HomeMy WebLinkAboutFORTY-THREE PRIME - FDP210019 - DOCUMENT MARKUPS - ROUND 3 - PLANSST STSTSTC
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TRACT A
LOT 1SFSFSFSFSFSF
SFSFBLDG A
BLDG B
BLDG C
BLDG D
BLDG E
BLDG F
PROPOSED
RAIN GARDEN
PROPOSED
UNDERDRAINPROPOSED
RAIN GARDEN
PROPOSED
UNDERDRAIN
PROPOSED
RAIN GARDEN
PROPOSED
UNDERDRAIN
SFSFSFSFSFSFSFIP
RS
VTC
CWA
TRM
RP
RP
SF
SF
IP
IP
IP
IP
IP
IP
IP
IP
IP
IP
IP
IP IP
IP
IP
IP
IP
IP
IP
WD
WD
WDWD
WDWD
WD
WD
IP
RP
WD
IP
SF
SF
SF
TTM
EXISTING
STORM DRAINEXISTING
STORM DRAIN
EXISTING
STORM DRAIN
EXISTING
STORM DRAIN
PROPOSED
AREA DRAIN
PROPOSED
AREA DRAIN
PROPOSED
AREA DRAIN
EXISTING INLET
EXISTING INLET
EXISTING INLET
EXISTING INLET
EXISTING INLET
PROPOSED
RAIN GARDEN
PROPOSED 2'
CONCRETE CHASE
PROPOSED
RAIN GARDEN
PROPOSED
UNDERDRAIN
PROPOSED
1'SIDEWALK
CHASE
PROPOSED
1' SIDEWALK
CHASE
PROPOSED
1' SIDEWALK
CHASE
PROPOSED
7.5' SIDEWALK
CULVERT
PROPOSED
CULVERTS
IP
PRESERVE AND
PROTECT WETLANDS
WD
CONTRACTOR TO PRESERVE EXISTING VEGETATION
AT STORM SEWER OUTLET WHILE INSTALLING AND
MAINTAINING STRAW WATTLE. HAND INSTALLATION
AND MAINTENANCE OF STRAW WATTLE MAY BE
REQUIRED.
SF
6:16:1
5:15:1
4:14:14:14:15:13:1
3:1
5:1
7:
1 9:19:18:14:15:16:15:18:14:1
4:14:1
5:1
TTM
WD IP
IP
BENCHMARK/BASIS OF BEARING
LEGEND:
PROPOSED CONTOUR
EXISTING STORM SEWER
PROPOSED STORM SEWER
PROPOSED SWALE
EXISTING CONTOUR
PROPOSED CURB & GUTTER
PROPOSED STORM INLET
PROPOSED CONCRETE
CROSS PAN (TYP.)
PEDESTRIAN ACCESS RAMPS
PROPERTY BOUNDARY
SFSILT FENCE
IPINLET PROTECTION
RSROCK SOCK
VTCVEHICLE TRACKING PAD
CWACONCRETE WASHOUT AREA
NOTE:
ALL BMP'S SHOWN ON THIS PLAN ARE GRAPHIC
REPRESENTATIONS ONLY. FINAL DETERMINATION OF SIZE
AND LOCATION SHALL BE DETERMINED BY THE CONTRACTOR
AND DOCUMENTED ON THE DYNAMIC SITE PLAN.
FIELD SURVEY BY:
GENERAL NOTES:
1.CONTRACTOR SHALL IMMEDIATELY STABILIZE ALL DISTURBED SLOPES BY CRIMP
MULCHING OR SIMILAR METHODS (AS APPLICABLE).
2.TOTAL DISTURBED AREA = 4.87 ACRES
3.SWMP ADMINISTRATOR:
Contact ________________________________
Company ________________________________
Address ________________________________
Phone ________________________________
4.CONTRACTOR TO PROVIDE VEHICLE TRACKING CONTROL FOR CONCRETE WASHOUT
AREA IF ACCESS IS OFF PAVEMENT.
5.REFER TO THE SEE SEPARATE SWMP - TBD FOR ADDITIONAL INFORMATION.
6.THE NATURAL HABITAT BUFFER ZONE IS INTENDED TO BE MAINTAINED IN A NATIVE
LANDSCAPE. PLEASE SEE SECTION 3.4.1 OF LAND USE CODE FOR ALLOWABLE USES
WITHIN THE NATURAL HABITAT BUFFER ZONE.
RIPRAP RP
TEMPORARY BMP'S
NORTHERN ENGINEERING
PROJECT NO. 1328-101
DATE: AUGUST 2018
PERMANENT BMP'S
WDWATTLE DIKE
EXISTING WETLAND
EXISTING NATURAL HABITAT BUFFER ZONE
TRMPERMANENT TURF REINFORCEMENT MAT
PROPOSED NATURAL HABITAT BUFFER ZONE
1.IT SHOULD BE NOTED THAT ANY EROSION CONTROL PLAN SERVES ONLY AS A GUIDELINE TO THE CONTRACTOR.
STAGING AND/OR PHASING OF BEST MANAGEMENT PRACTICES (BMPs) IS EXPECTED. ADDITIONAL AND/OR
DIFFERENT BMPs FROM THOSE ORIGINALLY DEPICTED MAY BE NECESSARY DURING CONSTRUCTION DUE TO
CHANGING SITE CONDITIONS OR AS REQUIRED BY LOCAL AUTHORITIES.
2.THIS EROSION CONTROL PLAN IS SCHEMATIC IN NATURE. AS SUCH, GRAPHICAL SYMBOLS MAY NOT BE TO SCALE,
NOR ARE THEY NECESSARILY SHOWN IN THEIR EXACT LOCATION.
3.THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL PERMITTING (CITY, STATE DISCHARGE PERMIT, ETC.) AND
COMPLIANCE WITH GOVERNING AUTHORITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR (OR
PERMIT HOLDER) TO ENSURE EROSION CONTROL MEASURES ARE PROPERLY MAINTAINED AND FOLLOWED.
4.CONTRACTOR SHALL IMPLEMENT THE APPROPRIATE EROSION CONTROL MEASURES ACCORDING THE THE
CONSTRUCTION SEQUENCING AND LEVEL OF SITE STABILIZATION.
5.CONTRACTOR SHALL IMPLEMENT APPROPRIATE INLET PROTECTION FOR ALL STORM DRAINS, SWALES, PONDS
AND RAIN GARDENS UNTIL SITE IS FULLY STABILIZED.
6.CONTRACTOR SHALL IMPLEMENT APPROPRIATE INLET PROTECTION FOR DOWNSPOUT CONNECTIONS, TO THE
STORM DRAIN SYSTEM, UNTIL CONNECTION IS ESTABLISHED WITH DOWNSPOUT.
7.INLET PROTECTION SHALL BE ADAPTED, AS NECESSARY, TO THE SURROUNDING SURFACE TYPE AND CONDITION
(i.e., STAKE-DRIVEN WATTLES FOR BARE SOIL, SAND BAGS OR GRAVEL SOCKS FOR PAVEMENT, ETC.)
8.CONTRACTOR IS RESPONSIBLE FOR STABILIZING ALL SLOPES, PARTICULARLY THOSE STEEPER THAN 6:1. CRIMP
MULCHING, HYDRO MULCHING, EROSION MATS, TEMPORARY IRRIGATION, AND ADDITIONAL WATTLES OR SILT
FENCING MAY BE NECESSARY TO ESTABLISH VEGETATIVE COVER AND STABILIZE THE SLOPE.
9.ADDITIONAL WATTLES, SILT FENCE, OR OTHER MEASURES, MAY BE NECESSARY TO INSURE THAT EACH BUILDING
PAD IS STABILIZED THROUGHOUT CONSTRUCTION. AT NO TIME SHALL SEDIMENT BE ALLOWED TO CROSS THE
PUBLIC SIDEWALKS.
10.CONTRACTOR SHALL IMPLEMENT APPROPRIATE PERIMETER PROTECTION FOR AREAS DIRECTING DRAINAGE
OFFSITE. PERIMETER PROTECTION SHALL BE ADAPTED, AS NECESSARY, TO THE SURROUNDING SURFACE TYPE
AND CONDITION (i.e., STAKE-DRIVEN SEDIMENT CONTROL LOGS OR SILT FENCE FOR BARE SOIL, SAND BAGS OR
GRAVEL SOCKS FOR PAVEMENT, ETC.)
11.FUELING FACILITIES SHALL BE LOCATED AT LEAST ONE HUNDRED (100) FEET FROM NATURAL BODY OF WATER,
WETLAND, NATURAL DRAINAGE WAY OR MANMADE DRAINAGE WAY. THE FUEL TANKS AND FUELING AREA MUST
BE SET IN A CONTAINMENT AREA THAT WILL NOT ALLOW A FUEL SPILL TO DIRECTLY FLOW, SEEP, RUN OFF, OR BE
WASHED INTO A BODY OF WATER, WETLAND OR DRAINAGE WAY.
12.CONSTRUCTION WASTE STORAGE (DUMPSTERS) AND PORTABLE SANITATION UNITS (CONSTRUCTION TOILETS)
SHALL BE LOCATED AT LEAST FIFTY (50) FEET FROM ANY STORMWATER INLET, WETLAND, OR DRAINAGE WAY.
SAID FACILITIES MUST BE SET IN A CONTAINMENT AREA THAT WILL NOT ALLOW POLLUTANTS TO DIRECTLY FLOW,
SEEP, RUN OFF, OR BE WASHED INTO A BODY OF WATER, WETLAND OR DRAINAGE WAY. DUMPSTERS SHALL BE
LOCATED ON FLAT, STABLE GROUND, AND CONSTRUCTION TOILETS SHALL BE STAKED DOWN.
13.THE CONTRACTOR AND ALL SUBCONTRACTORS WILL COOPERATE WITH THE CITY'S CONSTRUCTION INSPECTORS
BY CEASING OPERATIONS WHEN WINDS ARE OF SUFFICIENT VELOCITY TO CREATE BLOWING DUST WHICH, IN THE
INSPECTOR'S OPINION, IS HAZARDOUS TO THE PUBLIC HEALTH AND WELFARE.
14.WHERE SEASONAL CONSTRAINTS (E.G., DURING SUMMER AND WINTER MONTHS) INHIBIT PERMANENT SEEDING
OPERATIONS, DISTURBED AREAS WILL BE TREATED WITH MULCH AND MULCH TACKIFIER OR OTHER MATERIALS
APPROVED BY EROSION CONTROL STAFF TO PREVENT EROSION.
16.CONTRACTOR SHALL EXERCISE CAUTION TO PROTECT RAIN GARDENS FROM SEDIMENTATION. THIS INCLUDES
EDUCATING SUBCONTRACTORS ON-SITE.
17.SEE LANDSCAPE PLANS FOR ADDITIONAL INFORMATION ON PLANTING, REVEGETATION, HARDSCAPE AND OTHER
PERMANENT SITE STABILIZATION METHODS.
18.THE SITE MUST BE SWEPT AND MAINTAINED TO PREVENT DIRT, SEDIMENT, SAW CUTTINGS, CONCRETE WASH,
TRASH & DEBRIS, LANDSCAPE MATERIALS AND OTHER POLLUTANTS FROM ENTERING STORM SEWER AT ALL
TIMES. DIRT, DEBRIS, AND MUD FROM CONSTRUCTION ACTIVITIES SHALL NOT BE TRACKED ON TO CITY STREETS
AND ALLEYS, AND THE SITE SHALL BE CLEANED NIGHTLY OR AT THE SUGGESTION OF THE CITY'S EROSION
CONTROL INSPECTOR. IF DIRT, DEBRIS, AND MUD FROM CONSTRUCTION ACTIVITIES IS TRACKED INTO CITY
RIGHT-OF-WAYS, THE DIRT, DEBRIS, AND MUD SHALL BE IMMEDIATELY CLEANED UP BY THE CONTRACTOR.
19.THE CONTRACTOR SHALL COMPLY WITH THESE NOTES AND ADDITIONAL EROSION CONTROL NOTES ON SHEETS
CS2 AND EC3. IF THERE IS A CONFLICT, THE MORE RESTRICTIVE NOTE SHALL APPLY.
EROSION CONTROL NOTES:
TABLE OF CONSTRUCTION SEQUENCE AND BMP
APPLICATION
CONSTRUCTION PHASE
(DESCRIPTION)
PHASE I
(GRADING)
PHASE II
(INFRASTRUCTURE)
PHASE III
(VERTICAL
CONSTRUCITON)
PHASE IV
(PERMANENT
BMP'S)
Grading (Include Offsite)
Overlot
Pipeline Installation
Stormwater
Concrete Installation
Site Walls
Building Structure
Miscellaneous
Hardscape Amenities
BEST MANAGEMENT PRACTICES
Temporary
Inlet Protection (IP)
Vehicle Tracking Control (VTC)
Flow Barriers (Wattles, Rock Socks, etc.) (RS)
Concrete Washout Area (CWA)
Preventative Maintenance Activities/Meetings/etc.
Silt Fence (SF) / Construction Fence (CF)
Permanent
Mulching/Sealant
Permanent Seed Planting
Sewer Service
Water Service
Curb and Gutter
Turf Reinforcement Mat (TRM)
Erosion Control Fabric (EF)
SheetFORTY-THREE PRIMEThese drawings areinstruments of serviceprovided by NorthernEngineering Services, Inc.and are not to be used forany type of constructionunless signed and sealed bya Professional Engineer inthe employ of NorthernEngineering Services, Inc.NOT FOR CONSTRUCTIONREVIEW SETENGINEERNGIEHTRONRNFORT COLLINS: 301 North Howes Street, Suite 100, 80521GREELEY: 820 8th Street, 80631970.221.4158northernengineering.comof 30
EC1 EROSION CONTROL PLAN21
NORTH
PROJECT DATUM: NAVD88
CITY OF FORT COLLINS BENCHMARK 24-94
NORTHEAST CORNER OF EAST TRILBY RD AND PORTNER DR., ON TOP OF THE WEST END OF
A CONCRETE HEADWALL.
ELEV.= 4960.69
CITY OF FORT COLLINS BENCHMARK 25-94
NORTHWEST CORNER OF EAST TRILBY RD. AND SOUTH LEMAY AVE, ON TOP OF THE
SOUTHEAST EDGE OF THE CONCRETE RING TO AN ELECTRIC MANHOLE.
ELEV.= 4913.16
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING
DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS
DATUM) FOR THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR
ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED:
NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM
- 3.19'
BASIS OF BEARINGS
THE BASIS OF BEARINGS IS THE NORTH LINE OF THE NORTHEAST QUARTER OF SECTION
13-6-69 AS BEARING NORTH 88° 11' 32" WEST (ASSUMED BEARING).
TTMTEMPORARY TURF REINFORCEMENT MAT
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
before you dig.Call
R
Forty-Three Prime
Stormwater Management Plan 2
2.0 Narrative Site Description
2.1 Existing Site Description
The project is located at the southwest of the Trilby Road and Brittany Drive intersection being part
of the Northeast Quarter of Section 13, Township 6 North, Range 689 West of the 6th P.M., City of
Fort Collins, County of Larimer, State of Colorado.
2.2 Nature of Construction Activity
The proposed development consists of six (6) multi-family buildings, a parking area, two carports
and amenity areas for residents. The project will maintain historic flow patterns and rates.
2.3 Sequence of Major Activities
To complete the project, many basic categories of construction activity will take place. The project
begins with the removal of the existing infrastructure and vegetation. This includes the removal of
topsoil, weeds, and native vegetation. Once the existing infrastructure has been removed, overlot
grading and site preparation of vertical construction will begin followed by the installation of
utilities. New curb/gutter, paving, and sidewalks are expected to begin after utility installation and
concurrent with vertical construction. Finally, landscaping will be installed. The aforementioned
sequencing is an initial best guess and is subject to change at the Contractor’s discretion.
2.4 Site Disturbance
The site disturbance will occur across roughly 4.87acres. It is recommended that existing site
condition photos be taken prior to the demolition.
2.5 Existing Data
In order to complete the associated construction plans, a topographical survey of the site was
completed. This survey consisted of field measurements made by Northern Engineering in August
2018.
2.6 Existing Vegetation
The existing site vegetation consists of native grasses and invasive weeds. It is highly recommended
that pre-construction photos be taken to clearly document vegetative conditions prior any
disturbance activities.
2.7 Project Considerations
There is an existing regional detention pond along the east side of the project, next to Brittany Drive,
constructed as part of the Provincetowne Filing 2 improvements in 2001. The contractor should be
aware that BMP’s, in addition to those shown on the erosion control plans, will be required to
protect the existing slopes and the existing wetlands at the bottom of the detention pond. In
addition, portions of the detention pond exist within a Natural Habitat Buffer Zone requiring further
protection per Section 3.4.1 of the Fort Collins Land Use Code. The contractor should minimize the
disturbance and protect the existing vegetation along the east side of the project within the vicinity
of the regional detention pond and the Natural Habitat Buffer Zone.
Forty-Three Prime
Stormwater Management Plan 4
2.10 Receiving Waters
The property historically drains via overland flow from the southwest to the northeast into a regional
detention along the east side of the property. The detention pond was constructed as part of the
Provincetowne development. The proposed development is in the City of Fort Collins Fossil Creek
Master Basin. Detention is already provided by the regional detention pond, but rain gardens to
provide permanent water quality treatment for the site will be installed as part of the project.
3.0 Stormwater Management Controls
3.1 SWMP Administrator
A SWMP Administrator must be designated in conjunction with the Stormwater Permit. This person
shall be responsible for developing, implementing, maintaining, and revising the SWMP. The
SWMP Administrator will also be the contact for all SWMP-related issues and will be the person
responsible for the accuracy, completeness, and implementation of the SWMP. The Administrator
should be a person with authority to adequately manage and direct d ay-to-day stormwater quality
management activities at the site.
The SWMP Administrator for this site is:
Name: (to be filled-in by permittee)
Company: (to be filled-in by permittee)
Phone: (to be filled-in by permittee)
E-mail: (to be filled-in by permittee)
3.2 Best Management Practices (BMP’s) for Stormwater Pollution Prevention
Beginning from mobilization, and throughout the entire construction of the project, erosion control
devices shall be installed to ensure minimal pollutant migration. These erosion control devices may
be installed in phases, or not at all, depending on actual conditions encountered at the site. It is
the responsibility of the Contractor to make the determination as to what practices should be
employed and when. In the event that a review agency deems BMPs to be insufficient, it shall be
the responsibility of the contractor to implement modifications as directed.
Best Management Practices (BMPs) are loosely defined as a method, activity, maintenance
procedure, or other management practice for reducing the amount of pollution entering a water
body. The term originated from rules and regulations in Section 208 of the Clean Water Act.
Details for Structural and Non-Structural BMPs have been included in Appendix B. These details
should be used for additional information on installation and maintenance of BMPs specified in this
report. It is also intended to serve as a resource for additional BMPs that may be appropriate for
the site that have not specifically been mentioned in the report.
3.3 Structural Practices for Erosion and Sediment Control
Structural BMPs are physical devices that are implemented to prevent erosion from happening or to
limit erosion once it occurs. These devices can be temporary or permanent, and installation of
individual components will vary depending on the stage of construction.
A table depicting construction sequence and BMP application/removal has been placed on the
“Dynamic Site Plan” to help document the implementation of these BMPs. Refer to the Stormwater
Forty-Three Prime
Stormwater Management Plan 12
sediment logs. A settlement tank or an active treatment system can also be utilized. Another
commonly used method to handle the pumped water is the “sprinkler method ,” which involves
applying the water to vegetated areas through a perforated discharge hose. Dispersal from a water
truck for dust control can also be used to disperse the pumped water.
4.0 Final Stabilization and Long-Term Stormwater Management
4.1 Final Stabilization
All disturbed areas will be seeded, crimped and mulched. Soil amendments such as compost, peat,
aged manure, or other similar materials, shall also be utilized. Soil amendments shall be tilled into
the soil to a minimum depth of 6”, and should comply with the requirements found in City Code
Section 12-132 (refer also to Land Use Code 3.8.21). As defined by the Colorado Department of
Public Health and Environment (CDPHE) in the General Permit Application for Stormwater
Discharges, “Final stabilization is reached when all soil disturbing activities at the site have been
completed, and uniform vegetative cover has been established with a density of at least 70 percent
of pre-disturbance levels or equivalent permanent, physical erosion reduction methods have been
employed.”
Species Preferred
Varieties
Seeded
Rate
(lbs per
acre
drilled)
PLS
Seeded/Acre
Leymus Cinereus Great Basin Wilrye Mangar 3 285,000
Nassella Virdula Green Needlegrass Loddom 2 362,000
Chnatherum Hymenoides Indian Ricegrass Paloma, Zezpar 1 188,000
Elymus Trachycaulus Slender Wheatgrass
Rimar,
Revenue 2 320,000
Elymus Lanceolatus Thickspike Wheatgrass Critana 3 580,500
Pascopyrum Smithii Western Wheatgrass Arriba, Barton 4 504,000
Totals 15 2,239,500
Table 2: Native Seed Mixture
4.2 Long-Term Stormwater Management
The majority of stormwater is being collected via curb and gutter and is being discharged into a
large rain garden located between Buildings D and E. This rain garden will provide water quality
treatment for the following areas:
• the entire parking lot except a small area at the driveway entrance to Autumn Ridge Drive,
• the south half of Buildings A, B, and C,
• the south and west halves of Building D,
• and the surrounding landscape areas.
The rain garden will discharge into the regional detention pond along the east edge of the site.
Forebays are required at pipe outlets into the rain garden, and erosion control matting is required at
HYDROZONE AREA (SF)WATER NEEDED
(GALLONS/SF)
ANNUAL WATER USE
(GALLONS)
HIGH 48829.00 18 878,922.00
MODERATE 27517.00 10 275,170.00
LOW 22590.00 3 67770.00
VERY LOW 0.00 0 0.00
TOTAL 98,936 12.3500 1,221,862
ANNUAL WATER USE NOT TO EXCEED 15 GAL./SF. AVERAGE OVER THE SITE
*TYPE (PROPOSED & EXISTING TO
REMAIN)COUNT 60+ TREES > 15%
(% OF TOTAL)
Betula fontinalis 2 1
Catalpa speciosa 13 8
Celtis occidentalis 6 4
Celtis occidentalis 'Prairie Sentinel'10 6
Gymnocladus dioica 'Espresso'15 9
Malus x 'Red Barron'8 5
Pinus edulis 3 2
Pinus nigra 9 6
Pyrus calleryana 'Chanticleer'6 4
Quercus buckleyi 12 8
Quercus x macdanielii 'Clemons'7 4
Quercus robur x alba 'Crimson Spire'16 10
Quercus shumardii 5 3
Salix amygdaliodes 2 1
Tilia cordata 'Greenspire'3 2
Ulmus americanc 'New Horizon'3 2
Ulmus x 'Accolade'9 6
Populus deltoides (existing)20 13
Malus sp. (existing)3 2
Tilia americana (existing)1 1
Picea pungens (existing)3 2
Ulmus pumila (existing)4 3
TOTAL TREES 160
*CITY OF FORT COLLINS CODE SECTION 3.2.1(D)3 MINIMUM SPECIES DIVERSITY
TREES SURVEYED AND PROPOSED ON SITE, NO SPECIES MAY HAVE MORE THAN
TYPE MINIMUM SIZE
CANOPY SHADE TREE 3.0" CALIPER AND B&B OR EQUIVALENT
EVERGREEN TREE 8.0" HEIGHT AND B&B OR EQUIVALENT
ORNAMENTAL TREE 2.5" 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
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: Joel Weikert Layout: 8 LANDSCAPE NOTES AND DETAILS Printed On: 11/17/2021 8:53 AM File Name: 3 LANDSCAPE PLAN.dwgORIGINAL SIZE 24X36
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RIPLEY DESIGN INC.
Russ Lee
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
f. 970.225.6657
HARVEST LAND COMPANY
855 NORWAY MAPLE DRIVE
LOVELAND, CO 80538
p. 970.227.9795
ENGINEER
ARCHITECTURE
LAND PLANNER
NORTHERN ENGINEERING
Fred Wegert
301 N. Howes Street
Suite 100
Fort Collins, CO 80521
p. 970.221.4158
HARVEST LAND COMPANY
855 NORWAY MAPLE DRIVE
LOVELAND, CO 80538
p. 970.227.979
OWNER
LANDSCAPE NOTES
AND DETAILS
FDP SUBMITTAL
FORTY-THREE PRIME
02 FDP 11/17/2021
07/28/2021FDP01
11/14/2018PDP02
09/26/2018PDP01
FORT COLLINS, CO
RL
CA
R18-044
8 OF 16
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.
PR
E
V
A
I
L
ING
W
IND
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
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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
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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
SCALE: NTS
3
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WATER USE TABLE
TREE SPECIES DIVERSITY
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
COMMON NAME SCIENTIFIC NAME SEEDS/LB PERCENT SUB-PERCENT PLS OF SEEDS
NUMBER / SF
LBS/PLS/
ACRE
BEEPLANT CLEOME SERRULATA 113,000
40.00%
10.00%3 1.08
HAIRY GOLDENASTER HETEROTHECA VILLOSA 336,000 10.00%3 0.04
PURPLE PRAIRIE CLOVER DALEA PURPUREA 300,000 10.00%3 0.41
WALLFLOWER ERYSIMUM ASPERUM 1,085,504 10.00%3 0.11
ANNUAL SUNFLOWER HELIANTHUS ANNUUS 59,000 10.00%3 2.07
DOTTED GAYFEATHER LIASTRIS PUNCTATA 168,000 10.00%3 0.73
BLUE FLAX LINUM LEWSII 295,000 10.00%3 0.41
PRAIRIE ASTER MACHAERANTHERA TANACETIFOLIA 496,000 10.00%3 0.25
MEXICAN HAT RATIBIDA COLUMNIFERA 1,200,000 10.00%3 0.10
AMERICAN VETCH VICIA AMERICANA 20,000 10.00%3 6.10
FORB TOTAL**28 11.61
SIDEOATS GRAMA BOUTELOUA CURTIPENDULA 190,000
60.00%
10.00%4 0.96
BUFFALOGRASS BOUTELOUA DACTYLOIDES 56,000 10.00%4 3.27
BLUE GRAMA BOUTELOUA GRACILIS 825,000 10.00%4 0.22
PRAIRIE SANDREED CALAMOVILFA LONGIFOLIA 273,000 10.00%4 0.67
NEEDLEANDTHREAD HESPEROTIPA COMATA 115,000 10.00%4 1.59
PRAIRIE JUNEGRASS KOELERIA MACRANTHA 2,300,000 10.00%4 0.08
SWITCHGRASS PANICUM VIRGATUM 389,000 10.00%4 0.47
WESTERN WHEATGRASS PASCOPYRUM SMITHII 110,000 10.00%4 1.66
SAN DROPSEED SPOROBOLUS CRYPTANDRUS 5,200,000 10.00%4 0.04
SIX WEEKS FESCUE VULPIA OCTOFLORA 965,000 10.00%4 0.19
GRASSES TOTAL**42 9.15
MIX TOTAL 70 20.76
* THIS MIX IS BASED ON 70 SEEDS/ SQUARE FOOT AND IS ONLY CALCULATED FOR ONE ACRE. THIS MIX IS BASED ON CONTRACTOR USING A DRILL SEED APPLICATION. SEEDS
SHOULD BE DRILLED BETWEEN 1
4 AND 1
2 INCH DEEP. MIX SHOULD BE DOUBLED IF HAND BROADCASTED. CONTRACTOR IS RESPONSIBLE FOR CALCULATING THE APPROPRIATE
SEED AMOUNTS TO PURCHASE. PLEASE NOTE THAT THE POUNDS PER ACRE ARE IN PLS (PURE LIVE SEED) AND MUST BE ORDERED THAT WAY. ALL MATERIALS FURNISHED
SHALL BE FREE OF COLORADO STATE NOXIOUS WEEDS AS DEFINED IN ARTICLE III, SECTION 21-40 OF THE CODE OF THE CITY OF FORT COLLINS.
** ACCEPTABLE SUBSTITUTIONS FOR FORBS INCLUDE: GAILLARDIA ARISTATA, 0.92LBS/PLS; ASCLEPIAS SPECIOSA, 2.10 LBS/PLS; ASTRAGALUS DRUMMONDII, 0.555 LBS/PLS;
COREOPSIS TINCTORIA, 0.09 LBS,PLS; SPHAERALCEA COCCINEA, 0.30 LBS/PLS; AND/OR PENSTEMON ANGUSTIFOLIUS, 0.39 LBS/PLS. (ALL SUBSTITUTIONS CALCULATED AT 10%
SUB-PERCENT).
** ACCEPTABLE SUBSTITUTIONS FOR GRASSES INCLUDE: ELYMUS CANADENSIS, 1.59 LBS/PLS; ACHNATHERUM HYMENOIDES, 1.30 LBS/PLS; AND/OR NASSELLA VIRIDULA, 1.01
LBS/PLS. (ALL SUBSTITUTIONS CALCULATED AT 10% SUB-PERCENT).
UPLAND NATIVE SEEX MIX
1.PLANT QUALITY: ALL PLANT MATERIAL SHALL BE A-GRADE OR NO. 1 GRADE - FREE OF ANY
DEFECTS, OF NORMAL HEALTH, HEIGHT, LEAF DENSITY AND SPREAD APPROPRIATE TO THE
SPECIES AS DEFINED BY THE AMERICAN ASSOCIATION OF NURSERYMEN (AAN) STANDARDS. ALL
TREES SHALL BE BALL AND BURLAP OR EQUIVALENT.
2.IRRIGATION: ALL LANDSCAPE AREAS WITHIN THE SITE INCLUDING TURF, SHRUB BEDS AND TREE
AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC IRRIGATION SYSTEM. THE IRRIGATION PLAN
MUST BE REVIEWED AND APPROVED BY THE CITY OF FORT COLLINS WATER UTILITIES
DEPARTMENT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT. ALL TURF AREAS SHALL BE
IRRIGATED WITH AN AUTOMATIC POP-UP IRRIGATION SYSTEM. ALL SHRUB BEDS AND TREES,
INCLUDING IN NATIVE SEED AREAS, SHALL BE IRRIGATED WITH AN AUTOMATIC DRIP (TRICKLE)
IRRIGATION SYSTEM, OR WITH AN ACCEPTABLE ALTERNATIVE APPROVED BY THE CITY WITH THE
IRRIGATION PLANS. THE IRRIGATION SYSTEM SHALL BE ADJUSTED TO MEET THE WATER
REQUIREMENTS OF THE INDIVIDUAL PLANT MATERIAL.
3.TOPSOIL: TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING
CONSTRUCTION ACTIVITY SHALL BE CONSERVED FOR LATER USE ON AREAS REQUIRING
REVEGETATION AND LANDSCAPING.
4.SOIL AMENDMENTS: SOIL AMENDMENTS SHALL BE PROVIDED AND DOCUMENTED IN ACCORDANCE
WITH CITY CODE SECTION 12-132. THE SOIL IN ALL LANDSCAPE AREAS, INCLUDING PARKWAYS AND
MEDIANS, SHALL BE THOROUGHLY LOOSENED TO A DEPTH OF NOT LESS THAN EIGHT(8) INCHES
AND SOIL AMENDMENT SHALL BE THOROUGHLY INCORPORATED INTO THE SOIL OF ALL
LANDSCAPE AREAS TO A DEPTH OF AT LEAST SIX(6) INCHES BY TILLING, 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 SHRUBS AND PUBLIC WATER AND SANITARY AND STORM SEWER LINES
4 FEET BETWEEN TREES AND GAS LINES
9.ALL STREET TREES SHALL BE PLACED A MINIMUM EIGHT (8) FEET AWAY FROM THE EDGES OF
DRIVEWAYS AND ALLEYS PER LUC 3.2.1(D)(2)(a).
10.PLACEMENT OF ALL LANDSCAPING SHALL BE IN ACCORDANCE WITH THE SIGHT DISTANCE
CRITERIA AS SPECIFIED BY THE CITY OF FORT COLLINS. NO STRUCTURES OR LANDSCAPE
ELEMENTS GREATER THAN 24" SHALL BE ALLOWED WITHIN THE SIGHT DISTANCE TRIANGLE OR
EASEMENTS WITH THE EXCEPTION OF DECIDUOUS TREES PROVIDED THAT THE LOWEST BRANCH
IS AT LEAST 6' FROM GRADE. ANY FENCES WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENT
MUST BE NOT MORE THAN 42" IN HEIGHT AND OF AN OPEN DESIGN.
11.THE DEVELOPER SHALL ENSURE THAT THE FINAL LANDSCAPE PLAN IS COORDINATED WITH ALL
OTHER FINAL PLAN ELEMENTS SO THAT THE PROPOSED GRADING, STORM DRAINAGE, AND OTHER
DEVELOPMENT IMPROVEMENTS DO NOT CONFLICT WITH NOR PRECLUDE INSTALLATION AND
MAINTENANCE OF LANDSCAPE ELEMENTS ON THIS PLAN.
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 VORTEXT BY
KORBY SOD LLC 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. MAINTENANCE: REGARDING TREES ADJACENT TO THE EMERGENCY ACCESS FIRE LANE, PLEASE
MAINTAIN THE REQUIRED 20 FOOT MINIMUM UNOBSTRUCTED WIDTH & 14 FOOT MINIMUM
OVERHEAD CLEARANCE.
1.THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE OCTOBER THROUGH EARLY MAY.
2.PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE SEED MIX SPECIES THROUGH
AERATION AND ADDITION OF AMENDMENTS, THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE
SEED EVENLY OVER ENTIRE AREA. DRILL SEED ALL INDICATED AREAS AS SOON AS POSSIBLE
AFTER COMPLETION OF GRADING OPERATIONS.
3.IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL
MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER
4.APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING
EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED).
5.DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE
THAN 1
2" DEPTH (OR APPROPRIATE DEPTH FOR SELECTED SPECIES). FOR BROADCAST SEEDING
INSTEAD OF DRILL SEEDING METHOD DOUBLE SPECIFIED APPLICATION RATE. REFER TO
NATIVE SEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES.
6.PREPARE WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS ARE PROPERLY MANAGED
BEFORE, DURING AND AFTER SEEDING ACTIVITIES.
7.AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, OR OTHER
APPROPRIATE METHODS.
8.WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED UNTIL SEED IS
ESTABLISHED. IF IRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS SHALL BE
FULLY OPERATIONAL AT THE TIME OF SEEDING AND SHALL ENSURE 100% HEAD-TO-HEAD
COVERAGE OVER ALL SEEDED AREAS. ALL METHODS AND REQUIREMENTS IN THE APPROVED
IRRIGATION PLAN SHALL BE FOLLOWED.
9.CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL,
GERMINATION AN RE-SEEDING AS NEEDED TO ESTABLISH COVER.
10.THE APPROVED SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE
LANDSCAPE AESTHETIC. IF AND WHEN MOWING OCCURS IN NATIVE GRASS SEED MIX AREAS
DO NOT MOW LOWER THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT
GROWTH.
11.NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY PERCENT (70%)
VEGETATIVE COVER IS REACHED WITH NO LARGER THAN ONE FOOT SQUARE BARE SPOTS
AND/OR UNTIL DEEMED ESTABLISHED BY CITY PLANNING SERVICES AND EROSION CONTROL.
12.THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ADEQUATE
SEEDLING COVERAGE AND GROWTH AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY
STATE AND LOCAL AGENCIES. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE
SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR SHALL BE
RESPONSIBLE FOR ADDITIONAL CORRECTIVE MEASURES TO SATISFY FINAL VEGETATIVE
REQUIREMENTS FOR CLOSEOUT.
NATIVE SEED MIX NOTES