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HomeMy WebLinkAboutBALFOUR SENIOR LIVING - PDP220001 - SUBMITTAL DOCUMENTS - ROUND 2 - LANDSCAPE PLANCONCEPTUAL RENDERINGSHEET INDEXNOTE: RENDERING IS FOR PRESENTATION PURPOSES ONLY AND IS NOT TO BE CONSIDERED PART OF THE CONTRACT DOCUMENTSTHE OVERLANDER BY BALFOUR3733 E. HARMONY ROAD, FORT COLLINS, CO 80528PROJECT DEVELOPMENT PLAN SUBMITTAL 2JUNE 1, 2022PROJECT DIRECTORYAPPLICANT:ARCHITECT:DTJ DESIGN, INC.3101 Iris Avenue, Suite 130Boulder, Colorado 80301tel. 303-443-7533email. lpayne@dtjdesign.comContact: Lee Payne BALFOUR SENIOR LIVING, LLC183 S. Taylor Ave., Suite 155Louisville, CO 80027tel. 303-895-7376email. csmith@balfourcare.comContact: Chris SmithLANDSCAPE ARCHITECT:DTJ DESIGN, INC.3101 Iris Avenue, Suite 130Boulder, Colorado 80301tel. 303-443-7533email. trichards@dtjdesign.comContact: Todd Richards CIVIL ENGINEER:MEP ENGINEER:BOWMAN CONSULTING1526 Cole Blvd., Suite 100Lakewood, CO 80401tel. 303-801-2917email. tpannell@bowman.comContact: Thomas PannellIMEG Corp.7600 E. Orchard Road, Suite 250-SGreenwood Village, CO 80111tel. 303-796-6000email. craig.a.watts@imegcorp.comContact: Craig WattsVICINITY MAPNorthPROJECT LOCATIONE. HARMONY ROAD CINQUEFOIL LANE EXISTING ZONING:HARMONY CORRIDOR DISTRICTFLOOR AREA RATIO:BUILDING AREALOT AREAFLOOR AREA RATIOTHIS PROJECT WILL OPERATE AS A MEMORY CARE AND ASSISTED LIVING COMMUNITY. PROJECT INFORMATION PROJECT DESCRIPTION:MAIN BUILDING:• CONSTRUCTION TYPE VA• SPRINKLERED -FULL NFPA 13PRIMARY FARMHOUSE• NOT SPRINKLEREDSECONDARY FARMHOUSE• NOT SPRINKLEREDBARN -COMMUNITY ROOM• SPRINKLERED -FULL NFPA 13CODE SUMMARY:BUILDING HEIGHT:MAIN BUILDING:• 75'-2" (150'-0" ALLOWABLE)• 3, 4 & 5 STORIESPRIMARY FARMHOUSE• 21'-3"• 1 STORYSECONDARY FARMHOUSE• 13'-3"• 1 STORYBARN• 25'-9"• 1 STORY204,795 SF5 ACRES X 43,560 SF217,800 SF0.94ARCHITECTUREPLANNINGLANDSCAPE ARCHITECTUREDTJ DESIGN, Inc.3101 Iris Avenue, Ste. 130BOULDER, CO 80301T 303.443.7533www.dtjdesign.comDRAWN 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 CONSTRUCTIONC:\Users\cjohnson.DTJ\Documents\2021044.20 - Balfour Ft. Collins_cjohnsonVJMKY.rvt5/31/2022 2:52:43 PMG0002021044.20COVER SHEETMLA, EJR, RSLPP06/01/2022THE OVERLANDER BY BALFOUR3733 E. HARMONY ROAD, FORT COLLINS, CO 80528PROJECT DEVELOPMENT PLAN SUBMITTAL 2NUMBERNAMEGENERALG000 COVER SHEETCIVILC1.0 EXISTING CONDITIONS & DEMOLITION PLANC2.0 OVERALL GRADING PLANC3.0 OVERALL UTILITY PLANC4.0 EMERGENCY ACCESS PLANLANDSCAPEG002 GENERAL NOTESL100 OVERALL SITE PLANL101 HARDSCAPE PLANSL102 HARDSCAPE PLANSL200 SITE DETAILSL201 SITE DETAILSL300 PLANTING SCHEDULE & NOTESL301 LANDSCAPE PLANSL302 LANDSCAPE PLANSL401 PLANTING DETAILSL501 HYDROZONE PLANSL502 HYDROZONE PLANSARCHITECTUREA110 SHADE STUDIESA200 OVERALL ELEVATIONSA201 ELEVATIONSA202 ELEVATIONSA203 ELEVATIONSA204 ELEVATIONSA205 ELEVATIONSA206 ELEVATIONSA207 ELEVATIONSA208 ELEVATIONSA209 ELEVATIONSA210 GENERATOR ENCLOSURE ELEVATIONS & PLANA211 TRASH ENCLOSURE ELEVATIONS & PLANA212 EXISTING PERSPECTIVESA213 PROPOSED PERSPECTIVESA220 MATERIALS BOARDELECTRICALE001 SITE PLAN - PHOTOMETRICS - ELECTRICALE400 ELECTRICAL DETAILSE401 ELECTRICAL DETAILS SHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.3101 Iris Avenue, Suite 130Boulder, Colorado 80301T 303.443.7533Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SDP\G001 - General Notes.dwgLast Saved: May 31, 2022 5:06:51 PM by JVITTALLast Plotted 6/1/2022 9:00:32 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV2021044.2006/01/2022THE OVERLANDER BY BALFOUR 3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTAL 2NOT 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), ODOR CONTROLLED 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: 10.00'MATCHLINE - SEE SHEET L101 MATCHLINE - SEE SHEET L102 HARMONY ROAD.CINQUEFOIL LANE DOG PARKGENERATOR & ENCLOSURE(SEE ARCHITECTUREDRAWING)FIRE LANEMC GARDEN8' HARMONY SIDEWALK(TYP)CORTYARD40' BUILDING SETBACK (TYP)BICYCLE PARKING30' PARKING SETBACK (TYP)5' SETBACK (TYP)1L100381.20129.2516.86100.19 64.86133.8765.78 68.03 8.008.8519.045.0050' FROM TOP OF BANKNATURAL HABITAT BUFFERZONE (NBHZ) 21,195 S.F.24.0026.00 20.0026.00 20.0030' BUFFER DITCHEASEMENT PER CIVILTOP OF BANK PER CIVIL10.0010' REGIONAL TRAIL2L100DITCH ACCESS(PER CIVIL)REMOVABLE BOLLARDS93.12BUILDINGOVERHANG (TYP.)PUBLIC ACCESSEASEMENT PER CIVIL80' HARMONY CORRIDORSETBACK (TYP)PICKLEBALLCOURTPRIMARYFARMHOUSE(EXISTING)FFE 4907.86BARN(RELOCATED)FFE 4905.26SECONDARYFARMHOUSE(EXISTING)FFE 4906.30ENTRYFFE 4904.00GROUND FLOORFFE 4891.00GROUND FLOORFFE 4891.00GROUND FLOORFFE 4891.00GRANARY (RELOCATED)FFE - 4905.60CONTECH-FILTERRAPLANTER - SEE CIVILPARKINGAREA 1PARKINGAREA 2PARKINGAREA 3LOADINGFO S S I L C R E E K RE S E R V O I R I N L E T D I T C HTRASH ENCLOSURE (SEEARCHITECTURE DRAWINGS)PUMP VAULT(SEE CIVIL)EVEVEVEVEVEVEVUTILITY WATEREASEMENT PER CIVILPEDESTRIAN ARCHSTREET LIGHTSSEE CIVILEXISTING WALL(SEE CIVIL)EMERGENCY ACCESSEASEMENT PER CIVILL10011" = 20'-0"PARKING SCREENSECTION19'-0"6.00'BIKE LANECINQUEFOIL LNPARKINGPARKINGWALK5.00'19'-0"24.00'TRAVEL LANES30.00'10.00'30' PARKING SETBACK40' BUILDING SETBACKSITE FENCETYPE B01L201LANDSCAPE PLANTING(TYP.)9' PUBLIC ACCESS EASEMENT18.82'5'-0" SETBACKPROPERTY LINEVAR.REQUIRED TREE PLANTING (1 / 40 L.F.).SEE NOTESHRUB PLANTING (BUFFER / RAIL HEIGHT(30")). SEE NOTECURB BEYONDWHEEL STOPROOT ZONE TO BE PROVIDED FORPLANTINGS.5'-6"REDI-ROCK RETAINING WALL06L2005.00'19.00'26.00'L10021" = 20'-0"SOUTH PARKING RETAINING WALLSHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.3101 Iris Avenue, Suite 130Boulder, Colorado 80301T 303.443.7533Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SDP\L100 - Overall Site Plan.dwgLast Saved: May 31, 2022 2:28:37 PM by JVITTALLast Plotted 6/1/2022 9:00:48 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV2021044.2006/01/2022THE OVERLANDER BY BALFOUR 3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTAL 2NOT FOR CONSTRUCTIONOVERALL SITEPLANL1000'30'60'1 = 30'90'NORTHNHBZ - NATURAL HABITATBUFFER ZONE - 21,165 SQ.FT.5280MATCHLINEPROPOSED 1' CONTOURPROPOSED 5' CONTOUROVERALL SITE LEGENDLIMIT OF WORKPARKING AREA BOUNDARYEASEMENT / SETBACK LINESPROPERTY LINETREE REMOVAL PERMIT:A PERMIT MUST BE OBTAINED FROM THE CITY FORESTERBEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLANARE PLANTED, PRUNED, OR REMOVED IN THE PUBLIC RIGHTOF WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALKAND CURB, MEDIANS AND OTHER CITY PROPERTY. THISPERMIT SHALL APPROVE THE LOCATION AND SPECIES TOBE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS AVIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECTTO CITATION (SECTION 27-31) AND MAY ALSO RESULT INREPLACING OR RELOCATING TREES AND A HOLD ONCERTIFICATE OF OCCUPANCY.NOTE:THE NATURAL HABITAT BUFFER ZONE ISINTENDED TO BE MAINTAINED IN A NATIVELANDSCAPE. PLEASE SEE SECTION 3.4.1 OFTHE LAND USE CODE FOR ALLOWABLE USESWITHIN THE NATURAL HABITAT BUFFERZONE. 8.00 8.005.00HARMONY ROAD.CINQUEFOIL LANE PRIMARYFARMHOUSE(EXISTING)FFE 4907.86GRANARYFFE 4905.60BARN (RELOCATED)FFE 4905.26SECONDARYFARMHOUSE(EXISTING)FFE 4906.30ENTRYFFE 4904.00PAPAPAPAPACOURTYARDLOADING5.00PAPAPAPORCH (SEEARCHITECTURE DRAWINGS)#4#5#1#2#9PEDESTRIAN ENTRY ARCH2L201BIKE RACK9L200BUILDING OVERHANG BARNCONNECTION (TYP)REDI-ROCK RETAINING WALL6L200PICKLEBALL COURT4L201SITE FENCE1L2015'-0" PROPERTY EASEMENT30' PARKING EASEMENT40' BUILDING EASEMENT26.00 5.0020.00MC GARDEN26.00 7.0019.0024.0019.009' PUBLIC ACCESS EASEMENTPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPA19.00 26.00 PAPAPAPAPAPAPAPA19.00 MATCHLINE - SEE SHEET L101 MATCHLINE - SEE SHEET L102 80' HARMONY CORRIDORSETBACK (TYP)PAPAPATIO (TYP.)#3GROUND FLOORFFE 4891.00GROUND FLOORFFE 4891.00GROUND FLOORFFE 4891.00PATIO (TYP.)CONTECH FILTERRAPLANTER - (SEE CIVIL)CONTECH FILTERRAPLANTER - (SEE CIVIL)CONTECH FILTERRAPLANTER - (SEE CIVIL)PAE V E V E VEVEVEVEVUTILITY WATER EASEMENT PERCIVILSITE FENCE1L201STREET LIGHTS (TYP.)SEE MEPREDI-ROCK RETAINING WALL6L200PAPAPAEMERGENCY ACCESSEASEMENT SEE CIVILPASHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.3101 Iris Avenue, Suite 130Boulder, Colorado 80301T 303.443.7533Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SDP\L101-L1XX - Hardscape Plans.dwgLast Saved: May 31, 2022 2:27:19 PM by JVITTALLast Plotted 6/1/2022 9:01:02 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV2021044.2006/01/2022THE OVERLANDER BY BALFOUR 3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTAL 2NOT FOR CONSTRUCTIONHARDSCAPE PLANSL1010'20'40'1 = 20'60'NORTHTREE 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. SEE SHEET L300MATCHLINE(SEE KEY MAP)LIMIT OF WORKRIGHT OF WAYEASEMENT / SETBACK LINESPROPOSED 1' CONTOURPROPOSED 5' CONTOURHARDSCAPE AND FINEGRADING LEGENDLANDSCAPE EDGER(SEE DETAIL 8/L401)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 TYPE A(SEE DETAIL 1/L200)CRUSHER FINE(SEE DETAIL 5/L200)PATHWAY BOLLARD(SEE MEP)PAPLANTING AREAEXISTING TREES TO REMAINEXISTING TREES TO BEREMOVED (SEE NOTES)#CONCRETE PAVING TYPE B(SEE DETAIL 1/L200)ARTIFICIAL TURF(SEE DETAIL4/L200)GRASSCRETE(SEE DETAIL8/L200)NOTE:THE NATURAL HABITAT BUFFER ZONE ISINTENDED TO BE MAINTAINED IN A NATIVELANDSCAPE. PLEASE SEE SECTION 3.4.1 OFTHE LAND USE CODE FOR ALLOWABLE USESWITHIN THE NATURAL HABITAT BUFFERZONE. 8.0010.00'HARMONY ROAD.DOG PARKFIRE LANEENTRYFFE 4904.00PAPAPAPAPACOURTYARDLOADINGPAPORCH (SEEARCHITECTURE DRAWINGS)PAPAPA#5SITE STAIRS7L200TRASH ENCLOSURE (SEEARCHITECTURE DRAWINGS)SITE FENCE1L201PAPAPUMP VAULT(SEE CIVIL)MC GARDEN20.0026.00REDI-ROCK RETAINING WALL6L200DOG WASTE STATION10L200REMOVABLE BOLLARD11L200BOLLARDTYPE 211L2007.00PAPAPAPAPAPAPAPAPAPAPAPAPA19.00 6.004.0010.00TRASHMATCHLINE - SEE SHEET L101MATCHLINE - SEE SHEET L102 GENERATOR ENCLOSURE(SEE ARCHITECTUREDRAWING)80' HARMONY CORRIDORSETBACK (TYP)30' FROM TOP OF BANKDITCH BUFFERTOP OF BANK (PER CIVIL)10' REGIONAL TRAILDITCH ACCESS(SEE CIVIL)PAPAPAPAPAPAPAGROUND FLOORFFE 4891.00GROUND FLOORFFE 4891.00GROUND FLOORFFE 4891.0050.00FROM TOP OF BANKNATURAL HAB ITATBUFFER ZONE (NHBZ ) FOSSI L C R E E K RESE R V O I R I N L E T D I T C H CONTECH FILTERRAPLANTER - (SEE CIVIL)PAPAREDI-ROCK RETAINING WALL6L200REDI-ROCK RETAINING WALL6L200PAPAEXISTING WALL(SEE CIVIL)SHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.3101 Iris Avenue, Suite 130Boulder, Colorado 80301T 303.443.7533Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SDP\L101-L1XX - Hardscape Plans.dwgLast Saved: May 31, 2022 2:27:19 PM by JVITTALLast Plotted 6/1/2022 9:01:13 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV2021044.2006/01/2022THE OVERLANDER BY BALFOUR 3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTAL 2NOT FOR CONSTRUCTIONHARDSCAPE PLANSL1020'20'40'1 = 20'60'NORTHTREE 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.MATCHLINE(SEE KEY MAP)LIMIT OF WORKRIGHT OF WAYEASEMENT / SETBACK LINESPROPOSED 1' CONTOURPROPOSED 5' CONTOURHARDSCAPE AND FINEGRADING LEGENDLANDSCAPE EDGER(SEE DETAIL 8/L401)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 TYPE A(SEE DETAIL 1/L200)CRUSHER FINE(SEE DETAIL 5/L200)PATHWAY BOLLARD(SEE MEP)PAPLANTING AREAEXISTING TREES TO REMAINEXISTING TREES TO BEREMOVED (SEE NOTES)#CONCRETE PAVING TYPE B(SEE DETAIL 1/L200)ARTIFICIAL TURF(SEE DETAIL4/L200)GRASSCRETE(SEE DETAIL8/L200)NOTE:THE NATURAL HABITAT BUFFER ZONE ISINTENDED TO BE MAINTAINED IN A NATIVELANDSCAPE. PLEASE SEE SECTION 3.4.1 OFTHE LAND USE CODE FOR ALLOWABLE USESWITHIN THE NATURAL HABITAT BUFFERZONE. COMPACTED SUBGRADE (PERGEOTECH)1" 4"JOINTING4" THICK STANDARD CONCRETEPAVING. WITH REINFORCEMENTPER GEOTECH.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.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, & 3PAVEMENT TYPE A - STANDARD PAVEMENTSTANDARD GRAY CONCRETE FINISH WITHMEDIUM BROOM FINISH PERPENDICULARTO TRAFFIC. SEE PLANS FOR LOCATION /EXTENT.PAVEMENT TYPE B - 10' REGIONAL TRAIL PAVEMENTYOSEMITE BROWN BY DAVIS COLORS CONCRETEFINISH WITH MEDIUM BROOM FINISH PERPENDICULARTO TRAFFIC. SEE PLANS FOR LOCATION / EXTENT.PAVING TYPE 6STEEL LANDSCAPE EDGERADJACENT SURFACE(SEE PLANS)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 CONCRETE AND / OR WITHSTEEL EDGERNOTES: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.DOWEL ALL EXPANSION AND COLDJOINTS AT STAIRS.2.PROVIDE 12" DIAMETER S.S. DOWEL AT 4"THICK PAVING.3."X" AND "Y" DIMENSION PERGEOTECH/STRUCTURAL.4.CONTRACTOR TO PROVIDE SAMPLES OFCAULK/COLOR AND JOINT MATERIAL.12"X YCAULK 1/4" BELOW SURFACE(COLOR TO MATCH ADJACENT PAVING)1/8" RADIUSADJACENT CONCRETE PAVING2"45.00°VERIFY CONDITION AT 8" SECTION (SEE CIVIL)COMPACTED SUBGRADE(PER GEOTECH).4"12" ASPHALT IMPREGNATED EXPANSIONJOINT MATERIAL WITH BACKER RODOR EQUAL1" 0x18" SMOOTH DOWEL WITHEND CAP @ 18" O.C. LUBRICATEONE END.EXPANSION JOINT - DOWELEDCONCRETE STAIR AT COMMUNITY GARDEN6"DOWELED EXPANSION JOINT(SEE DETAIL 4/L300)DOWELED EXPANSION JOINTNOTES:1.ALL RISERS TO BE 6" UNLESS OTHERWISE NOTED ON CIVILGRADING PLANS.2.SEE CIVIL GRADING PLANS FOR ELEVATION AND NUMBER OFRISERS.3.CONTRACTOR TO PROVIDE ENGINEERED, STAMPEDSTRUCTURAL DRAWINGS TO OWNER'S REP FOR APPROVALCOMPACTED SUBGRADE PERGEOTECHCHEEK WALL MIN. 6" ABOVE TOPSTEP. REFER TO HARDSCAPEPLANS FOR CHEEK WALLLOCATIONS6" TYP.3" WIDE ALUMINUM NON-SLIPSTRIP. SILVER OR BLACK,CONTRACTOR TO PROVIDEOPTIONS FOR APPROVAL BYLANDSCAPE ARCHITECT14" NOSING RADIUS TYP.ENLARGEMENT6" TYP.9"ADJACENT SURFACE1 1/4" THICK STEEL HANDRAIL(PAINT TO MATCHARCHITECTURE)3'-0"3'-0"ADJACENT SURFACE(SEE PLANS)ATTACH PER MANUFACTURER'SRECOMMENDATIONSARTIFICIAL TURFSELF TAPPING ANCHORSCREW @ 24" O.C.FILTER FABRICCRUSHED STONE COMPACTEDTO 95% DRAIN TO PERF PIPECOMPACTED SUBGRADE(PER GEOTECH)4" 24"8"NOTE:1.INSTALL PER MANUFACTURER'SRECOMMENDATIONS.ARTIFICIAL TURFARTIFICIAL TURF REFERENCE IMAGEREDI-ROCK RETAINING WALLREFERENCE IMAGE1.ALL PAVER UNITS TO BE SPACED3/4" - 2" APART2.ALL PAVER UNITS TO HAVEGROOVED FACE SIDE FACING UP3.PROVIDE 'PLANTER'S MIXCOMPOST TO INFILL ALL PAVERS4.COORDINATE WITH IRRIGATIONPLANS1'-334"1'-1158"PAVER UNITSTAGGERED RUNNING BOND LAYOUT358"SEE LANDSCAPEPLANS FOR PLANTMATERIAL TYPE TOBE INSTALLEDBIKE RACK NOTES:1.REFER TO MANUFACTURER SPECIFICATIONSFOR INSTALLATION AND SPACING.2.5' MIN.BIKE RACK2' MIN.2.5' MIN.SEE PLANSADJACENTSIDEWALKBIKE RACKSURFACEMOUNTED TOPAVING TYPE 18"3'-6"BIKE RACK,SEEMATERIALSSCHEDULEPAVING TYPE 1TYPE 1 - REMOVABLE BOLLARDTYPE 2 - BOLTED DOWN BOLLARDNOTES:1.INSTALL ALL FURNISHINGS PERMANUFACTURERS SPECIFICATIONSAND DETAILS.2.PAINT ALL BOLLARDS BLACK.DOG WASTE RECEPTACLE NOTES:1. INSTALL ALL FURNISHINGS PERMANUFACTURERS SPECIFICATIONS ANDDETAILS.SHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.3101 Iris Avenue, Suite 130Boulder, Colorado 80301T 303.443.7533Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SDP\L200 - Site Details.dwgLast Saved: May 31, 2022 1:44:47 PM by JVITTALLast Plotted 6/1/2022 9:01:48 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV2021044.2006/01/2022THE OVERLANDER BY BALFOUR 3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTAL 2NOT FOR CONSTRUCTIONSITE DETAILSL200L20011" = 1'-0"CONCRETE PAVINGSECTIONL20051" = 1'-0"CRUSHED GRAVEL SURFACESECTIONL20033" = 1'-0"CONTROL JOINT - TYPYCALSECTIONL20023" = 1'-0"EXPANSION JOINT - NON-DOWELLEDSECTIONL20073/4" = 1'-0"SITE STAIRSSECTIONL20041" = 1'-0"ARTIFICIAL TURFSECTIONL20061" = 1'-0"REDI-ROCK RETAINING WALLSECTIONL2008N.T.S.GRASSCRETESECTIONL2009N.T.S.BIKE RACKPLAN & SECTIONL20010N.T.S.DOG WASTE RECEPTICLEL20011N.T.S.BOLLARD 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.2 SCREWS OR NAILS PERHORIZONTAL PANEL, EACH SIDEFINISH GRADE2" x 2" WIRE MESH GRIDBLACK(2) 2" x 6" HORZ. CEDAR TOPRAILSGATE LATCH, PAD LOCKABLE2" x 6" HORIZ. CEDAR RAILS4'-0"2" x 8" HORIZ. CEDAR BOTTOMRAIL6"1'-71 2" 4'-0"6'-0"14'-0"2'-0" 13'-6" 2'-9"FINISHED GRADE11'-0"(2)2"x6" TUBE STEELTOP/BOTTOM RAIL. PAINTED BLACK(2)6" SQ STEEL TUBEPOST. PAINTEDBLACK.2'-6"STONE VENEERTO MATCH BUILDING8"PLANELEVATION9"1'-9"9"1'-9"6"14'-0"2'-0"19'-0"19'-0"PLAYING LINE LAYOUT15'-0"7'-0"7'-0"15'-0"44'-0"10'-0"10'-0"20'-0"PICKLEBALL COURT LAYOUTCENTERLINESIDE LINENON-VOLLEYLINENET POSTBASE LINERIGHT SERVICEAREALEFT SERVICEAREANON-VOLLEYZONE2" STRIPESTYP.PICKLEBALL NET ELEVATIONPICKLEBALL COURT NETPOLE20'-0" COURT WIDTH1'-8"1'-8"3'-3"3'-0"2'-10"11'-8"11'-8"23'-878" CENTER TO CENTER NET POSTSCLCLCENTER STRAP ANCHOR2'-0" DIA. (TYP.)5'-0"6" BELOW FROST DEPTH 3'-3"NET POST SET INNET POST SLEEVECONCRETE FOOTING POUR TOUNDISTURBED EARTH (PERGEOTECH/ STRUCTURAL)PICKLEBALL NET (TYP.)(SEE DETAIL 2/L406)NET POST (LACINGROD OPTIONAL)NET TIGHTENERCLPICKLEBALL NET POST FOOTING COURT SURFACEPER STRUCTURAL12" DIA. (TYP.)15" DIA. (TYP.)15"-24"(TYP.)12" DIA.(TYP.)15" DIA. (TYP.)6"(TYP.)NET STRIP ANCHOR DETAIL COURT PAVEMENT PERSTRUCTURALCENTER STRAP ANCHORCONCRETE FOOTING(PER GEOTECH/STRUCTURAL)COMPACTED CRUSHEDSTONE BASE COURSE(PER GEOTECH)CONCRETE SUBGRADE(PER GEOTECH)CONCRETE FOOTING (BELOWPAVEMENT)CENTER STRAP ANCHORALIGN PIN WITH PICKLEBALLNET (SEE DETAIL 2/L406)NET LINE(SEE DETAIL 1/L406)SECTIONPLANSHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.3101 Iris Avenue, Suite 130Boulder, Colorado 80301T 303.443.7533Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SDP\L200 - Site Details.dwgLast Saved: May 31, 2022 1:44:47 PM by JVITTALLast Plotted 6/1/2022 9:02:24 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV2021044.2006/01/2022THE OVERLANDER BY BALFOUR 3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTAL 2NOT FOR CONSTRUCTIONSITE DETAILSL201L20113/4" = 1'-0"SITE FENCESECTIONL-2016N.T.S.PICKLEBALL NET POST FOOTINGPLANL20121/4" = 1'-0"PEDESTRIAN ARCH (DESIGN INTENT ONLY)SECTIONL2015N.T.S.PICKLEBALL NET ELEVATIONSECTIONL-20131/8" = 1'-0"PICKLEBALL COURTPLANL-2014N.T.S.PICKLEBALL NET POST FOOTINGPLAN SHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.3101 Iris Avenue, Suite 130Boulder, Colorado 80301T 303.443.7533Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SDP\L300 - Planting Schedule & Notes.dwgLast Saved: May 26, 2022 11:22:34 AM by JVITTALLast Plotted 6/1/2022 9:02:33 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV2021044.2006/01/2022THE OVERLANDER BY BALFOUR 3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTAL 2NOT 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 LOADINGMATCHLINE - SEE SHEET L101 MATCHLINE - SEE SHEET L102 PRIMARYFARMHOUSE(EXISTING)FFE 4907.86BARN (RELOCATED)FFE 4905.26SECONDARYFARMHOUSE(EXISTING)FFE 4906.30ENTRYFFE 4904.00PORCH (SEEARCHITECTURE DRAWINGS)GROUND FLOORFFE 4891.00GROUND FLOORFFE 4891.00GROUND FLOORFFE 4891.00COURTYARDMC GARDEN6 QM1 QT3 QT6 QT4 QT2 QM4 LP3 CS3 GT4 GT2 GT3 GT1 GT1 GT6 CO3 CO2 TA8 TA2 TA2 TA2 CO3 AT3 AT3 AT2 AT6 AT2 MSS1 MSS3 MSS2 CC2 PP3 PP4 PP4 MR5 MR3 CC3 CC3 MR1 MR2 PP1 QT1 QT1 QTPICKLEBALLCOURT5'-0" PROPERTY EASEMENT30' PARKING EASEMENT40' BUILDING EASEMENT9' PUBLIC ACCESS EASEMENT80' HARMONY CORRIDORSETBACK (TYP)CONTECH FILTERRAPLANTER - (SEE CIVIL)CONTECH FILTERRAPLANTER - (SEE CIVIL)GRANARYFFE 4905.60CONTECH FILTERRAPLANTER - (SEE CIVIL)EMERGENCY ACCESSEASEMENT SEE CIVILSHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.3101 Iris Avenue, Suite 130Boulder, Colorado 80301T 303.443.7533Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SDP\L301-L3XX - Landscape Plans.dwgLast Saved: May 26, 2022 11:23:01 AM by JVITTALLast Plotted 6/1/2022 9:02:48 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV2021044.2006/01/2022THE OVERLANDER BY BALFOUR 3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTAL 2NOT 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 PLAN FOR TYPE)ORNAMENTAL TREES(SEE PLAN FOR TYPE)EVERGREEN TREES(SEE PLAN FOR TYPE)UNDERSTORYSHRUB AND PERENNIALBEDSMANICURED TURF (MT)RIGHT OF WAYENT (ENHANCED NATIVETURF)EXISTING STREET TREESARTIFICIAL TURF(SEE DETAIL 4/L200)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.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.NOTE:THE NATURAL HABITAT BUFFER ZONE ISINTENDED TO BE MAINTAINED IN A NATIVELANDSCAPE. PLEASE SEE SECTION 3.4.1 OFTHE LAND USE CODE FOR ALLOWABLE USESWITHIN THE NATURAL HABITAT BUFFERZONE. 10.00'HARMONY ROAD.LOADINGMATCHLINE - SEE SHEET L101MATCHLINE - SEE SHEET L102 FIRE LANEENTRYFFE 4904.00PORCH (SEEARCHITECTURE DRAWINGS)TRASHGROUND FLOORFFE 4891.00GROUND FLOORFFE 4891.00GROUND FLOORFFE 4891.00DOG PARKCOURTYARDMC GARDEN6 QM2 PS1 PS3 PS2 PS2 PS1 QT3 QT2 QM4 LP3 CS3 GT4 GT2 GT2 CO3 CO6 CO2 CO3 AT3 AT2 CC2 PP3 PP4 PP4 MR5 MR6 AG3 CC3 CC3 MR1 MR2 PP1 QT1 QT80' HARMONY CORRIDORSETBACK (TYP)DITCH ACCESS(PER CIVIL)50' FROM TOP OF BANKNATURAL HABITAT BUFFERZONE (NHBZ)Xref ..\..\X-Refs\ 0 2 L e g e nd \ X - B A S E -A R C H - B A LF O U R . d wgCONTECH FILTERRAPLANTER - (SEE CIVIL)30' FROM TOP OF BANKDITCH EASEMENTTOP OF BANK10' REGIONAL TRAILFOSSI L C R E E K RESE R V O I R I N L E T D I T C H CONTECH FILTERRAPLANTER - (SEE CIVIL)SHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.3101 Iris Avenue, Suite 130Boulder, Colorado 80301T 303.443.7533Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SDP\L301-L3XX - Landscape Plans.dwgLast Saved: May 26, 2022 11:23:01 AM by JVITTALLast Plotted 6/1/2022 9:03:05 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV2021044.2006/01/2022THE OVERLANDER BY BALFOUR 3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTAL 2NOT 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 PLAN FOR TYPE)ORNAMENTAL TREES(SEE PLAN FOR TYPE)EVERGREEN TREES(SEE PLAN FOR TYPE)UNDERSTORYSHRUB AND PERENNIALBEDSMANICURED TURF (MT)RIGHT OF WAYENT (ENHANCED NATIVETURF)EXISTING STREET TREESARTIFICIAL TURF(SEE DETAIL 4/L200)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.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.NOTE:THE NATURAL HABITAT BUFFER ZONE ISINTENDED TO BE MAINTAINED IN A NATIVELANDSCAPE. PLEASE SEE SECTION 3.4.1 OFTHE LAND USE CODE FOR ALLOWABLE USESWITHIN THE NATURAL HABITAT BUFFERZONE. 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 FINISHGRADEFINISHED GRADE - TOP OF SODTHATCH LAYER AND TOP OFMULCH OR DECOMPOSEDGRANITE SHALL BE FLUSH WITHTOP OF EDGERADJACENT SURFACE (SEEPLANS)AMENDED SOILEXISTING SUBGRADE OR 95%COMPACTED SUBGRADENOTE:1.SET ALL EDGING 1" ABOVE FINISHED GRADE AS SHOWN. THERE SHALL BE NO EXPOSED SHARP/ JAGGED EDGES CONTRACTOR SHALL INSTALL STAKES UNLESS OTHERWISE SHOWN, ASREQUIRED BY THE MANUFACTURER.2.ALL MULCH/ROCK BED AREAS ADJACENT TO TURF AND PROPERTY LINES SHALL BECONTAINED BY A STEEL EDGER. AN EDGER SHALL NOT BE REQUIRED WHEN ADJACENT TOHARDSCAPE SURFACES, WALLS, SOLID FENCES OR BUILDINGS.3.THE STEEL EDGER SHALL BE INTERLOCKING ROLLED-TOP TYPE EDGER. OVERLAPPING TYPEEDGER IS NOT PERMITTED.4.SEE MATERIALS SCHEDULE FOR PRODUCT SPEC.STEEL EDGINGROLLED TOP STEEL EDGER (16)12" DIA. HOLES 1" O.C. MIN. AT ALLLOW POINTS, OR POORLYDRAINING AREAS IN ORDER TOENSURE ADEQUATE DRAINAGELONGITUDINAL SECTIONOF EDGER AT LOW POINT(16)1/2" DIA. HOLES MIN. AT ALLLOW POINTSPLANTING AREASSECTION 2PLAN 2SECTION 1PLAN 1NOTE: TYPICAL CHARACTERPLANTING ALONG THE HARMONYBUFFER.SHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.3101 Iris Avenue, Suite 130Boulder, Colorado 80301T 303.443.7533Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SDP\L401 - L4XX - Planting Details.dwgLast Saved: May 25, 2022 2:22:24 PM by JVITTALLast Plotted 6/1/2022 9:03:21 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV2021044.2006/01/2022THE OVERLANDER BY BALFOUR 3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTAL 2NOT 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 AREASSECTIONL4017N.T.SSHRUB PLANTING IN MULCH BEDSECTIONL4018N.T.SSTEEL EDGERSECTIONL4019N.T.SEXHIBIT HARMONY PLANTINGSECTION HARMONY ROAD.CINQUEFOIL LANESECONDARYFARMHOUSE LOADINGX=##########Y=##########MATCHLINE - SEE SHEET L101 MATCHLINE - SEE SHEET L102 PRIMARYFARMHOUSE(EXISTING)FFE 4907.86GRANARYFFE 4905.60BARN (RELOCATED)FFE 4905.26SECONDARYFARMHOUSE(EXISTING)FFE 4906.30ENTRYFFE 4904.00COURTYARDMC GARDENGROUND FLOORFFE 4891.00GROUND FLOORFFE 4891.00GROUND FLOORFFE 4891.00ARTIFICIALTURFSHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.3101 Iris Avenue, Suite 130Boulder, Colorado 80301T 303.443.7533Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SDP\L501-L5XX - Hydrozone Plans.dwgLast Saved: May 31, 2022 2:31:17 PM by JVITTALLast Plotted 6/1/2022 9:03:36 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV2021044.2006/01/2022THE OVERLANDER BY BALFOUR 3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTAL 2NOT 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.FOSSIL CREEKRESERVOIR INLET DITCHLOADINGMATCHLINE - SEE SHEET L101MATCHLINE - SEE SHEET L102 ENTRYFFE 4904.00COURTYARDMC GARDENGROUND FLOORFFE 4891.00GROUND FLOORFFE 4891.00GROUND FLOORFFE 4891.00SHEET NUMBER:SHEET TITLE:REVISIONS:PROJECT NO.:CHECKED BY:DRAWN BY:ISSUE DATE:PLANNINGLANDSCAPE ARCHITECTUREARCHITECTUREwww.dtjdesign.comDTJ DESIGN, Inc.3101 Iris Avenue, Suite 130Boulder, Colorado 80301T 303.443.7533Drawing: u:\2021044.20-balfour ft collins\05 CAD\Sheets\SDP\L501-L5XX - Hydrozone Plans.dwgLast Saved: May 31, 2022 2:31:17 PM by JVITTALLast Plotted 6/1/2022 9:03:52 AMCOPYRIGHT © ALL RIGHTS RESERVED DTJ DESIGN, INC. 2022 TR/GWGO/JV2021044.2006/01/2022THE OVERLANDER BY BALFOUR 3733 E. HARMONY ROAD, FORT COLLINS, CO 80528 PROJECT DEVELOPMENT PLAN SUBMITTAL 2NOT 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.