HomeMy WebLinkAboutMASON STREET INFRASTRUCTURE - FDP230016 - SUBMITTAL DOCUMENTS - ROUND 2 - LANDSCAPE PLANDRAWING NUMBER:
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
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419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
RIPLEY DESIGN INC.
Klara Rossouw
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
NORTH COLLEGE 1311, LLC
262 E. Mountain Ave.
Fort Collins, CO 80524
p. 970.490.2626
ENGINEER
LAND PLANNER
NORTHERN ENGINEERING
Blaine Mathisen
301 N Howes St, Suite 100
Fort Collins, CO 80521
p. 970.221.4158
OWNER
COVER SHEET
PDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
10/4/2023PDP RD 22
5/24/2023PDP RD 11
FORT COLLINS, CO
KR
LO
R23-008
L0.01
VICINITY MAP
NORTH
GROSS
GROSS AREA 571,843 SF (13.13 AC)
ZONING C-S
GROSS
AREA (SF)%
TRACT A 10,683 1.9
LOT 1 339,334 59.3
LOT 2 120,748 21.1
LOT 3 57,558 10.1
PUBLIC STREET RIGHT-OF-WAY 43520 7.61
HARDSCAPE 4,942
DRIVES AND PARKING 25,588
LANDSCAPE 12,990
TOTAL GROSS COVERAGE 571,843SF
(13.13 AC)100.00
NET
NET AREA 530,365 SF (12.17 AC)
AREA COVERAGE
LAND USE CHART
MASON STREET INFRASTRUCTURE
PROJECT DEVELOPMENT PLAN
1.PLANT QUALITY: ALL PLANT MATERIAL SHALL BE A-GRADE OR NO. 1 GRADE - FREE OF ANY DEFECTS, OF NORMAL HEALTH,
HEIGHT, LEAF DENSITY AND SPREAD APPROPRIATE TO THE SPECIES AS DEFINED BY THE AMERICAN ASSOCIATION OF
NURSERYMEN (AAN) STANDARDS. ALL TREES SHALL BE BALL AND BURLAP OR EQUIVALENT.
2.IRRIGATION: ALL LANDSCAPE AREAS WITHIN THE SITE INCLUDING TURF, SHRUB BEDS AND TREE AREAS SHALL BE
IRRIGATED WITH AN AUTOMATIC IRRIGATION SYSTEM. THE IRRIGATION PLAN MUST BE REVIEWED AND APPROVED BY THE
CITY OF FORT COLLINS WATER UTILITIES DEPARTMENT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT. ALL TURF
AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC POP-UP IRRIGATION SYSTEM. ALL SHRUB BEDS AND TREES, INCLUDING
IN NATIVE SEED AREAS, SHALL BE IRRIGATED WITH AN AUTOMATIC DRIP (TRICKLE) IRRIGATION SYSTEM, OR WITH AN
ACCEPTABLE ALTERNATIVE APPROVED BY THE CITY WITH THE IRRIGATION PLANS. THE IRRIGATION SYSTEM SHALL BE
ADJUSTED TO MEET THE WATER REQUIREMENTS OF THE INDIVIDUAL PLANT MATERIAL.
3.TOPSOIL: TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTION ACTIVITY SHALL BE
CONSERVED FOR LATER USE ON AREAS REQUIRING REVEGETATION AND LANDSCAPING.
4.SOIL AMENDMENTS: SOIL AMENDMENTS SHALL BE PROVIDED AND DOCUMENTED IN ACCORDANCE WITH CITY CODE
SECTION 12-132. THE SOIL IN ALL LANDSCAPE AREAS, INCLUDING PARKWAYS AND MEDIANS, SHALL BE THOROUGHLY
LOOSENED TO A DEPTH OF NOT LESS THAN EIGHT(8) INCHES AND SOIL AMENDMENT SHALL BE THOROUGHLY
INCORPORATED INTO THE SOIL OF ALL LANDSCAPE AREAS TO A DEPTH OF AT LEAST SIX(6) INCHES BY TILLING, DISCING
OR OTHER SUITABLE METHOD, AT A RATE OF AT LEAST THREE (3) CUBIC YARDS OF SOIL AMENDMENT PER ONE
THOUSAND (1,000) SQUARE FEET OF LANDSCAPE AREA. PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY, A
WRITTEN CERTIFICATION MUST BE SUBMITTED TO THE CITY THAT ALL PLANTED AREAS, OR AREAS TO BE PLANTED, HAVE
BEEN THOROUGHLY LOOSENED AND THE SOIL AMENDED, CONSISTENT WITH THE REQUIREMENTS SET FORTH IN SECTION
12-132.
5.INSTALLATION AND GUARANTEE: ALL LANDSCAPING SHALL BE INSTALLED ACCORDING TO SOUND HORTICULTURAL
PRACTICES IN A MANNER DESIGNED TO ENCOURAGE QUICK ESTABLISHMENT AND HEALTHY GROWTH. ALL LANDSCAPING
FOR EACH PHASE MUST BE EITHER INSTALLED OR THE INSTALLATION MUST BE SECURED WITH AN IRREVOCABLE LETTER
OF CREDIT, PERFORMANCE BOND, OR ESCROW ACCOUNT FOR 125% OF THE VALUATION OF THE MATERIALS AND LABOR
PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR ANY BUILDING IN SUCH PHASE.
6.MAINTENANCE: TREES AND VEGETATION, IRRIGATION SYSTEMS, FENCES, WALLS AND OTHER LANDSCAPE ELEMENTS
WITH THESE FINAL PLANS SHALL BE CONSIDERED AS ELEMENTS OF THE PROJECT IN THE SAME MANNER AS PARKING,
BUILDING MATERIALS AND OTHER SITE DETAILS. THE APPLICANT, LANDOWNER OR SUCCESSORS IN INTEREST SHALL BE
JOINTLY AND SEVERALLY RESPONSIBLE FOR THE REGULAR MAINTENANCE OF ALL LANDSCAPING ELEMENTS IN GOOD
CONDITION. ALL LANDSCAPING SHALL BE MAINTAINED FREE FROM DISEASE, PESTS, WEEDS AND LITTER, AND ALL
LANDSCAPE STRUCTURES SUCH AS FENCES AND WALLS SHALL BE REPAIRED AND REPLACED PERIODICALLY TO
MAINTAIN A STRUCTURALLY SOUND CONDITION.
7.REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS OTHERWISE REMOVED, SHALL BE PROMPTLY REPLACED IN
ACCORDANCE WITH THE REQUIREMENTS OF THESE PLANS.
8.THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN TREES/SHRUBS AND UTILITIES:
40 FEET BETWEEN CANOPY TREES AND STREET LIGHTS
15 FEET BETWEEN ORNAMENTAL TREES AND STREETLIGHTS
10 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER MAIN LINES
6 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER SERVICE LINES.
4 FEET BETWEEN SHRUBS AND PUBLIC WATER AND SANITARY AND STORM SEWER LINES
4 FEET BETWEEN TREES AND GAS LINES
9.ALL STREET TREES SHALL BE PLACED A MINIMUM EIGHT (8) FEET AWAY FROM THE EDGES OF DRIVEWAYS AND ALLEYS
PER LUC 3.2.1(D)(2)(a).
10.PLACEMENT OF ALL LANDSCAPING SHALL BE IN ACCORDANCE WITH THE SIGHT DISTANCE CRITERIA AS SPECIFIED BY THE
CITY OF FORT COLLINS. NO STRUCTURES OR LANDSCAPE ELEMENTS GREATER THAN 24" SHALL BE ALLOWED WITHIN THE
SIGHT DISTANCE TRIANGLE OR EASEMENTS WITH THE EXCEPTION OF DECIDUOUS TREES PROVIDED THAT THE LOWEST
BRANCH IS AT LEAST 6' FROM GRADE. ANY FENCES WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENT MUST BE NOT
MORE THAN 42" IN HEIGHT AND OF AN OPEN DESIGN.
11.THE DEVELOPER SHALL ENSURE THAT THE FINAL LANDSCAPE PLAN IS COORDINATED WITH ALL OTHER FINAL PLAN
ELEMENTS SO THAT THE PROPOSED GRADING, STORM DRAINAGE, AND OTHER DEVELOPMENT IMPROVEMENTS DO NOT
CONFLICT WITH NOR PRECLUDE INSTALLATION AND MAINTENANCE OF LANDSCAPE ELEMENTS ON THIS PLAN.
12.MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION -- AS REQUIRED BY SITE
CONDITIONS OR PLANT AVAILABILITY. OVERALL QUANTITY, QUALITY, AND DESIGN CONCEPT MUST BE CONSISTENT WITH
THE APPROVED PLANS. IN THE EVENT OF CONFLICT WITH THE QUANTITIES INCLUDED IN THE PLANT LIST, SPECIES AND
QUANTITIES ILLUSTRATED SHALL BE PROVIDED. ALL CHANGES OF PLANT SPECIES AND LOCATION MUST HAVE WRITTEN
APPROVAL BY THE CITY PRIOR TO INSTALLATION.
13.ALL PLANTING BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF THREE INCHES.
14.IRRIGATED TURF SHALL BE TEXAS BLUEGRASS HYBRID 'VORTEX' BY KORBY SOD LLC OR APPROVED EQUAL.
15.EDGING BETWEEN GRASS AND SHRUB BEDS SHALL BE 18" X 4" ROLLED TOP STEEL SET LEVEL WITH TOP OF SOD OR
APPROVED EQUAL.
16.THE DEVELOPER, OR ITS SUCCESSOR(S) IN INTEREST, SHALL BE RESPONSIBLE FOR THE ONGOING IRRIGATION AND
MAINTENANCE OF THE LANDSCAPING LOCATED WITHIN THE PUBLIC RIGHTOFWAY ALONG THE PORTION OF N MASON ST
THAT ABUTS THE PROPERTY AS SHOWN ON THE FINAL DEVELOPMENT PLAN DOCUMENTS. THIS OBLIGATION MAY BE
ASSIGNED TO A HOME OWNERS ASSOCIATION DULY CONSTITUTED PURSUANT TO COLORADO STATE LAW, HOWEVER,
SHOULD SUCH HOME OWNERS ASSOCIATION BE DISSOLVED, THE OBLIGATION SHALL BECOME THAT OF THE DEVELOPER
OR ITS SUCCESSOR(S) IN INTEREST.
CITY OF FORT COLLINS LANDSCAPE NOTES
OWNER (SIGNED)Date
THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME
WITNESS MY HAND AND OFFICIAL SEAL.
NOTARY PUBLIC ADDRESS
THIS DAY OF
MY COMMISSION EXPIRES:
AS .
(PRINT NAME)
20 .A.D., BY
THE UNDERSIGNED DOES/DO HEREBY CERTIFY THAT I/WE ARE THE LAWFUL OWNERS OF THE REAL PROPERTY
DESCRIBED ON THIS SITE PLAN AND DO HEREBY CERTIFY THAT I/WE ACCEPT THE CONDITIONS AND RESTRICTIONS
SET FORTH ON SAID SITE PLAN.
OWNER'S CERTIFICATE
Director Signature
PLANNING CERTIFICATE
APPROVED BY THE DIRECTOR OF COMMUNITY DEVELOPMENT AND NEIGHBORHOOD SERVICES OF THE CITY OF FORT
COLLINS, COLORADO ON THIS ________ DAY OF ________, 20__.
LEGAL DESCRIPTION
HICKORY ST
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W WILLOX LN
SHEET LIST TABLE
SHEET NUMBER SHEET TITLE
L0.01 COVER SHEET
L1.00 SITE & LANDSCAPE PLAN
L1.01 SITE & LANDSCAPE ENLARGEMENT
L1.02 SITE & LANDSCAPE ENLARGEMENT
L2.00 NOTES & DETAILS
L3.00 TREE MITIGATION
L4.00 NATURAL HABITAT BUFFER ZONE
A TRACT 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
SITE
SITE PLAN NOTES
1.THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL PLANS. AMENDMENTS TO THE
PLANS MUST BE REVIEWED AND APPROVED BY THE CITY PRIOR TO THE IMPLEMENTATION OF ANY
CHANGES TO THE PLANS.
2.REFER TO FINAL UTILITY PLANS FOR EXACT LOCATIONS AND CONSTRUCTION INFORMATION FOR STORM
DRAINAGE STRUCTURES, UTILITY MAINS AND SERVICES, PROPOSED TOPOGRAPHY, STREET
IMPROVEMENTS.
3.REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOR EXACT LOCATIONS, AREAS AND DIMENSIONS
OF ALL EASEMENTS, LOTS, TRACTS, STREETS, WALKS AND OTHER SURVEY INFORMATION.
4.ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN ONE PHASE UNLESS A
PHASING PLAN IS SHOWN WITH THESE PLANS.
5.SIGNAGE AND ADDRESSING ARE NOT PERMITTED WITH THIS PLANNING DOCUMENT AND MUST BE
APPROVED BY SEPARATE CITY PERMIT PRIOR TO CONSTRUCTION. SIGNS MUST COMPLY WITH CITY SIGN
CODE UNLESS A SPECIFIC VARIANCE IS GRANTED BY THE CITY.
6.FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL BUILDINGS MUST
PROVIDE AN APPROVED FIRE EXTINGUISHING SYSTEM.
7.ALL SIDEWALKS AND RAMPS MUST CONFORM TO CITY STANDARDS. ACCESSIBLE RAMPS MUST BE
PROVIDED AT ALL STREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSABLE PARKING
SPACES. ACCESSABLE PARKING SPACES MUST SLOPE NO MORE THAN 1:48 IN ANY DIRECTION. ALL
ACCESSIBLE ROUTES MUST SLOPE NO MORE THAN 1:20 IN DIRECTION OF TRAVEL AND WITH NO MORE
THAN 1:48 CROSS SLOPE.
8.COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS, AND
TRAFFIC CIRCLES ADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BY A
PROPERTY OWNERS’ ASSOCIATION. THE PROPERTY OWNERS’ ASSOCIATION IS RESPONSIBLE FOR SNOW
REMOVAL ON ALL ADJACENT STREET SIDEWALKS AND SIDEWALKS IN COMMON OPEN SPACE AREAS.
AND, IF APPLICABLE:
9.ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION, AS WELL AS
STREETS, SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED OR REMOVED DUE TO
CONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR RESTORED TO CITY OF FORT COLLINS
STANDARDS AT THE DEVELOPER'S EXPENSE PRIOR TO THE ACCEPTANCE OF COMPLETED
IMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY.
8"
W
8"
W
8"
W
8
"
W
8
"
W
8
"
W
8
"
W
8
"
W
8
"
W
8
"
W
8
"
W
8"
W
8"
W
12
"
S
S
12
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
S
E
E
E
E
E
E
E
E E E E E E E E E E E E E E E E E E E
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
12" SS
G
G
G
G
G
G
G
G
G
G
G
E
E
E
E
E
E
E
E
E
E
E
E
E
E
EEEEE
E
I
F
W
T
F
F
D
C
S
WF
X
X
X
X
X
X
X
X X
S
T
S
T
S
T
S
T
S
T
S
ELEC
F E S
M VAULT
ELEC
VAULT
ELEC
VAULT
ELEC
CABLE
CABLE ELEC
CTV CTV CTV
OH
U
OH
U
OH
U
OH
U
X
X X
X
X
CT
V
CT
V
CT
V
CT
V
CTV
CT
V
CTV CTV CTV
OHU OHU
X X
X X X X X X X
X
X
X
X
X
CTV CTV CTV
CT
V
CTV CTV
CT
V
CTV CTV
G G
G G G G G G
SS SS SS SS SS SS
SS
SS
SS
SS
SS
SS
H2O
H2O
A RV
H2O H2O
D
HYD
S
F E
S
F E S
W W W W W W W W W W W W W W W W W W W
XXXXXXXXXXXXX
OHU OHU OHU OHU OHU
X
X
X
X
X
X
X
X
W W W W W W W W W W W W W W W W W W W
X
X
W W W W W
S
S
SS
SS
SS
SS
SS
SS
SS
D
X
X
X
X
X
W W W
8'-0" TREE LAWN
6'-0" WALK
9'-0" EASEMENT
9'-0" EASEMENT
HYDRANT, TYP.
M
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(
7
1
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HIBDON COURT
(45' R.O.W.)
71'-0"
LOT 1
(7.790 AC)
ZONING: C-S
FUTURE CITY OF FORT COLLINS
REGIONAL DETENTION
LOT 2
(2.772 AC)
ZONING: C-S
LOT 3
(1.321 AC)
ZONING: C-S
EXISTING BUSINESSES
ZONING: C-S
EXISTING MOBILE HOME PARK
ZONING: C-S
R.O.W. TYP
EXISTING FENCE 10'-0" U.E.
10'-0" U.E.
6'-0" U.E.
RAILROAD R.O.W.
AGREEMENT
20'-0" R.O.W. EASEMENT
30'-0" UNION PACIFIC RAILROAD TRACK EASEMENT
8'-0" TREE LAWN
6'-0" WALK
9'-0" EASEMENT
DRY CREEK TOP
OF BANK
PROPOSED
BUFFER AREA
BOUNDARY
PROJECT BOUNDARY
PROJECT BOUNDARY
TRACT A
(.245 AC)
DU&AE
FO FO
G G
SD SD
SS SS
T T
UE UE
W W
FIBER OPTIC UTILITY
GAS UTILITY
STORM DRAIN UTILITY
SANITARY SEWER UTILITY
TELEPHONE UTILITY
UNDERGROUND ELECTRIC UTILITY
WATER LINE UTILITY
LOT LINES
SYMBOL DESCRIPTION
VAULT
ELEC
T
G
ELEC
EXISITING TREES TO REMAIN (SEE
INVENTORY AND MITIGATION PLAN,
SHEET 4)
STREET LIGHT
FIRE HYDRANT
TRANSFORMER
ELECTRIC BOX
ELECTRIC VAULT
TELEPHONE PEDESTAL
EXISTING SIGN
INLET GRATE
GAS METER
x x EXISTING FENCE
PROPOSED FENCE
LEGEND
NOTE: UTILITIES SHOWN FOR REFERENCE ONLY
TOP OF BANK
PROPERTY BOUNDARY
PROPOSED NHBZ
CANOPY TREES CODE QTY BOTANICAL / COMMON NAME
ASB 3 ACER SACCHARUM 'BAILSTA'
FALL FIESTA® SUGAR MAPLE
TAB 4 TILIA AMERICANA 'BOULEVARD'
BOULEVARD AMERICAN LINDEN
UDC 4 ULMUS DAVIDIANA 'CHOICE CITY'
CHOICE CITY DAVID ELM
1. ALL LANDSCAPE IMPROVEMENTS WITHIN THE RIGHT-OF-WAY SHALL BE INSTALLED
WHEN SUBSEQUENT LOT IS DEVELOPED AND WILL BE THE RESPONSIBILITY OF THE
RESPECTIVE DEVELOPER. TREE LOCATIONS, SPECIES, AND TREE LAWN SHOWN FOR
REFERENCE ONLY. SPECIES AND LAYOUT ARE SUBJECT TO CHANGE DEPENDENT ON
LOT ACCESS POINTS. ESCROW TO BE PROVIDED FOR IMPROVEMENTS BUILT WITH
THIS PROPOSAL.
2. ANY IMPACTS TO THE REQUIRED NATURAL HABITAT BUFFER AREA SHALL BE
MITIGATED FOR ON LOT 1. EXTENTS OF MITIGATION TO BE DETERMINED AT THE TIME
OF FUTURE PROPOSAL FOR LOT 2.
IRRIGATED TURF
UPLAND NATIVE SEED MIX
NOTE: UTILITIES SHOWN FOR REFERENCE ONLY
DRAWING NUMBER:
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
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419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
RIPLEY DESIGN INC.
Klara Rossouw
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
NORTH COLLEGE 1311, LLC
262 E. Mountain Ave.
Fort Collins, CO 80524
p. 970.490.2626
ENGINEER
LAND PLANNER
NORTHERN ENGINEERING
Blaine Mathisen
301 N Howes St, Suite 100
Fort Collins, CO 80521
p. 970.221.4158
OWNER
SITE & LANDSCAPE
PLAN
PDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
10/4/2023PDP RD 22
5/24/2023PDP RD 11
FORT COLLINS, CO
KR
LO
R23-008
L1.00
NORTH
0 25 50 100
SCALE: 1"=50'-0"
A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR
SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE
PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB,
MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION
AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF
THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY
ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE
OF OCCUPANCY.
PLANT SCHEDULE
8"
W
8"
W
8"
W
8"
W
8"
W
8"
W
8"
W
8
"
W
8
"
W
8
"
W
8
"
W
8
"
W
8
"
W
8
"
W
8
"
W
12" W 12" W
12
"
S
S
12
"
S
S
12
"
S
S
12
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
S
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
EEEEEEEEEEE
E
E
E
F
W
T
F
F
D
C
S
WF
ELEC
CTV
CTV CTV CTV CTV CTV CTV CTV
OHU OHU OHU OHU OHU OHU OHU
CTV
X G G G G
G
G G G G G G G G G
SS SS SS SS SS SS SS SS SS
D
H Y D
S
XX
X
X
W W W W W W W W W W W
4 - TAB
2 - ASB
8'-0" TREE LAWN
6'-0" WALK
9'-0" EASEMENT
9'-0" EASEMENT
M
A
S
O
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T
R
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(
7
1
'
R
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W
.
)
HIBDON COURT
(45' R.O.W.)
LOT 2
(2.772 AC)
ZONING: C-S
LOT 3
(1.321 AC)
ZONING: C-S
R.O.W. TYP
EXISTING TREES TO
REMAIN, TYP.
10'-0" U.E.
10'-0" U.E.
TRACT A
(.245 AC)
DU&AE
STREETLIGHT, TYP.
FO FO
G G
SD SD
SS SS
T T
UE UE
W W
FIBER OPTIC UTILITY
GAS UTILITY
STORM DRAIN UTILITY
SANITARY SEWER UTILITY
TELEPHONE UTILITY
UNDERGROUND ELECTRIC UTILITY
WATER LINE UTILITY
LOT LINES
SYMBOL DESCRIPTION
VAULT
ELEC
T
G
ELEC
EXISITING TREES TO REMAIN (SEE
INVENTORY AND MITIGATION PLAN,
SHEET 4)
STREET LIGHT
FIRE HYDRANT
TRANSFORMER
ELECTRIC BOX
ELECTRIC VAULT
TELEPHONE PEDESTAL
EXISTING SIGN
INLET GRATE
GAS METER
x x EXISTING FENCE
PROPOSED FENCE
LEGEND
NOTE: UTILITIES SHOWN FOR REFERENCE ONLY
TOP OF BANK
PROPERTY BOUNDARY
PROPOSED NHBZ
CANOPY TREES CODE QTY BOTANICAL / COMMON NAME
ASB 3 ACER SACCHARUM 'BAILSTA'
FALL FIESTA® SUGAR MAPLE
TAB 4 TILIA AMERICANA 'BOULEVARD'
BOULEVARD AMERICAN LINDEN
UDC 4 ULMUS DAVIDIANA 'CHOICE CITY'
CHOICE CITY DAVID ELM
1. ALL LANDSCAPE IMPROVEMENTS WITHIN THE RIGHT-OF-WAY SHALL BE INSTALLED
WHEN SUBSEQUENT LOT IS DEVELOPED AND WILL BE THE RESPONSIBILITY OF THE
RESPECTIVE DEVELOPER. TREE LOCATIONS, SPECIES, AND TREE LAWN SHOWN FOR
REFERENCE ONLY. SPECIES AND LAYOUT ARE SUBJECT TO CHANGE DEPENDENT ON
LOT ACCESS POINTS. ESCROW TO BE PROVIDED FOR IMPROVEMENTS BUILT WITH
THIS PROPOSAL.
2. ANY IMPACTS TO THE REQUIRED NATURAL HABITAT BUFFER AREA SHALL BE
MITIGATED FOR ON LOT 1. EXTENTS OF MITIGATION TO BE DETERMINED AT THE TIME
OF FUTURE PROPOSAL FOR LOT 2.
IRRIGATED TURF
UPLAND NATIVE SEED MIX
NOTE: UTILITIES SHOWN FOR REFERENCE ONLY
DRAWING NUMBER:
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
Pl
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ORIGINAL SIZE 24X36
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419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
RIPLEY DESIGN INC.
Klara Rossouw
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
NORTH COLLEGE 1311, LLC
262 E. Mountain Ave.
Fort Collins, CO 80524
p. 970.490.2626
ENGINEER
LAND PLANNER
NORTHERN ENGINEERING
Blaine Mathisen
301 N Howes St, Suite 100
Fort Collins, CO 80521
p. 970.221.4158
OWNER
SITE & LANDSCAPE
ENLARGEMENT
PDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
10/4/2023PDP RD 22
5/24/2023PDP RD 11
FORT COLLINS, CO
KR
LO
R23-008
L1.01
NORTH
0 10 20 40
SCALE: 1"=20'-0"
A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR
SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE
PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB,
MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION
AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF
THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY
ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE
OF OCCUPANCY.
PLANT SCHEDULE
8
"
W
8
"
W
8
"
W
8
"
W
8
"
W
8
"
W
8
"
W
8
"
W
8
"
W
8
"
W
8
"
W
8
"
W
8
"
W
8
"
W
S
E E E E E E E E E E E E E E E E E E E
E
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
G
G
G
G
G
G
G
G
G
G
G
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E
E
E
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E
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E
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X
X
X
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X
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F E
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W W W W W W W W W W W W W W W W W W W W W
XXXXXXXXXXXXXXXXXXXXX
W W W W W W W W W W W W W W W W W W W W W
X
X
X
X
X
X
X
W
4 - UDC
HYDRANT, TYP.
EXISTING BUSINESSES
8'-0" TREE LAWN
6'-0" WALK
9'-0" EASEMENT
EXISTING TREES TO
REMAIN, TYP.
PROJECT BOUNDARY
M
A
S
O
N
S
T
R
E
E
T
(
7
1
'
R
.
O
.
W
.
)
LOT 2
(2.645 AC)
ZONING: C-S
LOT 1
(7.790 AC)
ZONING: C-S
FUTURE CITY OF FORT COLLINS REGIONAL DETENTION
R.O.W. TYP
9'-0" EASEMENT
FO FO
G G
SD SD
SS SS
T T
UE UE
W W
FIBER OPTIC UTILITY
GAS UTILITY
STORM DRAIN UTILITY
SANITARY SEWER UTILITY
TELEPHONE UTILITY
UNDERGROUND ELECTRIC UTILITY
WATER LINE UTILITY
LOT LINES
SYMBOL DESCRIPTION
VAULT
ELEC
T
G
ELEC
EXISITING TREES TO REMAIN (SEE
INVENTORY AND MITIGATION PLAN,
SHEET 4)
STREET LIGHT
FIRE HYDRANT
TRANSFORMER
ELECTRIC BOX
ELECTRIC VAULT
TELEPHONE PEDESTAL
EXISTING SIGN
INLET GRATE
GAS METER
x x EXISTING FENCE
PROPOSED FENCE
LEGEND
NOTE: UTILITIES SHOWN FOR REFERENCE ONLY
TOP OF BANK
PROPERTY BOUNDARY
PROPOSED NHBZ
CANOPY TREES CODE QTY BOTANICAL / COMMON NAME
ASB 3 ACER SACCHARUM 'BAILSTA'
FALL FIESTA® SUGAR MAPLE
TAB 4 TILIA AMERICANA 'BOULEVARD'
BOULEVARD AMERICAN LINDEN
UDC 4 ULMUS DAVIDIANA 'CHOICE CITY'
CHOICE CITY DAVID ELM
1. ALL LANDSCAPE IMPROVEMENTS WITHIN THE RIGHT-OF-WAY SHALL BE INSTALLED
WHEN SUBSEQUENT LOT IS DEVELOPED AND WILL BE THE RESPONSIBILITY OF THE
RESPECTIVE DEVELOPER. TREE LOCATIONS, SPECIES, AND TREE LAWN SHOWN FOR
REFERENCE ONLY. SPECIES AND LAYOUT ARE SUBJECT TO CHANGE DEPENDENT ON
LOT ACCESS POINTS. ESCROW TO BE PROVIDED FOR IMPROVEMENTS BUILT WITH
THIS PROPOSAL.
2. ANY IMPACTS TO THE REQUIRED NATURAL HABITAT BUFFER AREA SHALL BE
MITIGATED FOR ON LOT 1. EXTENTS OF MITIGATION TO BE DETERMINED AT THE TIME
OF FUTURE PROPOSAL FOR LOT 2.
IRRIGATED TURF
UPLAND NATIVE SEED MIX
NOTE: UTILITIES SHOWN FOR REFERENCE ONLY
DRAWING NUMBER:
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
Pl
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N
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
RIPLEY DESIGN INC.
Klara Rossouw
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
NORTH COLLEGE 1311, LLC
262 E. Mountain Ave.
Fort Collins, CO 80524
p. 970.490.2626
ENGINEER
LAND PLANNER
NORTHERN ENGINEERING
Blaine Mathisen
301 N Howes St, Suite 100
Fort Collins, CO 80521
p. 970.221.4158
OWNER
SITE & LANDSCAPE
ENLARGEMENT
PDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
10/4/2023PDP RD 22
5/24/2023PDP RD 11
FORT COLLINS, CO
KR
LO
R23-008
L1.02
NORTH
0 10 20 40
SCALE: 1"=20'-0"
A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR
SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE
PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB,
MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION
AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF
THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY
ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE
OF OCCUPANCY.
PLANT SCHEDULE
CANOPY TREES CODE QTY BOTANICAL / COMMON NAME CONT CAL
ASB 2 ACER SACCHARUM 'BAILSTA'B & B 2"CAL
FALL FIESTA® SUGAR MAPLE
TAB 4 TILIA AMERICANA 'BOULEVARD'B & B 2"CAL
BOULEVARD AMERICAN LINDEN
UDC 4 ULMUS DAVIDIANA 'CHOICE CITY'B & B 2"CAL
CHOICE CITY DAVID ELM
DRAWING NUMBER:
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
Pl
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:
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I
O
N
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
RIPLEY DESIGN INC.
Klara Rossouw
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
NORTH COLLEGE 1311, LLC
262 E. Mountain Ave.
Fort Collins, CO 80524
p. 970.490.2626
ENGINEER
LAND PLANNER
NORTHERN ENGINEERING
Blaine Mathisen
301 N Howes St, Suite 100
Fort Collins, CO 80521
p. 970.221.4158
OWNER
NOTES & DETAILS
PDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
10/4/2023PDP RD 22
5/24/2023PDP RD 11
FORT COLLINS, CO
KR
LO
R23-008
L2.00
STREET TREE NOTES
1.A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS
NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS
INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS
PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS
PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31)
AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF
OCCUPANCY.
2.CONTACT THE CITY FORESTER TO INSPECT ALL STREET TREE PLANTINGS AT THE COMPLETION OF
EACH PHASE OF THE DEVELOPMENT. ALL MUST BE INSTALLED AS SHOWN ON THE LANDSCAPE PLAN.
APPROVAL OF STREET TREE PLANTING IS REQUIRED BEFORE FINAL APPROVAL OF EACH PHASE.
3.STREET LANDSCAPING, INCLUDING STREET TREES, SHALL BE SELECTED IN ACCORDANCE WITH ALL
CITY CODES AND POLICIES. ALL TREE PRUNING AND REMOVAL WORKS SHALL BE PERFORMED BY A
CITY OF FORT COLLINS LICENSED ARBORS WHERE REQUIRED BY CODE.STREET TREES SHALL BE
SUPPLIED AND PLANTED BY THE DEVELOPER USING A QUALIFIED LANDSCAPE CONTRACTOR.
4.THE DEVELOPER SHALL REPLACE DEAD OR DYING STREET TREES AFTER PLANTING UNTIL FINAL
MAINTENANCE INSPECTION AND ACCEPTANCE BY THE CITY OF FORT COLLINS FORESTRY DIVISION.
ALL STREET TREES IN THE PROJECT MUST BE ESTABLISHED, WITH AN APPROVED SPECIES AND OF
ACCEPTABLE CONDITION PRIOR TO ACCEPTANCE.
5.SUBJECT TO APPROVAL BY THE CITY FORESTER -- STREET TREE LOCATIONS MAY BE ADJUSTED TO
ACCOMMODATE DRIVEWAY LOCATIONS, UTILITY SEPARATIONS BETWEEN TREES, STREET SIGNS
AND STREET LIGHTS. STREET TREES TO BE CENTERED IN THE MIDDLE OF THE LOT TO THE EXTENT
FEASIBLE. QUANTITIES SHOWN ON PLAN MUST BE INSTALLED UNLESS A REDUCTION IS APPROVED
BY THE CITY TO MEET SEPARATION STANDARDS.
TREE PROTECTION NOTES
TREE DIAMETER AT BREAST HEIGHT (INCHES)AUGER DISTANCE FROM FACE OF TREE (FEET)
0-2 1
3-4 2
5-9 5
10-14 10
15-19 12
OVER 19 15
1.ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL AREA
BUFFER ZONES SHALL REMAIN AND BE PROTECTED UNLESS NOTED ON THESE PLANS FOR
REMOVAL.
2.WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL BE NO CUT OR FILL OVER
A FOUR-INCH DEPTH UNLESS A QUALIFIED ARBORIST OR FORESTER HAS EVALUATED AND
APPROVED THE DISTURBANCE.
3.ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINS FORESTRY
STANDARDS. TREE PRUNING AND REMOVAL SHALL BE PERFORMED BY A BUSINESS THAT HOLDS A
CURRENT CITY OF FORT COLLINS ARBORIST LICENSE WHERE REQUIRED BY CODE.
4.PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED AROUND ALL PROTECTED
EXISTING TREES WITH SUCH BARRIERS TO BE OF ORANGE FENCING A MINIMUM OF FOUR (4) FEET IN
HEIGHT, SECURED WITH METAL T-POSTS, NO CLOSER THAN SIX (6) FEET FROM THE TRUNK OR
ONE-HALF (½) OF THE DRIP LINE, WHICHEVER IS GREATER. THERE SHALL BE NO STORAGE OR
MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN THE FENCED TREE PROTECTION
ZONE.
5.DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT THE
CLEANING OF EQUIPMENT OR MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE MATERIAL
SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER MATERIAL
HARMFUL TO THE LIFE OF A TREE WITHIN THE DRIP LINE OF ANY PROTECTED TREE OR GROUP OF
TREES.
6.NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE FASTENED TO ANY PROTECTED
TREE.
7.LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM CONSTRUCTION
OR LAND CLEARING AREAS, ROAD RIGHTS-OF-WAY AND UTILITY EASEMENTS MAY BE "RIBBONED
OFF," RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN
SUBSECTION (G)(3) ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING METAL T-POST STAKES A
MAXIMUM OF FIFTY (50) FEET APART AND TYING RIBBON OR ROPE FROM STAKE-TO-STAKE ALONG
THE OUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED.
8.THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTURE REQUIRING
EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BE ACCOMPLISHED BY BORING UNDER THE ROOT
SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OF TWENTY-FOUR (24) INCHES. THE
AUGER DISTANCE IS ESTABLISHED FROM THE FACE OF THE TREE (OUTER BARK) AND IS SCALED
FROM TREE DIAMETER AT BREAST HEIGHT AS DESCRIBED IN THE CHART BELOW:
9.NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31)
WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A
NESTING SURVEY 5-7 DAYS BEFORE TREE REMOVAL OR TRIMMING TO IDENTIFY ANY ACTIVE NESTS
EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL
PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND
FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE
REMOVAL AND CONSTRUCTION APPLY.
P
R
E
V
A
I
L
I
N
G
W
I
N
D
NOTES:
SET SO THAT TOP OF ROOT 1-2"
HIGHER THAN FINISHED GRADE
MARK NORTH SIDE OF TREE IN
NURSERY AND ROTATE TREE TO
FACE NORTH AT THE SITE
WHENEVER POSSIBLE
2 STRAND 12 GAUGE GAL. WIRE
(TWIST TO TIGHTEN) &
GROMMETED NYLON STRAPS
THREE (3) TWO INCH LODGE POLE STAKES
DRIVEN (MIN. 24") FIRMLY INTO UNDISTURBED
SOIL OUTSIDE OF PLANTING HOLE BEFORE
BACKFILLING STAKE ABOVE FIRST BRANCHES
OR AS NECESSARY FOR FIRM SUPPORT
REMOVE ALL WIRE, TWINE BURLAP, MESH
AND CONTAINERS FROM ENTIRE ROOT
BALL AND TRUNK
PLAN VIEW - THREE STAKES
3 X BALL DIA.
TREE PLANTING DETAIL - WOOD POSTS
SCALE: NTS
SCARIFY SIDES OF HOLE LEAVING
1:1 SLOPE
ROUND TOPPED SOIL BERM 4"
HIGH X 8" WIDE ABOVE ROOT
BALL SURFACE SHALL BE
CONSTRUCTED AROUND THE
ROOT BALL. BERM SHALL BEGIN
AT ROOT BALL PERIPHERY. (OMIT
IN TURF AREAS)
BACKFILL WITH BLEND OF EXISTING SOIL
AND A MAXIMUM 20% (BY VOL.) ORGANIC
MATERIAL PLACE FIRMLY BUT DON'T TAMP
OR COMPACT AROUND ROOT BALL. WATER
WATER THOROUGHLY TO SETTLE AND
REMOVE AIR POCKETS. PRIOR TO
MULCHING, LIGHTLY TAMP SOIL AROUND
THE ROOT BALL IN 6" LIFTS TO BRACE
TREE. DO NOT OVER COMPACT. WHEN THE
PLANTING HOLE HAS BEEN BACKFILLED,
POUR WATER AROUND THE ROOT BALL TO
SETTLE THE SOIL.
3" DEEP MULCH RING PLACED A MINIMUM
OF 6' IN DIAMETER. 1" MULCH OVER ROOT
BALL. DO NOT PLACE MULCH IN CONTACT
WITH TREE TRUNK
BOTTOM OF ROOT BALL RESTS ON
EXISTING OR RECOMPACTED SOIL
L-PL2-PLA-02
1 TREE PROTECTION FENCE
SCALE: NTS
LOWER CANOPY - CONTACT THE
CITY FORESTER IF POTENTIAL
FOR DAMAGE EXISTS AND/OR IF
PRUNING, INCLUDING BUT NOT
LIMITED TO CLEARANCE FOR
BUILDING(S) AND/OR
CONSTRUCTION SCAFFOLDING, IS
NEEDED.
CHAIN LINK FENCE
(OPTIONAL)
NOTES
1.DAMAGE TO PROTECTED TREES IS SUBJECT TO PENALTY PER CITY ORDINANCE.
2.TREE PROTECTION SHALL BE INSTALLED PRIOR TO COMMENCEMENT OF DEMOLITION/CONSTRUCTION ACTIVITIES AND
MAY ONLY BE REMOVED TEMPORARILY IF TRUNK PROTECTION IS INSTALLED. IT SHALL REMAIN IN PLACE UNTIL
CERTIFICATE OF OCCUPANCY IS ISSUED.
3.NO MATERIALS, DEBRIS, EQUIPMENT, OR SITE AMENITIES SHALL BE STORED WITHIN THE TREE PROTECTION FENCE.
4.WATER AT LEAST EVERY 14 DAYS DURING CONSTRUCTION PERIOD BY FORMING SUITABLE DIKES AND/OR SOAKING
DEVICES AT DRIP LINE AND APPLYING APPROXIMATELY 6 INCHES OF WATER EACH TIME. WATER FREQUENCY DURING
WINTER RAIN SEASON MAY BE REDUCED UPON ACCEPTANCE OF ARCHITECT.
5.TREE PROTECTION FENCING SHALL BE "ORANGE PLASTIC SAFETY FENCING," 72" IN HEIGHT, TOP SECURED TO METAL
T-POSTS WITH 12-GAUGE WIRE WOVEN THROUGH TOP OF FENCING FOR ENTIRE LENGTH.
-HEAVY DUTY T-POSTS SHALL BE PLACED SO THAT WIRE & FENCE ARE TAUT.
-CHAIN LINK FENCING IS OPTIONAL.
6. TRUNK PROTECTION IS REQUIRED IF CONSTRUCTION OCCURS WITHIN TEN FEET OR LESS OF TRUNK. CONSTRUCTION INSIDE
CRITICAL ROOT ZONE IS ONLY PERMITTED WHEN EQUIPMENT IS OPERATED EXCLUSIVELY ON EXISTING HARDSCAPE,
AND NO SOIL COMPACTION TAKES PLACE.
DBH X 12"
OR AS APPROVED
METAL "T" POST
TRUNK PROTECTION
CRITICAL ROOT ZONE
DETAIL-FILE
2
TREE SPECIES DIVERSITY
PER CITY OF FORT COLLINS 3.2.1(D)3 PROPOSED PLAN MUST HAVE A SPECIES DIVERSITY OF (10-19 TREES > 50%, 20-39
TREES > 33%, 40-59 TREES > 25%, 60+ TREES > 15%). OF THE 61 TOTAL TREES SURVEYED AND PROPOSED ON SITE, NO
SPECIES MAY HAVE MORE THAN 9 QUANTITY.
*TYPE (PROPOSED & EXISTING TO REMAIN)COUNT 60+ TREES > 15%
Acer saccharum 'Bailsta'8 13
Tilia americana 'Boulevard'9 15
Ulmus davidiana 'Choice City'7 11
Cottonwood (ex.)14 23
Siberian Elm (ex.)16 26
Boxelder (ex.)6 10
Russian Olive (ex.)1 2
TOTAL TREES 61
*CITY OF FORT COLLINS CODE SECTION 3.2.1(D)3 MINIMUM SPECIES DIVERSITY
NATIVE SEED MIX NOTES
1.PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE SEED MIX SPECIES THROUGH AERATION AND
ADDITION OF AMENDMENTS, THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER ENTIRE
AREA. DRILL SEED ALL INDICATED AREAS AS SOON AS POSSIBLE AFTER COMPLETION OF GRADING
OPERATIONS.
2.IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL MUST BE
PROVIDED BY CITY ENVIRONMENTAL PLANNER
3.APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENT OR
AGRICULTURE EQUIPMENT SHALL NOT BE USED).
4.DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN 1
2" DEPTH
(OR APPROPRIATE DEPTH FOR SELECTED SPECIES). FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING
METHOD DOUBLE SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES,
PERCENTAGES AND APPLICATION RATES.
5.PREPARE WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS ARE PROPERLY MANAGED BEFORE, DURING
AND AFTER SEEDING ACTIVITIES.
6.AFTER SEEDING, THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, OR OTHER
APPROPRIATE METHODS. PLASTIC BASED EROSION CONTROL MATERIALS (I.E., PLATIC WELDED BLANKETS)
SHALL NOT BE USED WITHOUT EXPRESS PERMISSION FROM THE ENVIRONMENTAL PLANNER AS THESE
MATERIALS HAVE PROVED TO CAUSE WILDLIFE ENTRAPMENT ISSUES.
7.WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED UNTIL SEED IS ESTABLISHED. IF
IRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS SHALL BE FULLY OPERATIONAL AT THE
TIME OF SEEDING AND SHALL ENSURE 100% HEAD-TO-HEAD COVERAGE OVER ALL SEEDED AREAS. ALL
METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION PLAN SHALL BE FOLLOWED.
8.CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION
AN RE-SEEDING AS NEEDED TO ESTABLISH COVER.
9.THE APPROVED SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE LANDSCAPE
AESTHETIC. IF AND WHEN MOWING OCCURS IN NATIVE GRASS SEED MIX AREAS DO NOT MOW LOWER
THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH.
10.NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY PERCENT (70%) VEGETATIVE COVER
IS REACHED WITH NO LARGER THAN ONE FOOT SQUARE BARE SPOTS AND/OR UNTIL DEEMED ESTABLISHED
BY CITY PLANNING SERVICES AND EROSION CONTROL.
11.THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ADEQUATE SEEDLING COVERAGE
AND GROWTH AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY STATE AND LOCAL AGENCIES. IF FINAL
STABILIZATION IS NOT ACHIEVED TO THE SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR
LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ADDITIONAL CORRECTIVE MEASURES TO SATISFY
FINAL VEGETATIVE REQUIREMENTS FOR CLOSEOUT.
UPLAND SEED MIX
SPECIES SEEDED RATE LBS./ACRE
(DRILLED)
WILDFLOWERS
PLAINS COREOSIS / COREOPSIS TINCTORIA 0.17
PURPLE PRAIRIE CLOVER / DALEA PURPUREA 0.81
INDIAN BLANKET FLOWER / GAILLARDIA ARISTATA 1.85
ROCKY MTN. PENSTEMON / PENSTEMON STRICTUS 0.35
MEXICAN HAT / RATIBIDA COLUMNIFERA 0.20
GRASSES
INDIAN RICEGRASS / ACHNATHERUM HYMENOIDES 1.13
SIDEOATS GRAMA / BOUTELOUA CURTIPENDULA 1.15
BUFFALOGRASS / BOUTELOUA DACTYLOIDES 3.27
BLUE GRAMA / BOUTELOUA GRACILIS 0.25
BOTTLEBRUSH SQUIRRELTAIL / ELYMUS ELYMOIDES 0.95
PRAIRIE JUNEGRASS / KOELERIA MACRANTHA 0.08
GREEN NEEDLEGRASS / NASSELLA VIRIDULA 1.01
SWITCHGRASS / PANICUM VIRGATUM 0.71
WESTERN WHEAT / PASCOPYRUM SMITHII 1.61
SAND DROPSEED / SPOROBOLUS CRYPTANDRUS 0.04
TOTAL FOR UPLAND MIX (LBS/PLS/ACRE)13.58
ACCEPTABLE SUBSTITUTIONS FOR WILDFLOWERS
FRINGED SAGE / ARTEMISIA FRIGIDA 0.06
BLUE FLAX / LINUM LEWISII 0.41
PRAIRIE ASTER / MACHAERANTHERA TANACETIFOLIA 0.25
ACCEPTABLE SUBSTITUTIONS FOR GRASSES
CANADA WILDRYE / ELYMUS CANADENSIS 1.59
INLAND SALTGRASS / DISTICHLIS SPICATA 0.35
MOUNTAIN MUHLY / MUHLENBERGIA MONTANA 0.11
*CONTRACTOR IS RESPONSIBLE FOR LOCATING AND PURCHASING ALL SPECIES LISTED IN MIX. IF A
SPECIES CAN’T BE LOCATED, CONTRACTOR MUST REPLACE EACH MISSING SPECIES WITH THE
ACCEPTABLE SUBSTITUTIONS (LISTED ABOVE). CONTRACTOR IS RESPONSIBLE FOR PROVIDING SEED
TAGS TO APPROPRIATE CITY STAFF. THIS MIX IS BASED ON 70 SEEDS/ SQUARE FOOT AND IS ONLY
CALCULATED FOR ONE ACRE. THIS MIX IS BASED ON THE CONTRACTOR USING A DRILL SEED
APPLICATION. MIX SHOULD BE DOUBLED IF HAND BROADCASTED. CONTRACTOR IS RESPONSIBLE FOR
CALCULATING THE APPROPRIATE SEED AMOUNTS TO PURCHASE. PLEASE NOTE THAT THE POUNDS
PER ACRE ARE IN PLS (PURE LIVE SEED) AND MUST BE ORDERED THAT WAY. ALL MATERIALS
FURNISHED SHALL BE FREE OF COLORADO STATE NOXIOUS WEEDS AS DEFINED IN ARTICLE III,
SECTION 21-40 OF THE CODE OF THE CITY OF FORT COLLINS.PLANT SCHEDULE
TREE MITIGATION LEGEND
EXISTING TREES TO
SAVE IN PLACE
XXX XXX
EXISTING TO BE REMOVED
#TYPE STEMS DBH CONDITION
FORESTRY TREE
MITIGATION REMOVE? (Y/N)REASON FOR REMOVAL/ NOTES
1 COTTONWOOD 2 29, 34 FAIR-3.5 Y
2 COTTONWOOD 2 38, 35 FAIR-3.5 Y
3 SIBERIAN ELM 4 4-6 FAIR 1.5 Y
4 SIBERIAN ELM CLOUD 2-25 FAIR-4 Y
5 SIBERIAN ELM CLOUD 6-12 FAIR 3 Y
6 SIBERIAN ELM 1 7 FAIR 0 Y
7 SIBERIAN ELM 3 3-10 FAIR 1.5 Y
8 BOXELDER 1 9 FAIR 1.5 Y
9 WILLOW/BOXELDER CLOUD 7-16 FAIR-4.5 Y
10 RUSSIAN OLIVE 2 12, 12 FAIR 2.5 Y
11 BOXELDER 22 3-12 FAIR 4.5 Y
12 BOXELDER 2 14, 14 FAIR-2.5 N
13 BOXELDER 10 6-11 FAIR-3 N
14 WHITE POPLAR MULTI DEAD 0 N
15 BOXELDER 11 2-8 FAIR-2.5 N
16 SIBERIAN ELM 1 33 FAIR-3 N
17 SIBERIAN ELM 1 32 FAIR-3 N
18 SIBERIAN ELM 1 35 FAIR-3 Y
19 SIBERIAN ELM 1 18 FAIR-2 N
20 SIBERIAN ELM 1 8 FAIR 0 N
21 SIBERIAN ELM 1 10 FAIR-0 N
22 COTTONWOOD 3 12-26 FAIR-3.5 N
23 COTTONWOOD 5 15-31 FAIR 5 N
24 SIBERIAN ELM 1 12 FAIR-1.5 N
25 COTTONWOOD 1 21 FAIR-2.5 N
26 COTTONWOOD 2 16, 19 FAIR-2.5 N
27 COTTONWOOD 1 18 DEAD 0 N
28 COTTONWOOD 2 11-20 FAIR-3 N
29 SIBERIAN ELM 1 20 POOR 2 N
30 COTTONWOOD 1 31 FAIR-3.5 N
31 COTTONWOOD 1 18 FAIR 2.5 N
32 COTTONWOOD 1 12 POOR 1.5 N
33 COTTONWOOD 3 20-39 FAIR-5 N
34 COTTONWOOD 1 37 FAIR 4 N
35 SIBERIAN ELM 1 22 POOR 2.5 N
36 SIBERIAN ELM 1 14 POOR 2 N
37 COTTONWOOD 3 20-35 FAIR 3 N
38 SIBERIAN ELM 38 1-20 FAIR-4 N
39 TBD TBD TBD TBD TBD Y
TOTAL MITIGATION
REQUIRED:28.5
F
D
C
X
X
X
X
X
X
X
X X
S
T
S
T
S
T
S
T
S
T
S
ELEC
F E S
M VAULT
ELEC
VAULT
ELEC
VAULT
ELEC
CABLE
CABLE ELEC
CTV CTV CTV
OH
U
OH
U
OH
U
OH
U
X
X X
X
X
CT
V
CT
V
CT
V
CT
V
CTV
CT
V
CTV CTV CTV
OHU OHU
X X
X X X X X X X
X
X
X
X
X
CTV CTV CTV
CT
V
CTV CTV
CT
V
CTV CTV
G G
G G G G G G
SS SS SS SS SS SS
SS
SS
SS
SS
SS
SS
H2O
H2O
A RV
H2O H2O
D
HYD
S
F E
S
F E S
W W W W W W W W W W W W W W W W W W W
XXXXXXXXXXXXX
OHU OHU OHU OHU OHU
X
X
X
X
X
X
X
X
W W W W W W W W W W W W W W W W W W W
X
X
W W W W W
S
S
SS
SS
SS
SS
SS
SS
SS
D
X
X
X
X
X
W W W
8"
W
8"
W
8"
W
8
"
W
8
"
W
8
"
W
8
"
W
8
"
W
8
"
W
8
"
W
8
"
W
8"
W
8"
W
12
"
S
S
12
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
S
E
E
E
E
E
E
E
E E E E E E E E E E E E E E E E E E E
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
1
2
"
S
S
12" SS
G
G
G
G
G
G
G
G
G
G
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E
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E
E
E
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I
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#1
#2
#3
#4
#5
#6
#7
#8
#9
#10
#11
#12
#14
#13
#15
#16 #17 #18
F
D
C
S
WF
HYDRANT, TYP.
M
A
S
O
N
S
T
R
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(
7
1
'
R
.
O
.
W
.
)
HIBDON COURT
MA
S
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N
S
T
R
E
E
T
(7
1
'
R
.
O
.
W
.
)
LOT 1
(7.01 AC)
ZONING: C-S
FUTURE CITY OF FORT COLLINS
REGIONAL DETENTION
LOT 2
(3.91 AC)
ZONING: C-S
LOT 3
(1.29 AC)
ZONING: C-S
EXISTING BUSINESSES
ZONING: C-S
EXISTING MOBILE HOME PARK
ZONING: C-S
#19
#20
#21
#22
#23
#24
#25
#26
#27
#28
#29
#30
#31
#32
#33
#38
#37
#34
#35
#36
#39
DRAWING NUMBER:
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
Pl
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B
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2
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1
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ORIGINAL SIZE 24X36
ENT
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S
NOT
F
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N
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
RIPLEY DESIGN INC.
Klara Rossouw
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
NORTH COLLEGE 1311, LLC
262 E. Mountain Ave.
Fort Collins, CO 80524
p. 970.490.2626
ENGINEER
LAND PLANNER
NORTHERN ENGINEERING
Blaine Mathisen
301 N Howes St, Suite 100
Fort Collins, CO 80521
p. 970.221.4158
OWNER
TREE MITIGATION
PDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
10/4/2023PDP RD 22
5/24/2023PDP RD 11
FORT COLLINS, CO
KR
LO
R23-008
L3.00
NORTH
0 25 50 100
SCALE: 1"=50'-0"
TREE MITIGATION SUMMARY TABLE
MITIGATION TREES
REQUIRED
MITIGATION TREES
PROVIDED FEE IN LIEU PROVIDED
29 0 FEE IN LIEU PROVIDED FOR 29
TREES
X
X
X
S
T
S
T
S
T
S
T
ELEC
F ES
M VAULT
ELEC
CABLE ELEC
CTV
OH
U
OH
U
OH
U
X X
CT
V
CT
V
CT
V
CT
V
CTVCTVCTV
OHU OHU
X X
X X X X X X
X
X
X
X
CTV CTVCTVCTVCTVCTV
G G G G G G G
SS SS SS SS SS
H2O
H2O
A RV
H2O H2O
D
H YD
S
F E
S
F E S
W W W W W W W W W W W W W W W
XXXXXXXXXX
OHU OHU
X
X
X
X
X
X
X
W W W W W W W W W W W W W W W
X
W W W W
D
W W
HIBDON COURT
EXISTING MOBILE HOME PARK
ZONING: C-S
LOT 2
(2.645 AC)
ZONING: C-S
100'-0" TYP.
LOT 1
(8.112 AC)
ZONING: C-S
FUTURE CITY OF FORT COLLINS
REGIONAL DETENTION
LOT 3
(1.293 AC)
ZONING: C-S
100'-0" TYP.
M
A
S
O
N
S
T
R
E
E
T
DRY CREEK TOP
OF BANK
LOT 2 BOUNDARY
DRY CREEK TOP
OF BANK
EXISTING NHBZ AREA 164,420 SF
PROPOSED NHBZ AREA 165,013 SF
X
X
X
S
T
S
T
S
T
S
T
ELEC
F ES
M VAULT
ELEC
CABLE ELEC
CTV
OH
U
OH
U
OH
U
X X
CT
V
CT
V
CT
V
CT
V
CTVCTVCTV
OHU OHU
X X
X X X X X X
X
X
X
X
CTV CTVCTVCTVCTVCTV
G G G G G G G
SS SS SS SS SS
H2O
H2O
A RV
H2O H2O
D
H YD
S
F E S
F E
S
W W W W W W W W W W W W W W W
XXXXXXXXXX
OHU OHU
X
X
X
X
X
X
X
W W W W W W W W W W W W W W W
X
W W W W
D
W W
HIBDON COURT
EXISTING MOBILE HOME PARK
ZONING: C-S
LOT 2
(2.645 AC)
ZONING: C-S
LOT 1
(8.112 AC)
ZONING: C-S
FUTURE CITY OF FORT COLLINS
REGIONAL DETENTION
LOT 3
(1.293 AC)
ZONING: C-S
M
A
S
O
N
S
T
R
E
E
T
DRY CREEK TOP
OF BANK
LOT 2 BOUNDARY
DRY CREEK TOP
OF BANK
100'-0"
344'-10"
DRAWING NUMBER:
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
Pl
o
t
t
e
d
B
y
:
Li
n
d
s
a
y
O
l
i
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r
La
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o
u
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:
L4
.
0
0
N
A
T
U
R
A
L
H
A
B
I
T
A
T
B
U
F
F
E
R
Z
O
N
E
Pr
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n
t
e
d
O
n
:
10
/
4
/
2
0
2
3
1
0
:
1
9
A
M
Fi
l
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N
a
m
e
:
L4
.
0
0
N
A
T
U
R
A
L
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A
B
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B
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ORIGINAL SIZE 24X36
ENT
I
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L
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M
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W
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S
NOT
F
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CON
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I
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N
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
RIPLEY DESIGN INC.
Klara Rossouw
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
NORTH COLLEGE 1311, LLC
262 E. Mountain Ave.
Fort Collins, CO 80524
p. 970.490.2626
ENGINEER
LAND PLANNER
NORTHERN ENGINEERING
Blaine Mathisen
301 N Howes St, Suite 100
Fort Collins, CO 80521
p. 970.221.4158
OWNER
NATURAL HABITAT
BUFFER ZONE
PDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
10/4/2023PDP RD 22
5/24/2023PDP RD 11
FORT COLLINS, CO
KR
LO
R23-008
L4.00
NORTH
0 25 50 100
SCALE: 1"=50'-0"
PROPERTY BOUNDARY
LOT LINES
EXISTING TREES
LEGEND
NATURAL AREA BUFFER NOTES
1.STANDARDS FOR PROTECTION DURING CONSTRUCTION - THE DIRECTOR SHALL ESTABLISH A "LIMITS OF
DEVELOPMENT" ("LOD") LINE(S) TO ESTABLISH THE BOUNDARY OF THE PROJECT OUTSIDE OF WHICH NO
LAND DISTURBANCE ACTIVITIES WILL OCCUR DURING THE CONSTRUCTION OF THE PROJECT.
2.SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN THE BUFFER ZONE.
3.CONSTRUCTION SHALL BE ORGANIZED AND TIMED TO MINIMIZE THE DISTURBANCE OF SENSITIVE SPECIES
OCCUPYING OR USING ON-SITE AND ADJACENT NATURAL HABITATS OR FEATURES.
4.CONSTRUCTION OF BARRIER FENCING SHALL BE PROVIDED AT THE LIMITS OF THE DEVELOPMENT DURING
CONSTRUCTION.
NATURAL HABITAT BUFFER ZONE
MINIMUM PROPOSED BUFFER DISTANCE.100'-0"
MAXIMUM PROPOSED BUFFER DISTANCE.344'-10"
AVERAGE BUFFER DISTANCE.200'-2"