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Home My WebLink AboutPLANETSCALE LIVING - PDP200015 - SUBMITTAL DOCUMENTS - ROUND 2 - PLANSVICINITY MAP CREDITS: CIVIL ENGINEER ADAM A. POWELL, PE PEC INC 1401 WAWATTA STREET UNIT 804 FORT COLLINS, CO 80202 apowell@pec-inc.co (720) 409-2454 LANDSCAPE ARCHITECT GREG ROESLER GMR | LANDSCAPE ARCHITECTURE 730 COLORADO BLVD., SUITE 200 DENVER, CO 80206 greg@gmr-la.com (720) 209-7244 OWNER PLANET SCALE LIMITED SERDAR BADEM, MATT SLATER 12933 REGAN LN SARATOGA, CA 95070 serdar.badem@gmail.com (310)-948-1948 ARCHITECT WAYNE D. ANDERSON, AIA, LLC 7825 W. ONTARIO PL LITTLETON, CO 80128 PHONE (303) 550-5678 FAX (303) 367-5354 Wayne@WAndersonAIA.com 0 COVER SHEET 1 CIVIL COVER SHEET 2 GENERAL NOTES AND LEGEND 3 EXISTING SITE / DEMO PLAN 4 SITE LAYOUT PLAN 5 UTILITY PLAN 6 DRAINAGE AND EROSION CONTROL PLAN 7 DETAIL SHEET 8 TREE MITIGATION PLAN 9 LANDSCAPE PLAN 10 PHOTOMETRIC PLAN 11 FLOOR PLANS 12 EXTERIOR ELEVATIONS 13 COLOR RENDERING DRAWING INDEX: WAYNE D. ANDERSON C-2974STATEOFCOL O R ADOLI CE N SED A R C H ITECTPLANETSCALE LIVING - AFFORDABLE HOUSING PROJECT A PART OF TRACT 7, EAST ACRES LYING IN THE NORTHEAST 1/4 OF THE NORTHEAST 1/4 OF SECTION 24, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH P.M., COUNTY OF LARIMER, STATE OF COLORADO. SITE PLAN NOTES LAND USE TABLE: 1.THE DEVELOPER, HIS SUCCESSORS AND ASSIGNS, INCLUDING THE HOMEOWNERS OR MERCHANTS ASSOCIATION, SHALL BE RESPONSIBLE FOR INSTALLATION, MAINTENANCE AND REPLACEMENT OF ALL FIRE LANE SIGNS AS REQUIRED BY THE CITY OF FORT COLLINS. 2.ALL SIGNS MUST CONFORM TO THE CITY OF FORT COLLINS SIGN CODE. 3.RIGHT OF WAY FOR INGRESS AND EGRESS FOR SERVICE AND EMERGENCY VEHICLES IS GRANTED OVER, ACROSS, ON AND THROUGH ANY AND ALL PRIVATE ROADS AND WAYS NOW OR HEREAFTER ESTABLISHED ON THE DESCRIBED PROPERTY, AND THE SAME ARE HEREBY DESIGNATED AS "SERVICE / EMERGENCY AND UTILITY EASEMENTS" AND SHALL BE POSTED "NO PARKING - FIRE LANE." 4.COMMERCIAL PROJECTS BUILT UNDER THE 2015 IBC: "ACCESSIBLE EXTERIOR ROUTES" SHALL BE PROVIDED FROM PUBLIC TRANSPORTATION STOPS, ACCESSIBLE PARKING AND ACCESSIBLE PASSENGER LOADING ZONES AND PUBLIC SIDEWALKS TO 60% OF THE ACCESSIBLE BUILDING ENTRANCES THEY SERVE. THE ACCESSIBLE ROUTE BETWEEN ACCESSIBLE PARKING AND ACCESSIBLE BUILDING ENTRANCES SHALL BE THE MOST PRACTICAL DIRECT ROUTE. THE ACCESSIBLE ROUTE MUST BE LOCATED WITHIN A SIDEWALK. NO SLOPE ALONG THIS ROUTE MAY EXCEED 1:20 WITHOUT PROVIDING A RAMP WITH A MAXIMUM SLOPE OF 1:12 AND HANDRAILS. CROSSWALKS ALONG THIS ROUTE SHALL BE WIDE ENOUGH TO WHOLLY CONTAIN THE CURB RAMP WITH A MINIMUM WIDTH OF 36" AND SHALL BE PAINTED WITH WHITE STRIPES. THE CITY OF FORT COLLINS ENFORCES HANDICAPPED ACCESSIBILITY REQUIREMENTS BASED ON THE 2015 INTERNATIONAL BUILDING CODE, CHAPTER 11, AND THE INTERNATIONAL CODE COUNCIL (ICC) Al17.1-2009. 5.THE APPLICANT HAS THE OBLIGATION TO COMPLY WITH ALL APPLICABLE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT. 6.THE DEVELOPER, HIS SUCCESSORS AND ASSIGNS, SHALL BE RESPONSIBLE FOR INSTALLATION, MAINTENANCE AND REPLACEMENT OF ALL LANDSCAPING MATERIALS SHOWN OR INDICATED ON THE APPROVED SITE PLAN OR LANDSCAPE PLAN ON FILE IN THE PLANNING DEPARTMENT. ALL LANDSCAPING WILL BE INSTALLED PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY. 7.ALL CROSSINGS OR ENCROACHMENTS INTO EASEMENTS AND RIGHTS-OF-WAY OWNED BY THE CITY OF FORT COLLINS ("CITY") IDENTIFIED AS BEING PRIVATELY-OWNED AND MAINTAINED HEREIN ARE ACKNOWILEDGED BY THE UNDERSIGNED AS BEING SUBJECT TO CITY'S USE AND OCCUPANCY OF SAID EASEMENTS OR RIGHTS-OF-WAY. THE UNDERSIGNED, ITS SUCCESSORS AND ASSIGNS, FURTHER AGREES TO REMOVE, REPAIR, REPLACE, RELOCATE, MODIFY, OR OTHERWISE ADJUST SAID CROSSINGS OR ENCROACHMENTS UPON REQUEST FROM THE CITY AND AT NO EXPENSE TO THE CITY. THE CITY RESERVES THE RIGHT TO MAKE FULL USE OF THE EASEMENTS AND RIGHTS-OF-WAY AS MAY BE NECESSARY OR CONVENIENT AND THE CITY RETAINS ALL RIGHTS TO OPERATE, MAINTAIN, INSTALL, REPAIR, REMOVE OR RELOCATE ANY CITY FACILITIES LOCATED WITHIN SAID EASEMENTS AND RIGHTS-OF-WAY AT ANY TIME AND IN SUCH A MANNER AS IT DEEMS NECESSARY OR CONVENIENT. 8.THE APPROVAL OF THIS DOCUMENT DOES NOT CONSTITUTE FINAL APPROVAL OF GRADING, DRAINAGE, UTILITY, PUBLIC IMPROVEMENTS AND BUILDING PLANS. CONSTRUCTION PLANS MUST BE REVIEWED AND APPROVED BY THE APPROPRIATE AGENCY PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 9.ALL BUILDING ADDRESS NUMBERS SHALL COMPLY WITH THE FORT COLLINS CITY CODE, SECTION 126, ARTICLE VII -NUMBERING OF BUILDINGS. 10.ALL ROOFTOP MECHANICAL EQUIPMENT AND VENTS GREATER THAN EIGHT (8) INCHES IN DIAMETER MUST BE SCREENED. SCREENING MAY BE DONE EITHER WITH AN EXTENDED PARAPET WALL OR A FREESTANDING SCREEN WALL. SCREENS SHALL BE AT LEAST AS HIGH AS THE EQUIPMENT THEY HIDE. IF EQUIPMENT IS VISIBLE BECAUSE SCREENS DON'T MEET THIS MINIMUM HEIGHT REQUIREMENT, THE DIRECTOR OF PLANNING MAY REQUIRE CONSTRUCTION MODIFICATIONS PRIOR TO THE ISSUANCE OF A PERMANENT CERTIFICATE OF OCCUPANCY. 11.NOTWITHSTANDING ANY SURFACE IMPROVEMENTS, LANDSCAPING, PLANTING OR CHANGES SHOWN IN THESE SITE OR CONSTRUCTION PLANS, OR ACTUALLY CONSTRUCTED OR PUT IN PLACE, ALL UTILITY EASEMENTS MUST REMAIN UNOBSTRUCTED AND FULLY ACCESSIBLE ALONG THEIR ENTIRE LENGTH TO ALLOW FOR ADEQUATE MAINTENANCE EQUIPMENT. ADDITIONALLY, NO INSTALLATION, PLANTING, CHANGE IN THE SURFACE, ETC., SHALL INTERFERE WITH THE OPERATION OF THE UTILITY LINES PLACED WITHIN THE EASEMENT. BY SUBMITTING THESE SITE OR CONSTRUCTION PLANS FOR APPROVAL, THE LANDOWNER RECOGNIZES AND ACCEPTS THE TERMS, CONDITIONS AND REQUIREMENTS OF THIS NOTE. 12.FINAL GRADE SHALL BE AT LEAST SIX (6) INCHES BELOW ANY EXTERIOR WOOD SIDING ON THE PREMISES. 13.ALL INTERESTED PARTIES ARE HEREBY ALERTED THAT THIS SITE PLAN IS SUBJECT TO ADMINISTRATIVE CHANGES AND AS SHOWN ON THE ORIGINAL SITE PLAN ON FILE IN THE FORT COLLINS CITY PLANNING OFFICE AT THE MUNICIPAL BUILDING. A COpy OF THE OFFICIAL CURRENT PLAN MAY BE PURCHASED THERE. LIKEWISE, SITE PLANS ARE REQUIRED TO AGREE WITH THE APPROVED SUBDIVISION PLAT OF RECORD AT THE TIME OF A BUILDING PERMIT; AND IF NOT, MUST BE AMENDED TO AGREE WITH THE PLAT AS NEEDED, OR VICE VERSA. 14.ERRORS IN APPROVED SITE PLANS RESULTING FROM COMPUTATIONS OR INCONSISTENCIES IN THE DRAWINGS MADE BY THE APPLICANT ARE THE RESPONSIBILITY OF THE PROPERTY OWNER OF RECORD. WHERE FOUND, THE CURRENT MINIMUM CODE REQUIREMENTS WILL APPLY AT THE TIME OF BUILDING PERMIT. PLEASE BE SURE THAT ALL PLAN COMPUTATIONS ARE CORRECT. 15.ALL REPRESENTATIONS AND COMMITMENTS MADE BY APPLICANTS AND PROPERTY OWNERS AT PUBLIC HEARINGS REGARDING THIS PLAN ARE BINDING UPON THE APPLICANT, PROPERTY OWNER, AND ITS HEIRS, SUCCESSORS, AND ASSIGNS. 16.ARCHITECTURAL FEATIURES, SUCH AS BAY WINDOWS, FIREPLACES, ROOF OVERHANGS, GUTTERS, EAVES, FOUNDATIONS, FOOTINGS, CANTILEVERED WALLS, ETC, ARE NOT ALLOWED TO ENCROACH INTO ANY EASEMENT OR FIRE LANE. 17. IN LOCATIONS WHERE UTILITY EASEMENTS OVERLAP DRAINAGE EASEMENTS, ONLY SUBSURFACE UTILITIES SHALL BE PERMITTED WITHIN THE PORTION OF THE UTILITY EASEMENT THAT OVERLAPS THE DRAINAGE EASEMENT. INSTALLATION OF ABOVE GROUND UTILITIES WITHIN A DRAINAGE EASEMENT REQUIRES PRIOR WRITTEN APPROVAL BY CITY ENGINEER 18.THE DEVELOPER IS RESPONSIBLE FOR SIGNING AND STRIPING ALL PUBLIC STREETS. THE DEVELOPER IS REQUIRED TO PLACE TRAFFIC CONTROL, STREET NAME, AND GUIDE SIGNS ON ALL PUBLIC STREETS AND PRIVATE STREETS APPROACHING AN INTERSECTION WITH A PUBLIC SIGNS SHALL BE FURNISHED AND INSTALLED PER THE MOST CURRENT EDITIONS OF THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTCD) AND CITY STANDARDS, AND SHOWN ON THE SIGNING AND STRIPING PLAN FOR THE DEVELOPMENT. 19.THE 2018 INTERNATIONAL FIRE CODE, SECTION 510, REQUIRES ALL BUILDINGS TO BE ASSESSED FOR ADEQUATE EMERGENCY RESPONDER RADIO COVERAGE (ERRC). AT THE TIME THE STRUCTURE IS AT FINAL FRAME AND FINAL ELECTRICAL INSPECTIONS, THE GENERAL CONTRACTOR (GC) WILL BE REQUIRED TO HIRE AN APPROVED AND QUALIFIED INDEPENDENT 3RD PARTY TO ASSESS THE RADIO FREQUENCY LEVELS WITHIN THE STRUCTURE. ONCE COMPLETED, THE 3RD PARTY WILL PROVIDE THE RESULTS OF THE TEST TO BOTH THE GC AND THE FORT COLLINS BUILDING DIVISION AS TO WHETHER THE STRUCTURE PASSED OR FAILED THE PRELIMINARY RADIO SURVEILLANCE. A STRUCTURE THAT HAS PASSED THIS SURVEILLANCE REQUIRES NO FURTHER ACTION BY THE GC. A FAILED RADIO SURVEILLANCE WILL REQUIRE A LICENSED CONTRACTOR TO SUBMIT PLANS TO THE FORT COLLINS BUILDING DIVISION TO OBTAIN A BUILDING PERMIT FOR THE INSTALLATION OF AN ERRC SYSTEM PRIOR TO INSTALLATION. THIS ASSESSMENT AND INSTALLATION IS AT THE OWNER OR DEVELOPER'S EXPENSE. FUTURE INTERIOR OR EXTERIOR MODIFICATIONS TO THE STRUCTURE AFTER THE ORIGINAL CERTIFICATE OF OCCUPANCY IS ISSUED WILL REQUIRE A REASSESSMENT FOR ADEQUATE RADIO FREQUENCY COVERAGE. 20.THE UNDERSIGNED OWNER(S) DOES HEREBY COVENANT AND AGREE THEY SHALL CONSTRUCT AND MAINTAIN THE FIRE LANE EASEMENTS, AS DEDICATED AND SHOWN HEREON, TO THE CITY OF FORT COLLINS'S PAVING STANDARDS FOR FIRE LANES. RIGHT OF WAY FOR INGRESS AND EGRESS FOR SERVICE AND EMERGENCY VEHICLES IS GRANTED OVER, ACROSS, ON AND THROUGH ANY AND ALL PRIVATE ROADS AND WAYS NOW OR HEREAFTER ESTABLISHED ON THE DESCRIBED PROPERTY, AND THE SAME ARE HEREBY DESIGNATED AS 'SERVICE/EMERGENCY AND UTILITY EASEMENTS". SAID EASEMENTS SHALL BE KEPT FREE AND CLEAR OF ANY SNOW, PARKED VEHICLES, STRUCTURES, FENCES, TREES, SHRUBS, LIGHTS OR ANY OBSTRUCTIONS THAT WOULD ENCROACH INTO THE FIRE LANE PROVIDING THE FREE PASSAGE OF EMERGENCY VEHICLES. SAID OWNER SHALL POST AND MAINTAIN APPROPRIATE SIGNS IN CONSPICUOUS PLACES ALONG SUCH FIRE LANES, STATING "FIRE LANE, NO PARKING". THE LOCAL LAW ENFORCEMENT AGENCY(S) IS HEREBY AUTHORIZED TO ENFORCE PARKING REGULATIONS WITHIN THE FIRE LANES, AND TO CAUSE SUCH FIRE LANES TO BE MAINTAINED FREE AND UNOBSTRUCTED AT ALL TIMES FOR EMERGENCY VEHICLE USE. SIGNATURES BADEM AFFORDABLE HOUSING A PART OF TRACT 7, EAST ACRES LYING IN THE NORTHEAST 1/4 OF THE NORTHEAST 1/4 OF SECTION 24, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH P.M., COUNTY OF LARIMER, STATE OF COLORADO. THIS SITE PLAN AND ANY AMENDMENTS HERETO, UPON APPROVAL BY THE CITY OF FORT COLLINS AND RECORDING, SHALL BE BINDING UPON THE APPLICANTS THEREFORE, THEIR SUCCESSORS AND ASSIGNS. THIS PLAN SHALL LIMIT AND CONTROL THE ISSUANCE AND VALIDITY OF ALL BUILDING PERMITS, AND SHALL RESTRICT AND LIMIT THE CONSTRUCTION, LOCATION, USE, OCCUPANCY AND OPERATION OF ALL LAND AND STRUCTURES WITHIN THIS PLAN TO ALL CONDITIONS, REQUIREMENTS, LOCATIONS AND LIMITATIONS SET FORTH ABANDONMENT, WITHDRAWAL OR AMENDMENT OF THIS PLAN MAY BE PERMITTED ONLY UPON APPROVAL OF THE CITY OF FORT COLLINS. IN WITNESS THEREOF, BADEM AFFORDABLE HOUSING INC HAS CAUSED THESE PRESENTS TO BE EXECUTED THIS _______ DAY OF _______ AD. _______, BY: ________________________ CORPORATE (PRINCIPALS OR OWNERS)SEAL STATE OF COLORADO )SS COUNTY OF _______________) THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS ___ DAY OF ____ AD, ______, BY: ________________________ (PRINCIPALS OR OWNERS) WITNESS MY HAND AND OFFICIAL SEAL _________________________ (NOTARY PUBLIC) MY COMMISSION EXPIRES ______ NOTARY BUSINESS ADDRESS: _______________________ _______________________ CITY OF FORT COLLINS APPROVALS CITY ATTORNEY:______________ DATE:_______ PLANNING DIRECTOR:______________ DATE:_______ PLANNING COMMISSION:______________ DATE:_______ (CHAIRPERSON) CITY COUNCIL: ______________ DATE:_______ (MAYOR) ATTEST: BY:______________ DATE:_______ (CITY CLERK) DATABASE APPROVAL DATE:_______ RECORDER'S CERTIFICATE: ACCEPTED FOR FILING IN THE OFFICE OF THE CLERK AND RECORDER OF FORT COLLINS COUNTY, COLORADO AT _______ O'CLOCK ___M., THIS ____ DAY OF ______ AD, ______. CLERK AND RECORDER: ___________ DEPUTY: ___________________________ LEGAL DESCRIPTION A PART OF TRACT 7, EAST ACRES LYING IN THE NORTHEAST 1/4 OF THE NORTHEAST 1/4 OF SECTION 24, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH P.M., COUNTY OF LARIMER, STATE OF COLORADO. 48IN DIA 18IN DIA 18IN DIA 24IN DIA 24IN DIA 36IN DIA 18IN DIA 48IN DIA 24IN DIA 18IN DIA 12IN DIA 12IN DIA 12IN DIA Feet 0 10 20 ’ ’ PECPEC,QF1401 Wewatta St.Unit 804Denver. Colorado 80202Email: apowell@pec-inc.co Phone: 720.409.2454ProLect /anaIementCivil EnIineerinIConUWltinIVICINITY MAP CONSTRUCTION PLANS - CIVIL PROJECT TEAM SITE INFORMATION SITE ACCESS: DRAWING LIST PARCEL: north PEC COORDINATES: SITE PLANETSCALE LIVING - AFFORDABLE HOUSING PROJECT A PART OF TRACT 7, EAST ACRES LYING IN THE NORTHEAST 1/4 OF THE NORTHEAST 1/4 OF SECTION 24, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH P.M., COUNTY OF LARIMER, STATE OF COLORADO 906 E. STUART ST., FORT COLLINS COLORADO PECPEC,QF1401 Wewatta St.Unit 804Denver. Colorado 80202Email: apowell@pec-inc.co Phone: 720.409.2454ProLect /anaIementCivil EnIineerinIConUWltinI’ “” – – – ’ – ’ – ’ — ’ “” – GENERAL NOTES (FORT COLLINS & LARIMER COUNTY)GENERAL AND CIVIL SYMBOLS 5430 0000 OP VTC IP ECB 403+00 ABBREVIATIONS SB # 5430 48IN DIA 18IN DIA 18IN DIA 24IN DIA 24IN DIA 36IN DIA 18IN DIA 48IN DIA 24IN DIA 18IN DIA 12IN DIA 12IN DIA 12IN DIA 48IN DIA 18IN DIA 18IN DIA 24IN DIA 24IN DIA 36IN DIA 18IN DIA 48IN DIA 24IN DIA 18IN DIA 12IN DIA 12IN DIA 12IN DIA PECPEC,QF1401 Wewatta St.Unit 804Denver. Colorado 80202Email: apowell@pec-inc.co Phone: 720.409.2454ProLect /anaIementCivil EnIineerinIConUWltinInorth PECPLAN VIEW - EXISTING SITE & DEMO PLAN Feet 0 10 20 24IN DIA Line Table Line # L3 L2 L1 L6 L7 L8 L9 L10 L4 L5 Length 97.280 73.462 20.973 36.046 7.209 5.125 2.417 23.123 16.992 41.329 Direction N00° 32' 11.92"E N89° 45' 59.28"W S00° 52' 02.92"E S89° 07' 59.32"W N00° 52' 02.92"W N00° 52' 02.91"W N00° 52' 02.91"W S89° 07' 57.08"W N89° 52' 08.13"E S00° 32' 03.35"W Curve Table Curve # C2 C1 C3 Length 4.190 4.770 4.529 Radius 3.054 3.000 2.897 Delta 078.6186 091.0926 089.5711 PECPEC,QF1401 Wewatta St.Unit 804Denver. Colorado 80202Email: apowell@pec-inc.co Phone: 720.409.2454ProLect /anaIementCivil EnIineerinIConUWltinIPLAN VIEW - SITE LAYOUT PLAN north PEC Belgard Concrete Pavers Compacted Subgrade, prepare according to recommendations in geotechnical report. Compacted Aggregate Base - minimum 6” thick. Asphalt or cement treatment base can be used over weak or saturated subgrade soils 1” Bedding Layer, conforms to ASTM C33 with <1% passing 0.080 mm Mirafi 160N Nonwoven Filtration Fabric on entire bottom of aggregate base (extends under curb). Jointing Sand, Conforms to ASTM C144 Design Notes: 1. Cross section as shown is suitable for pedestrian and vehicular applications. Paver dimensions subject to aspect and plan ratio requirements. Contact Belgard Commercial for product selection guidance based on the intended traffic loading. 2. Depth of aggregate base subject to site specific conditions (traffic loading, soil conditions, groundwater levels, climatic conditions). Contact Belgard Commercial for design assistance. 3. When traffic flow is perpendicular to the direction of the header, the width of the header curb should be sufficient to ensure that a bouncing tire caused by differential settlement will land on the header and not skip over it. 4. When using geotextile separation fabric, consult with the manufacturer to ensure the material has good drainage characteristics and is not prone to clogging. 5. Drain pipes may be required within the aggregate base depending on the permeability of the subgrade soils. Verify drainage needs with the geotechnical engineer. Ensure drain pipes are able to daylight via gravity flow to surface, or connect to catch basin. 6. Techniseal HP Nextgel jointing sand conforming to ASTM C144 may be used in pedestrian and light vehicular applications. Please contact Belgard Commercial for design assistance. Top of installed pavers shall be 1/8” to 1/4” above adjacent rigid surfacesConcrete header curb, 12" to 24" wide (see note 3), minimum 12" deep. Add rebar as required (designed by others). Elevation to be 1/4 in. below adjacent pavers and asphalt. Existing grade Mirafi 160N Nonwoven Filtration Fabric - 12” wide at all perimeters, turn up against curb and cut even with the top of pavers TYPICAL PAVER DETAIL NEW 4 PLEX F.F. = 4980.75 NEW LANDSCAPED/FRONT AREA PECPEC,QF1401 Wewatta St.Unit 804Denver. Colorado 80202Email: apowell@pec-inc.co Phone: 720.409.2454ProLect /anaIementCivil EnIineerinIConUWltinIPLAN VIEW - UTILITY PLAN north PEC PECPEC,QF1401 Wewatta St.Unit 804Denver. Colorado 80202Email: apowell@pec-inc.co Phone: 720.409.2454ProLect /anaIementCivil EnIineerinIConUWltinIPLAN VIEW - GRADING & DRAINAGE north PEC A B I A = BASIN DESIGNATION B = AREA IN ACRES I = % IMPERVIOUSNESS D = DESIGN POINT DESGNATIOND 1c .02 .10 1r .07 .95 1d .03 .10 1b .10 .40 1a .06 .10 Belgard Concrete Pavers Compacted Subgrade, prepare according to recommendations in geotechnical report. Compacted Aggregate Base - minimum 6” thick. Asphalt or cement treatment base can be used over weak or saturated subgrade soils 1” Bedding Layer, conforms to ASTM C33 with <1% passing 0.080 mm Mirafi 160N Nonwoven Filtration Fabric on entire bottom of aggregate base (extends under curb). Jointing Sand, Conforms to ASTM C144 Design Notes: 1. Cross section as shown is suitable for pedestrian and vehicular applications. Paver dimensions subject to aspect and plan ratio requirements. Contact Belgard Commercial for product selection guidance based on the intended traffic loading. 2. Depth of aggregate base subject to site specific conditions (traffic loading, soil conditions, groundwater levels, climatic conditions). Contact Belgard Commercial for design assistance. 3. When traffic flow is perpendicular to the direction of the header, the width of the header curb should be sufficient to ensure that a bouncing tire caused by differential settlement will land on the header and not skip over it. 4. When using geotextile separation fabric, consult with the manufacturer to ensure the material has good drainage characteristics and is not prone to clogging. 5. Drain pipes may be required within the aggregate base depending on the permeability of the subgrade soils. Verify drainage needs with the geotechnical engineer. Ensure drain pipes are able to daylight via gravity flow to surface, or connect to catch basin. 6. Techniseal HP Nextgel jointing sand conforming to ASTM C144 may be used in pedestrian and light vehicular applications. Please contact Belgard Commercial for design assistance. Top of installed pavers shall be 1/8” to 1/4” above adjacent rigid surfacesConcrete header curb, 12" to 24" wide (see note 3), minimum 12" deep. Add rebar as required (designed by others). Elevation to be 1/4 in. below adjacent pavers and asphalt. Existing grade Mirafi 160N Nonwoven Filtration Fabric - 12” wide at all perimeters, turn up against curb and cut even with the top of pavers TYPICAL PAVER DETAIL LOC LOC LOC LOC PECPEC,QF1401 Wewatta St.Unit 804Denver. Colorado 80202Email: apowell@pec-inc.co Phone: 720.409.2454ProLect /anaIementCivil EnIineerinIConUWltinITRAFFIC RATED CLEANOUT WW-15 18IN DIA18IN DIA (1)EX. 37" LOCUST, TO REMAIN (2)EX. 20" LOCUST, TO REMAIN (3)EX. 22" LOCUST, TO REMAIN (4)EX. 14" CRABAPPLE, TO BE REMOVED (5)EX. 25" LOCUST, TO BE REMOVED (6) 20" S. ELM, TO BE REMOVED (7) 20" S. ELM, TO BE REMOVED (8) 3",4",5" S. ELM, TO BE REMOVED (9) 29" GREEN ASH, TO REMAIN PROPOSED 4-PLEX PROPERTY LINE, TYP. EAST STUART STREET PROPOSED DETACHED 5' WALK (10)EX. 23" GREEN ASH, TO REMAIN TREE PROTECT. FENCE, TYP. (SEE DETAIL ON THIS SHEET) 4' CONCRETE WALKWAY, TYP. 16' PERMEABLE PAVER DRIVEWAY18'-6" CRZ 10'-0" CRZ 11'-0" CRZ EX. TREES AT ADJACENT PROPERTY TREE MITIGATION NORTH 0 feet16 1/8" = 1'-0" 8 24 32 PLANETSCALE LIVING - AFFORDABLE HOUSING PROJECT A PART OF TRACT 7, EAST ACRES LYING IN THE NORTHEAST 1/4 OF THE NORTHEAST 1/4 OF SECTION 24, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH P.M., COUNTY OF LARIMER, STATE OF COLORADO. PLAN TREE PROTECTION NOTES: TREE NUMBER TREE SPECIES HONEYLOCUST FAIR1 3.5 EXISTING TREE TO BE REMOVED EXISTING TREE TO REMAIN 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(12) 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: 37 1. ALL REPLACEMENT INCHES/TREES ARE IDENTIFIED ON LANDSCAPE PLAN. 2. MITIGATION TOTAL OF 6.5 TREES AT 2" CALIPER ARE REQUIRED. TREE MITIGATION TABLE NOTES: LEGEND TABLEMITIGATIONTREE TREE PROTECTION FENCING 1/4" = 1'-0" CROWN DRIP LINE OR OTHER LIMIT OF TREE PROTECTION AREA. SEE TREE MITIGATION PLAN FOR FENCE ALIGNMENT.4'-0"MAINTAIN EX. GRADE UNLESS OTHERWISE NOTED 2" x 6' STEEL POSTS OR APPROVED EQUAL SECTION VIEW KEEP OUT TREE PROTECTION AREA 8.5" x 11" LAMINATED SIGN PLACED ON VISIBLE SIDES OF FENCING TREE PROTECTION FENCING: HIGH DENSITY POLYETHYLENE FENCING WITH 3.5" X 1.5" OPENINGS; COLOR- ORANGE, STEEL POSTS INSTALLED AT 8' O.C. 3" MIN. DEPTH MULCH LAYER P-CO-691 9.ALL TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF THE SONGBIRD NESTING SEASON (FEB 1- JULY 31) OR CONDUCT A SURVEY OF TREES ENSURING NO ACTIVE NESTS IN THE AREA. TREE DIAMETER AT BREAST HEIGHT (INCHES) AUGER DISTANCE FROM FACE OF TREE (FEET) 10-2 23-4 55-9 1010-14 1215-19 15OVER 19 D.B.H.CONDITION MITIGATION NOTES TO REMAIN HONEYLOCUST FAIR PLUS2 320 TO REMAIN HONEYLOCUST FAIR3 322 TO REMAIN CRABAPPLE4 214 REMOVED FOR PARKING HONEYLOCUST5 325 SIBERIAN ELM POOR6 1.516 TO BE REMOVED DEAD720 FAIR85,4,3 GREEN ASH FAIR929 OFFSITE FAIR10 2.523 REMOVED FOR PARKING FAIR PLUS FAIR MINUS SIBERIAN ELM TO BE REMOVED TO BE REMOVED SIBERIAN ELM 0 0 GREEN ASH OFFSITE 3 TOTAL 6.5 8 14www.gmr-la.com(P) 720.209.7244denver, colorado 80218383 corona st., #407 18IN DIA EAST STUART STREET 18IN DIA TURF PROPERTY LINE, TYP. PROPOSED 4' CONC. WALKWAY PROPOSED 5' DETACHED WALK EX. CURB BIKE LANE RESIDENT PARKING PROPOSED DRIVEWAY WITH BELGARD PERMEABLE PAVERS, (AQUAROC, VICTORIAN COLOR ) ADA PARKING PROPOSED 4-PLEX TURF 3" MIN. WASH. CEDAR MULCH IN ALL PERIMETER LANDSCAPE BEDS 3 - JH 2 - JH 5 - RG 3 - EC 7 - CK 3 - PA 5 - DB 2 - CS 7 - NL 1 - VL 4 - CK 2 - CK 1 - JH 1 - CK 2 - CK 2 - PL 1 - VL 1 - VL 2 - CK 4 - PL 2 - CK 1 - UA 5 - PB 4 STALL BIKE PARKING LANDSCAPE EDGING,TYP. EX. SEWER LINE EX. WATER LINE EX. FIRE LINE 4 - EC 5 - SA 14 - EC 4 - EC 10'-0"10'-0"28'-6" 11 - MR A/C UNIT, TYP. TRASH BIN, TYP. 3" MIN., 1 12" GRAY GRANITE ROCK MULCH IN ALL FOUNDATION LANDSCAPE BEDS 4 - PL 1 - JH EX. TREES AT ADJACENT PROPERTY PATIO PATIO 9 - JW 9 - JW LANDSCAPE NORTH 0 feet16 1/8" = 1'-0" 8 24 32 TREES CODE QTY COMMON / BOTANICAL NAME CONTAINER SIZE CS 2 Western Catalpa / Catalpa speciosa B & B 2"Cal JH 7 Hetzi Column Juniper / Juniperus chinensis `Hetzii Columnaris`25 gal 8` Ht. JW 18 Woodward Juniper / Juniperus scopulorum `Woodward`15 gal 6` Ht. UA 1 Accolade Elm / Ulmus x `Accolade`B & B 2"Cal SHRUBS CODE QTY COMMON / BOTANICAL NAME CONTAINER SIZE DB 5 Carol Mackie Daphne / Daphne x burkwoodii `Carol Mackie`5 gal 18" EC 25 Compact Burning Bush / Euonymus alatus `Compactus`5 gal 24" PA 3 Russian Sage / Perovskia atriplicifolia 5 gal 24" PL 10 Dwarf Ninebark / Physocarpus opulifolius `Little Devil` TM 5 gal 24" VL 3 Mohican Wayfaring Tree / Viburnum lantana `Mohican`5 gal 24" GRASSES CODE QTY COMMON / BOTANICAL NAME CONTAINER SIZE CK 20 Feather Reed Grass / Calamagrostis x acutiflora `Karl Foerster` 1 gal 18" PB 5 Little Bunny Fountain Grass / Pennisetum alopecuroides `Little Bunny` 1 gal 12" PERENNIALS CODE QTY COMMON / BOTANICAL NAME CONTAINER SIZE MR 11 Creeping Mahonia / Mahonia repens 1 gal 6" NL 7 Little Trudy Catmint / Nepeta x `Psfike` TM 1 gal 6" RG 5 Goldsturm Coneflower / Rudbeckia fulgida `Goldsturm`1 gal 12" SA 5 Autumn Joy Sedum / Sedum x `Autumn Joy`1 gal 12" GROUND COVERS CODE QTY COMMON / BOTANICAL NAME CONTAINER SIZE TURF 1,994 sf RTF Tall Fescue / Festuca arundinacea `Rhizomatous RTF`sod full PLANT SCHEDULE STREET TREE NOTES: 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 ELECTRIC 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 OF 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 FINAL LANDSCAPE PLAN SHALL BE 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 WRITTED APPROVAL BY THE CITY PRIOR TO INSTALLATION. 13. ALL PLANTING BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF THREE (3) INCHES WITH WASHINGTON CEDAR MULCH. PLANETSCALE LIVING - AFFORDABLE HOUSING PROJECT A PART OF TRACT 7, EAST ACRES LYING IN THE NORTHEAST 1/4 OF THE NORTHEAST 1/4 OF SECTION 24, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH P.M., COUNTY OF LARIMER, STATE OF COLORADO. DECIDUOUS TREE PLANTING 3/8" = 1'-0" FULLY REMOVE ALL TWINE/WIRE BASKET FROM ROOTBALL. (2) METAL 'T' POST STAKES WITH PROTECTIVE CAP, DRIVE (MIN 24") FIRMLY INTO SUBGRADE PRIOR TO BACKFILLING. (2) 12 GAUGE GALV. GUY WIRES AT 3'-0" ABOVE GRADE W/ 1/2" DIA. X 18" P.V.C. PIPE ON EACH WIRE. MULCH AS SPECIFIED, FORM SAUCER W/ 3" CONT. RIM. CUT AND REMOVE ALL TWINE WRAPPING AND BURLAP FROM TOP HALF OF BALL. WATER AND TAMP POCKETS TO REMOVE AIR. NOTE: 1. DO NOT CUT LEADER. 2. PRUNE ALL DAMAGED OR DEAD WOOD AFTER PLANTING, STAKING AND MULCHING. 3. KEEP CROWN SHAPE TYPICAL OF SPECIES. REMOVE ALL PLANTING LABELS AFTER FINAL ACCEPTANCE BY LANDSCAPE ARCHITECT.3"2X BALL DIAMETER FEATHER MULCH TO TREE TRUNK. PLANT SO THAT TOP OF ROOT BALL IS 3" ABOVE FINISHED GRADE. 1 P-RE-16 EVERGREEN TREE PLANTING 3/8" = 1'-0" CUT AND REMOVE ALL TWINE WRAPPING AND BURLAP FROM TOP HALF OF BALL. N PLAN NOTE: 1.DO NOT CUT LEADER. PRUNE ALL DAMAGED OR DEAD WOOD AFTER PLANTING, STAKING AND MULCHING. 2.KEEP CROWN SHAPE TYPICAL OF SPECIES. 3.REMOVE ALL PLANTING LABELS AFTER FINAL ACCEPTANCE BY LANDSCAPE ARCHITECT. 3-12 GAUGE GALV. (DOUBLE STRAND TWISTED) GUY WIRES AT 3'-0" ABOVE GRADE. WITH 1/2" DIA. WHITE PVC PIPE 36" LENGTH ON EACH WIRE. APPLY MULCH WITH A 3' DIA. MULCH RING (TYP.) KEEP MULCH FROM CONTACTING TRUNK OF TREE. FILL PLANT PIT WITH 2/3 OF NATURAL SOIL (EXCAVATED MATERIAL) WITH 1/3 OF ORGANIC MATTER. ATTACH GUY WIRE TO 2" CANVAS STRAP OR APPROVED EQUIV. THROUGH GROMMETS. UNDISTURBED SOIL. FULLY REMOVE ALL TWINE/WIRE BASKET FROM ROOTBALL.3"2X BALL DIAMETER INSTALL A 2"-3" HT. WATER RING AT TIME OF PLANTING. METAL STAKES, 2 MIN. PER TREE ALIGNED AROUND TREE. BURY ANCHOR 1" BELOW GROUND. USE 'DUCK BILL' OR EQUAL. PLANT TREE 3" ABOVE FINAL GRADE. SET TRUNK PLUMB. 2 P-RE-17 SHRUB PLANTING 3/8" = 1'-0" DO NOT CUT LEADER. PRUNE ALL DAMAGED OR DEAD WOOD AFTER PLANTING, STAKING AND MULCHING. KEEP CROWN SHAPE TYPICAL OF SPECIES. REMOVE ALL PLANTING LABELS AFTER FINAL ACCEPTANCE BY LANDSCAPE ARCHITECT. PLANT SO THAT TOP OF ROOTBALL IS LEVEL W/ FINISH GRADE FEATHER MULCH TO BASE OF SHRUB BRANCHES. FORM W/ 3" CONT. RIM. FILL PLANT PIT WITH 2/3 OF NATURAL SOIL (EXCAVATED MATERIAL) WITH 1/3 OF ORGANIC MATTER. REMOVE ALL CONTAINER MATERIAL. PLACE OVER UNDISTURBED SOIL. WATER AND TAMP POCKETS TO REMOVE AIR. UNDISTURBED SOIL. VAR. ROOTBALL +12" 3 P-RE-18 PLAN 9 14www.gmr-la.com(P) 720.209.7244denver, colorado 80218383 corona st., #407GENERAL LANDSCAPE NOTES: 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 FORT IN SECTION 12-132. 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 ARBORIST 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. SCALE FIRST FLOOR PLAN A2.1 1 1/4" = 1'-0"SCALE SECOND FLOOR PLAN A2.2 1 1/4" = 1'-0" WAYNE D. ANDERSON C-2974STATEOFCOL O R ADOLI CE N SED A R C H ITECTWDA WDA SCALE SOUTH ELEVATION A4.1 1 1/4" = 1'-0" WAYNE D. ANDERSON C-2974STATEOFCOL O R ADOLI CE N SED A R C H ITECTSCALE EAST ELEVATION A4.1 2 1/4" = 1'-0"SCALE WEST ELEVATION A4.1 3 1/4" = 1'-0" SCALE WEST ELEVATION A4.1 4 1/4" = 1'-0" GENERAL SHEET NOTES: WAYNE D. ANDERSON C-2974STATEOFCOL O R ADOLI CE N SED A R C H ITECTWDA WDA