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HomeMy WebLinkAboutLot Certifications - 07/16/2020 (3) KEEFE CIVIL, LLC 825 Union Street Golden, Colorado 80401 (970) 215-6808 meg@keefecivil.com July 16, 2020 Keefe Civil Project Number: 2019-015 Fort Collins Utilities ATTN: Water Utilities Engineering 281 North College Avenue Fort Collins, Colorado 80521 RE: 2302 Longwing Drive Certification of Lot Grading Permit Application # B1903861 Larimer County Parcel # 9728120006 To Whom It May Concern: The elevations and drainage patterns shown on the attached as-built elevations for a drainage certification at 2302 Longwing Drive by Northern Engineering (06/08/20) are in general conformance with the City-approved Talon Estates grading plan by Stewart & Associates (11/29/10) with the following exceptions. Item #3 on the certification of lot grading was initialed “No” because all as-built elevations are not within 0.2 ft tolerance of the approved grading plan. The southwest corner of the lot is 0.3’ higher than approved plans and the basement’s finished floor (FF) elevation is lower than the proposed minimum. The approved utility plans identify Lot 6 (2302 Longwing Drive) as having a minimum finished floor of 5012.9 and type ‘C’ lot grading. Based on review of the City of Fort Collins-approved utility plans and final drainage study and erosion control report for Talon Estates (12/21/07), the 100-year water surface elevation (WSEL) in drainage swale A at the rear of the lot is 5006.25 and the detention pond spillway overtops at 5007.00. With site improvements, Lot 6 was graded as a garden level lot and not a type ‘C’ lot. Also, the lot has a minimum finished floor elevation of 5005.13 and a minimum opening elevation (MOE) of 5009.45 (top of northern stairs with access to basement level). The MOE is 3.25 feet above the 100-year WSEL and 2.45 feet above the detention pond overtopping elevation. Based on the preceding information, it is my professional opinion this lot is protected from the estimated 100-year storm event. Item #4 on the certification of lot grading is initialed “Yes;” however, Northern Engineering’s field survey indicates the top of foundation (TOF) is not at least six inches above the highest grade surrounding the structure in two locations, which are highlighted below. 2302 Longwing Drive Certification of Lot Grading Keefe Civil Project No.: 2019-015 Page 2 of 3 July 16, 2020 Of note and not shown on Northern Engineering’s field survey is that the foundation has two locations where it steps 12 inches (see steps above). Adjacent to the garage and at the western- most foundation step, the maximum elevation is 12.45 (12.95 – 0.5). On July 13, 2020, with assistance from the builder, Ruckerhill, we adjusted the grade as indicated in the following photos to meet Item #4 requirements in the attached certification of lot grading. After field adjustments were completed, a level and tape measure were used to verify a minimum 5% slope within the first five to ten feet away from the foundation in the two highlighted locations indicated above. Adjacent to the garage, there is a small swale running east and west, which drains into the 4” PVC pipe and under the driveway to the east. Figure 1: Arrow indicates FG mark at 13.0 Figure 2: Arrow indicates TOF at western location 2302 Longwing Drive Certification of Lot Grading Page 3 of 3 Keefe Civil Project No.: 2019-015 July 16, 2020 Please do not hesitate to reach out to me if you have any questions or comments regarding this certification of lot grading. Best regards Megan L. Keefe, PE / Manager Keefe Civil, LLC Enclosures Cc: Rucker Hill, Ruckerhill Rebecca Hill, Ruckerhill Matt Lockwood, Northern Engineering 2/14/17 Page 1 CERTIFICATION OF LOT GRADING Pursuant to Fort Collins City Code § 26-544 & City Land Use Code § 3.3.2 (e) Date: Address: Lot: Block: Subdivision: Permit Application #: Larimer County Parcel #: Larimer County Reception #: (on development agreement) I, (print) , a Colorado registered professional engineer, verify that construction of all stormwater facilities and grading is complete and hereby submit this certification. Please answer the following questions by initialing the appropriate response. For each question initialed “No,” attach an explanation detailing how this will affect stormwater drainage for this lot and any adjacent lots. 1.Certification includes attached Stormwater-approved grading plan. (NOTE: City’s Building Department does not approve grading plans). 2.Certification includes the attached as-built survey dated (must be within 60 days of the date the certification is submitted) accurately and truthfully depicting elevations for: Top of foundation/finished floor Finished grade on each side of the structure Quarter points along each lot line (not more than 50 feet apart) Break points/high points Swales Berms Retaining walls Air conditioning pads Window wells Any other appurtenance(s) within an easement 3.All elevations are within a 0.2 foot tolerance of the approved grading plan. 4.The top of foundation is at least 6 inches above the highest grade surrounding the structure. 5.There is a minimum grade of 5% away from the structure within the first 5 to 10 feet adjacent to the residence. 6.All slopes meet or exceed the minimum requirement of 2% (1% is acceptable on single family lots when the swale is draining the runoff from only two adjoining properties) and are not steeper than 33% (3:1). 7.All flow lines of stormwater drainage swales are a minimum of 6 inches below the elevation of ground adjacent to the structure and will direct drainage as shown on the Stormwater-approved grading plan. 8.All downspout locations and discharge directions are shown on the as-built survey. Runoff is directed into an appropriate drainage system or lot line swale, and it is not directed onto neighboring properties. No Yes No Yes No Yes No Yes No Yes No Yes No Yes No Yes July 14, 2020 Talon Estates 2302 Longwing Drive B1903861 9728120006 6 --20110019349 Megan Lynn Keefe 06/08/2020 * See attached letter. Not applicable. Not applicable. * See attached letter. 9. A smooth transition with no vertical offset (step) in grade is provided at the lot line to all No adjacent properties. 10. The grading of this lot does not adversely affect neighboring properties or City No infrastructure. 11. Landscaping has been completed prior to survey. If not, please indicate who will be responsible for completing landscaping: homeowner____________________________________ 12. Final site cleanup has been completed. 13. I personally visited the site as part of the certification process, and in my professional opinion, the as-built survey is an accurate representation of the site conditions. No No No Yes Yes Yes 14. Based on this information, I certify that (check one): □ The elevations and drainage patterns of the lot/site are in substantial conformance with the City approved drainage and grading plan for the property (information attached). 0 The elevations and drainage patterns of the lot/site as measured are in general conformance with the City approved drainage plan with exceptions (information attached). In my professional judgment the elevations and grading of the lot/site as constructed are functionally adequate and equivalent to the specifically approved drainage plan, and will affect stormwater drainage on and off the lot/site in a manner consistent with the approved drainage plan. ^00 LlCg 4'0 :90) UzoMtn$ 378 '•O Qr <</(9, • •••mM PE Stamp Sign and date Name: Me9an Lynn Keefe Email: meg@keefecivil.com Phone: 970-215-6808 Company: Kee<e Civil Address- 825 Union Street Golden, Colorado 80401 NOTE: A complete certification must be submitted at least two weeks prior to a request for a Certificate of Occupancy for the lot/site, including, but not limited to, drawings of the lot/site showing the approved design and as-built surveyed elevations of all structures, drainage and grading features, written information/explanation of discrepancies, and other information necessary to confirm the above certification to: Email (preferred) Mailing Address Questions? WaterUtilitiesEng(a)fcgov.com Fort Collins Utilities 970-221-6700 ATTN: Water Utilities Engineering 281 North College Avenue Fort Collins, CO 80521 Fort Collins 2/14/17 Page 2 AS-BUILT ELEVATIONS FOR A DRAINAGE CERTIFICATE for RUCKER HILL LEGAL DESCRIPTION: LOT 6, TALON ESTATES, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO, ADDRESS: 2302 LONGWING DRIVE \fe. <$• 9>. oVto,—8'?0?q,^K7r&12ZMoVo7r 5-/* oV S41°07'32"E 48.94'O/e to>o/iG&CP N o# \7~ IS \5’V\<5> 1A «sS;S56°15'11"E 23.76' 06AJ&10.0 02?7T•\0 09S> 05 1^Stairs to><&/h- <#' \V$ 28.7^<o/L2LUr«-CO S' 03\<J> O/go.CO 1036.A.to 22.3’ -,CY OX<o,4 FF=05.13 &\0 & TF=12.95 gvO'eg£-\0 o Jo'o,07,2to DJV/Deck$S \o CN <7,O 17.7GAR=12.67o>2 Story Panel, Brick & Concrete w/Walkout Basement to go,k‘►cO /1\Vo 0.3'O )8.3Olfe Deck 23.1'/03•<9 to\0 to \T//A /FF=14.11 11.60 T . 11.1 B 22.7'4" PVC —|v_n^>4.9' A V10.9o)12^1HJ31K.J t *3 & £k-/03 QD 0)031 33.2'•§>7/£/6 £0/|^^So771vwv , toS'col \to 5oto.Q\o3 Co a:O'to /.97V CD&11.58 T 11.0 B ///AyC5 /I____£___I 12.0r719#l9’ UE V 12.97>\ ,S89°56'00"W 64.02'.\ \ \ \Delta= 35°06'47 R=61.50' L=37.69' Dir= N84°09'06"W Chord= 37.10' M Delta= 11°38'29" R=213.50' L=43.38' Dir= S84°06'45"W Chord= 43.30' \ \ \ \ \\ \ OX.XX = CONCRETE OX.XX T = TOP WALL OX.X B = BOTTOM WALLA SCALE 1" = 20' LEGEND:INFORMATION RECORDED ON: JUNE 8, 2020 70,65-MOE: 05.13 -GARAGE: 12.67 -TOP OF FOUNDATION: 12.95 -FINISHED FLOOR: 14.11, 05.13 -FINISHED FLOOR SPOT ELEVATIONS -MINIMIUM OPENING SPOT ELEVATIONS FF MOE FIONS AND DRAINAGE PATTERNS THAT ARE THE REGISTERED LAND SURVEYORS <ifr,GRADES FOR THE ABOVE DESCRIBED PROPERTY ON THE DATE PROVIDED dfilA/lAY CHANGE SUBSEQUENT TO THE DATE OF THE SURVEY DUE TO NATURAL THE ATTACHED DRA' CERTIFIED FINDINi ABOVE. THE ELEV AND/OR ARTIFH (Smma®o0vb0i*n/r%V:(X -o:oj a t MATT E. LOCmOC COLORADO P.L.S. ©SESSIONAL L^ND.SgF •OR DATE tSSSu'■‘XL NOTICE: ALL BEARINGS, DISTANCES. AND EASEMENTS ARE PER THE SUBDIVISION PLAT UNLESS OTHERWISE NOTEDLL BY DATENo. REVISION NORTHERN ENGINEERING PHONE: 970.221.4158 /.northornenglnoerlng.com FORT COLLINS: 301 North Howes Stroet, Suite ICO, 80521 GREELEY: 820 8th Stroot. 80631 DRAWN BY: MAK DATE: 06/09/20PROJECT#: 1667-001 S:\SURVEYJOBSU667-O01\DWG\ILC-GCU667-001 LOT 6 TALON ESTATES.DWG This unofficial copy was downloaded on Jun-09-2020 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Engineering Office 281 North College Fort Collins, CO 80521 USA This unofficial copy was downloaded on Jun-09-2020 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Engineering Office 281 North College Fort Collins, CO 80521 USA o I RE V I S I O N S CU E N T : o> g x ST E W A R T & AS S O C I A T E S OJ NA D I N E HO L T E R n RE M A R K S DA T E B Y NO . z > £ I zc oi PR O J E C T : CO N S U L T I N G EN G I N E E R S AN D SU R V E Y O R S 10 3 S. ME L D R U M ST R E E T , FO R T CO L L I N S , CO L O R A D O 80 5 2 1 FA X : (9 7 0 ) 4 8 2 - 9 3 8 2 no TA L O N ES T A T E S KT ro 5 Fl OF F I C E : (9 7 0 ) 4 8 2 - 9 3 3 1 Cv l N> SH E E T : CO ro NT GR A D I N G DE T A I L SH E E T SU R V E Y : S C A L E : AS SH O W N DE S I G N E D : C H E C K E D : D R A W N : JS R KE F / J S R CH E C K E D : EN G I N E E R : AP P R O V E D FO R CO N S T R U C T I O N : KE F KE F o CVJ u CO N.— MIDPOINT f OF LOT ■MIDPOINT OF LOT■MIDPOINT OF LOTCO -MIDPOINT OF LOTr-2X SLOPE (MINIMUM)/THIGH POINT, (HP)2X SLOPE (MINIMUM)-ro HIGH POINT .X.(HP) o 2X SLOPE (MINIMUM)--2% SLOPE (MINIMUM)\Lipi v \\I WINDOW kWELL 2 ■1% OR 2X SLOPE (MINIMUM) 1X OR 2% SLOPE (MINIMUM)-N -1% OR 2X SLOPE (MINIMUM) WINDOW WELL------ 1X OR 2X SLOPE (MINIMUM) HIGH SIDE OF LOT- BACK OF CURB —» BACK OF \ WALK WINDOW WELL—’-----TOM MOONIM 1X OR 2X SLOPE (MINIMUM) I 1X OR 2X / SLOPE V (MINIMUM) 1X OR 2X SLOPE (MINIMUM) LOW SIDE OF LOT R.O.W. rmHIGH SIDE OF LOT-F BACK OF CURB —v BACK OF \ WALK DRIVEWAY 2X SLOPE (MINIMUM) •R.O.W. AVM3AINaDRIVEWAY HIGH POINTLOW SIDE OF LOTDRIVEWAYR.O.W.(HP)HIGH SIDE OF LOT— BACK OF CURB -2X SLOPE (MINIMUM)7 R.O.W.HIGH SIDE OF LOT—vj BACK OF CURB—• r.X.1 LOW SIDE OF LOT1LOW SIDE OF LOTN XTVM30IS ' ,>r*M30is ■• xiftaois -2X SLOPE (MINIMUM)Wx CURB FLOWsidewalk:2X SLOPE (M1NIMUM)-STREETCURB FLOW UNE UNECURB FLOW UNE STREETSTREETCURB FLOWSTREETUNE PLAN VIEW ISOMETRIC VIEWISOMETRIC VIEW PLAN VIEW NOTE: “X *-1/2[L0T WIDTH - (2 x SWALE TURN RADIUS) - (LOT WIDTH x STREET GRADIENT / SWALE GRADIENT)] NOTE: "X "-1/2(L0T WIDTH - (2 x SWALE TURN RADIUS) - (LOT WIDTH x REAR PROPERTY UNE GRADIENT / SWALE GRADIENT)]TYPE "C" LOT GRADING PLAN TYPE "A" LOT GRADING PLANi CITY OF FORT COLLINS UTILITIES STORMWATER UTILITY CITY OF FORT COLLINS UTILITIES H STORMWATER UTILITY I P.O. BOX 580, FORT COLLINS, CO. 80522 | drawn BY: T. cox (970) 221-6700rx P.O. BOX 580, FORT COLLINS, CO. 80522 [drawn BY: T. cox (970) 221-6700 DETAILDETAIL D —49DATE DRAWN: 4/20/05 .CAD FILE NAME: D47.dwqD-47[date DRAWN: 4/20/05 [CAD FILE NAME: D47.dwq REMOVE AND REPLACE EXISTING FENCE (REFER TO HOME OWNER ASSOCIATION'S REQUIREMENTS AND SPECIFICATIONS FOR TYPE. SIZE AND MATERIAL).REMOVE AND REPLACE EXISTING FENCE (REFER TO HOME OWER ASSOCIATION S REQUIREMENTS AND SPECIFICATIONS FOR TYPE, SIZE AND MATERIAL). ■MIDPOINT OF LOTMIDPOINT OF LOT f10' DRAINAGE TRACT i 6’ 7.25100 YEAR WSEL-6.254°h S ZL -IPhih .9M01Ysl EXISTING GRADE —■ ELEVATION VARIES - SEE PLAN 2* MIN. SLOPE 8F1 BOW \/ HIGH POINT UGH POINT(HP)(HP)HIGH POINT RETAINING WALL (LANDSCAPING TIMBER OR OTHER MATERIAL TO BE APPROVED BY ENGINEER) •2’ CONCRETE VALLEY PAN SLOPED O 0.4X RETAINING WALL (LANDSCAPING(HP)HIGH POINT TIMBER TERIAL TO ENGINEER) (HP)WINDOW WELL----OR OTHER MA APPROVED BY BES—7^WINDOW WELL----«’ WERT, dowa 2% SLOPE (MINIMUM)(NTINMM)2X SLOPE (MINIMUM) -2X SLOPE (MINIMUM) -/\ ■2X SLOPE (MINIMUM)HIGH SIDE RETAINING wall section RETAINING WALL DETAILOF LOT BADRIVEWAYLOW SIDE OF LOT R.O.W. DRIVEWAY.BACK OF CURB R.O.W.NOT TO SCALE NOT TO SCALEHIGH SIDE OF LOT-a BACK OF \ CURB—s. BACK OF 7WALK LOW SOE OF LOTl ' ogfniaqis SIDEWALK - aCURB FLOW UNE CURB FLOWSTREETSTREETUNE (ONLY POND) UT1UTY EASEMENT AT SOUTH END OF FOR WALL City of Fort Collins, Colorado UTILITY PLAN APPROVAL 7.25 Engineer v * 7W<PLAN VIEW ISOMETRIC VIEW /“TOW //APPROVED: Date9ELEVATION - SEE NV-id CHECKED B DateWater <Sc Wastewater Utility4:1 /k-JcJUuTir Stormwater Utility >T 07CHECKED BY:ELEVATIONTYPE "B" LOT GRADING PLAN retUiningI wall-^ (LANDSCAPING TIMBER OR OTHER MATERIAL TO BE APPROVED BY ENGINEER) — DateVARIES - SEE NVId ONKWNO =W72% MIN. SLOPE CHECKED BY: CITY OF FORT COLLINS UTILITIES I STORMWATER UTIUTY I P.O. BOX 580, FORT COLLINS, CO. 80522 (drawn BY: T. cox (970) 221-6700 DateNatural Resources rx CHECKED BY:7DETAIL DateTraffic EngineerD-48DATE DRAWN: 4/20/05 .CAP RLE NAME: D48.dwq RETAINING W^LL SECTION CHECKED BY: NOT TO SCALE Date This unofficial copy was downloaded on Jun-09-2020 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Engineering Office 281 North College Fort Collins, CO 80521 USA //77/7Cm i//j /'7fro 0348’CD 22.O’ SPILLWAY 8’CD /Cm o o /■-f/n//■;Cvj CONCRETE SIDE WALK :I I.0 I18 0 STORM DRAIN PIPE SEE SHEET 4.2 FOR PROFILE L<o iU2uS;/o 1'I? 20U20Mlv»EXISTING STORM DRAIN TO REMAIN /*TTT n=rT I-6l=l 11—11 |4=I 11—111 l 24”0 STORM PIPE MAINTAIN 18” MIN. COVER____/ ■J ia/ i 'i/ iiSPILLWAY CROSS-SECTION L/ NOT TO SCALE ■■7 i >I /To/o I O I I > '—SLOPE VARIES QD lIOD ■l'i or-.4:1 MAX SLOPE 7)70*^.0 7)>4 i o i<o°y//\<0;;*3 mFALCON DRIVE /\/w*DETENTION POND \l>V-(H<IV/ cl -vc^LTTF—i11 i r i Q/:I5.50CONCRETE SIDEWALK ■230 'V iNV in\SPILLWAY PROFILE ;I-*7 T’oNOT TO SCALE ETENTION POND OUTLET EE SHEET 4.3 FOR DETAIL Dt47'W44 s2.67%i i°/o<oAr iiPLiiiV7III1 & 1 I IO/i5106O ?V ITx'.■=7 ,• vO /\fV oI I I )QVERFLOW2?,09L\ \I<§Q9> RETAIN ^ WALL NG <o;i & s'y i SPILLWAY i ;\ ! /t y\\<o 147/ cy e&7,1o’o'B&fit-L<S■ /7 7A'1*0<D Ig€ib'\ 08 i<Q i/5=I/CM------51,0T-/r\■■< Tl_' 5°/I \/0-I ■;c/):o >I 1 Q)\Q X LiJ□■7 i :"iSl i,l-O\<o;77^0 1///■>Ld LjJ Q_ Z)JT ■ ;i1 O'Ld I LJ<; CO CO oo /: ■7 /fTRACT A/><<T .■///25 LF OF 18 0 STORM DRAIN SLOPED @ I/./I/:'I I 1I I*o7/2’ CONC. PAN SLOPED © 0.4% -A0-rIoF I7;i4n. //1CV;«o/II 1/\o f//\ 44 KZO 7\V <o I\ /o1 L\ <o%\ \yy 9 -s /\ 0</7P44 /<o<5 <b;/\ooP/6 o ■■070 <o/9 i£J jo XCO Io 1 13\\/uo V- // 1CNI /CNI si6-i /N:7)/>VC7 <o / / / ' w '■<o/ O fv;7 :s \!\Vo■/0/0 1 / /■■9> RETAINING ^ WALL <c ■g ^/09 \/'■0/0 ■¥\^/Qo ■p/o :VoA/<o /;/9/6 /i<o/0<W /.;. <0*’•\:I :c v.//T//<o I//;i/s.;I I/\//l I/5104 i \ o/o \/iii i/i■i/iATPROPERTY LINE & EDG OF DRAINAGE TRACT----- /09 \/cy/Y l\ io/oy<o 1 \\\1 5o -4 ___' A,9 >•i ■ City of Fort Collins, Colorado UTILITY PLAN APPROVAL i GENERAL NOTES: ABBREVIATIONS EXISTING AND PROPOSED CONTOURS ARE AT 1’ INTERVALS. 1.‘J*/uBW BACK OF WALK FG FINISHED GRADE It PROPERTY LINE INV INVERT ELEVATION TOE TOE OF SLOPE TOW TOP OF WALL TG TOP OF GRATE TS TOP OF STEP ROW RIGHT OF WAY SD STORM DRAIN EOC EDGE OF CONC BG GRADE BREAK LEGEND:APPROVED: DETENTION POND PLAN PROTECT IN PLACE FINISHED FLOOR TOP OF CURB FINISHED SURFACE FLOW LINE GRADE BREAK CENTERLINE RIDGE UNE LOW POINT HIGH POINT EXISTING GRADE PIP CONSTRUCT 2’ WIDE CONCRETE VALLEY PAN - SEE DETAIL ON SHEET C4.3. 2.tlkFFCHECKED BY:SITE BOUNDARY --------- PROPERTY UNE/ROW EASEMENT UNE ---------- DITCH CENTERUNE ----- CONCRETE DRAINAGE PAN = EXISTING FENCE ---------x---------- EXISTING MINOR CONTOUR - - EXISTING MAJOR CONTOUR---- PROPOSED CONTOUR ------- PROPOSED CURB A GUTTER PROPOSED SIDEWALK ------- RETAINING WALL ———— TC Water ft Wastewater Utility Date SCALE 1" = 10*yfhtaStormwater FS 3.REFER TO SHEET C1.1 FOR GRADING AND DRAINAGE NOTES.CHECKED BY:(uUjtr FL DateUt ■Z-A/AGBCONSTRUCT RETAINING WALLS PER SECTION DETAILS ON SHEET C2.2. 4.CHECKED BY: <L Natural Resources Date Ai/A- Traffic EngineV 1 RL10’ 10’0 CHECKED BY:5.SEE CROSS-SECTION AND PROFILE OF SPILLWAY THIS PAGE....■ii.im SCALE - 1”=10’ LP Date HP CHECKED BY:6. REFER TO SHEET C4.0 FOR DRAINAGE CONSTRUCTION NOTES. EG Date c- sz sx□o a. JOB NUMBERDATE 6146 11/29/10 SHEET NUMBER C4.1 l 2232 [D R A W N : JS R IkEF / J S R AP P R O V E D FO R CO N S T R U C T I O N : KE F K E F TA L O N ES T A T E S DE T E N T I O N PO N D AN D DR A I N A G E DE T A I L S SC A L E : AS SH O W N I SU R V E Y : I CH E C K E D : CH E C K E D : DE S I G N E D : EN G I N E E R : FA X : (9 7 0 ) 4 8 2 - 9 3 8 2 10 3 S. ME L D R U M ST R E E T , FO R T CO L L I N S , CO L O R A D O 80 5 2 1 OF F I C E : (9 7 0 ) 4 8 2 - 9 3 3 1 CO N S U L T I N G EN G I N E E R S AN D SU R V E Y O R S ST E W A R T & AS S O C I A T E S NA D I N E HO L T E R NO . RE M A R K S B Y DA T E RE V I S I O N S