HomeMy WebLinkAboutMASON STREET INFRASTRUCTURE PROJECT - FDP230016 - SUBMITTAL DOCUMENTS - ROUND 4 - SITE, LANDSCAPE & ELEVATIONS PLANSDRAWING 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
:
Ha
i
l
e
y
J
o
r
g
e
n
s
e
n
La
y
o
u
t
:
CO
V
E
R
S
H
E
E
T
Pr
i
n
t
e
d
O
n
:
1/
3
1
/
2
0
2
4
1
0
:
3
6
A
M
Fi
l
e
N
a
m
e
:
CO
V
E
R
S
H
E
E
T
.
d
w
g
ORIGINAL SIZE 24X36
ENT
I
T
L
E
M
E
N
T
DRA
W
I
N
G
S
NOT
F
O
R
CON
S
T
R
U
C
T
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
COVER SHEET
PDP/FDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
4 PDP/FDP RD 4 01/31/2024
12/20/2023PDP/FDP RD 33
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
N
C
O
L
L
E
G
E
A
V
E
E VINE DR
N
S
H
I
E
L
D
S
S
T
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
L1.03 MITIGATION ENLARGEMENT
L2.00 NOTES & DETAILS
L2.01 RESTORATION PLAN SUMMARY
L3.00 HYDROZONE PLAN
L4.00 TREE MITIGATION
L5.00 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
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
E
E
E
E
E
E
E
E
E
E
E
E
E
G
G
G
G
G
G
G
G
G
G
G
I
F
W
UDUDUDUDUDUDUD
UD
UD
U
D
U
D
U
D
U
D
UD
UD
UD
UD
UD 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
12" SS 12" SS
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" SS
E
EEEEE
E
E
T
F
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
XXXXXXXXXXXXX
OHU OHU OHU OHU OHU
X
X
X
X
X
X
X
X
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
M
A
S
O
N
S
T
R
E
E
T
(
7
1
'
R
.
O
.
W
.
)
HIBDON COURT
(45' R.O.W.)
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
TRACT A
(.245 AC)
DU&AE
8'-0" TREE LAWN
6'-0" WALK
9'-0" EASEMENT
9'-0" EASEMENT
71'-0"
10'-0" U.E.
10'-0" U.E.
6'-0" U.E.
20'-0" R.O.W. AND WATERLINE EASEMENT
30'-0" UNION PACIFIC RAILROAD TRACK EASEMENT
8'-0" TREE LAWN
6'-0" WALK
9'-0" EASEMENT
HYDRANT, TYP.
R.O.W. TYP
EXISTING FENCE
DRY CREEK TOP
OF BANK
NHBZ BUFFER
AREA BOUNDARY
PROJECT BOUNDARY
PROJECT BOUNDARY
20'-0" EMERGENCY
ACCESS EASEMENT38'-5" DRAINAGE
EASEMENT
30'-0" STORMWATER
EASEMENT
FO FO
G G
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 L4.00)
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 MITIGATION
SYMBOL CODE QTY BOTANICAL / COMMON NAME CONT CAL
CANOPY NATIVE TREE
PDM 6 POPULUS DELTOIDES MONILIFERA
PLAINS COTTONWOOD B & B 2"CAL
PAC 6 POPULUS X ACUMINATA
LANCELEAF COTTONWOOD B & B 2"CAL
SAM 4 SALIX AMYGDALOIDES
PEACH LEAF WILLOW 15 GAL
CANOPY TREES
ASB 2 ACER SACCHARUM 'BAILSTA'
FALL FIESTA® SUGAR MAPLE B & B 2"CAL
TCG 4 TILIA CORDATA 'GLENLEVEN'
GLENLEVEN LITTLELEAF LINDEN B & B 2"CAL
UDC 1 ULMUS DAVIDIANA 'CHOICE CITY'
CHOICE CITY DAVID ELM B & B 2"CAL
EVERGREEN NATIVE TREE
JSC 9 JUNIPERUS SCOPULORUM
ROCKY MOUNTAIN JUNIPER 15 GAL
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.
3.THE OFF-SITE NATURAL HABITAT BUFFER ZONE (NHBZ) MITIGATION LOCATED ON
IRRIGATED TURF
ROCK MULCH
UPLAND NATIVE SEED MIX
DETENTION SEED MIX
GRAVEL ROAD, RE: CIVIL 14,260 SF
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
o
t
t
e
d
B
y
:
Ha
i
l
e
y
J
o
r
g
e
n
s
e
n
La
y
o
u
t
:
L1
.
0
0
S
I
T
E
&
L
A
N
D
S
C
A
P
E
P
L
A
N
Pr
i
n
t
e
d
O
n
:
1/
3
1
/
2
0
2
4
1
0
:
3
6
A
M
Fi
l
e
N
a
m
e
:
SI
T
E
P
L
A
N
.
d
w
g
ORIGINAL SIZE 24X36
ENT
I
T
L
E
M
E
N
T
DRA
W
I
N
G
S
NOT
F
O
R
CON
S
T
R
U
C
T
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
SITE & LANDSCAPE
PLAN
PDP/FDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
4 PDP/FDP RD 4 01/31/2024
12/20/2023PDP/FDP RD 33
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
S
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
E
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
F
W
12
"
S
S
12
"
S
S
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
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
8"
W
8"
W
12" SS 12" SS 12" SS
EEEEEEEEEEE
E
E
E
E
T
F
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
2 - ASB
4 - TCG
M
A
S
O
N
S
T
R
E
E
T
(
7
1
'
R
.
O
.
W
.
)
HIBDON COURT
(45' R.O.W.)
LOT 2
(2.772 AC)
ZONING: C-S
LOT 3
(1.321 AC)
ZONING: C-S
TRACT A
(.245 AC)
DU&AE
R.O.W. TYP
EXISTING TREES TO
REMAIN, TYP.
STREETLIGHT, TYP.
8'-0" TREE LAWN
6'-0" WALK
9'-0" EASEMENT
9'-0" EASEMENT
10'-0" U.E.
10'-0" U.E.
10'-0" U.E.
FO FO
G G
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 L4.00)
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 MITIGATION
CANOPY TREES
ASB 2 ACER SACCHARUM 'BAILSTA'
FALL FIESTA® SUGAR MAPLE B & B 2"CAL
TCG 4 TILIA CORDATA 'GLENLEVEN'
GLENLEVEN LITTLELEAF LINDEN B & B 2"CAL
UDC 1 ULMUS DAVIDIANA 'CHOICE CITY'
CHOICE CITY DAVID ELM B & B 2"CAL
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.
3.THE OFF-SITE NATURAL HABITAT BUFFER ZONE (NHBZ) MITIGATION LOCATED ON
IRRIGATED TURF
ROCK MULCH
UPLAND NATIVE SEED MIX
DETENTION SEED MIX
GRAVEL ROAD, RE: CIVIL 14,260 SF
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
o
t
t
e
d
B
y
:
Ha
i
l
e
y
J
o
r
g
e
n
s
e
n
La
y
o
u
t
:
L1
.
0
1
S
I
T
E
A
N
D
L
A
N
D
S
C
A
P
E
P
L
A
N
E
N
L
A
R
G
E
M
E
N
T
Pr
i
n
t
e
d
O
n
:
1/
3
1
/
2
0
2
4
1
0
:
3
7
A
M
Fi
l
e
N
a
m
e
:
SI
T
E
P
L
A
N
.
d
w
g
ORIGINAL SIZE 24X36
ENT
I
T
L
E
M
E
N
T
DRA
W
I
N
G
S
NOT
F
O
R
CON
S
T
R
U
C
T
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
SITE & LANDSCAPE
ENLARGEMENT
PDP/FDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
4 PDP/FDP RD 4 01/31/2024
12/20/2023PDP/FDP RD 33
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
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
E
E
E
E
E
E
E
E
E
G
G
G
G
G
G
G
G
G
G
G
G
I
UDUDUDUDUDUDUDUDUDUDUDUDUD
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
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
8
"
W
E
E
X
X
X
X
X
X
X
X
X
X
S
T
S
T
S
T
S
T
S
T
H2O
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 W
XXXXXXXXXXXXXXXXXXXX
X
X
X
X
X
X
X
X
W W
1 - UDC
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
HYDRANT, TYP.
EXISTING TREES TO
REMAIN, TYP.
STREETLIGHT, TYP.
EMERGENCY ACCESS EASEMENT
R.O.W. TYP
9'-0" EASEMENT
8'-0" TREE LAWN
6'-0" WALK
9'-0" EASEMENT
FO FO
G G
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 L4.00)
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 MITIGATION
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.
3.THE OFF-SITE NATURAL HABITAT BUFFER ZONE (NHBZ) MITIGATION LOCATED ON
CANOPY TREES
ASB 2 ACER SACCHARUM 'BAILSTA'
FALL FIESTA® SUGAR MAPLE B & B 2"CAL
TCG 4 TILIA CORDATA 'GLENLEVEN'
GLENLEVEN LITTLELEAF LINDEN B & B 2"CAL
UDC 1 ULMUS DAVIDIANA 'CHOICE CITY'
CHOICE CITY DAVID ELM B & B 2"CAL
IRRIGATED TURF
ROCK MULCH
UPLAND NATIVE SEED MIX
DETENTION SEED MIX
GRAVEL ROAD, RE: CIVIL 14,260 SF
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
o
t
t
e
d
B
y
:
Ha
i
l
e
y
J
o
r
g
e
n
s
e
n
La
y
o
u
t
:
L1
.
0
2
S
I
T
E
&
L
A
N
D
S
C
A
P
E
P
L
A
N
E
N
L
A
R
G
E
M
E
N
T
Pr
i
n
t
e
d
O
n
:
1/
3
1
/
2
0
2
4
1
0
:
3
7
A
M
Fi
l
e
N
a
m
e
:
SI
T
E
P
L
A
N
.
d
w
g
ORIGINAL SIZE 24X36
ENT
I
T
L
E
M
E
N
T
DRA
W
I
N
G
S
NOT
F
O
R
CON
S
T
R
U
C
T
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
SITE & LANDSCAPE
ENLARGEMENT
PDP/FDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
4 PDP/FDP RD 4 01/31/2024
12/20/2023PDP/FDP RD 33
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
E
E
E
E
E
E
E
E
U
D
U
D
U
D
U
D
U
D
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
UD
X X X
X X X X X X X X X X X X X X X X X X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
3 - PAC
3 - JSC
3 - JSC
3 - JSC
3 - PAC
9 - SOC
3 - SOC
3 - ACA
5 - ACA
5 - AAL
3 - RAU
3 - AAL
6 - RAU
3 - SOC
6 - RAU
3 - SOC
3 - PDM
3 - PDM
3 - SAM
1 - PDM
1 - SAM
PROJECT BOUNDARY
DRY CREEK TOP
OF BANK
NHBZ BUFFER
AREA BOUNDARY
FIELD LOCATE DOWNED
LOGS FROM SITE TREE
REMOVAL, TYP.
STORE LOGS WITHIN THE
GROVE OF TREES UNTIL
THE CITY'S REGIONAL
STORM WATER PROJECT IS
COMPLETE. AT WHICH
TIME, RELOCATE LOGS TO
THE LOCATIONS SHOWN.
LOCATION OF PLANTINGS WILL NEED TO BE
VERIFIED WITH ENVIRONMENTAL PLANNING
AND STORMWATER AT THE TIME OF PLANTING
TO DETERMINE CURRENT GRADING PLANS.
HAS CONTEXT MENU
FO FO
G G
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 L4.00)
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 MITIGATION
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.
3.THE OFF-SITE NATURAL HABITAT BUFFER ZONE (NHBZ) MITIGATION LOCATED ON
LOT 1 OF THE LIMITS OF DISTURBANCE MUST MEET THE REQUIREMENTS OF FORT
COLLINS LAND USE CODE 3.4.1. THE ONGOING RESTORATION GOALS AND
PERFORMANCE CRITERIA RELATED TO THE PLAN'S OFF-SITE MITIGATION IS THE
RESPONSIBILITY OF FORT COLLINS STORMWATER UTILITIES AND AN ESCROW
RELATED TO THE NHBZ PERFORMANCE CRITERIA WILL BE COLLECTED AT THE TIME A
MINOR AMENDMENT IS SUBMITTED FOR THE FUTURE DEVELOPMENT OF HICKORY
POND.
SYMBOL CODE QTY BOTANICAL / COMMON NAME CONT CAL
CANOPY NATIVE TREE
PDM 6 POPULUS DELTOIDES MONILIFERA
PLAINS COTTONWOOD B & B 2"CAL
PAC 6 POPULUS X ACUMINATA
LANCELEAF COTTONWOOD B & B 2"CAL
SAM 4 SALIX AMYGDALOIDES
PEACH LEAF WILLOW 15 GAL
EVERGREEN NATIVE TREE
JSC 9 JUNIPERUS SCOPULORUM
ROCKY MOUNTAIN JUNIPER 15 GAL
SYMBOL CODE QTY BOTANICAL / COMMON NAME SIZE HYDROZONE
SHRUBS
AAL 8 AMELANCHIER ALNIFOLIA
SERVICEBERRY 5 GAL
ACA 8 ATRIPLEX CANESCENS
FOURWING SALTBUSH 5 GAL
RAU 15 RIBES AUREUM
GOLDEN CURRANT 5 GAL
SOC 18 SYMPHORICARPOS OCCIDENTALIS
WESTERN SNOWBERRY 5 GAL
IRRIGATED TURF
ROCK MULCH
UPLAND NATIVE SEED MIX
DETENTION SEED MIX
GRAVEL ROAD, RE: CIVIL 14,260 SF
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
o
t
t
e
d
B
y
:
Ha
i
l
e
y
J
o
r
g
e
n
s
e
n
La
y
o
u
t
:
MI
T
I
G
A
T
I
O
N
E
N
L
A
R
G
E
M
E
N
T
Pr
i
n
t
e
d
O
n
:
1/
3
1
/
2
0
2
4
1
0
:
3
7
A
M
Fi
l
e
N
a
m
e
:
SI
T
E
P
L
A
N
.
d
w
g
ORIGINAL SIZE 24X36
ENT
I
T
L
E
M
E
N
T
DRA
W
I
N
G
S
NOT
F
O
R
CON
S
T
R
U
C
T
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
MITIGATION
ENLARGEMENT
PDP/FDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
4 PDP/FDP RD 4 01/31/2024
12/20/2023PDP/FDP RD 33
10/4/2023PDP RD 22
5/24/2023PDP RD 11
FORT COLLINS, CO
KR
LO
R23-008
L1.03
NORTH
0 10 20 40
SCALE: 1"=20'-0"
FUTURE MITIGATION PLANT SCHEDULE
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.
NOTE: NEW LANDSCAPE IN THE NHBZ WILL BE ESCROWED AND INSTALLED AT THE
TIME OF THE CITY STORMWATER INFRASTRUCTURE PROJECT.
SYMBOL CODE QTY BOTANICAL / COMMON NAME CONT CAL
CANOPY NATIVE TREE
PDM 6 POPULUS DELTOIDES MONILIFERA
PLAINS COTTONWOOD B & B 2"CAL
PAC 6 POPULUS X ACUMINATA
LANCELEAF COTTONWOOD B & B 2"CAL
SAM 4 SALIX AMYGDALOIDES
PEACH LEAF WILLOW 15 GAL
CANOPY TREES
ASB 2 ACER SACCHARUM 'BAILSTA'
FALL FIESTA® SUGAR MAPLE B & B 2"CAL
TCG 4 TILIA CORDATA 'GLENLEVEN'
GLENLEVEN LITTLELEAF LINDEN B & B 2"CAL
UDC 1 ULMUS DAVIDIANA 'CHOICE CITY'
CHOICE CITY DAVID ELM B & B 2"CAL
EVERGREEN NATIVE TREE
JSC 9 JUNIPERUS SCOPULORUM
ROCKY MOUNTAIN JUNIPER 15 GAL
SYMBOL CODE QTY BOTANICAL / COMMON NAME SIZE HYDROZONE
SHRUBS
AAL 8 AMELANCHIER ALNIFOLIA
SERVICEBERRY 5 GAL
ACA 8 ATRIPLEX CANESCENS
FOURWING SALTBUSH 5 GAL
RAU 15 RIBES AUREUM
GOLDEN CURRANT 5 GAL
SOC 18 SYMPHORICARPOS OCCIDENTALIS
WESTERN SNOWBERRY 5 GAL
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
:
Ha
i
l
e
y
J
o
r
g
e
n
s
e
n
La
y
o
u
t
:
NO
T
E
S
&
D
E
T
A
I
L
S
Pr
i
n
t
e
d
O
n
:
1/
3
1
/
2
0
2
4
1
0
:
3
7
A
M
Fi
l
e
N
a
m
e
:
NO
T
E
S
&
D
E
T
A
I
L
S
.
d
w
g
ORIGINAL SIZE 24X36
ENT
I
T
L
E
M
E
N
T
DRA
W
I
N
G
S
NOT
F
O
R
CON
S
T
R
U
C
T
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/FDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
4 PDP/FDP RD 4 01/31/2024
12/20/2023PDP/FDP RD 33
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 71 TOTAL TREES SURVEYED AND PROPOSED ON SITE, NO
SPECIES MAY HAVE MORE THAN 11 QUANTITY.
*TYPE (PROPOSED & EXISTING TO REMAIN)COUNT 60+ TREES > 15%
Populus x acuminata 6 8
Populus Deltoides 6 8
Salix amygdaloides 6 8
Acer saccharum 'Bailsta'2 3
Tilia americana 'Boulevard'4 5
Ulmus davidiana 'Choice City'1 1
Juniperus scopulorum 9 12
Cottonwood (existing)14 19
Siberian Elm (existing)16 22
Boxelder (existing)7 10
Russian Olive (existing)1 1
White Poplar (existing)1 1
TOTAL TREES 73
*CITY OF FORT COLLINS CODE SECTION 3.2.1(D)3 MINIMUM SPECIES DIVERSITY
NATIVE SEED MIX NOTES
1.THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE OCTOBER THROUGH EARLY MAY.
2.PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE SEED MIX SPECIES THROUGH AERATION AND
ADDITION OF AMENDMENTS, THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER ENTIRE
AREA. DRILL SEED ALL INDICATED AREAS AS SOON AS POSSIBLE AFTER COMPLETION OF GRADING
OPERATIONS.
3.IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL MUST BE
PROVIDED BY CITY ENVIRONMENTAL PLANNER
4.APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENT OR
AGRICULTURE EQUIPMENT SHALL NOT BE USED).
5.DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN 1
2" DEPTH
(OR APPROPRIATE DEPTH FOR SELECTED SPECIES). FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING
METHOD DOUBLE SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES,
PERCENTAGES AND APPLICATION RATES.
6.PREPARE WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS ARE PROPERLY MANAGED BEFORE, DURING
AND AFTER SEEDING ACTIVITIES.
7.AFTER SEEDING, THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, OR OTHER
APPROPRIATE METHODS. 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.
8.WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED UNTIL SEED IS ESTABLISHED. IF
IRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS SHALL BE FULLY OPERATIONAL AT THE
TIME OF SEEDING AND SHALL ENSURE 100% HEAD-TO-HEAD COVERAGE OVER ALL SEEDED AREAS. ALL
METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION PLAN SHALL BE FOLLOWED.
9.CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION
AN RE-SEEDING AS NEEDED TO ESTABLISH COVER.
10.THE APPROVED SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE LANDSCAPE
AESTHETIC. IF AND WHEN MOWING OCCURS IN NATIVE GRASS SEED MIX AREAS DO NOT MOW LOWER
THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH.
11.NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY PERCENT (70%) VEGETATIVE COVER
IS REACHED WITH NO LARGER THAN ONE FOOT SQUARE BARE SPOTS AND/OR UNTIL DEEMED ESTABLISHED
BY CITY PLANNING SERVICES AND EROSION CONTROL.
12.THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ADEQUATE SEEDLING COVERAGE
AND GROWTH AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY STATE AND LOCAL AGENCIES. IF FINAL
STABILIZATION IS NOT ACHIEVED TO THE SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR
LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ADDITIONAL CORRECTIVE MEASURES TO SATISFY
FINAL VEGETATIVE REQUIREMENTS FOR CLOSEOUT.
PLANT SCHEDULE
HYDROZONE AREA (SF)WATER NEEDED
(GALLONS/SF)ANNUAL WATER USE (GALLONS)
HIGH 0 18 0
MODERATE 0.00 14 0.00
LOW 326902 8 2615216
VERY LOW 0.00 3 0.00
TOTAL 326,902 8.0000 2,615,216
ANNUAL WATER USE NOT TO EXCEED 15 GAL./SF. AVERAGE OVER THE SITE
WATER USE TABLE
HYDROZONE AREA (SF)WATER NEEDED
(GALLONS/SF)ANNUAL WATER USE (GALLONS)
HIGH 0 18 0
MODERATE 0.00 14 0.00
LOW 119963 8 959704
VERY LOW 0.00 3 0.00
TOTAL 119,963 8.0000 959,704
ANNUAL WATER USE NOT TO EXCEED 15 GAL./SF. AVERAGE OVER THE SITE
LOT 1
LOT 2
RESTORATION PLAN SUMMARY
1.0 INTRODUCTION
North College 1311, LLC has proposed the Mason Street Infrastructure development project (“site”) within 3 lots totaling
approximately 13.13 acres. The City of Fort Collins (City) has also proposed a future detention basin (“Hickory Pond”) within
portions of Lot 1 and 2 within the site. The site is located within parcels 9702100007 and 9702100918 and is situated between
Willox Lane and Hickory Street to the north/south, with Mason Street to the east and railroad to the west.
An Ecological Characterization Study (ECS) was performed in September 2022 as required by Article 3, Section 3.4.1 of the City
Land Use Code (LUC) (Cedar Creek 2023). The ECS informed the City's determination that the site contains Dry Creek and will
require the implementation of a Natural Habitat Buffer Zone (NHBZ) to mitigate potential impacts from development on
ecological character and quality.
The proposed Project Development Plan presents the NHBZ delineations on site in accordance with LUC guidelines. Approval of
the proposed NHBZ delineation is contingent upon the Applicant completing additional mitigation requirements prescribed by
the City's Environmental Planning Department.
This NHBZ Restoration and Annual Monitoring Plan (Plan) presents recommended restoration and monitoring approaches which
have been designed to ascertain measurable habitat improvement in the NHBZ. The objective of this Plan is to describe the
methods and procedures that will be used to implement restoration, assess establishment and progress of restoration, identify
potential issues, and gather information used to inform adaptive management activities. Weed management is discussed within
the broader context of our proposed approach in this document and detailed more specifically in a separate Weed Management
Plan (Cedar Creek 2024).
2.0 EXISTING SITE CONDITIONS
The site primarily consists of upland grassland, containing a mixture of native, invasive, and noxious species, dominated by
smooth brome (Bromus inermis ). Other species include leafy spurge (Euphorbia esula ), Canada thistle (Cirsium arvense ),
Western wheatgrass (Pascopyrum smithii ), orchard grass (Dactylis glomerata ), alfalfa (Medicago sativa ), and prickly lettuce
(Lactuca serriola ). Dry Creek traverses the site from the northwest to the southeast. Dry Creek appears to contain no active
surface hydrology and shows little signs of conveying ephemeral flow.
As such the Dry Creek riparian area is dominated by Siberian elm (Ulmus pumila ), crack willow (Salix fragilis ), and white poplar
(Populus alba ), with a herbaceous layer dominated by smooth brome. Other species include showy milkweed (Asclepias
speciosa ), horse tail (Equisetum sp .), rose (Rosa woodsii ), wild licorice (Glycyrrhiza lepidota ), and narrowleaf willow (Salix
exigua ). The southeast portion of Dry Creek (across Mason Street) is dominated by cottonwood (Populus deltoides ) and
contains no herbaceous layer. Dry Creek is listed as requiring a 100-foot NHBZ in Section 3.4.1 of the City LUC.
Given that Dry Creek has not exhibited flowing water for a long time, it is likely that existing vegetation is dependent on shallow
ground water. Therefore, the established trees and shrubs within the riparian zone likely will not need supplemental irrigation.
However, if additional plant materials are installed supplemental temporary irrigation is warranted.
3.0 RESTORATION PLAN
3.1 Goals and Objectives
In accordance with the City LUC 3.4.1 the NHBZ should be managed to:
1.Preserve or enhance the ecological character or function and wildlife use of the natural habitat or feature and to minimize or
adequately mitigate the foreseeable impacts of development.
2.Preserve or enhance the existence of wildlife movement corridors between natural habitats and features, both within and
adjacent to the site.
3.Enhance the natural ecological characteristics of the site. If existing landscaping within the NHBZ is determined by the
decision maker to be incompatible with the purposes of the buffer zone, then the applicant shall undertake restoration and
mitigation measures such as re-grading and/or the replanting of native vegetation.
4.Provide appropriate human access to natural habitats and features and their associated NHBZ'S in order to serve recreation
purposes, provided that such access is compatible with the ecological character or wildlife use of the natural habitat or
feature.
More specific goals have been established through meetings with the City. These general goals are:
1.Control weeds prior to construction throughout the site, including the Dry Creek riparian corridor.
2.Focus on the enhancement of the Dry Creek riparian corridor through potential direction of sheet flow of hydrology on site
within Dry Creek and additional herbaceous, shrub, and tree plantings.
3.The future Hickory Pond should resemble a naturalized wetland and shrub plantings around the fringe of the pond should be
included.
4.The remaining mitigation area should be established into a higher quality upland grassland than the existing habitat.
The restoration approach and monitoring presented in this Plan has been developed to support the meeting of NHBZ goals
through evaluation of revegetation establishment and progression. Monitoring results can be used to identify problem areas or
potential issues early in the restoration process, inform adaptive management activities (i.e., weed management), and assess
progress towards the meeting of success criteria indicative favorable NHBZ restoration and management.
3.2 Step-by-Step Approach
The following is a recommended step-by-step process designed to reduce cost, improve the ecological function, and enhance
the ecological characteristics of the NHBZ while maintaining flexibility for site-specific conditions.
Step 1. Creating Opportunity and Reducing Competition
Noxious and invasive species are often non-native, aggressive spreaders, that dominate an ecosystem and outcompete native
species. Establishing native species is important for restoration goals and to provide healthy, diverse, and sustainable
ecosystem. If noxious and invasive species are left unmanaged, opportunities for native species establishment are greatly
reduced. It is recommended some method of vegetation control must be utilized to control noxious and invasive species.
Vegetation control is implemented via mechanical or chemical controls. Mechanical control entails scraping or plowing to
increase bare ground exposure which will serve as a seedbed / planting medium. Chemical control entails the use of herbicide
to diminish dominance of undesirable and noxious species. Leafy spurge and Canada thistle the dominant noxious species on
the site (see Weed Management Plan; Cedar Creek 2024). The dominant invasive species within the site is smooth brome, an
aggressive, non-native, perennial and rhizomatous grass, spread by wind-driven cross-fertilization to produce seeds and
propagate vegetatively through tillering and root fragments. While smooth brome can negatively impact biodiversity, it does
provide excellent soil stability and forage potential for wildlife. Therefore, a total eradication of this species may not be
necessary, but a chemical treatment is highly recommended prior to initiating mechanical manipulation of soil, to reduce
competition and encourage the establishment of native vegetation.
Step 2. Grading
Current development plans propose filling in portions of Dry Creek, though a majority of the channel will remain intact. Grading
will be completed to ensure some surface water flows will continue to contribute to the remnant portions of Dry Creek. Grading
and design of the future Hickory Pond should follow the City's standards and guidelines (City of Fort Collins 2009 & 2018).
Step 3. Soil Preparation
The soil surface should be optimized for seeding or planting. An agronomic assessment is recommended to evaluate the
chemical and physical properties of the soil throughout the site, and a required design standard in the location of the proposed
Hickory Pond. This information can be used to determine whether soil amendments (i.e. compost) would benefit the
establishing plant communities and allow for optimization of the seed mix to soil conditions.
Planted areas in Hickory Pond will require topsoil with appropriate levels of organic matter and should receive imported or
stockpiled topsoil to a minimum depth of four inches. Sub-grade should be loosened to a depth of 12 inches total (8” existing
sub-grade and 4” of new topsoil) in Hickory Pond and 10 inches throughout the remainder of the site. Stones, clods, sticks,
rubbish, and other matter large enough to impede planting, seeding, or mowing should be collected and removed from the site.
Removed material must be disposed of legally.
Cultivation should be repeated in areas where equipment used for hauling and spreading topsoil has recompacted the soil.
Disturbed areas should be fine graded to a smooth, uniform surface plane. Prior to seeding, the soil surface should be loose,
allowing for good soil/seed contact. Roll and rake, remove ridges, and fill depressions to meet surface grades based on grading
plans.
Step 3. Seeding and Planting
Seeding and planting should occur as soon as possible following final construction and final contouring within a suitable time
frame. For seeding, late fall to early spring (October to May) is favorable, with late fall being priority for non-irrigated areas.
Woody plantings should occur in late fall (prior to frozen ground) or early spring (October to May) to increase survival success.
Woody planting being planted from containers should have the sides and bottom of the root system scarified. Live stakes should
be installed to ensure 70 to 80% of the entire live stake is underground.
The species used should be native and suitable to the soil and moisture conditions of the NHBZ. Seed mixes should be designed
to facilitate growth of appropriate and sustainable species. If changes are to be made to the proposed seed mix based on site
conditions, then approval must be provided by a city Environmental Planner. The proposed seed mixes are based on the City's
recommended species, site conditions, and the U.S. Army Corps of Engineers (USACE) Wetland Indicator Status Plant List for
the Great Plains Region (USACE 2020). The site contains a high-water table within areas, notably the Dry Creek area. A mixture
of upland, facultative-upland, facultative, facultative-wetland, and obligate species were selected to represent varying conditions
and slopes. Species were also selected to provide pollinator habitat, with emphasis on milkweed species for the U.S. Fish and
Wildlife Service (USFWS) federal listing candidate, the monarch butterfly (Danaus plexippus ). See Table 1 for a Proposed
Hickory Pond Seed Mix and Table 2 for Proposed Upland Grassland Seed Mix.
Seeding can be accomplished using broadcasting and drilling techniques wherever applicable.
·For broadcast seeding: the seeding rate should be doubled, seed-to soil contact should be increased immediately through
manipulation which will also provide some protection from wind or water erosion and granivores. Manipulation can be
accomplished by either a light disc harrowing perpendicular to the flow of energy (wind and/or water) or hand raking
around sensitive areas (i.e. willow patches).
·For drill seeding, final drilling pass must occur on the contour, to create subtle ridges perpendicular to the flow of energy.
Drill seeding should not be conducted in sensitive areas.
Appropriate native seeding equipment will be used, which does not include standard turf seeding equipment or agriculture
equipment. Drill seed the approved mix in two passes, each at a right angles to the other and using half the seed in each pass.
Seed should be drilled at the specified application rate and to a depth of no greater than ½ inch. If areas are too wet or steep
to drill seed, broadcast seed in opposite directions at twice the application rate used for drill seeding. Restore fine grade after
seeding, and cover seed to a depth of ¼ of an inch by raking or dragging. Firm seeded areas with a roller weighing a maximum
of 100 lbs. per foot of width.
Woody plantings of trees and shrubs along Dry Creek and the fringe of Hickory Pond are also proposed to provide structural
diversity and meet restoration goals. Species to be used should be approved by a City Environmental Planner. Woody plantings
should be planted using industry Best Management Practices.
The following native trees are recommended for planting:
·Cottonwood (Populus deltoides ). This species is present within portions of Dry Creek, except in areas where non-native or
noxious species such as Siberian elm and crack willow are present. Cottonwood should be planted along Dry Creek where
possible.
·Peachleaf willow (Salix amygdaloides ). This species may be planted along Dry Creek and along the fringe of Hickory Pond.
The following upland native shrubs are recommended for planting along the fringe of Hickory Pond or other upland areas:
·Rubber Rabbitbrush (Ericameria nauseosa var. nauseosa )
·Winterfat (.rascheninnikovia lanata )
·Broom snakeweed (Gutierrezia sarothrae )
·Fourwing Saltbush (Atriplex canescens )
·Snowberry (Symphoricarpos occidentalis )
The following mesic to wetland native shrubs are recommended for planting within Hickory Pond or along Dry Creek, where the
water table may be high and surface water may be present after rain events:
·Redosier dogwood (Cornus sericea)
·Coyote willow (Salix exigua )
·Waterbirch (Betula occidentalis )
·Wild black currant (Ribes americanum )
Plantings and/or plugs of wetland species is recommended in Hickory Pond or Dry Creek if inundation or saturation precludes
seeding. If necessary, these plantings should be concentrated in areas with high risk of erosion to minimize the risk of soil loss.
Planting should also be concentrated where favorable moisture zones are likely to exist. Planting small plugs in the fall is not
desirable due to the loss of plants to Canada geese (Branta canadensis ). Subsequent plantings are recommended after initial
establishment and when weeds are controlled (2-5 growing seasons after initial construction). These plantings can be
concentrated in areas needing additional erosion control protection and/or bare areas. Supplemental temporary irrigation should
be used to aid in establishing newly installed plant materials.
Step 4. Maintenance and Management
Maintenance and management activities should be implemented to ensure success of the ecological restoration project. After
seeding, the area shall be covered with crimped straw, jute mesh, or other appropriate soil surface stabilization methods. Straw
mulch should be certified weed-free hay or certified weed-free straw with no seed heads. In the stormwater drainage area,
natural fiber blankets are recommended, as synthetic blankets can entangle reptiles and amphibians in aquatic habitats. Routine
inspections for erosion should be performed during the time between seeding and vegetation establishment to assure no
excessive erosion features form on the project area.
Restoration goals can be achieved without the use of supplemental water if planting plans correspond to local climatic patterns
for native seeding, late fall or early spring. Supplemental irrigation can have substantial effects on the trajectory of the
establishing plant community that can negatively affect site diversity and self-sustainability (USFS 1984). For example,
supplemental water can negate important site characteristics such as micro-topographic features, while also providing a
competitive advantage to sod-forming or more quickly growing species, leading to decreased structural diversity throughout the
site. Species proposed in this restoration plan are native species which are adapted to local climatic conditions and should be
able to establish under natural conditions. By not applying supplemental water, the development of a more diverse, drought
tolerant, and ultimately more resilient and sustainable ecosystem will be allowed to establish at the site.
The Weed Management Plan (Cedar Creek 2024) provided for the site will be implemented to ensure that weeds are properly
managed before, during, and after seeding activities. Overall, the contractor shall monitor seeded area for erosion control,
germination, and reseeding as needed to establish cover.
4.0 ANNUAL MONITORING PLAN
The applicant will be responsible for ensuring execution of the monitoring and reporting protocol described below.
4.1 Schedule
The NHBZ will be surveyed twice a year on the following schedule:
1.In the spring, a qualified ecologist will traverse the entirety of the site to assess noxious weed populations prior to
implementation of management strategies. This effort will result in optimized and targeted weed control efforts and provide
sufficient time to manage weeds prior to seed production.
2.At the peak of growing season, a qualified ecologist will implement the quantitative procedure described in section 4.2 to
measure ground cover within the NHBZ. The ecologist will also traverse the entirety of the site to identify potential problems
or issues with restoration. During these traverses, the observer will take note of areas of poor seedling emergence,
indicators of soil fertility problems, noxious weeds or invasive plant infestation, expectations for noxious weed
seeding/flowering, excessive erosion, and any other similar revegetation / restoration related issues (if observed).
Annual monitoring will continue for a total of three years following restoration of the NHBZ. A brief memo containing survey
findings and recommendations will be provided to the City by September 30th of each year. This will give the City and the
applicant ample time to discuss and implement adaptive management to address any underperforming areas prior to when
on-the-ground treatment implementation would be needed, if determined necessary.
4.2 Permanent Photo-points
Eight permanent photo-points (marked with GPS coordinates) on the site will be established to visually catalog vegetation
progress, including, 4 along the Dry Creek riparian corridor, 2 within Hickory Pond, and 2 within surrounding upland grassland
area. Photo-points should be determined in the field at a location representative of the NHBZ area, each location marked with
GPS coordinates, and each designated with a number which will remain consistent throughout the 3-year monitoring period.
Each photo-point should be documented during the summer evaluation at the peak of the growing season, for each of the
annual monitoring efforts that will follow restoration. At each point, four photos will be collected, one each in a cardinal
compass direction (N-E-S-W), using a photo board that is visible in each frame to indicate the photo-point number.
4.3 Sampling Methodology
Cover sampling will be conducted at a minimum of 15 sample points in the reclaimed areas of the NHBZ to assess progress
towards standards. A minimum of 5 sample points each should be located in the Dry Creek riparian corridor and within Hickory
Pond (10 total).
At each sample point, ground cover will be measured using ocular estimates in a 1 meter by 1 meter quadrat. Sample locations
will be determined randomly prior to field evaluation. Upon reaching the sample point, the quadrat will be placed on the ground
and the ecologist will estimate and record vegetative ground cover by species to the nearest 1%. All species, including noxious
and invasive species, and their respective percent ground cover will be recorded. In addition, percent cover of litter, rock, and
bare ground exposure will be estimated and recorded; when summed with vegetation estimates, these will produce 100%
coverage of ground cover at each sample point.
4.4 Success Criteria
During the third year of annual monitoring, a determination of successful establishment in the NHBZ will be made by the City
Environmental Planning Department based on site surveys and vegetative performance compared to success criteria. 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. Restored vegetation communities will be considered established when an
effort to achieve the NHBZ goals has been demonstrated through mitigation and/or reclamation efforts and all of the following
are met:
1.70% total vegetative cover (excluding noxious weeds) is reached with no bare spots larger than one square-foot, except in
areas that receive consistent seasonal flow or standing water.
2.Noxious weeds do not exceed 10% total cover.
3.The site is deemed acceptable by the City Environmental Planning Department and Utility Services Department.
The City Environmental Planning Department has the authority to deem revegetation established in lieu of meeting success
criteria, as well as withhold approval despite meeting success criteria, if they so choose. 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.
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
:
Ha
i
l
e
y
J
o
r
g
e
n
s
e
n
La
y
o
u
t
:
RE
S
T
O
R
A
T
I
O
N
P
L
A
N
S
U
M
M
A
R
Y
Pr
i
n
t
e
d
O
n
:
1/
3
1
/
2
0
2
4
1
0
:
3
7
A
M
Fi
l
e
N
a
m
e
:
NO
T
E
S
&
D
E
T
A
I
L
S
.
d
w
g
ORIGINAL SIZE 24X36
ENT
I
T
L
E
M
E
N
T
DRA
W
I
N
G
S
NOT
F
O
R
CON
S
T
R
U
C
T
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
RESTORATION PLAN
SUMMARY
PDP/FDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
4 PDP/FDP RD 4 01/31/2024
12/20/2023PDP/FDP RD 33
10/4/2023PDP RD 22
5/24/2023PDP RD 11
FORT COLLINS, CO
KR
LO
R23-008
L2.01
SEED MIXES
UPLAND NATIVE SEED MIX
COMMON NAME SCIENTIFIC NAME PLS*/LB.LBS/PLS/
ACRE PLS/FT²PERCENT
OF MIX
WILDLOWERS/FORBS
SHOWY MILKWEED ASCLEPIAS SPECIOSA 72,000 4.2 6.9 9%
PLAINS COREOPSIS COREOPSIS TINCTORIA 1,400,000 0.17 5.5 7%
PURPLE PRAIRIE CLOVER DALEA PURPUREA 210,000 0.81 3.9 5%
INDIAN BLANKETFLOWER GAILLARDIA ARISTATA 132,000 1.85 5.6 7%
ROCKY MOUNTAIN
PENSTEMON PENSTEMON STRICTUS 592,000 0.35 4.8 6%
MEXICAN HAT RATIBIDA COLUMNIFERA 737,000 0.20 3.4 4%
FORB SUBTOTAL 7.60 30.1 40%
GRASSES
INDIAN RICEGRASS ACHNATHERUM HYMENOIDES 141,000 1.13 3.7 5%
SIDEOATS GRAMA BOUTELOUA CURTIPENDULA 191,000 1.15 5.0 7%
BUFFALOGRASS BOUTELOUA DACTYLOIDES 56,000 3.27 4.2 6%
BLUE GRAMA BOUTELOUA GRACILIS 825,000 0.25 4.7 6%
BOTTLEBRUSH SQUIRRELTAIL ELYMUS ELYMOIDES 192,000 0.95 4.2 6%
PRAIRIE JUNEGRASS KOELERIA MACRANTHA 2,315,400 0.08 4.3 6%
GREEN NEEDLEGRASS NASSELLA VIRIDULA 181,000 1.01 4.2 6%
SWITCHGRASS PANICUM VIRGATUM 389,000 0.71 6.3 8%
WESTERN WHEATGRASS PASCOPYRUM SMITHII 110,000 1.61 4.1 5%
SAND DROPSEED SPOROBOLUS CRYPTANDRUS 5,298,000 0.04 4.9 6%
GRASSES SUBTOTAL 10.20 45.5 60%
SEED MIX TOTALS 17.80 75.6 100%
ACCEPTABLE SUBSTITUTES PLS/LB.LBS/PLS/
ACRE PLS/FT²
FORBS
FRINGED SAGE ARTEMISIA FRIGIDA 4,536,000 0.20 20.8
BLUE FLAX LINUM LEWISII 293,000 0.80 5.4
PRAIRIE ASTER MACHAERANTHERA TANACETIFOLIA 108,000 0.60 1.5
GRASSES
CANADA WILDRYE ELYMUS CANADENSIS 115,000 10.40 27.5
INLAND SALTGRASS DISTICHLIS SPICATA 520,000 1.20 14.3
MOUNTAIN MUHLY MUHLENBERGIA MONTANA 1,500,000 2.00 68.9
ALKALI SACATON SPOROBOLUS AIROIDES 1,750,000 1.00 40.2
* PLS = PURE LIVE SEED. 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. THIS MIX IS BASED ON DRILL SEED APPLICATION. IF BROADCAST AND HARROW METHODS ARE
USED, RATES SHOULD BE DOUBLED. IF HYDROSEEDING OCCURS, SEED MUST NOT BE MIXED WITH A MULCH FOR APPLICATION. THEY MUST BE
APPLIED IN TWO PASSES: FIRST PASS SEED, SECOND PASS MULCH.
DETENTION SEED MIX
COMMON NAME SCIENTIFIC NAME PLS*/LB.LBS/PLS/
ACRE PLS/FT²PERCENT
OF MIX
WILDLOWERS/FORBS
PLAINS COREOPSIS COREOPSIS TINCTORIA 1,400,000 0.17 5.5 4.5%
WHITE PRAIRIE CLOVER DALEA CANDIDA 210,000 0.65 3.1 2.6%
SWAMP MILKWEED ASCLEPIAS INCARNATA 153,000 1.00 3.5 2.9%
SHOWY MILKWEED ASCLEPIAS SPECIOSA 72,000 1.00 1.7 1.4%
BLUE VERVAIN VERBENA HASTATA 1,792,800 0.40 16.5 13.5%
FORB SUBTOTAL 3.20 30.2 25%
GRASSES
PRAIRIE CORDGRASS SPARTINA PECTINATA 197,000 1.00 4.5 3.7%
SWITCHGRASS PANICUM VIRGATUM 389,000 1.50 13.4 11.0%
FOWL BLUEGRASS POA PALUSTRIS 3,156,000 0.35 25.4 20.8%
BUFFALOGRASS BOUTELOUA DACTYLOIDES 56,000 3.27 4.2 3.4%
BLUE GRAMA BOUTELOUA GRACILIS 825,000 0.25 4.7 3.9%
INLAND SALTGRASS DISTICHLIS SPICATA 520,000 0.35 4.2 3.4%
BOTTLEBRUSH SQUIRRELTAIL ELYMUS ELYMOIDES 192,000 0.95 4.2 3.4%
STREAMBANK WHEATGRASS ALYMUS LANCEOLATUS SSP.
LANCEOLATUS 156,000 1.36 4.9 4.0%
LITTLE BLUESTEM SCHIZACHYRIUM SCOPARIUM 260,000 0.70 4.2 3.4%
NEBRASKA SEDGE CAREX NEBRASCENSIS 534,100 0.40 4.9 4.0%
THREE SQUARE BULRUSH SCHOENOPLECTUS PUNGENS 300,000 0.70 4.8 3.9%
ARCTIC RUSH JUNCUS BALTICUS 10,900,000 0.05 12.5 10.2%
GRASSES SUBTOTAL 10.90 91.9 75%
SEED MIX TOTALS 14.10 122.1 100%
ACCEPTABLE SUBSTITUTES PLS/LB.LBS/PLS/
ACRE PLS/FT²
FORBS
BLUE FLAX LINUM LEWISII 170,000 0.83 3.2
BLACK-EYED SUSAN RUDBECKIA HIRTA 1,710,000 0.14 5.5
MARSH SUNFLOWER HELIANTHUS NUTTALLII 125,000 1.50 4.3
GRASSES
SALT AND PEPPER GRASS DESCHAMPSIA CAESPITOSA 1,300,000 0.07 2.1
WATER SEDGE CAREX AQUATILLIS 485,000 0.30 3.3
SLENDER WHEATGRASS ELYMUS TRACHYCAULUS 159,000 1.36 5.0
* PLS = PURE LIVE SEED. 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. THIS MIX IS BASED ON DRILL SEED APPLICATION. IF BROADCAST AND HARROW METHODS ARE
USED, RATES SHOULD BE DOUBLED. IF HYDROSEEDING OCCURS, SEED MUST NOT BE MIXED WITH A MULCH FOR APPLICATION. THEY MUST BE
APPLIED IN TWO PASSES: FIRST PASS SEED, SECOND PASS MULCH.
8" W
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
E
E
E
E
E
E
E
E
E
E
E
E
E
G
G
G
G
G
G
G
G
G
G
G
I
F
W
UDUDUDUDUDUDUD
UD
UD
U
D
U
D
U
D
U
D
UD
UD
UD
UD
UD 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
12" SS 12" SS
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" SS
E
EEEEE
E
E
T
F
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
XXXXXXXXXXXXX
OHU OHU OHU OHU OHU
X
X
X
X
X
X
X
X
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
M
A
S
O
N
S
T
R
E
E
T
(
7
1
'
R
.
O
.
W
.
)
HIBDON COURT
(45' R.O.W.)
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
TRACT A
(.245 AC)
DU&AE
8'-0" TREE LAWN
6'-0" WALK
9'-0" EASEMENT
9'-0" EASEMENT
71'-0"
10'-0" U.E.
10'-0" U.E.
6'-0" U.E.
20'-0" R.O.W. AND WATERLINE EASEMENT
30'-0" UNION PACIFIC RAILROAD TRACK EASEMENT
8'-0" TREE LAWN
6'-0" WALK
9'-0" EASEMENT
HYDRANT, TYP.
R.O.W. TYP
EXISTING FENCE
DRY CREEK TOP
OF BANK
NHBZ BUFFER
AREA BOUNDARY
PROJECT BOUNDARY
PROJECT BOUNDARY
20'-0" EMERGENCY
ACCESS EASEMENT38'-5" DRAINAGE
EASEMENT
30'-0" STORMWATER
EASEMENT
FO FO
G G
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 L4.00)
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 MITIGATION
SYMBOL CODE QTY BOTANICAL / COMMON NAME CONT CAL
CANOPY NATIVE TREE
PDM 6 POPULUS DELTOIDES MONILIFERA
PLAINS COTTONWOOD B & B 2"CAL
PAC 6 POPULUS X ACUMINATA
LANCELEAF COTTONWOOD B & B 2"CAL
SAM 4 SALIX AMYGDALOIDES
PEACH LEAF WILLOW 15 GAL
CANOPY TREES
ASB 2 ACER SACCHARUM 'BAILSTA'
FALL FIESTA® SUGAR MAPLE B & B 2"CAL
TCG 4 TILIA CORDATA 'GLENLEVEN'
GLENLEVEN LITTLELEAF LINDEN B & B 2"CAL
UDC 1 ULMUS DAVIDIANA 'CHOICE CITY'
CHOICE CITY DAVID ELM B & B 2"CAL
EVERGREEN NATIVE TREE
JSC 9 JUNIPERUS SCOPULORUM
ROCKY MOUNTAIN JUNIPER 15 GAL
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.
3.THE OFF-SITE NATURAL HABITAT BUFFER ZONE (NHBZ) MITIGATION LOCATED ON
SYMBOL DESCRIPTION DETAIL
HYDROZONE - HIGH (TURF)2,103 SF
HYDROZONE - LOW (NATIVE SEED)446,865 SF
IRRIGATED TURF
ROCK MULCH
UPLAND NATIVE SEED MIX
DETENTION SEED MIX
GRAVEL ROAD, RE: CIVIL 14,260 SF
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
o
t
t
e
d
B
y
:
Ha
i
l
e
y
J
o
r
g
e
n
s
e
n
La
y
o
u
t
:
HY
D
R
O
Z
O
N
E
P
L
A
N
Pr
i
n
t
e
d
O
n
:
1/
3
1
/
2
0
2
4
1
0
:
3
7
A
M
Fi
l
e
N
a
m
e
:
SI
T
E
P
L
A
N
.
d
w
g
ORIGINAL SIZE 24X36
ENT
I
T
L
E
M
E
N
T
DRA
W
I
N
G
S
NOT
F
O
R
CON
S
T
R
U
C
T
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
HYDROZONE PLAN
PDP/FDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
4 PDP/FDP RD 4 01/31/2024
12/20/2023PDP/FDP RD 33
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"
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
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 BOXELDER 21 2-12 DEAD 0 Y
40 WHITE POPLAR 1 20 FAIR 3 Y
41 BOXELDER 3 15-21 FAIR-3 Y
TOTAL MITIGATION
REQUIRED:34.5
FD
C
UDUDUD
UD
EM
GM
E
E
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
XXXXXXXXXXXXX
OHU OHU OHU OHU OHU
X
X
X
X
X
X
X
X
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
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
E
E
E
E
E
E
E
E
E
E
E
E
E
G
G
G
G
G
G
G
G
G
G
G
UDUDUDUDUDUDUD
UD
UD
U
D
U
D
U
D
U
D
UD
UD
UD
UD
UD 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
12" SS 12" SS
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" SS
E
EEEEE
E
E
T
F
#1
#2
#3
#4
#5
#6
#7
#8
#9
#10
#11
#12
#14
#13
#15
#16 #17 #18
FD
C
UDUDUD
UD
EM
GM
E
E
HYDRANT, TYP.
M
A
S
O
N
S
T
R
E
E
T
(
7
1
'
R
.
O
.
W
.
)
HIBDON COURT
MA
S
O
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
#41
#40
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
:
Ha
i
l
e
y
J
o
r
g
e
n
s
e
n
La
y
o
u
t
:
TR
E
E
M
I
T
I
G
A
T
I
O
N
Pr
i
n
t
e
d
O
n
:
1/
3
1
/
2
0
2
4
1
0
:
3
7
A
M
Fi
l
e
N
a
m
e
:
TR
E
E
M
I
T
I
G
A
T
I
O
N
.
d
w
g
ORIGINAL SIZE 24X36
ENT
I
T
L
E
M
E
N
T
DRA
W
I
N
G
S
NOT
F
O
R
CON
S
T
R
U
C
T
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
TREE MITIGATION
PDP/FDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
4 PDP/FDP RD 4 01/31/2024
12/20/2023PDP/FDP RD 33
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"
TREE MITIGATION SUMMARY TABLE
MITIGATION TREES
REQUIRED
MITIGATION TREES
PROVIDED FEE IN LIEU PROVIDED
35 25 FEE IN LIEU PROVIDED FOR 10
TREES
NOTE: MITIGATION TREES ARE WITHIN THE NHBZ PLANTING, SEE SHEET L1.03
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
XXXXXXXXXX
OHU OHU
X
X
X
X
X
X
X
X
W W W W
D
W W
DRY CREEK TOP
OF BANK
LOT 2 BOUNDARY
DRY CREEK TOP
OF BANK
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
100'-0" TYP.
100'-0" TYP.
EXISTING NHBZ AREA 164,420 SF
AREA TO BE MITIGATED 76,484 SF
NHBZ MITIGATION 77,013 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
XXXXXXXXXX
OHU OHU
X
X
X
X
X
X
X
X
W W W W
D
W W
DRY CREEK TOP
OF BANK
LOT 2 BOUNDARY
DRY CREEK TOP
OF BANK
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
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
:
Ha
i
l
e
y
J
o
r
g
e
n
s
e
n
La
y
o
u
t
:
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
i
n
t
e
d
O
n
:
1/
3
1
/
2
0
2
4
1
0
:
3
6
A
M
Fi
l
e
N
a
m
e
:
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
.
d
w
g
ORIGINAL SIZE 24X36
ENT
I
T
L
E
M
E
N
T
DRA
W
I
N
G
S
NOT
F
O
R
CON
S
T
R
U
C
T
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
NATURAL HABITAT
BUFFER ZONE
PDP/FDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
4 PDP/FDP RD 4 01/31/2024
12/20/2023PDP/FDP RD 33
10/4/2023PDP RD 22
5/24/2023PDP RD 11
FORT COLLINS, CO
KR
LO
R23-008
L5.00
NORTH
0 25 50 100
SCALE: 1"=50'-0"
PROPERTY BOUNDARY
LOT LINES
DRY CREEK TOP OF BANK
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
MITIGATION
NHBZ TO BE MITIGATED 76,484 SF
NHBZ MITIGATION 77,013 SF
NHBZ
EXISTING NHBZ 164,420 SF
PROPOSED NHBZ 165,013 SF