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SW-WWW - Matt Simpson: Edited Text Box (Please review ODP drainage report requirements
in the FCSCM and revise to report format.
Specific items to note include:
- Further discussion of N Mason drainage master plan (see included master plan report and
plans).
- Include select pages from this plan in appendix.
- Further discussion of Hickory pond.)
Document
2_SITE_Mason Street
ODP_Rd1.pdf
2_SITE_Mason Street
ODP_Rd1.pdf
4_Drainage_Mason
Street_ODP_Rd1.pdf
4_Drainage_Mason
Street_ODP_Rd1.pdf
4_Utility_Mason
Street_ODP_Rd1.pdf
4_Utility_Mason
Street_ODP_Rd1.pdf
5_Drainage Memo_Mason
Street_ODP_Rd1.pdf
5_Drainage Memo_Mason
Street_ODP_Rd1.pdf
5_Drainage Memo_Mason
Street_ODP_Rd1.pdf
5_Drainage Memo_Mason
Street_ODP_Rd1.pdf
5_Drainage Memo_Mason
Street_ODP_Rd1.pdf
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Street_ODP_Rd1.pdf
1
Technical Memo
PO Box 272150
Fort Collins, CO 80527
11Date: February 17, 2023
To: City of Fort Collins, Planning, Development, and Transportation, Environmental Department
From: Cedar Creek Associates, Inc.
Subject: 1311 North College Ecological Characterization Study
This Ecological Characterization Study (ECS) Memo is submitted to address City of Fort Collins
Land Use Code (Section 3.4.1) requirements to identify habitats and natural resource areas on or
within proximity of proposed developments. The Project Site is comprised of parcels 9702100007 and
9702100918 and is situated between Willox Lane and Hickory Street to the north/south. Mason street
generally runs along the Project Site ’s eastern boundary (Figure 1). Ecological characteristics were
evaluated on September 13, 2022.
A data review was conducted to gather information and assist in the evaluation of potential natural
biological resources within the property. The data review entailed an evaluation of online resources
and publications to determine the presence or potential occurrence of important natural and
biological resources. This data review included:
• U.S. Fish and Wildlife Service (USFWS) Federally Listed and Proposed Endangered,
Threatened, and Candidate Species and Critical Habitat as identified by the USFWS
Information, Planning, and Conservation System (IPaC) Official Species List and Critical
Habitat Mapper;
• Migratory Bird Treaty Act (MBTA) and Bald and Golden Eagle Protection Act (BGEPA)
protected species as identified on the IPAC Trust Resources Report;
• T he Colorado Natural Heritage Program database statewide species and natural community
tracking list for Larimer County;
• Colorado Parks and Wildlife (CPW) Threatened and Endangered Species List;
• City’s Natural Areas Species of Concern list (Restoration Plan 2016 -2025, 2016);
• The City’s Land Use Code (Article 3, Section 3.4.1);
• The City’s Natural Habitat and Features Inventory Map (2000);
• The Colorado Wetland Inventory (CWI);
• USFWS National Wetlands Inventory (NWI); and
• US Natural Resources Conservation Service (NRCS) Web Soil Survey.
The following provides a summary of information required by Fort Collins Land Use Code under
3.4.1 (D) (1) items (a) through (k).
ECOLOGICAL STUDY CHARACTERIZATION CHECKLIST
(a & j – General Ecological Function and Wildlife Use). Dominant vegetation supported in
the uplands are non-native pasture species such as smooth brome (Bromus inermis) and orchard
grass (Dactylis glomerata) along with non-native forbs such as alfalfa (Medicago sative) and prickly
lettuce (Lactuca serriola). Non-native species also dominate Dry Creek, which does not exhibit bed
and bank, throughout all strata. Dominant trees include the non-native species crack willow (Salix
fragilis), Siberian elm (Ulmus pumila) and white popular (Populus alba) while smooth brome is
dominant in the herbaceous layer.
Wildlife use of the Project Site is low due to the surrounding urban development, seasonal mowing,
and dominance by non-native species. The mature trees located along the drainage channel and
SE boundary of the Project Site provides suitable perching, nesting, and foraging habitat for
songbirds and raptors. No raptors or nests were observed in trees on the property during the site
visit. Future raptor nesting in trees within the Project Site is unlikely due to surrounding human
activities and the lack of suitable, adjacent foraging habitats. Wildlife species capable of existing
within or using the Project Site are limited to those species that are either habitat generalists
capable of existing in modified urban environments or species which use a wide variety of habitats
for foraging over a large area.
According to the NCRS Web Soil Survey, the Project Site is comprised mainly of Nunn clay loam 0 -
1 percent slopes. This is a poorly drained , not highly erosive soil and is not classified as hydric. The
topography of the Project Site is generally level with gradual drainage into Dry Creek.
Attached Photos provide representative views of the Project Site.
A winter raptor nesting survey was conducted on December 5th 2022, which was after leaf fall to
facilitate observation of nests. There were no raptor nests identified on any trees in or adjacent to
the project area.
(b & f – Wetland and Water Delineation) Dry Creek is not considered a wetland by the NWI or
CWI. Additionally, an investigation of the area using methodology described in the USACE wetland
delineation manual show no dominant wetland species. There is no high-water mark or evidence of
flowing water, and no bed or bank is established within the extent of the channel.
(c – Prominent Views) The Project Site does not provide any significant or unobstructed views
of natural areas or other important visual features.
(d – Native Vegetation Summary) Native vegetation is limited on the Project Site and is only
present in a few small patches of Western wheatgrass (Pascopyrum smithii ) in the upland pastures
and horse tail (Equisetum sp.) and showy milkweed (Asclepias speciosa) in the drainage channel .
Other native woody species observed on the Project site include rose (Rosa woodsii), wild licorice
(Glycyrrhiza lepidota) and narrowleaf willow (Salix exigua). A linear stand of cottonwood (Populus
deltoides) trees is also present along the SE boundary of the Project Site but is lacking an
herbaceous understory due to residential development.
(e – Non-native Vegetation Summary) The trees present along the drainage channel and road
provide suitable foraging, perching, and nesting habitat for urban adapted avifauna. They create
shade, provide canopy cover, and offer aesthetic and cooling value. The ec ological value of these
trees is diminished by the proximity to the residences, limited suitable habitat in the surrounding
area and lack of a native herbaceous understory .
(g – Sensitive Species Habitat) Showy milkweed is present in the NW portion of the Project
Site. This genus (Asclepias sp.) serves as the obligate host plant for the Monarch butterfly (Danaus
plexippus), a USFWS candidate species.
The project area was also evaluated with regards to potential habitat for state and federal listed
threatened and endangered species, and it was determined that no suitable habitat exists for
Preble’s meadow jumping mouse (Zapus hudsonius preblei), Ute ladies’-tresses (Spiranthes
diluvialis), or Western prairie fringed orchid (Platanthera praeclara).
(h – Special Habitat Features) The most prominent ecological feature on the Project Site is Dry
Creek bisecting the property , which is considered a Natural Habitat Feature by the City of Fort
Collins. In accordance with Section 3.4 .1, this feature requires a 100-foot buffer zone. The channel
is comprised mainly of non-native vegetation and exhibits no indication of flowing water with no
establishment of a stream bed or bank.
(i – Wildlife Movement Corridors) Dry Creek provides some cover and movement potential for
highly mobile, urbanized wildlife species such as mule deer (Odocoileus hemionus ), raccoon
(Procyon lotor), and coyote (Canis latrans). Lack of flowing water, significant native vegetation or
quality surroundi ng habitat limits the Project Sites potential as a wildlife movement corridor.
(k – Timing Issues) Nesting avifauna should be considered during development planning of the
Project Site. Mature trees provide suitable nesting habitat for several species. To the extent possible,
tree removal and ground disturbing activities should be limited during the migratory bird nesting
season (February 1st to July 31st). Raptor avoidance should also be observed and should follow CPW
recommended buffer zones and seasonal restrictions.
(l – Proposed Mitigation) In accordance with Section 3.4 .1, a 100-foot buffer zone around the
Dry Creek is warranted for the Project Site. Impacts to showy milkweed should be avoided, if
possible. However, if they are disturbed, seeding of showy milkweed should be implemented in the
Natural Habitat Buffer Zone as mitigation. Additionally, a qualified biologist should survey any trees
that are slated for removal during the nesting season (from February 1st to July 31st). These surveys
ensure compliance with the Migratory Bird Treaty Act by verifying no active bird nests are disturbed.
Dry Creek
1311 North College
Project Area
Project Name:
1311 North College
Location:
Fort Collins, Colorado
Photo ID Number:
IMG_1063
Date:
9/13/22
Site ID:
South Pasture
Description:
Representative of the
vegetation community within
the mowed pastures.
Project Name:
1311 North College
Location:
Fort Collins, Colorado
Photo ID Number:
IMG_1072
Date:
9/13/22
Site ID:
Cottonwood
Description:
Cottonwood stand along
Mason St.
Project Name:
1311 North College
Location:
Fort Collins, Colorado
Photo ID Number:
IMG_1177
Date:
9/13/22
Site ID:
Dry Creek
Description:
Representative of Dry Creek
and associated upland
vegetation communities.
Project Name:
1311 North College
Location:
Fort Collins, Colorado
Photo ID Number:
IMG_1179
Date:
9/13/22
Site ID:
Dry Creek
Description:
Representative of Dry Creek
and associated upland
vegetation communities.
Dry Creek
Dry Creek
Project Name:
1311 North College
Location:
Fort Collins, Colorado
Photo ID Number:
IMG_1069
Date:
9/13/22
Site ID:
North Pasture
Description:
Representative of the north
pasture un-mowed
vegetation community.
Milkweed present.
Project Name:
1311 North College
Location:
Fort Collins, Colorado
Photo ID Number:
IMG_1070
Date:
9/13/22
Site ID:
North Pasture 01
Description:
Representative of the north
pasture non-mowed
vegetation community. Wild
licorice present.
Project Name:
1311 North College
Location:
Fort Collins, Colorado
Photo ID Number:
IMG_1176
Date:
9/13/22
Site ID:
Dry Creek
Description:
Representative of misuse
within Dry Creek.
Project Name:
1311 North College
Location:
Fort Collins, Colorado
Photo ID Number:
1311 N College12-59-
00
Date:
8/17/22
Site ID:
Dry Creek
Description:
Dry Creek along the eastern
boundary
Dry Creek
Dry Creek
Mason Street Infrastructure – Legal Description
Tracts of land located in the Northeast Quarter of Section 2, Township 7 North, Range 69 West of
the 6th P.M., City of Fort Collins, County of Larimer, State of Colorado, being more particularly
described as follows:
Part of the NE ¼ of NE ¼ of Section 2, Township 7 North, Range 69 West of the 6th P.M.,
described as follows:
Beginning at a point 1642.54 feet South of the Northeast corner of said Section 2, thence West
340 feet to a point of beginning; thence West 986 feet; thence South 262.8 feet; thence East 986
feet; thence North 262.8 feet to the point of beginning; County of Larimer, State of Colorado
Except a tract of land located in said NE ¼ of NE ¼ of Section 2, recorded January 10, 1977 as
Reception No. 178536.
TOGETHER WITH:
Commencing at a point 2146.7 feet South and 40 feet West of the NE corner of Section 2,
Township 7 North, Range 69 West of the 6th P.M., County of Larimer, State of Colorado; thence
West 280 feet; thence N 68° 20' W, 95.30 feet; thence N 35° 50' W, 254.36 feet; thence West
768.56 feet; thence South 377.36 feet; thence East 1286 feet; thence North 136 feet to the Point
of Beginning;
Except the following described tract of land which is also known as Martins First Addition
according to plat recorded March 30, 1970 in Book 1429 at Page 750: a tract of land situated in
the NE 1/4 of Section 2, Township 7 North, Range 69 West of the 6th P.M., County of Larimer,
State of Colorado, being more particularly described as follows:
Considering the East line of the NE 1/4 of Section 2, Township 7 North, Range 69 West of the
6th P.M., County of Larimer, State of Colorado as bearing South and with all bearings contained
herein relative thereto;
Commencing at the NE corner of said Section 2; thence South 2146.70 feet along the East line of
the NE 1/4 of said Section 2 to the True Point of Beginning; thence again South 134.27 feet
along said East line; thence West and leaving said East line 408.57 feet; thence North 169.46
feet; thence N 68° 20' E, 95.30 feet; thence East 320.00 feet to the True Point of Beginning.
Said described tracts contains 571,843 square feet or 13.13 acres, more or less.
NORTHERNENGINEERING.COM | 970.221.4158 OVERALL DRAINAGE MEMO: MASON STREET INFRASTRUCTURE
FORT COLLINS | GREELEY 1 | 2
May 24, 2023
Stormwater Department
City of Fort Collins
700 Wood Street
Fort Collins, Colorado 80521
RE: OVERALL DRAINAGE MEMORANDUM FOR MASON STREET INFRASTRUCTURE
FORT COLLILNS, COLORADO
NE PROJECT NUMBER: 1971-001
Dear City Staff:
This letter report accompanies the submittal for the Mason Street Infrastructure Overall Development Plan
(ODP). Specifically, this letter report serves to document the overall drainage impacts associated with the
proposed developments. As each lot develops it will need to follow the FCSCM and this ODP Memo.
The proposed development is comprised of two properties located east of N College Ave and north of Hickory
Street. The site is situated around N Mason Street and Hibdon Court and will include the development of three
lots (Lot 1, Lot 2, Lot 3), Mason Street right-of-way dedication, and a single tract (Tract A). The overall combined
site is 13.45 acres in size. The site is currently zoned as Service Commercial District (C-S).
The subject properties are not located in a FEMA or City of Fort Collins regulatory floodplain and there are no
existing structures onsite. Any proposed buildings will be constructed with a finish floor elevation of at least 1.5-
ft above the spillway elevation.
The proposed development site is in the City of Fort Collins Dry Creek Master Drainage Basin. Detention
requirements for this basin are to detain the difference between the 100-year development inflow rate and the
historic 2-year release rate. In the Dry Creek Basin the 2-year historic release rate is 0.2 cfs/acre. With future
development, the lots surrounding N Mason Street will be responsible for providing water quality treatment and
Low impact development (LID) per the Fort Collins Stormwater Criteria Manual.
The proposed site will include the construction of the Interim Hickory Regional Detention Pond located in Lot 1.
The Hickory Pond will provide detention for the adjacent Lot 2 and standard water quality treatment for Lot 1 &
2 in the interim. Water quality treatment and LID will be provided with the future development of Lots 2 & 3 to
meet the city’s current requirements. Lot 3 will maintain historic drainage paths in the interim condition.
Detention location and analysis for Lot 3 will be determined with development. There is an existing site outfall in
the southeast corner of the project site. The Interim Hickory Regional Detention Pond will detain and release
upstream of the existing outfall to minimize impact to downstream infrastructure.
The site does receive notable runoff from adjacent properties which are detained in an existing detention pond
onsite. The interim Hickory Pond will incorporate the existing detention volume and release rate in the interim
condition. Additional analysis of these offsite flows will be performed with the Ultimate Hickory Regional
Detention Pond and designed by the City of Fort Collins.
NORTHERNENGINEERING.COM | 970.221.4158 OVERALL DRAINAGE MEMO: MASON STREET INFRASTRUCTURE
FORT COLLINS | GREELEY 2 | 2
In summary, this Overall Drainage Memo addresses any potential stormwater changes associated with the
proposed Overall Development Plan. In general, there is no significant changes proposed at a major drainage
level. The ODP complies with the governing City of Fort Collins Master Drainage Plans, and the previously
approved drainage report for the subject property.
Sincerely,
NORTHERN ENGINEERING SERVICES, INC.
MASON RUEBEL, PE
Project Engineer
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EXISTING OWNER: NORTH
COLLEGE 1311 LLC
OWNER: VALLEY
STEEL & QR INC
(C-S DISTRICT)
OWNER: NORTH
COLLEGE 1311 LLC
(C-S DISTRICT)
OWNER: HOYT JOHN R
(C-S DISTRICT)
OWNER: THOMPSON
PROPERTIES LLC
(C-S DISTRICT)
OWNER: D AND S
MOTELS INC
(C-S DISTRICT)OWNER: WOOD RONALD
G/JENNIFERL/WILLARD E
(C-S DISTRICT)
OWNER: WANKIER LANCE
(C-S DISTRICT)
OWNER: STONECREST INC
(C-S DISTRICT)
OWNER: R AND S
HOLDINGS LLC
(C-S DISTRICT)
OWNER: VALLEY STEEL &
WIRE SUBDIVISION
(C-S DISTRICT)
OWNER:HAINES BRANDON KUHRT
MUSTANG SUBDIVISION
(C-S DISTRICT)
HICKORY STREET
HIBDON COURT
N
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EXISTING OWNER: CITY OF
FORT COLLINS
R.O.W AGREEMENT WITH UNION
PACIFIC RAILROAD FOR THE PURPOSE
OF IRRIGATION DITCH & IRRIGATION
WATER UNSPECIFIED WIDTH
AGREEMENT
BK 813 PG 27
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OWNER: NORTHERN COLORADO
FEEDERS SUPPLY SUB., 1ST
(C-S DISTRICT)
OWNER: GINKY TRUST
(L-M-N DISTRICT)
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OWNER: R AND S
HOLDINGS LLC
(C-S DISTRICT)
EXISTING
PROPERTY LINE
TO BE VACATED
EXISTING
PROPERTY LINE
TO BE VACATED
C-S DISTRICT
HICKORY REGIONAL
DETENTION POND
±7.40 ACRES
C-S DISTRICT
±2.70 ACRES
C-S DISTRICT
±1.25 ACRES
EXISTING OWNER: NORTH
COLLEGE 1311 LLC
2
7.40 ac.
1
EXISTING SITE
OUTFALL
EXISTING DETENTION
POND OUTFALL
EXISTING
CULVERTS
EXISTING STORM
DRAIN
2.70 ac.
2
1.25 ac.
3
1
3
EXISTING IRRIGATION
DITCH
EXISTING DETENTION
POND
DETENTION POND
DETENTION POND
DETENTION POND
20' WATERLINE AND
ROW EASEMENT
REC. NO. 85040113
20' UTILITY EASEMENT BK
1430 PG 930
20' UTILITY
EASEMENT PER
PLAT OF BREW SUB.
FIRST FILING
RIGHT OF WAY EASEMENT
BK 929 PG 30
(WIDTH VARIES)
6' UTILITY
EASEMENT
BK 1658 PG 746
6' UTILITY
EASEMENT PER
PLAT OF BREW SUB.
FIRST FILING
EXISTING 10' UTILTIY
EASEMENT
BK 1658 PG 746
24' NOTICE OF CITY WEST SIDE ACCESS
ROAD/PUBLIC ACCESS ALIGNMENT
REC. NO. 20140051199
24' NON-EXCLUSIVE PUBLIC
ACCESS EASEMENT CITY OF
FORT COLLINS
REC. NO.20140038802
3' POWER LINE EASEMENT
TO CITY OF FORT COLLINS
BK 1475 PG 941
45' ROW
BK 1743 PG 632
10' UTILITY
EASEMENT
BK 1572 PG 322
45' ROW
BK 1743 PG 632
10' UTILITY
EASEMENT
BK 1572 PG 321
30' UPRR TRACK EASEMENT
BOOK 2027 PAGE 988
REC. NO. 98091992 &
REC. NO. 20060019203
D
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EXISTING STORM
INLETS
SECTION LINE
SECTION LINE
LOT 2
LOT 1
LOT 3
30' UPRR TRACK EASEMENT
BOOK 2027 PAGE 988
REC. NO. 98091992 &
REC. NO. 20060019203
NON-EXCLUSIVE
ACCESS EASEMENT
REC. NO. 20140030921
53.5' PERPETUAL EASEMENT FOR
ELECTRIC POWER TRANSMISSION LINE
BK 923 PG 282
24' ACCESS EASEMENT
REC. NO. 20140036292
20 IRRIGATION DITCH
EASEMENT
BK 1429 PG 750
30 EASEMENT FOR ROAD PURPOSES
BK 1143 PG 187
(EXCEPTION PARCEL PIB FCIF25205400)
20 RIGHT OF WAY EASEMENT
BK 1114 PG 555
6' UTILITY EASEMENT
REC. NO. 2006-0068858 &
REC. NO. 2006-0068859
20' UTILITY EASEMENT
PER VALLEY STEEL &
WIRE SUBDIVISION PLAT
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CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what's below.
before you dig.Call
R
NORTH
( IN FEET )
0
1 INCH = 60 FEET
60 60 120 180
LEGEND:
NOTES:
1.ALL PROJECT DATA IS ON THE CITY OF FORT COLLINS VERTICAL DATUM; NAVD88.
SEE OVERALL DEVELOPMENT PLAN FOR BENCHMARK REFERENCES.
2.ACCESS POINTS SHOWN ON THE ODP ARE APPROXIMATE. EXACT LOCATIONS TO BE
DETERMINED DURING THE PDP PROCESS. TWO POINTS OF FIRE ACCESS HAVE BEEN
PLANNED TO SERVICE DEVELOPMENT.
3.PLANNING AREA ACREAGE AND BOUNDARIES ARE PRELIMINARY AND SUBJECT TO
CHANGE WITH DETAILED PLANNING.
4.THERE ARE NO NATURAL AREAS, HABITATS, OR FEATURES WITHIN THE PROPOSED
PROJECT BOUNDARY OR WITHIN THE NATURAL AREA BUFFER ZONES REQUIRED BY
LAND USE CODE SECTION 3.4.1(E).
5.REFER TO ODP AND OVERALL DRAINAGE MEMO FOR ADDITIONAL INFORMATION.
C
3
HCM 6th TWSC 101: Access 101 & Hibdon Court
05/23/2023 2045 Bkgrd + Project - PM Peak Hour
North College 1311 ODP Traffic Impact Study - Fort Collins, CO Synchro 11 Report
Fox Tuttle Transportation Group Page 7
Intersection
Int Delay, s/veh 4.9
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 18 24 28 25 44 15
Future Vol, veh/h 18 24 28 25 44 15
Conflicting Peds, #/hr 0 00000
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - - - - 0 -
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 22222
Mvmt Flow 20 26 30 27 48 16
Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 46 0 120 33
Stage 1 - - - - 33 -
Stage 2 - - - - 87 -
Critical Hdwy - - 4.12 - 6.42 6.22
Critical Hdwy Stg 1 - - - - 5.42 -
Critical Hdwy Stg 2 - - - - 5.42 -
Follow-up Hdwy - - 2.218 - 3.518 3.318
Pot Cap-1 Maneuver - - 1562 - 876 1041
Stage 1 - - - - 989 -
Stage 2 - - - - 936 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - 1562 - 858 1041
Mov Cap-2 Maneuver - - - - 858 -
Stage 1 - - - - 989 -
Stage 2 - - - - 917 -
Approach EB WB NB
HCM Control Delay, s 0 3.9 9.3
HCM LOS A
Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT
Capacity (veh/h)898 - - 1562 -
HCM Lane V/C Ratio 0.071 - - 0.019 -
HCM Control Delay (s) 9.3 - - 7.4 0
HCM Lane LOS A - - A A
HCM 95th %tile Q(veh) 0.2 - - 0.1 -
HCM 6th TWSC 102: Mason St & Rescue Mission South Access
05/24/2023 2045 Bkgrd + Project - PM Peak Hour
North College 1311 ODP Traffic Impact Study - Fort Collins, CO Synchro 11 Report
Fox Tuttle Transportation Group Page 1
Intersection
Int Delay, s/veh 0.4
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 2 2 1 43 65 1
Future Vol, veh/h 2 2 1 43 65 1
Conflicting Peds, #/hr 0 00000
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 65 65 65 65 65 65
Heavy Vehicles, % 2 22222
Mvmt Flow 3 3 2 66 100 2
Major/Minor Minor2 Major1 Major2
Conflicting Flow All 171 101 102 0 - 0
Stage 1 101 -----
Stage 2 70 -----
Critical Hdwy 6.42 6.22 4.12 - - -
Critical Hdwy Stg 1 5.42 -----
Critical Hdwy Stg 2 5.42 -----
Follow-up Hdwy 3.518 3.318 2.218 - - -
Pot Cap-1 Maneuver 819 954 1490 - - -
Stage 1 923 -----
Stage 2 953 -----
Platoon blocked, % - - -
Mov Cap-1 Maneuver 818 954 1490 - - -
Mov Cap-2 Maneuver 818 -----
Stage 1 922 -----
Stage 2 953 -----
Approach EB NB SB
HCM Control Delay, s 9.1 0.2 0
HCM LOS A
Minor Lane/Major Mvmt NBL NBTEBLn1 SBT SBR
Capacity (veh/h)1490 - 881 - -
HCM Lane V/C Ratio 0.001 - 0.007 - -
HCM Control Delay (s) 7.4 0 9.1 - -
HCM Lane LOS A A A - -
HCM 95th %tile Q(veh) 0 - 0 - -
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LOT 2
OWNER: NORTH
COLLEGE 1311 LLC
OWNER: VALLEY
STEEL & QR INC
(C-S DISTRICT)
OWNER: NORTH
COLLEGE 1311 LLC
(C-S DISTRICT)
OWNER: HOYT JOHN R
(C-S DISTRICT)
OWNER: THOMPSON
PROPERTIES LLC
(C-S DISTRICT)
OWNER: D AND S
MOTELS INC
(C-S DISTRICT)OWNER: WOOD RONALD
G/JENNIFERL/WILLARD E
(C-S DISTRICT)
OWNER: WANKIER LANCE
(C-S DISTRICT)
OWNER: STONECREST INC
(C-S DISTRICT)
OWNER: R AND S
HOLDINGS LLC
(C-S DISTRICT)
OWNER: VALLEY STEEL &
WIRE SUBDIVISION
(C-S DISTRICT)
OWNER:HAINES BRANDON KUHRT
MUSTANG SUBDIVISION
(C-S DISTRICT)
HICKORY STREET
HIBDON COURT
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EXISTING OWNER: CITY OF
FORT COLLINS
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OWNER: NORTHERN COLORADO
FEEDERS SUPPLY SUB., 1ST
(C-S DISTRICT)
OWNER: GINKY TRUST
(L-M-N DISTRICT)
N
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OWNER: R AND S
HOLDINGS LLC
(C-S DISTRICT)
LOT 1
LOT 3
C-S DISTRICT
HICKORY REGIONAL
DETENTION POND
±7.26 ACRES
C-S DISTRICT
±2.44 ACRES
C-S DISTRICT
±1.11 ACRES
EXISTING OWNER: NORTH
COLLEGE 1311 LLC
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20' UTILITY
EASEMENT
BK 1429 PG 750
20' UTILITY
EASEMENT PER
PLAT OF BREW SUB.
FIRST FILING
RIGHT OF WAY EASEMENT
BK 929 PG 30
(WIDTH VARIES)
6' UTILITY
EASEMENT
BK 1658 PG 746
6' UTILITY
EASEMENT PER
PLAT OF BREW SUB.
FIRST FILING
EXISTING 10' UTILTIY
EASEMENT
BK 1658 PG 746
3' POWER LINE EASEMENT TO
CITY OF FORT COLLINS
BK 1475 PG 941
45' ROW
BK 1743 PG 632
10' UTILITY
EASEMENT
BK 1572 PG 322
45' ROW
BK 1743 PG 632
10' UTILITY
EASEMENT
BK 1572 PG 321
30' UPRR TRACK EASEMENT
BOOK 2027 PAGE 988
REC. NO. 98091992 &
REC. NO. 20060019203
20' WATERLINE AND
ROW EASEMENT
REC. NO. 85040113
NON-EXCLUSIVE
ACCESS EASEMENT
REC. NO. 20140030921
53.5' PERPETUAL EASEMENT FOR
ELECTRIC POWER TRANSMISSION LINE
BK 923 PG 282
24 ACCESS EASEMENT
REC. NO. 20140036292
20 IRRIGATION DITCH
EASEMENT
BK 1429 PG 750
30 EASEMENT FOR ROAD PURPOSES
BK 1143 PG 187
(EXCEPTION PARCEL PIB FCIF25205400)
20 RIGHT OF WAY EASEMENT
BK 1114 PG 555
EXISTING
SANITARY SEWER
EXISTING
PROPERTY LINE
TO BE VACATED
EXISTING
PROPERTY LINE
TO BE VACATED
CONNECTION TO
EXISTING SANITARY
SEWER
CONNECTION TO
EXISTING WATER MAIN
EXISTING FIRE
HYDRANT
CONNECTION TO
EXISTING WATER MAIN
EXISTING WATER
MAIN
EXISTING CABLE AND
ELECTRIC LINES
SECTION LINE
SECTION LINE
R.O.W AGREEMENT WITH UNION
PACIFIC RAILROAD FOR THE PURPOSE
OF IRRIGATION DITCH & IRRIGATION
WATER UNSPECIFIED WIDTH
AGREEMENT
BK 813 PG 27
6' UTILITY EASEMENT
REC. NO. 2006-0068858 &
REC. NO. 2006-0068859
20' UTILITY EASEMENT
PER VALLEY STEEL &
WIRE SUBDIVISION PLAT
71' ROW
71' ROW
EXISTING 36"
WATER LINE
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CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what's below.
before you dig.Call
R
LEGEND:
W
SS
NOTES:
1.ALL WATER LINES AND SANITARY SEWER LINES ARE PART OF THE CITY OF FORT
COLLINS.
2.PROPOSED SERVICES CONNECTIONS ARE PLANNED TO BE MADE FROM EXISTING
UTILITY MAINS. PROPOSED UTILITIES SHOWN WITH THE MASTER UTILITY PLAN ARE
CONCEPTUAL IN NATURE AND ARE SUBJECT TO CHANGE WITH SUBSEQUENT
PROJECT DEVELOPMENT PLAN APPLICATIONS.
4.ACCESS POINTS SHOWN ON THE ODP ARE APPROXIMATE. EXACT LOCATIONS TO BE
DETERMINED DURING THE PDP PROCESS. TWO POINTS OF FIRE ACCESS HAVE BEEN
PLANNED TO SERVICE DEVELOPMENT.
5.PLANNING AREA ACREAGES AND BOUNDARIES ARE PRELIMINARY AND SUBJECT TO
CHANGE WITH DETAILED PLANNING.
6.REFER TO ODP AND MASTER DRAINAGE PLAN FOR ADDITIONAL INFORMATION.
NORTH
( IN FEET )
0
1 INCH = 60 FEET
60 60 120 180
W
SS