT BE VIEWED FROM THE PUBLIC WAY, AMONUMENT, POLE OR OTHER SIGN OR MEANS SHALL BEUSED TO IDENTIFY THE STRUCTURE.SITE PLAN NOTES: FFE 4904GROUND FLOOR FFE 4891MATCHLINE - SEE SHEET L101 MATCHLINE - SEE SHEET L102 PARKINGAREA 3PARKINGAREA 2PARKINGAREA 1HARMONY ROAD.CINQUEFOIL LANE DOG PARKNEW BUILDINGGENERATOR ENCLOSURE(SEE ARCHITECTUREDRAWING)FOSSIL CREEKRESERVOIR INLET DITCHTRASHFIRE LANEPRIMARYFARMHOUSEGRANARYBARN(RELOCATED)SECONDARYFARMHOUSEPICKLEBALLCOURTMC GARDEN8' HARMONY SIDEWALKFIRE TURN AROUNDSERVICECORTYARD40' BUILDING SETBACKPOTENTIAL COTTAGE80 HARMONY CORRIDORSETBACK30' PARKING SETBACK5' SETBACK19'-0"19'-0"6.00'5'-0"8'-0"BIKE LANECINQUEFOIL LNPARKINGPARKINGBANNER MEDICALCENTER PARKINGAREAWALKWALK1L100392.41117.8485.1416.8691.23122.10 64.86157.6263.27 61.13 49.378.008.8519.045.00EXISTING BARNLOCATION (TO BERELOCATED)L1001N.T.SPARKING SCREENSECTIONSHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.817 West Peachtree St., Ste. 320Atlanta, Georgia 30308T 678.515.8627Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SD\L100 - Overall Site Plan.dwgLast Saved: January 26, 2022 10:12:51 AM by GonderdonkLast Plotted 1/26/2022 10:19:24 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV202100501/26/2022THE OVERLANDER BY BALFOUR3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTALNOT FOR CONSTRUCTIONOVERALL SITEPLANL1000'30'60'1 = 30'90'NORTH5280MATCHLINEPROPOSED 1' CONTOURPROPOSED 5' CONTOUROVERALL SITE LEGENDLIMIT OF WORKPARKING AREA BOUNDARYEASEMENT / SETBACK LINESPROPERTY LINETREE REMOVAL PERMIT:A PERMIT MUST BE OBTAINED FROM THECITY FORESTER BEFORE ANY TREES ORSHRUBS AS NOTED ON THIS PLAN AREPLANTED, PRUNED, OR REMOVED IN THEPUBLIC RIGHT OF WAY. THIS INCLUDESZONES BETWEEN THE SIDEWALK AND CURB,MEDIANS AND OTHER CITY PROPERTY. THISPERMIT SHALL APPROVE THE LOCATIONAND SPECIES TO BE PLANTED. FAILURE TOOBTAIN THIS PERMIT IS A VIOLATION OF THECITY OF FORT COLLINS CODE SUBJECT TOCITATION (SECTION 27-31) AND MAY ALSORESULT IN REPLACING OR RELOCATINGTREES AND A HOLD ON CERTIFICATE OFOCCUPANCY. 8.00 8.005.005.00SITE SCULPTURE (TBD.)HARMONY ROAD.CINQUEFOIL LANE NEW BUILDINGPRIMARYFARMHOUSEGRANARYBARN(RELOCATED)SECONDARYFARMHOUSEENTRYPAPAPAPAPAPAPAPAPAPAPAMAINLAWNCOURTYARDSERVICE26.0026.0026.0026.005.0025.8826.0426.00 PAPAPAPAPAPAPORCHMATCHLINE - SEE SHEET L101 MATCHLINE - SEE SHEET L102 #4#5#1#2#9#36.00 PICKLEBALLCOURT5.00 5.00 PAPAPASITE SCULPTURE TYP.(TBD.)PEDESTRIAN ENTRY ARCH 5L202SITE FENCE 2L201BIKE RACK3L202HITCHING PSOTTYP.1L202SITE STAIRS 1L201BOARDFORMCONCRETE WALL7L200SITE STAIRS1L201EXISTING BARN LOCATIONTO BE REMOVED AS SHOWNPOTENTIAL COTTAGESITE FENCE2L201MAIN ENTRY ARCH 4L202BUILDING OVERHANG BARNCONNECTIONBOARDFORMCONCRETE WALL7L200SHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.817 West Peachtree St., Ste. 320Atlanta, Georgia 30308T 678.515.8627Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SD\L101-L1XX - Hardscape Plans.dwgLast Saved: January 26, 2022 10:12:31 AM by GonderdonkLast Plotted 1/26/2022 10:19:35 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV202100501/26/2022THE OVERLANDER BY BALFOUR3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTALNOT FOR CONSTRUCTIONHARDSCAPE PLANSL1010'20'40'1 = 20'60'NORTHMATCHLINE(SEE KEY MAP)LIMIT OF WORKRIGHT OF WAYEASEMENT / SETBACK LINESPROPOSED 1' CONTOURPROPOSED 5' CONTOURHARDSCAPE AND FINEGRADING LEGENDLANDSCAPE EDGER(SEE DETAIL 8/L200)PROPERTY LINENOTES:1. ALL WALKS TO MAINTAIN A CROSS SLOPE OF 2%.2. SEE CIVIL DRAWINGS FOR FINAL GRADING ANDDRAINAGE.3. ALL SITE SCULPTURES TBD.4. ALL EXISTING TREES ARE, APPROXIMATELOCATIONS BASED ON AERIAL IMAGE, ALLEXISTING PLANT MATERIAL TO BE LOCATED UPONRECEIVING A PERFORMED CIVIL SURVEYCONCRETE PAVING (SEEDETAIL 1/L200)CRUSHED GRANITE (SEEDETAIL 4/L200)PATHWAY BOLLARDSCULPTURAL ELEMENTS (TBD.)PAPLANTING AREASITE FENCE (SEE DETAIL 2/L201)SITE BOULDEREXISTING TREES TO REMAINEXISTING TREES TO BEREMOVED#TREE REMOVAL PERMIT:A PERMIT MUST BE OBTAINED FROM THECITY FORESTER BEFORE ANY TREES ORSHRUBS AS NOTED ON THIS PLAN AREPLANTED, PRUNED, OR REMOVED IN THEPUBLIC RIGHT OF WAY. THIS INCLUDESZONES BETWEEN THE SIDEWALK AND CURB,MEDIANS AND OTHER CITY PROPERTY. THISPERMIT SHALL APPROVE THE LOCATIONAND SPECIES TO BE PLANTED. FAILURE TOOBTAIN THIS PERMIT IS A VIOLATION OF THECITY OF FORT COLLINS CODE SUBJECT TOCITATION (SECTION 27-31) AND MAY ALSORESULT IN REPLACING OR RELOCATINGTREES AND A HOLD ON CERTIFICATE OFOCCUPANCY. 8.00HARMONY ROAD.DOG PARKNEW BUILDINGFOSSIL CREEKRESERVOIR INLET DITCHFIRE LANEENTRYPAPAPAPAPAPAPAPAPAPACOURTYARDSERVICE26.00PAPAPAPORCHMATCHLINE - SEE SHEET L101MATCHLINE - SEE SHEET L102 PAPAPA26.00 26.02#5PAPAPASITE SCULPTURE (TBD.)SITE STRUCTURE SEEARCHITECTURE DRAWINGSDOG YARD ARCH6L202STACKED STONESLAB WALL6L200STACKED STONE SLAB WALL6L200BOARDFORM CONCRETE WALL7L200BOARDFORMCONCRETE WALL7L200BOARDFORM CONCRETE WALL7L200SITE STAIRS 1L201SITE STAIRS1L201BOARDFORMCONCRETE WALL7L200TRASH ENCLOSURE (SEEARCHITECTURE DRAWINGS)FIRE TURN LANESITE FENCE2L201SITE SCULPTURE (TBD.)SHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.817 West Peachtree St., Ste. 320Atlanta, Georgia 30308T 678.515.8627Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SD\L101-L1XX - Hardscape Plans.dwgLast Saved: January 26, 2022 10:12:31 AM by GonderdonkLast Plotted 1/26/2022 10:19:46 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV202100501/26/2022THE OVERLANDER BY BALFOUR3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTALNOT FOR CONSTRUCTIONHARDSCAPE PLANSL1020'20'40'1 = 20'60'NORTHMATCHLINE(SEE KEY MAP)LIMIT OF WORKRIGHT OF WAYEASEMENT / SETBACK LINESPROPOSED 1' CONTOURPROPOSED 5' CONTOURHARDSCAPE AND FINEGRADING LEGENDLANDSCAPE EDGER(SEE DETAIL 8/L200)PROPERTY LINENOTES:1. ALL WALKS TO MAINTAIN A CROSS SLOPE OF 2%.2. SEE CIVIL DRAWINGS FOR FINAL GRADING ANDDRAINAGE.3. ALL SITE SCULPTURES TBD.4. ALL EXISTING TREES ARE, APPROXIMATELOCATIONS BASED ON AERIAL IMAGE, ALLEXISTING PLANT MATERIAL TO BE LOCATED UPONRECEIVING A PERFORMED CIVIL SURVEYCONCRETE PAVING (SEEDETAIL 1/L200)CRUSHED GRANITE (SEEDETAIL 4/L200)PATHWAY BOLLARDSCULPTURAL ELEMENTS (TBD.)PAPLANTING AREASITE FENCE (SEE DETAIL 2/L201)SITE BOULDEREXISTING TREES TO REMAINEXISTING TREES TO BEREMOVED#TREE REMOVAL PERMIT:A PERMIT MUST BE OBTAINED FROM THECITY FORESTER BEFORE ANY TREES ORSHRUBS AS NOTED ON THIS PLAN AREPLANTED, PRUNED, OR REMOVED IN THEPUBLIC RIGHT OF WAY. THIS INCLUDESZONES BETWEEN THE SIDEWALK AND CURB,MEDIANS AND OTHER CITY PROPERTY. THISPERMIT SHALL APPROVE THE LOCATIONAND SPECIES TO BE PLANTED. FAILURE TOOBTAIN THIS PERMIT IS A VIOLATION OF THECITY OF FORT COLLINS CODE SUBJECT TOCITATION (SECTION 27-31) AND MAY ALSORESULT IN REPLACING OR RELOCATINGTREES AND A HOLD ON CERTIFICATE OFOCCUPANCY. COMPACTED SUBGRADE (PERGEOTECH)1" 4"JOINTING4" THICK STANDARD CONCRETEPAVING. SEE MATERIALSCHEDULE FOR COLOR ANDFINISH SPECIFICATIONS.ADJACENT SURFACE(SEE PLANS)NOTES:1. SEE CIVIL DRAWINGS FOR CONSTRUCTION AND SPECIFICATIONS WITH REGARD TO ACCESSPATHS, THESE DRAWINGS ARE ONLY FOR REFERENCE OF COLOR, FINISH, AND LOCATION.2. CONCRETE PAVEMENT WITH BROOM FINISH PERPENDICULAR TO FLOW OF TRAFFIC. ALL FORMWORK SHALL BE REVIEWED / APPROVED BY OWNER'S REPRESENTATIVE PRIOR TO POUR.3. PROVIDE POSITIVE DRAINAGE OFF WALKS/PAVING AND AWAY FROM ALL STRUCTURES IN ALLLOCATION / CONDITIONS. ADJUST ADJACENT GRADES AS REQUIRED TO PROPERLY DRAIN.CONTRACTOR TO CONFIRM ALL PATHWAYS HAVE A 2% CROSS SLOPE MAXIMUM, AND MEET ALLLOCAL AND FEDERAL ADA REQUIREMENTS. SEE CIVIL PLANS FOR GRADING AND SPECIFICATIONINFORMATION.PAVING TYPE 1, 2, & 34"PAVING TYPE 6CRUSHER FINESSTEEL LANDSCAPE EDGERADJACENT SURFACE(SEE PLANS)LANDSCAPE FABRIC ANDANCHOR AS SHOWN.CARRY EDGE TO WITHIN 1"OF SURFACE, PIN DOWNEVERY 12" O.C. (SEEMATERIALS SCHEDULE)COMPACTED SUBGRADE(PER GEOTECH)4"NOTES:1. SEE CIVIL DRAWINGS FOR CONSTRUCTION AND SPECIFICATIONS WITH REGARD TO ACCESSPATHS, THESE DRAWINGS ARE ONLY FOR REFERENCE OF COLOR, FINISH, AND LOCATION.2. ALL SOFT SURFACE AREAS WILL BE FIELD STAKED FOR REVIEW AND APPROVAL BY THEOWNER OR OWNER'S REPRESENTATIVE PRIOR TO INSTALLATION.3. PROVIDE POSITIVE DRAINAGE OFF ALL LOCATIONS. ADJUST ADJACENT GRADES ASREQUIRED TO PROPERLY DRAIN. PRIOR TO CONSTRUCTION.4. 3/8" CRUSHER FINES 4" THICK, LAID IN 2" LIFTS, SLOPED TO DRAIN. COMPACT EACH LIFT.5. CONTRACTOR TO ENSURE VERTICAL CHANGE BETWEEN PAVING TYPES DOES NOT EXCEED1/4" CLEFT.6. CONTRACTOR TO ADD A PATHWAY STABILIZER TO THE AGGREGATE PAVING. SEE MATERIALSCHEDULE6"4"CRUSHER FINESADJACENT PAVING (SEEPLANS)LANDSCAPE FABRIC ANDANCHOR AS SHOWN. CARRYEDGE TO WITHIN 1" OF SURFACE,PIN DOWN EVERY 12" O.C.COMPACTED SUBGRADE(PER GEOTECH)APAVING TYPE 3 AT CONCRETEBPAVING TYPE 3 WITH STEEL EDGERCNOTES:1.PROVIDE CONTROL JOINT SPACING EQUAL TO THEWIDTH OF THE WALK / TRAIL (12' O.CO MAX), OR ASOTHERWISE DIRECTED BY THE OWNERS/OR.1/4 THICKNESS OF SLAB SAW CUT JOINTCONCRETE PAVING38"CONTROL JOINT - TYPICALNOTES:1. NO JOINT MATERIAL ABOVE SLAB LEVEL WILL BE ALLOWED.2. NO EXPANSION JOINTS WIDER THAN 1/2" WILL BE ALLOWED.3. CONTRACTOR TO PROVIDE ALL EJ'S REQUIRED TO AVOID CRACKING OF PAVEMENT SURFACE.ANY ADDITIONAL JOINTS REQUIRED TO AVOID CRACKING OF PAVEMENT SURFACE TO BEPROVIDED WITH PRIOR APPROVAL BY OWNER'S REPRESENTATIVE.4. CONTRACTOR TO PROVIDE SAMPLES OF CAULK/COLOR AND JOINT MATERIAL TO LANDSCAPEARCHITECT OR OWNER'S REPRESENTATIVE FOR APPROVAL.1/2"CAULK 1/4" BELOW SURFACE1/4" R 1 / 4 " T Y P .REINFORCED CONCRETE PERGEOTECH12" ASPHALT IMPREGNATEDEXPANSION JOINT MATERIALWITH BACKER ROD OR EQUAL1/2"1/8" CHAMFERCOMPACTED SUBGRADE(PER GEOTECH)EXPANSION JOINT - NON-DOWELEDA. BOULDER ADJACENT TO PAVINGB. BOULDER IN LANDSCAPEADJACENT LANDSCAPE,SEE PLANSNOTES:1. BOULDER MATERIAL TO BE LEDGE STYLE COLORADO BUFF SANDSTONE. SEE CHARACTER PHOTO FOR MATERIAL INTENT.2. SELECTION, LOCATION, AND ARRANGEMENT OF BOULDERS SHALL BE STAKED IN FIELD BY LANDSCAPE ARCHITECT AND APPROVED BY OWNER'S REPRESENTATIVE PRIOR TO PLACEMENT.3. A PORTION OF THE BOULDER CLUSTER(S) SHALL BE CONSTRUCTED AS A MOCK-UP SECTION. THE MOCK UP SHALL BE REVIEWED BY AND ADJUSTED PER THE OWNER'S REPRESENTATIVE. THE MOCK UPSHALL PROVIDE A VISUAL REPRESENTATION AND ACT AS A GUIDE FOR CONSTRUCTING ALL BOULDER CLUSTERS. A BOULDER CLUSTER SHALL INCLUDE AN EQUAL MIXTURE OF BOULDERS IN HEIGHTS OF12", 24" AND 30" ABOVE FINISHED GRADE GROUPED TOGETHER CREATING A MASSING (TOUCHING).4. BOULDER ORIENTATION AND POSITION TO BE APPROVED BY OWNERS REP. PRIOR TO FINAL APPROVAL AND ADJACENT IMPROVEMENTS. IT IS THE CONTRACTOR'S RESPONSIBILITY TO OBTAIN FINALGRADE ORIENTATION TO ADJACENT IMPROVEMENTS.5. ALL BOULDERS NEED TO AESTHETICALLY SATISFY THE TEXTURE, COLOR, AND GENERAL SHAPE FOR THE BOULDER CHARACTER IMAGES PROVIDED ON THIS SHEET.CONCRETE WALL - RETAININGCAST-IN-PLACE CONCRETE WALLFINISHED GRADE, SURFACEVARIES, SEE LAYOUT ANDGRADING PLANCONCRETE FOOTINGAND REINFORCINGPER STRUCTURALVARIES - SEEGRADING PLANSECTION / ELEVATIONSECTION - AVARIES - SEE LAYOUT PLAN1/2" CHAMFER- TYP.(ALL CORNERS)VARIES - SEE GRADING PLAN 12 TYP.4"BEHIND WALLDRAINAGESYSTEM, TIEINTO CIVILAL-5016"FGTWGRADE BEYONDWALLFGFGWALL TYPE 1: STACKED STONE SLAB WALL - IN LANDSCAPE2% MIN.(VARIES)4"MIN.12" MIN.8 124" MIN.BURY 1/3 HT. OF STONE SLAB FOR BOTTOMCOURSE OF STONE.COMPACTED AGGREGATE BASE COURSE,DEPTH AND MATERIAL PER GEOTECHCOMPACTED SUBGRADE PER GEOTECHAGGREGATE BACKFILL MATERIAL PERGEOTECHPROVIDE DRAINAGE SWALE ABOVE WALL INUPHILL CONDITION TO DRAIN STORM WATERAND IRRIGATION RUN-OFF AWAY FROM WALLADJACENT LANDSCAPE SLOPE TO DRAIN, SEEPLANSDRY STACKED SANDSTONE SLABSFILTER FABRIC4" PERF. PIPE IN FABRIC SOCKNOTES:1. STONE SLAB MATERIAL TO BE MASONVILLE BUFFSANDSTONE WITH NATURAL CLEFT FACE FINISH ONALL EDGES. LAY STONE WITH STRIATIONS PARALLELTO THE HORIZONTAL PLANE.2. INSTALL BOULDERS FROM BOTTOM OF SLOPEUPWARDS. BUILD FROM BOTTOM UP SECURINGBOULDERS WITH COMPACTED BACKFILL, PACKINGAGGREGATE BASE, TIGHTLY CHINK ALL BOULDERS(SIDE TO SIDE & TOP TO BOTTOM) TO ENSURE NOVOIDS OR SOIL FAILURE. FILLING VOIDS WITH SMALLSTONES SHALL NOT BE ALLOWED.NO VOIDS WITHSOIL FAILURE WILL BE ACCEPTED.3. SELECTION OF BOULDERS SHALL BE FIELDAPPROVED BY OWNER'S REPRESENTATIVE PRIORTO PLACEMENT.4. BOULDERS SHALL VARY IN SIZE. GRADATED FROMLARGER SIZES (BOTTOM OF WALL) TO SMALLER(TOP OF WALL).5. CONTRACTOR TO VERIFY BASE STONEREQUIREMENT PER GEOTECHNICAL ENGINEER6. ALL SUBGRADE AND BACKFILL MATERIAL TO BEREVIEWED AND APPROVED BY STRUCTURAL ANDGEOTECHNICAL ENGINEER.MASONVILLE BUFF SANDSTONE WALL INTENTT.W.SHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.817 West Peachtree St., Ste. 320Atlanta, Georgia 30308T 678.515.8627Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SD\L200 - Site Details.dwgLast Saved: January 26, 2022 10:13:48 AM by GonderdonkLast Plotted 1/26/2022 10:20:16 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV202100501/26/2022THE OVERLANDER BY BALFOUR3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTALNOT FOR CONSTRUCTIONSITE DETAILSL200L20011" = 1'-0"CONCRETE PAVINGSECTIONL20041" = 1'-0"CRUSHED GRAVEL SURFACESECTIONL20023" = 1'-0"CONTROL JOINT - TYPYCALSECTIONL20033" = 1'-0"EXPANSION JOINT - NON-DOWELLEDSECTIONL2005N.T.SSITE BOULDERSSECTIONL20071" = 1'-0"BOARD FORM CONCRETE WALLSSECTIONL20061" = 1'-0"STACKED STONE SLAB WALL - IN LANDSCAPESECTION CONCRETE STEPS12"1'-0"TREAD(TYP.)6" RISER (TYP.)ADJACENT PAVING(SEE LAYOUT/PAVING ANDCIVIL GRADING PLANS)STAIR DEPTH ANDREINFORMCEMENT(PER STRUCTURAL / GEOTECH)CONCRETE STAIRS(SEE LAYOUT/PAVING PLANS FORSPECIFIC COLOR AND FINISH)2'-10"1'-8"1 12" HSS HANDRAIL (TO MATCHARCHITECTURE).6"1'-0" MIN.INTERMEDIATE POST TO BECENTERED BETWEEN TOP ANDBOTTOM SUPPORT POSTS(PROVIDE ADDITIONAL POSTFOR STAIR RUNS EXCEEDING 6STEPS, SPACE EQUALLY)6"6" 6"PARALLEL GROVES AT¾” ON CENTER AND 1 ¼” FROM STAIR NOSE,AND EACH GROOVE ¼”DEEP WITH ½” RADIUSSTEP LIGHT, SEE MATERIALSCHEDULE FOR TYPE.(SEE ELECTRICAL PLAN FORSPECIFIC LOCATIONS;COORDINATE TYPE & POWERWITH ELECTRICAL PLANS (TYP.))1'-3"NOTE:1. REFER TO GRADING PLAN FORNUMBER OF RISERS ANDRAILING LENGTHS.2. PROVIDE SHOP DRAWINGS FORALL RAILING FOR APPROVALPRIOR TO FINAL INSTALLATION.3. SEE PLANS FOR CHEEK WALLEXTENT AND LOCATIONS.2'-10"1'-0"VARIES1'-0"1 12" HSS GUARDRAIL (TO MATCHARCHITECTURE)CONCRETE STAIRS(SEE LAYOUT/PAVING PLANS FORSPECIFIC COLOR AND FINISH)PLANSECTIONSLOPED CONCRETE CHEEKWALL, COLOR AND FINISH TOMATCH ADJACENT STAIRS ANDPAVEMENT (SEE PLANS)SLOPED CONCRETE CHEEKWALL, COLOR AND FINISHTO MATCH ADJACENTSTAIRS AND PAVEMENT(SEE SECTION BELOW ANDLAYOUT/PAVING PLANS)COMPACTED SUBGRADE(PER GEOTECH)ADJACENT COMPACTEDAGGREGATE BASE(PER GEOTECH)5"(TYP.)2'-10"1 14"3"3/4" WIDE FOAM EXPANSION JOINTWITH ELASTIMER SEALANT PERSTRUCTURAL ENGINEER'SRECOMMENDATION, COLOR SHALLMATCH ADJACENT PAVING (TYP.).34"1 12" HSS HANDRAIL (TO MATCHARCHITECTURE)1 12" HSS GUARDRAIL (TO MATCHARCHITECTURE)3'-6"PICKLEBALL & DOG PARK FENCING/ GATENOTES:1. CONTRACTOR TO PROVIDE MOCK-UP IN FIELD OF GATE SECTION FOR REVIEW AND APPROVAL BY OWNER'S REPRESENTATIVE.2. ALL WOOD TO BE #1 GRADE WESTERN RED CEDAR, AND STAINED, SEE MATERIALS SCHEDULE FOR STAIN/SEALANT.3. ALL LUMBER SIZES CALLED OUT ON PLANS ARE NOMINAL SIZES, ACTUAL SIZES MAY VARY BASED ON INDUSTRY/SUPPLIER STANDARDS.4. ALL FASTENERS AND HARDWARE TO BE EXTERIOR GRADE SUITABLE FOR SPECIFIED APPLICATION. GATE LATCH AND HINGES PER FENCE CONTRACTOR, COLOR TO MATCH ALLOTHER FENCE HARDWARE.5. FINISH GRADE ALONG SOLID FENCES SHALL BE AT LEAST FOUR (4) INCHES BELOW THE BOTTOM OF SUCH FENCES FOR DRAINAGE WHERE LOT LINE DRAINAGE SWALES EXISTOR AS REQUIRED BY ENGINEERING CALCULATIONS.6. ANY WARPED AND/OR BOWED HORIZONTAL RAILS WILL BE REJECTED. CONTRACTOR TO PROVIDE A MINIMUM OF 2 SCREWS OR NAILS PER BOARD AT EACH POST.7. POST FOOTING PER FENCE FABRICATOR OR FENCE CONTRACTOR. FENCE CONTRACTOR TO SUBMIT SHOP DRAWINGS OF FENCE FOOTINGS TO OWNER'S REPRESENTATIVEFOR REVIEW PRIOR TO PROCURING MATERIALS & FENCE FABRICATION.8. 2" X 2" MESH FENCING TO BE WELDED WIRE MESH GRID. EXTEND 6"-9" BELOW GRADE (MIN. 6") TO EXCLUDE VOLES. INSTALLED PER SELECTED MANUFACTURERRECOMMENDATIONS.FRONT ELEVATIONREFERENCE IMAGERY2 SCREWS OR NAILS PERHORIZONTAL PANEL, EACH SIDEFINISH GRADE2" x 2" WIRE MESH GRID(2) 2" x 6" HORZ. CEDAR TOPRAILSGATE LATCH, PAD LOCKABLE2" x 6" HORIZ. CEDAR RAILS6"4'-0"1"6"2" x 8" HORIZ. CEDAR BOTTOMRAILNOTES:1. METAL (2" x 2") MESH TO BEINCORPORATED IN DOG YARDFENCING AND PICKLE BALLFENCING.578"578"6"1'-712"3'-1114"6'-0"SHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.817 West Peachtree St., Ste. 320Atlanta, Georgia 30308T 678.515.8627Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SD\L200 - Site Details.dwgLast Saved: January 26, 2022 10:13:48 AM by GonderdonkLast Plotted 1/26/2022 10:20:47 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV202100501/26/2022THE OVERLANDER BY BALFOUR3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTALNOT FOR CONSTRUCTIONSITE DETAILSL201L20123/4" = 1'-0"SITE FENCESECTIONL20113/4" = 1'-0"SITE STAIRSSECTION HITCHING POST6'-0"3'-6" 6" 3'-0"4'-0"6'-0"FINISHEDGRADE6" SQ.STEEL POST6" WOODRAILELEVATIONPLAN6" WOODRAILDOG WASTE RECEPTACLE NOTES:1. SEE MATERIALS SCHEDULE SHEET L300FOR MORE INFORMATION REGARDINGCOLOR, MATERIALS, AND FINISHES.2. INSTALL ALL FURNISHINGS PERMANUFACTURERS SPECIFICATIONS ANDDETAILS.BIKE RACK NOTES:1. SEE MATERIALS SCHEDULE SHEET L400 FORMORE INFORMATION.2. REFER TO MANUFACTURER SPECIFICATIONSFOR INSTALLATION AND SPACING.2.5' MIN.BIKE RACK,SEEMATERIALSSCHEDULE2' MIN.2.5' MIN. SEE PLANS ADJACENTSIDEWALKBIKE RACKSURFACEMOUNTEDTO PAVINGTYPE 1BIKE RACK CHARACTER REFERENCE IMAGERY8"3'-6"BIKE RACK,SEEMATERIALSSCHEDULEPAVINGTYPE 110'-3"7'-5"1'-0"FINISHED GRADE1'-1138"1'-838"(2) 2"x6" TUBE STEELTOP/BOTTOM RAIL(2) 6" SQ STEEL TUBEPOSTFCO STEEL LETTERS1'-218"5'-0"1'-0"1'-218"10'-3"9'-1034"PLANELEVATION13'-6"2'-4"FINISHED GRADE(2) 12" x 3" STEEL TUBE(2) 10" SQ STEEL TUBEPOSTSMTC CHANNEL LETTER4'-0" HT FENCE15'-0"43'-8"738"34'-10"2'-5"2'-0"19'-0"26'-0"3'-0"43'-8"WALKWAYENTRY DRIVE5'-0"PLAN (B)SECTION2'-4"6"5.BL20214'-0"26'-0"2'-0" 13'-6" 2'-9"FINISHED GRADE11'-0"6'-6"5'-0"6'-6"(2) 2"x6" TUBE STEELTOP/BOTTOM RAIL(2) 6" SQ STEEL TUBEPOSTFCO STEEL LETTERS2'-6"26'-0"STONE VENEER PLANTER /BASE8"PLANELEVATIONLIGHT PENDANT6'-6"6'-6"13'-0"SHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.817 West Peachtree St., Ste. 320Atlanta, Georgia 30308T 678.515.8627Drawing: U:\2021044.20-balfour ft collins\05 CAD\Sheets\SD\L200 - Site Details.dwgLast Saved: January 26, 2022 10:13:48 AM by GonderdonkLast Plotted 1/26/2022 10:24:57 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV202100501/26/2022THE OVERLANDER BY BALFOUR3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTALNOT FOR CONSTRUCTIONSITE DETAILSL202L2022N.T.S.DOG WASTE RECEPTICLEL20211/2" = 1'-0"HITCHING POSTPLAN & ELEVATIONL2023N.T.S.BIKE RACKPLAN & SECTIONL20261/4" = 1'-0"DOG YARD ARCHELEVATIONL20241/4" = 1'-0"MAIN ARCH (DESIGN INTENT ONLY)PLAN & ELEVATIONL20251/4" = 1'-0"PEDESTRIAN ARCH (DESIGN INTENT ONLY)PLAN / ELEVATION SHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.817 West Peachtree St., Ste. 320Atlanta, Georgia 30308T 678.515.8627Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SD\L300 - Planting Schedule & Notes.dwgLast Saved: January 26, 2022 10:14:29 AM by GonderdonkLast Plotted 1/26/2022 10:21:24 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV202100501/26/2022THE OVERLANDER BY BALFOUR3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTALNOT FOR CONSTRUCTIONGENERAL LANDSCAPE NOTES1.PLANT QUALITY: ALL PLANT MATERIAL SHALL BE A-GRADE OR NO. 1 GRADE - FREE OF ANY DEFECTS, OF NORMAL HEALTH, HEIGHT, LEAFDENSITY AND SPREAD APPROPRIATE TO THE SPECIES AS DEFINED BY THE AMERICAN ASSOCIATION OF NURSERYMEN (AAN) STANDARDS. ALLTREES 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 ANAUTOMATIC IRRIGATION SYSTEM. THE IRRIGATION PLAN MUST BE REVIEWED AND APPROVED BY THE CITY OF FORT COLLINS WATERUTILITIES DEPARTMENT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT. ALL TURF AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC POP-UPIRRIGATION 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. THEIRRIGATION SYSTEM SHALL BE ADJUSTED TO MEET THE WATER REQUIREMENTS OF THE INDIVIDUAL PLANT MATERIAL. IRRIGATION SYSTEMSTO BE TURNED OVER TO THE CITY PARKS DEPARTMENT FOR MAINTENANCE MUST BE APPROVED BY THE PARKS MANAGER AND MEET PARKSIRRIGATION STANDARDS. DESIGN REVIEW SHALL OCCUR DURING UTILITIES DEPARTMENT IRRIGATION REVIEW PRIOR TO THE ISSUANCE OF ABUILDING PERMIT AND CONSTRUCTION OBSERVATION AND INSPECTION BY PARKS SHALL BE INCORPORATED INTO THE CONSTRUCTIONPROCESS.3.TOPSOIL: TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTION ACTIVITY SHALL BE CONSERVED FORLATER 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 SOILIN 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 LEASTSIX(6) INCHES BY TILLING, DISCING OR OTHER SUITABLE METHOD, AT A RATE OF AT LEAST THREE (3) CUBIC YARDS OF SOIL AMENDMENT PERONE THOUSAND (1,000) SQUARE FEET OF LANDSCAPE AREA. PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY, A WRITTENCERTIFICATION MUST BE SUBMITTED TO THE CITY THAT ALL PLANTED AREAS, OR AREAS TO BE PLANTED, HAVE BEEN THOROUGHLYLOOSENED 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 MANNERDESIGNED TO ENCOURAGE QUICK ESTABLISHMENT AND HEALTHY GROWTH. ALL LANDSCAPING FOR EACH PHASE MUST BE EITHERINSTALLED OR THE INSTALLATION MUST BE SECURED WITH AN IRREVOCABLE LETTER OF CREDIT, PERFORMANCE BOND, OR ESCROWACCOUNT FOR 125% OF THE VALUATION OF THE MATERIALS AND LABOR PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR ANYBUILDING IN SUCH PHASE.6.MAINTENANCE: TREES AND VEGETATION, IRRIGATION SYSTEMS, FENCES, WALLS AND OTHER LANDSCAPE ELEMENTS WITH THESE FINALPLANS SHALL BE CONSIDERED AS ELEMENTS OF THE PROJECT IN THE SAME MANNER AS PARKING, BUILDING MATERIALS AND OTHER SITEDETAILS. THE APPLICANT, LANDOWNER OR SUCCESSORS IN INTEREST SHALL BE JOINTLY AND SEVERALLY RESPONSIBLE FOR THE REGULARMAINTENANCE 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 TOMAINTAIN A STRUCTURALLY SOUND CONDITION.7.REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS OTHERWISE REMOVED, SHALL BE PROMPTLY REPLACED IN ACCORDANCE WITHTHE REQUIREMENTS OF THESE PLANS.8. THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN TREES/SHRUBS AND UTILITIES:40 FEET BETWEEN CANOPY TREES AND STREET LIGHTS15 FEET BETWEEN ORNAMENTAL TREES AND STREETLIGHTS10 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER MAIN LINES6 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER SERVICE LINES.4 FEET BETWEEN SHRUBS AND PUBLIC WATER AND SANITARY AND STORM SEWER LINES4 FEET BETWEEN TREES AND GAS LINES9. 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 FORTCOLLINS. NO STRUCTURES OR LANDSCAPE ELEMENTS GREATER THAN 24" SHALL BE ALLOWED WITHIN THE SIGHT DISTANCE TRIANGLE OREASEMENTS WITH THE EXCEPTION OF DECIDUOUS TREES PROVIDED THAT THE LOWEST BRANCH IS AT LEAST 6' FROM GRADE. ANY FENCESWITHIN 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, STORMDRAINAGE, AND OTHER DEVELOPMENT IMPROVEMENTS DO NOT CONFLICT WITH NOR PRECLUDE INSTALLATION AND MAINTENANCE OFLANDSCAPE ELEMENTS ON THIS PLAN.12. MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION -- AS REQUIRED BY SITE CONDITIONS OR PLANTAVAILABILITY. OVERALL QUANTITY, QUALITY, AND DESIGN CONCEPT MUST BE CONSISTENT WITH THE APPROVED PLANS. IN THE EVENT OFCONFLICT WITH THE QUANTITIES INCLUDED IN THE PLANT LIST, SPECIES AND QUANTITIES ILLUSTRATED SHALL BE PROVIDED. ALL CHANGESOF 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.L300PLANTINGSCHEDULE &NOTESSTREET TREE NOTES1. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLANARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALKAND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BEPLANTED. 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 OFOCCUPANCY.2. CONTACT THE CITY FORESTER TO INSPECT ALL STREET TREE PLANTINGS AT THE COMPLETION OF EACH PHASE OF THEDEVELOPMENT. ALL MUST BE INSTALLED AS SHOWN ON THE LANDSCAPE PLAN. APPROVAL OF STREET TREE PLANTINGIS REQUIRED BEFORE FINAL APPROVAL OF EACH PHASE.3. STREET LANDSCAPING, INCLUDING STREET TREES, SHALL BE SELECTED IN ACCORDANCE WITH ALL CITY CODES ANDPOLICIES. ALL TREE PRUNING AND REMOVAL WORKS SHALL BE PERFORMED BY A CITY OF FORT COLLINS LICENSEDARBORS WHERE REQUIRED BY CODE.STREET TREES SHALL BE SUPPLIED AND PLANTED BY THE DEVELOPER USING AQUALIFIED LANDSCAPE CONTRACTOR.4. THE DEVELOPER SHALL REPLACE DEAD OR DYING STREET TREES AFTER PLANTING UNTIL FINAL MAINTENANCEINSPECTION AND ACCEPTANCE BY THE CITY OF FORT COLLINS FORESTRY DIVISION. ALL STREET TREES IN THEPROJECT MUST BE ESTABLISHED, WITH AN APPROVED SPECIES AND OF ACCEPTABLE CONDITION PRIOR TOACCEPTANCE.5. SUBJECT TO APPROVAL BY THE CITY FORESTER -- STREET TREE LOCATIONS MAY BE ADJUSTED TO ACCOMMODATEDRIVEWAY LOCATIONS, UTILITY SEPARATIONS BETWEEN TREES, STREET SIGNS AND STREET LIGHTS. STREET TREESTO BE CENTERED IN THE MIDDLE OF THE LOT TO THE EXTENT FEASIBLE. QUANTITIES SHOWN ON PLAN MUST BEINSTALLED UNLESS A REDUCTION IS APPROVED BY THE CITY TO MEET SEPARATION STANDARDS.TREE PROTECTION NOTES1. ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL AREA BUFFER ZONES SHALLREMAIN 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 DEPTHUNLESS 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. TREEPRUNING AND REMOVAL SHALL BE PERFORMED BY A BUSINESS THAT HOLDS A CURRENT CITY OF FORT COLLINS ARBORISTLICENSE WHERE REQUIRED BY CODE.4. PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED AROUND ALL PROTECTED EXISTING TREES WITHSUCH BARRIERS TO BE OF ORANGE FENCING A MINIMUM OF FOUR (4) FEET IN HEIGHT, SECURED WITH METAL T- POSTS, NOCLOSER THAN SIX (6) FEET FROM THE TRUNK OR ONE-HALF (½) OF THE DRIP LINE, WHICHEVER IS GREATER. THERE SHALLBE 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 EQUIPMENTOR 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 ANYPROTECTED 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 CLEARINGAREAS, ROAD RIGHTS-OF-WAY AND UTILITY EASEMENTS MAY BE "RIBBONED OFF," RATHER THAN ERECTING PROTECTIVEFENCING AROUND EACH TREE AS REQUIRED IN SUBSECTION (G)(3)NOTE: UNDERSTOY PLANTING TO BE PROVIDED AT FOLLOWING SUBMITTAL HARMONY ROAD.CINQUEFOIL LANE NEW BUILDINGPRIMARYFARMHOUSEGRANARYBARN(RELOCATED)SECONDARYFARMHOUSEENTRYCOURTYARDSERVICEPORCH1 QM6 QM2 QR2 QR6 QR4 QR1 QR1 QM4 GT3 GT3 GT4 GT2 GT3 GT1 GT1 GT5 CO2 CO2 TA8 TA2 TA2 TA2 CO6 AT2 AT2 AT2 AT2 AT2 MSS1 MSS3 MSS5 CC2 PP4 PP3 PP4 MR4 MR3 MR1 ATMATCHLINE - SEE SHEET L101 MATCHLINE - SEE SHEET L102 SHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.817 West Peachtree St., Ste. 320Atlanta, Georgia 30308T 678.515.8627Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SD\L301-L3XX - Landscape Plans.dwgLast Saved: January 26, 2022 10:15:14 AM by GonderdonkLast Plotted 1/26/2022 10:21:36 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV202100501/26/2022THE OVERLANDER BY BALFOUR3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTALNOT FOR CONSTRUCTIONLANDSCAPE PLANSL3010'20'40'1 = 20'60'NORTHMATCHLINENOTE:1. SEE PLANT LIST FOR QUANTITIES ANDADDITIONAL PLANT INFORMATION.2. ALL LANDSCAPED AREAS SHALL BEWATERED WITH AN AUTOMATICIRRIGATION SYSTEM.3. SEE SOIL REPORT FOR ALL IDENTIFIEDSOIL TYPES.4. UNDERSTORY PLANTING TO BEPROVIDED AT FOLLOWING SUBMITTAL.LANDSCAPE PLANTINGLEGENDLIMIT OF WORKPROPERTY LINESSTEEL EDGEREASEMENT LINEOVERSTORYCANOPY TREES(SEE DETAIL 1/4601)ORNAMENTAL TREESEVERGREEN TREES(SEE DETAIL 2/4601)UNDERSTORYSHRUB AND PERENNIALBEDSSOD LAWNRIGHT OF WAYENT (ENHANCED NATIVETURF)EXISTING STREET TREESTREE REMOVAL PERMIT:A PERMIT MUST BE OBTAINED FROM THECITY FORESTER BEFORE ANY TREES ORSHRUBS AS NOTED ON THIS PLAN AREPLANTED, PRUNED, OR REMOVED IN THEPUBLIC RIGHT OF WAY. THIS INCLUDESZONES BETWEEN THE SIDEWALK AND CURB,MEDIANS AND OTHER CITY PROPERTY. THISPERMIT SHALL APPROVE THE LOCATIONAND SPECIES TO BE PLANTED. FAILURE TOOBTAIN THIS PERMIT IS A VIOLATION OF THECITY OF FORT COLLINS CODE SUBJECT TOCITATION (SECTION 27-31) AND MAY ALSORESULT IN REPLACING OR RELOCATINGTREES AND A HOLD ON CERTIFICATE OFOCCUPANCY.NO TREES SHALL BE REMOVED DURING THESONGBIRD NESTING SEASON (FEBRUARY 1TO JULY 31) WITHOUT FIRST HAVING APROFESSIONAL ECOLOGIST OR WILDLIFEBIOLOGIST COMPLETE A NESTING SURVEYTO IDENTIFY ANY ACTIVE NESTS EXISTINGON THE PROJECT SITE. THE SURVEY SHALLBE SENT TO THE CITY ENVIRONMENTALPLANNER. IF ACTIVE NESTS ARE FOUND, THECITY WILL COORDINATE WITH RELEVANTSTATE AND FEDERAL REPRESENTATIVES TODETERMINE WHETHER ADDITIONALRESTRICTIONS ON TREE REMOVAL ANDCONSTRUCTION APPLY. 20' UTILITY EASEMENT(REC. NO. 20080061069)HARMONY ROAD.DOG PARKNEW BUILDINGFOSSIL CREEKRESERVOIR INLET DITCHTRASHFIRE LANEENTRYCOURTYARDSERVICEPORCH1 QM6 QM2 PS1 PS3 PS2 PS2 PS2 QR2 QR1 QR1 QM4 GT3 GT3 GT4 GT2 GT2 CO2 CO5 CO2 CO2 AT2 AT2 AT2 AT5 CC2 PP4 PP3 PP4 MR4 MR3 MR6 AGMATCHLINE - SEE SHEET L101MATCHLINE - SEE SHEET L102 SHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.817 West Peachtree St., Ste. 320Atlanta, Georgia 30308T 678.515.8627Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SD\L301-L3XX - Landscape Plans.dwgLast Saved: January 26, 2022 10:15:14 AM by GonderdonkLast Plotted 1/26/2022 10:21:47 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV202100501/26/2022THE OVERLANDER BY BALFOUR3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTALNOT FOR CONSTRUCTIONLANDSCAPE PLANSL3020'20'40'1 = 20'60'NORTHMATCHLINENOTE:1. SEE PLANT LIST FOR QUANTITIES ANDADDITIONAL PLANT INFORMATION.2. ALL LANDSCAPED AREAS SHALL BEWATERED WITH AN AUTOMATICIRRIGATION SYSTEM.3. SEE SOIL REPORT FOR ALL IDENTIFIEDSOIL TYPES.4. UNDERSTORY PLANTING TO BEPROVIDED AT FOLLOWING SUBMITTAL.LANDSCAPE PLANTINGLEGENDLIMIT OF WORKPROPERTY LINESSTEEL EDGEREASEMENT LINEOVERSTORYCANOPY TREES(SEE DETAIL 1/4601)ORNAMENTAL TREESEVERGREEN TREES(SEE DETAIL 2/4601)UNDERSTORYSHRUB AND PERENNIALBEDSSOD LAWNRIGHT OF WAYENT (ENHANCED NATIVETURF)EXISTING STREET TREESTREE REMOVAL PERMIT:A PERMIT MUST BE OBTAINED FROM THECITY FORESTER BEFORE ANY TREES ORSHRUBS AS NOTED ON THIS PLAN AREPLANTED, PRUNED, OR REMOVED IN THEPUBLIC RIGHT OF WAY. THIS INCLUDESZONES BETWEEN THE SIDEWALK AND CURB,MEDIANS AND OTHER CITY PROPERTY. THISPERMIT SHALL APPROVE THE LOCATIONAND SPECIES TO BE PLANTED. FAILURE TOOBTAIN THIS PERMIT IS A VIOLATION OF THECITY OF FORT COLLINS CODE SUBJECT TOCITATION (SECTION 27-31) AND MAY ALSORESULT IN REPLACING OR RELOCATINGTREES AND A HOLD ON CERTIFICATE OFOCCUPANCY.NO TREES SHALL BE REMOVED DURING THESONGBIRD NESTING SEASON (FEBRUARY 1TO JULY 31) WITHOUT FIRST HAVING APROFESSIONAL ECOLOGIST OR WILDLIFEBIOLOGIST COMPLETE A NESTING SURVEYTO IDENTIFY ANY ACTIVE NESTS EXISTINGON THE PROJECT SITE. THE SURVEY SHALLBE SENT TO THE CITY ENVIRONMENTALPLANNER. IF ACTIVE NESTS ARE FOUND, THECITY WILL COORDINATE WITH RELEVANTSTATE AND FEDERAL REPRESENTATIVES TODETERMINE WHETHER ADDITIONALRESTRICTIONS ON TREE REMOVAL ANDCONSTRUCTION APPLY. WRAP ENTIRE SURFACE OFTRUNK UP TO 2ND BRANCH.SECURE @ TOP & BOTTOMAND 2' INTERVALS.2 x ROOTBALL DIAMETERSPECIFIED SOIL BACKFILL.WATER & TAMP TOREMOVE AIR POCKETSCUT AND REMOVE BURLAP FROMTOP 1/2 OF ROOTBALL ANDREMOVE ALL NYLON TWINE.CUT & REMOVE TOP 1/2 OF WIREBASKETS (DO NOT BREAKROOTBALL) CUT VERTICAL SLATSIN BURLAP (6 TOTAL)3" DEPTH WOOD MULCH.KEEP 6" FROM TRUNKPRUNE ONLY DEAD ANDBROKEN LIMBS (EXCEPT TOPRUNE WEAK CROTCH ORDOUBLE LEADER)DO NOT CUT/TRIM LEADERPLACE ROOTBALL ON SUBGRADE,DIG EDGE 4" LOWER FOR DRAINAGE6" DEPTH (MIN.) WATER BASINSAUCER BUILT FROM NATIVESOIL. REMOVE AFTER 1 YEAR &REPLACE WITH WOOD MULCHPLANT AT SAME HEIGHT ASGROWN IN NURSERY ANDKEEP TURF CLEAR FROMTRUNK BASE.NOTES:1.DO NOT STAKE TREES 8' OR SMALLER2.SET ROOTBALL ON UNDISTURBED SOIL3. PRUNE DAMAGED OR DEAD WOODONLY, EXCEPT PRUNE TO ELIMINATEWEAK CROTCH OR DOUBLE LEADER4. PROVIDE THREE-GUY SYSTEMEQUIDISTANT AROUND TREE AT 120DEGREES & REMOVE AFTER 1 YEAR5. TREES WITH CRUMBLED OR BROKENROOTBALLS WILL BE REJECTED.EXISTING SUBGRADE OR 95%COMPACTED SUBGRADE6' LONG, 2" x 2" WOOD STAKESDRIVEN VERTICALLY INTOOUTSIDE BACKFILL AREADOUBLE STRAND GALVANIZEDWIRE WITH 12" PVC PIPE SECTIONGROMMETED NYLON WRAPNOTES:1.DO NOT STAKE TREES 8' OR SMALLER2. SET ROOTBALL ON UNDISTURBEDSOIL3. PROVIDE THREE-GUY SYSTEMEQUIDISTANT AROUND TREE AT120 DEGREES AND REMOVE AFTER1 YEAR4. TREES WITH CRUMBLED ORBROKEN ROOTBALLS WILL BEREJECTED.2 x ROOTBALL DIAMETERDOUBLE STRANDGALVANIZED WIREGROMMETED NYLON WRAPPLANT AT SAME HEIGHT ASGROWN IN NURSERY AND KEEPTURF CLEAR FROM TRUNKBASE.CUT & REMOVE BURLAP FROMTOP 1/2 OF ROOTBALL ANDREMOVE ALL NYLON TWINE.CUT & REMOVE TOP 1/2 OFWIRE BASKET (DO NOT BREAKROOTBALL) CUT VERTICALSLATS IN BURLAP (6 TOTAL)3" DEPTH WOOD MULCH.KEEP 6" FROM TRUNK6" DEPTH (MIN.) WATER BASINSAUCER BUILT FROM NATIVESOIL. REMOVE AFTER 1 YEAR &REPLACE WITH WOOD MULCHSPECIFIED SOIL BACKFILL.WATER & TAMP TO REMOVEAIR POCKETSEXISTING SUBGRADE OR 95%COMPACTED SUBGRADEPLACE ROOTBALL ONUNDISTURBED SUBGRADE, DIGEDGE OF PIT 4" LOWER FORDRAINAGE3' LONG, 2" x 2" WOOD STAKESDRIVEN VERTICALLY INTOGROUND, OUTSIDE BACKFILLAREANOTES:1. STAKE TO FIRST BRANCHESAS NECESSARY FOR SUPPORT2. WIRE SHALL NOT TOUCH ORRUB ADJACENT TRUNKS ORBRANCHES2 STRAND 12 GAUGE GALV.WIRE TWISTED ANDENCASED IN GROMMETEDNYLON WRAP 6"-9" FROMTOP OF STAKE WITH 12" PVCPIPE SECTION. 2 WIRESUPPORTS SHALL BE USEDON MAIN STRUCTURALBRANCHES(1) 6' LONG 2" DIA.WOOD STAKE. REMOVESTAKE AFTER 1 YEAR.FORM SAUCER WITH 4"CONTINUOUS RIM3" DEPTH OF SPECIFIEDMULCH2 x BALL DIAMETERSPECIFIED PLANTINGMIX. WATER & TAMP TOREMOVE AIR POCKETSO.C. SPACINGO.C . S P A C I N G 18" MIN.18" MIN. SETBACK FOR SHRUBS ANDGROUNDCOVER12" MIN. SETBACK FOR ANNUALSNOTES:1. THE PERIMETER OF ALL CURVEDPLANTING BEDS SHALL BE PLANTEDWITH A ROW OF SHRUBS AS SHOWNIN THE PLANS AND AT THE SPACINGSHOWN IN THE PLANT LIST.2. INTERIOR PORTIONS OF EACH BEDSHALL BE PLANTED ATAPPROPRIATE SPACING ACCORDINGTO THIS PLANT SPACING DETAIL.3. NO WOOD MULCH IN GROUNDCOVER AREASPROVIDE 18" MIN. SPACINGBETWEEN DIFFERENT PLANT TYPESALL SHRUBS & GROUNDCOVERS TOUSE TRIANGULAR SPACING EXCEPTWHERE NOTED; SEE PLANT LIST FOR(O.C.) SPACINGCURB/EDGE OF PAVEMENT/BEDLINENOTES:1. PRUNE ONLY TO REMOVE DAMAGED OR DEAD WOOD.2. SHRUB PLANTING - REFER TO SHRUB BED LAYOUT FOR PLACEMENT OF SHRUBS.3. REMOVE ALL CONTAINERS, BURLAP WIRE OR OTHER MATERIAL SUPPORTINGROOTBALL.4. FOR GROUPINGS OF SHRUBS, MULCH ENTIRE PLANTING AREA.5. FOR INDIVIDUAL SHRUBS, MULCH PLANTING PIT AREA ONLY.6. NO EDGER FOR THESE SHRUB PLANTINGS SHOWN IN OPEN LANDS AREAS.7. GRADE EDGE OF PLANTING AREAS TO RETAIN MULCH.3(X)WIDTHOFROOTBALLSCARIFY SIDE AND BOTTOM OFPLANTING PIT TO ENCOURAGE ROOTGROWTH OUT OF PITEXISTING SUBGRADE OR 95%COMPACTED SUBGRADE12" MIN. DEPTH SPECIFIED BACKFILLMIXSPECIFIED MULCH LAYER (3" DEPTH)(IF PLANTED PRIOR TO AUTOMATICIRRIGATION) CONSTRUCT WATERINGRING AROUND SHRUB AT EDGE OFPLANTING PIT TO CONTAIN WATER TOA DEPTH OF 4".PLANT ROOTBALL AT GRADE WHICHSHRUB GREWSHRUB BED AREASFINISHED GRADEFINISHED GRADEMULCHING CONDITIONS:1. PROVIDE SPECIFIED MULCH IN THE FOLLOWING BEDS: A. PERENNIALSB. ORNAMENTAL GRASSESC. TREE RINGSD. SHRUB BEDSE. GROUNDCOVERS2. HARD COMPACT SOIL AT SHOVEL CUT EDGE3. SPECIFIED MULCH LAYER 3" IN PERENNIALS/GROUNDCOVER AREA4. UNLESS OTHERWISE INDICATED:A. ALL ORNAMENTAL GRASS BANDING SHALL BE 3/8" GRAY PEA GRAVELB. ALL PLANTING AREA WITHIN THE MEDIAN SHALL BE 2"-4" WHITE RIVER ROCK COBBLEMULCHC. ALL OTHER AREAS SHALL BE SHREDDED REDWOOD 'GORILLA HAIR' MULCH. ALL SHRUBBED AREAS WITHIN OPEN SPACE / DRAINAGE AREAS SHALL BE RECYCLED WOOD CHIPMULCH, AS SPECIFIED BY HIGH PLAINS ENVIRONMENTAL CENTER.FINISHED GRADEFINISHED GRADEORNAMENTAL GRASSES/PERENNIAL/ANNUAL BED AREADCTURF SODDED AREASBSEED AREAS A8" MIN.VARIES6" MIN.VARIES3" MIN.VARIES 12"3" MIN.6"VARIES EXISTING SUBGRADE OR 95%COMPACTED SUBGRADE85% COMPACTED SUBGRADESPECIFIED MULCH LAYEREXISTING SUBGRADE OR 95%COMPACTED SUBGRADE85% COMPACTED SUBGRADESPECIFIED MULCH LAYERSPECIFIED PLANTING SOIL LAYEREXISTING SUBGRADE OR 95%COMPACTED SUBGRADESPECIFIED TOPSOIL LAYER85% COMPACTED SUBGRADESOD AND THATCHEXISTING SUBGRADE OR 95%COMPACTED SUBGRADE85% COMPACTED SUBGRADESPECIFIED TOPSOIL LAYERPLANTING AREASSPECIFIED PLANTING SOIL LAYERNOTES:1. PRUNE ONLY TO REMOVE DAMAGED OR DEAD WOOD.2. SHRUB PLANTING - REFER TO SHRUB BED LAYOUT FOR PLACEMENT OF SHRUBS.3. REMOVE ALL CONTAINERS, BURLAP WIRE OR OTHER MATERIAL SUPPORTINGROOTBALL.3(X)WIDTHOFROOTBALLSCARIFY SURFACES OF PLANTING PITTO ENCOURAGE ROOT GROWTH OUTOF PITEXISTING SUBGRADE (OR 95%COMPACTED SUBGRADE)12" MIN. DEPTH SPECIFIED BACKFILLMIXSPECIFIED MULCH LAYER (3" DEPTH)(IF PLANTED PRIOR TO AUTOMATICIRRIGATION) CONSTRUCT WATERINGRING AROUND SHRUB AT EDGE OFPLANTING PIT TO CONTAIN WATER TOA DEPTH OF 4".PLANT ROOTBALL AT 2" ABOVE FINISHGRADESHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.817 West Peachtree St., Ste. 320Atlanta, Georgia 30308T 678.515.8627Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SD\L401 - L4XX - Planting Details.dwgLast Saved: January 26, 2022 10:15:28 AM by GonderdonkLast Plotted 1/26/2022 10:21:58 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV202100501/26/2022THE OVERLANDER BY BALFOUR3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTALNOT FOR CONSTRUCTIONL401PLANTINGDETAILSL4011N.T.SDECIDUOUS TREE PLANTINGSECTIONL4012N.T.SEVERGREEN TREE PLANITNG DETAIL TYPEL4013N.T.SMULTI-TRUNK TREE STAKINGSECTIONL4104N.T.SSHRUB & GROUNDCOVER SPACINGL4015N.T.SOPEN LANDS SHRUB PLANTINGSECTIONL4016N.T.SPLANTING AREASSECTIONL4016N.T.SSHRUB PLANTING IN MULCH BEDSECTION HARMONY ROAD.CINQUEFOIL LANE NEW BUILDINGPRIMARYFARMHOUSEGRANARYBARN(RELOCATED)SECONDARYFARMHOUSEENTRYCOURTYARDSERVICEPORCHMATCHLINE - SEE SHEET L101 MATCHLINE - SEE SHEET L102 SHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.817 West Peachtree St., Ste. 320Atlanta, Georgia 30308T 678.515.8627Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SD\L501-L5XX - Hydrozone Plans.dwgLast Saved: January 26, 2022 10:18:21 AM by GonderdonkLast Plotted 1/26/2022 10:22:10 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV202100501/26/2022THE OVERLANDER BY BALFOUR3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTALNOT FOR CONSTRUCTIONHYDROZONEPLANSL501NOTE:1. SEE PLANT LIST FOR QUANTITIES AND ADDITIONAL PLANTINFORMATION.2. SEE SHEET L702 FOR PLANT MATRIX LAYOUT ANDINFORMATION.3. SEE SHEET L701 FOR PLANT DETAILS.4. DOWNSPOUT LOCATIONS FROM BUILDING TO BEDETERMINED.5. SOIL AMENDMENTS (PER THE PARTICULAR HYDROZONEPLAN AND NATIVE SOILS) ARE REQUIRED TO BE INSTALLED,UNLESS WAIVED. A SIGNED AND NOTARIZED SOILAMENDMENT AFFIDAVIT MUST BE SUBMITTED PRIOR TOTHE ACTIVATION OF A HYDROZONE IRRIGATION METER.6. A HYDROZONE AGREEMENT MUST BE EXECUTED BETWEENTHE CITY AND THE APPLICANT PRIOR TO THE ACTIVATIONOF A HYDROZONE IRRIGATION METER. THIS AGREEMENTSHALL BE RECORDED WITH THE LARIMER COUNTY CLERKAND RECORDER.LANDSCAPE HYRDOZONE LEGENDMODERATELOWTREE REMOVAL PERMIT:A PERMIT MUST BE OBTAINED FROM THECITY FORESTER BEFORE ANY TREES ORSHRUBS AS NOTED ON THIS PLAN AREPLANTED, PRUNED, OR REMOVED IN THEPUBLIC RIGHT OF WAY. THIS INCLUDESZONES BETWEEN THE SIDEWALK AND CURB,MEDIANS AND OTHER CITY PROPERTY. THISPERMIT SHALL APPROVE THE LOCATIONAND SPECIES TO BE PLANTED. FAILURE TOOBTAIN THIS PERMIT IS A VIOLATION OF THECITY OF FORT COLLINS CODE SUBJECT TOCITATION (SECTION 27-31) AND MAY ALSORESULT IN REPLACING OR RELOCATINGTREES AND A HOLD ON CERTIFICATE OFOCCUPANCY. HARMONY ROAD.DOG PARKNEW BUILDINGFOSSIL CREEKRESERVOIR INLET DITCHTRASHFIRE LANEENTRYCOURTYARDSERVICEPORCHMATCHLINE - SEE SHEET L101MATCHLINE - SEE SHEET L102 SHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.817 West Peachtree St., Ste. 320Atlanta, Georgia 30308T 678.515.8627Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SD\L501-L5XX - Hydrozone Plans.dwgLast Saved: January 26, 2022 10:18:21 AM by GonderdonkLast Plotted 1/26/2022 10:22:22 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV202100501/26/2022THE OVERLANDER BY BALFOUR3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTALNOT FOR CONSTRUCTIONHYDROZONEPLANSL502NOTE:1. SEE PLANT LIST FOR QUANTITIES AND ADDITIONAL PLANTINFORMATION.2. SEE SHEET L702 FOR PLANT MATRIX LAYOUT ANDINFORMATION.3. SEE SHEET L701 FOR PLANT DETAILS.4. DOWNSPOUT LOCATIONS FROM BUILDING TO BEDETERMINED.5. SOIL AMENDMENTS (PER THE PARTICULAR HYDROZONEPLAN AND NATIVE SOILS) ARE REQUIRED TO BE INSTALLED,UNLESS WAIVED. A SIGNED AND NOTARIZED SOILAMENDMENT AFFIDAVIT MUST BE SUBMITTED PRIOR TOTHE ACTIVATION OF A HYDROZONE IRRIGATION METER.6. A HYDROZONE AGREEMENT MUST BE EXECUTED BETWEENTHE CITY AND THE APPLICANT PRIOR TO THE ACTIVATIONOF A HYDROZONE IRRIGATION METER. THIS AGREEMENTSHALL BE RECORDED WITH THE LARIMER COUNTY CLERKAND RECORDER.LANDSCAPE HYRDOZONE LEGENDMODERATELOWTREE REMOVAL PERMIT:A PERMIT MUST BE OBTAINED FROM THECITY FORESTER BEFORE ANY TREES ORSHRUBS AS NOTED ON THIS PLAN AREPLANTED, PRUNED, OR REMOVED IN THEPUBLIC RIGHT OF WAY. THIS INCLUDESZONES BETWEEN THE SIDEWALK AND CURB,MEDIANS AND OTHER CITY PROPERTY. THISPERMIT SHALL APPROVE THE LOCATIONAND SPECIES TO BE PLANTED. FAILURE TOOBTAIN THIS PERMIT IS A VIOLATION OF THECITY OF FORT COLLINS CODE SUBJECT TOCITATION (SECTION 27-31) AND MAY ALSORESULT IN REPLACING OR RELOCATINGTREES AND A HOLD ON CERTIFICATE OFOCCUPANCY.