HomeMy WebLinkAboutMason Street Infrastructure - Filed SP-SITE/LANDSCAPE PLAN -April 7, 2025
8" W
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E E E E E E E E E E E E E E E E E E
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UDUDUDUDUDUDUD
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UD
UD
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UD
UD
UD
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12
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12" SS 12" SS
8"
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8"
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12" SS
E
EEEEE
E
E
TF
W
F
X
X
X
X
X
X
X
X X
ST
ST
ST
ST
ST
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
ARV
H2O H2O
HYD
S
F E S
F E S
W W W W W W W W W W W W W W W W W W W
XXXXXXXXXXXXX
OHU OHU OHU OHU OHU
X
X
X
X
X
X
X
X
X
X
W W W W
S
S
SS
SS
SS
SS
SS
SS
SS
D
X
X
X
X
X
W W W
SS
SS
SS
W
W
S
MA
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
HICKORY REGIONAL
DETENTION POND
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
TR
A
C
T
A
(.2
4
5
A
C
)
DU
&
A
E
HYDRANT, TYP.
R.O.W. TYP
EXISTING FENCE TO REMAIN
DRY CREEK TOP
OF BANK
NHBZ BUFFER
AREA BOUNDARY
PROJECT BOUNDARY
PROJECT BOUNDARY
8'-0" TREE LAWN
6'-0" WALK
9'-0" U.E.
9'-0" U.E.
10'-0" U.E.
10'-0" U.E.
6'-0" U.E.
EXISTING 20'-0" WATERLINE ALIGNMENT
8'-0" TREE LAWN
6'-0" WALK
9'-0" U.E.
20'-0" EMERGENCY
ACCESS EASEMENTDRAINAGE
EASEMENT
30'-0" UTILITY & STORMWATER
EASEMENT
60'-0" DRAINAGE EASEMENT
20'-0" WATERLINE & ROW EASEMENT
10'-0" UTILITY ALIGNMENT
EXISTING 6'-0" UTILITY ALIGNMENT
ACCESS EASEMENT
10'-0" UTILITY ALIGNMENT
20'-0" DRAINAGE
EASEMENT
20'-0" DRAINAGE
EASEMENT
10'-0" U.E.
3' POWER LINE EASEMENT
TO BE VACATED BY
SEPARATE DOCUMENT
RAILROAD R.O.W.
AGREEMENT TO
BE VACATED
ENCROACHMENT EASEMENT
BY SEPARATE DOCUMENT
6'-0" U.E.
16' R.O.W. EASEMENT
10'-0" U.E.
3' POWER LINE EASEMENT
53'-6" PERPETUAL
EASEMENT FOR ELECTRIC
POWER TRANSMISSION LINE
20'-0" U.E.
30'-0" R.O.W. EASEMENT
10'-0" PSC GAS
EASEMENT
0" U.E.
20'-0"
DRAINAGE
EASEMENT
EMERGENCY
ACCESS
EASEMENT
10'-0" U.E.
MONITORING
WELL, RE: CIVIL
EXISTING FENCE
TO REMAIN
EX
I
S
T
I
N
G
AC
C
E
S
S
D
R
I
V
E
POND MAINTENANCE ACCESS DRIVE
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
NATURAL HABITAT BUFFER
UTILITY EASEMENTU.E.
DOWNED LOGS TO BE REUSED FOR HABITAT
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 B & B 2"CAL
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 B & B 8` HT
NOTE: UTILITIES SHOWN FOR REFERENCE ONLY
DOWNED LOGS TO BE REUSED FOR HABITAT
IRRIGATED TURF
ROCK MULCH
UPLAND NATIVE SEED MIX
DETENTION SEED MIX
DRAWING NUMBER:
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
Pl
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ORIGINAL SIZE 24X36
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NOT
F
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419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
RIPLEY DESIGN INC.
Klara Rossouw
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
NORTH COLLEGE 1311, LLC
262 E. Mountain Ave.
Fort Collins, CO 80524
p. 970.490.2626
ENGINEER
LAND PLANNER
NORTHERN ENGINEERING
Blaine Mathisen
301 N Howes St, Suite 100
Fort Collins, CO 80521
p. 970.221.4158
OWNER
SITE & LANDSCAPE
PLAN
PDP/FDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
7
6
5
MYLARS
PDP/FDP RD 6
PDP/FDP RD 5
04/04/2025
04/24/2024
03/13/2024
01/31/2024PDP/FDP RD 44
12/20/2023PDP/FDP RD 33
10/04/2023PDP/FDP RD 22
FORT COLLINS, CO
KR
LO+HJ
R23-008
L1.00
NORTH
0 25 50 100
SCALE: 1"=50'-0"
PLANT SCHEDULE
NOTES:
1.THE DEVELOPER SHALL ENSURE THAT ALL LANDSCAPING AND RESTORATION ACTIVITIES
WITH THE NATURAL HABITAT BUFFER ZONE (NHBZ) ARE PROPERLY INSTALLED PRIOR TO
THE ISSUANCE OF A SUBSTANTIAL COMPLETION MEMORANDUM ISSUED BY FORT COLLINS
UTILITIES AND PER THE TERMS OF THE DEVELOPMENT AGREEMENT WITH THE CITY OF
FORT COLLINS.
2.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.
3.FUTURE DESIGN OF HICKORY POND SHALL BE PROCESSED AS A MINOR AMENDMENT BY
THE CITY OF FORT COLLINS.
4.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.
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
12
"
S
S
12
"
S
S
12
"
S
S
12
"
S
S
12
"
S
S
12
"
S
S
12
"
S
S
12
"
S
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12
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12
"
S
S
12
"
S
S
12
"
S
S
12
"
S
S
12
"
S
S
12
"
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
TF
W
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
HY D
S
XX
X
X
W W W W W W W W W W
W W
SSSSSSSS
SS
SS
W
W
2 - ASB
4 - TCG
MA
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 FENCE TO REMAIN
EXISTING TREES TO
REMAIN, TYP.
STREETLIGHT, TYP.
8'-0" TREE LAWN
6'-0" WALK
9'-0" UTILITY EASEMENT
9'-0" UTILITY EASEMENT
10'-0" U.E.
10'-0" U.E.
10'-0" U.E.
9'-0" U.E.
20'-0" DRAINAGE EASEMENT
3' POWER LINE EASEMENT
TO BE VACATED BY
SEPARATE DOCUMENT
ENCROACHMENT EASEMENT
BY SEPARATE DOCUMENT
20'-0" EMERGENCY
ACCESS EASEMENT
DRAINAGE
EASEMENT
30'-0" UTILITY & STORMWATER
EASEMENT
EMERGENCY ACCESS 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
NATURAL HABITAT BUFFER
UTILITY EASEMENTU.E.
DOWNED LOGS TO BE REUSED FOR HABITAT
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
NOTE: UTILITIES SHOWN FOR REFERENCE ONLY
DOWNED LOGS TO BE REUSED FOR HABITAT
IRRIGATED TURF
ROCK MULCH
UPLAND NATIVE SEED MIX
DETENTION SEED MIX
DRAWING NUMBER:
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
Pl
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t
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ORIGINAL SIZE 24X36
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W
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N
G
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NOT
F
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CON
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I
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419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
RIPLEY DESIGN INC.
Klara Rossouw
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
NORTH COLLEGE 1311, LLC
262 E. Mountain Ave.
Fort Collins, CO 80524
p. 970.490.2626
ENGINEER
LAND PLANNER
NORTHERN ENGINEERING
Blaine Mathisen
301 N Howes St, Suite 100
Fort Collins, CO 80521
p. 970.221.4158
OWNER
SITE & LANDSCAPE
ENLARGEMENT
PDP/FDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
7
6
5
MYLARS
PDP/FDP RD 6
PDP/FDP RD 5
04/04/2025
04/24/2024
03/13/2024
01/31/2024PDP/FDP RD 44
12/20/2023PDP/FDP RD 33
10/04/2023PDP/FDP RD 22
FORT COLLINS, CO
KR
LO+HJ
R23-008
L1.01
NORTH
0 10 20 40
SCALE: 1"=20'-0"
PLANT SCHEDULE
NOTES:
1.THE DEVELOPER SHALL ENSURE THAT ALL LANDSCAPING AND RESTORATION ACTIVITIES
WITH THE NATURAL HABITAT BUFFER ZONE (NHBZ) ARE PROPERLY INSTALLED PRIOR TO
THE ISSUANCE OF A SUBSTANTIAL COMPLETION MEMORANDUM ISSUED BY FORT COLLINS
UTILITIES AND PER THE TERMS OF THE DEVELOPMENT AGREEMENT WITH THE CITY OF
FORT COLLINS.
2.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.
3.FUTURE DESIGN OF HICKORY POND SHALL BE PROCESSED AS A MINOR AMENDMENT BY
THE CITY OF FORT COLLINS.
4.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.
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
12
"
S
S
12
"
S
S
12
"
S
S
12"
S
S
12"
S
S
12"
S
S
12"
S
S
12"
S
S
12"
S
S
12"
S
S
12"
S
S
12"
S
S
12"
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
8"
W
E
E
X
X
X
X
X
X
X
X
X
X
ST
ST
ST
ST
ST
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
MAS
O
N
S
T
R
E
E
T
(71
'
R
.
O
.
W
.
)
LOT 2
(2.645 AC)
ZONING: C-S
LOT 1
(7.790 AC)
ZONING: C-S
HICKORY REGIONAL DETENTION POND
HYDRANT, TYP.
EXISTING TREES TO
REMAIN, TYP.
STREETLIGHT, TYP.
EMERGENCY ACCESS EASEMENT
R.O.W. TYP8'-0" TREE LAWN
6'-0" WALK
9'-0" UTILITY EASEMENT
EXISTING 6'-0" UTILITY ALIGNMENT
60'-0" DRAINAGE EASEMENT
ACCESS EASEMENT
20'-0" U.E.
30'-0" R.O.W. EASEMENT
10'-0" PSC GAS
EASEMENT
POND MAINTENANCE
ACCESS DRIVE
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
NATURAL HABITAT BUFFER
UTILITY EASEMENTU.E.
DOWNED LOGS TO BE REUSED FOR HABITAT
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
NOTE: UTILITIES SHOWN FOR REFERENCE ONLY
DOWNED LOGS TO BE REUSED FOR HABITAT
IRRIGATED TURF
ROCK MULCH
UPLAND NATIVE SEED MIX
DETENTION SEED MIX
DRAWING NUMBER:
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
Pl
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419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
RIPLEY DESIGN INC.
Klara Rossouw
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
NORTH COLLEGE 1311, LLC
262 E. Mountain Ave.
Fort Collins, CO 80524
p. 970.490.2626
ENGINEER
LAND PLANNER
NORTHERN ENGINEERING
Blaine Mathisen
301 N Howes St, Suite 100
Fort Collins, CO 80521
p. 970.221.4158
OWNER
SITE & LANDSCAPE
ENLARGEMENT
PDP/FDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
7
6
5
MYLARS
PDP/FDP RD 6
PDP/FDP RD 5
04/04/2025
04/24/2024
03/13/2024
01/31/2024PDP/FDP RD 44
12/20/2023PDP/FDP RD 33
10/04/2023PDP/FDP RD 22
FORT COLLINS, CO
KR
LO+HJ
R23-008
L1.02
NORTH
0 10 20 40
SCALE: 1"=20'-0"
PLANT SCHEDULE
NOTES:
1.THE DEVELOPER SHALL ENSURE THAT ALL LANDSCAPING AND RESTORATION ACTIVITIES
WITH THE NATURAL HABITAT BUFFER ZONE (NHBZ) ARE PROPERLY INSTALLED PRIOR TO
THE ISSUANCE OF A SUBSTANTIAL COMPLETION MEMORANDUM ISSUED BY FORT COLLINS
UTILITIES AND PER THE TERMS OF THE DEVELOPMENT AGREEMENT WITH THE CITY OF
FORT COLLINS.
2.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.
3.FUTURE DESIGN OF HICKORY POND SHALL BE PROCESSED AS A MINOR AMENDMENT BY
THE CITY OF FORT COLLINS.
4.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.
E
E
E
E
E
E
E
E
UD
UD
UD
UD
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 - SAM
1 - PDM
1 - SAM
2 - PDM
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
RAILROAD R.O.W.
AGREEMENT TO
BE VACATED
MONITORING
WELL, RE: CIVIL
EXISTING FENCE
TO REMAIN
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
NATURAL HABITAT BUFFER
UTILITY EASEMENTU.E.
DOWNED LOGS TO BE REUSED FOR HABITAT
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 B & B 2"CAL
EVERGREEN NATIVE TREE
JSC 9 JUNIPERUS SCOPULORUM
ROCKY MOUNTAIN JUNIPER B & B 8` HT
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
NOTE: UTILITIES SHOWN FOR REFERENCE ONLY
DOWNED LOGS TO BE REUSED FOR HABITAT
DRAWING NUMBER:
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
Pl
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419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
RIPLEY DESIGN INC.
Klara Rossouw
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
NORTH COLLEGE 1311, LLC
262 E. Mountain Ave.
Fort Collins, CO 80524
p. 970.490.2626
ENGINEER
LAND PLANNER
NORTHERN ENGINEERING
Blaine Mathisen
301 N Howes St, Suite 100
Fort Collins, CO 80521
p. 970.221.4158
OWNER
MITIGATION
ENLARGEMENT
PDP/FDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
7
6
5
MYLARS
PDP/FDP RD 6
PDP/FDP RD 5
04/04/2025
04/24/2024
03/13/2024
01/31/2024PDP/FDP RD 44
12/20/2023PDP/FDP RD 33
10/04/2023PDP/FDP RD 22
FORT COLLINS, CO
KR
LO+HJ
R23-008
L1.03
NORTH
0 10 20 40
SCALE: 1"=20'-0"
FUTURE MITIGATION PLANT SCHEDULE
NOTES:
1.THE DEVELOPER SHALL ENSURE THAT ALL LANDSCAPING AND RESTORATION ACTIVITIES
WITH THE NATURAL HABITAT BUFFER ZONE (NHBZ) ARE PROPERLY INSTALLED PRIOR TO
THE ISSUANCE OF A SUBSTANTIAL COMPLETION MEMORANDUM ISSUED BY FORT COLLINS
UTILITIES AND PER THE TERMS OF THE DEVELOPMENT AGREEMENT WITH THE CITY OF
FORT COLLINS.
2.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.
3.FUTURE DESIGN OF HICKORY POND SHALL BE PROCESSED AS A MINOR AMENDMENT BY
THE CITY OF FORT COLLINS.
4.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.
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 B & B 2"CAL
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 B & B 8` HT
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
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419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
RIPLEY DESIGN INC.
Klara Rossouw
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
NORTH COLLEGE 1311, LLC
262 E. Mountain Ave.
Fort Collins, CO 80524
p. 970.490.2626
ENGINEER
LAND PLANNER
NORTHERN ENGINEERING
Blaine Mathisen
301 N Howes St, Suite 100
Fort Collins, CO 80521
p. 970.221.4158
OWNER
NOTES & DETAILS
PDP/FDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
7
6
5
MYLARS
PDP/FDP RD 6
PDP/FDP RD 5
04/04/2025
04/24/2024
03/13/2024
01/31/2024PDP/FDP RD 44
12/20/2023PDP/FDP RD 33
10/04/2023PDP/FDP RD 22
FORT COLLINS, CO
KR
LO+HJ
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.
PRE
V
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GENERAL NOTES:
1.SET SO THAT TOP OF ROOT FLARE IS 1-2"
HIGHER THAN FINISHED GRADE.
2.MARK NORTH SIDE OF TREE IN NURSERY
AND ROTATE TREE TO FACE NORTH AT
THE SITE WHENEVER POSSIBLE.
3.SCARIFY SIDES OF HOLE LEAVING 1:1
SLOPE.
4.TREE RINGS SHALL BE PROVIDED FOR
ALL TREES WITHIN TURF & NATIVE
AREAS.
2 STRAND 12 GAUGE GAL. WIRE
(TWIST TO TIGHTEN) &
GROMMETED NYLON STRAPS
THREE (3) SIX INCH STEEL T-POSTS
(TO BE SUPPLIED BY CITY OF GREELEY)
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 - STEEL POSTS
SCALE: NTS
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.
ORGANIC WOOD MULCH RING; TO BE
APPLIED AT 1.25 CU. YARDS PER 100 SQ.
FEET AT A DEPTH NO LESS THAN 4
INCHES. RING TO BE A MINIMUM OF 6' IN
DIAMETER. 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 4 6
Acer saccharum 'Bailsta'2 3
Tilia americana 'Boulevard'4 6
Ulmus davidiana 'Choice City'1 1
Juniperus scopulorum 9 13
Cottonwood (existing)14 20
Siberian Elm (existing)16 23
Boxelder (existing)7 10
Russian Olive (existing)1 1
White Poplar (existing)1 1
TOTAL TREES 71
*CITY OF FORT COLLINS CODE SECTION 3.2.1(D)3 MINIMUM SPECIES DIVERSITY
PLANT SCHEDULE
HYDROZONE AREA (SF)WATER NEEDED
(GALLONS/SF)ANNUAL WATER USE (GALLONS)
HIGH 0 18 0
MODERATE 0.00 14 0.00
LOW 313936 8 2511488
VERY LOW 0.00 3 0.00
TOTAL 313,936 8.0000 2,511,488
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 2103 18 37,854
MODERATE 0.00 14 0.00
LOW 120168 8 961344
VERY LOW 0.00 3 0.00
TOTAL 122,271 8.1720 999,198
ANNUAL WATER USE NOT TO EXCEED 15 GAL./SF. AVERAGE OVER THE SITE
LOT 1
LOT 2
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.
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.
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.
10.LOW PRESSURE HYDRO EXCAVATION, AIR SPADING OR HAND DIGGING ARE ADDITIONAL TOOLS AND
PRACTICES THAT WILL HELP REDUCE IMPACT TO THE TREE(S) ROOT SYSTEM WHEN EXCAVATING AT
DEPTHS OF 24 INCHES OR LESS. PLEASE REFER TO THE CRITICAL ROOT ZONE (CRZ) DIAGRAM FOR ROOT
PROTECTION GUIDELINES.
RESTORATION PLAN SUMMARY FOR NHBZ
NHBZ GOALS
IN ACCORDANCE WITH THE CITY OF FORT COLLINS GUIDELINES (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.
RESTORATION FRAMEWORK
STEP 1: CREATING OPPORTUNITY AND REDUCING COMPETITION - NOXIOUS AND WEEDY SPECIES SHOULD BE CONTROLLED
USING MECHANICAL OR CHEMICAL METHODS PRIOR TO PROJECT CONSTRUCTION OR GRADING TO ENSURE THAT A
VARIETY OF NATIVE SPECIES ARE GIVEN THE OPPORTUNITY TO ESTABLISH.
STEP 2: 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 AND DETERMINE IF
SOIL AMENDMENTS WOULD HELP ESTABLISH NATIVE VEGETATION. THE SOIL SURFACE SHOULD BE SMOOTH,
UNCOMPACTED, AND OF LARGE MATTER WHICH COULD IMPEDE PLANTING OR SEEDING. PRIOR TO SEEDING, THE SOIL
SURFACE SHOULD BE LOOSE, ALLOWING FOR GOOD SOIL/SEED CONTACT.
PRIOR TO THE COMMENCEMENT OF GRADING, THE CONTRACTOR SHALL BE REQUIRED TO SHOW PROOF OF EQUIPMENT
CLEANING. THE MECHANISM FOR SHOWING PROOF SHOULD BE AGREED UPON BETWEEN THE CONTRACTOR AND THE CITY
OF FORT COLLINS ENVIRONMENTAL PLANNING BEFORE IMPLEMENTATION OF THE GRADING.
PRIOR TO SEEDING AN ENVIRONMENTAL PLANNING INSPECTOR NEEDS TO CONFIRM PROPER SEED BED PREPARATION AND
SEED MIX DETAILS ARE APPROPRIATE.
STEP 3: SEEDING - SEEDING SHOULD OCCUR AS SOON AS POSSIBLE FOLLOWING FINAL CONSTRUCTION AND FINAL
CONTOURING WITHIN A SUITABLE TIME FRAME. FOR SEEDING, LATE FALL TO EARLY SPRING (NOVEMBER TO MAY) IS THE
MOST FAVORABLE. 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 AND SITE CONDITIONS. THE SITE SHOULD BE DRILL SEEDED AND IMPLEMENTED IN TWO PASSES WITH THE
FINAL PASS OCCURRING ON THE CONTOUR, TO CREATE SUBTLE RIDGES PERPENDICULAR TO THE FLOW OF ENERGY.
STEP 4: MAINTENANCE AND MANAGEMENT - MAINTENANCE AND MANAGEMENT ACTIVITIES SHOULD BE IMPLEMENTED TO
ENSURE SUCCESS OF THE ECOLOGICAL RESTORATION PROJECT. ROUTINE INSPECTIONS FOR EROSION SHOULD BE
PERFORMED DURING THE TIME BETWEEN SEEDING AND VEGETATION ESTABLISHMENT TO ENSURE 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. HOWEVER, TEMPORARY
SUPPLEMENTAL IRRIGATION IS PLANNED WITHIN THE UPLAND RESTORATION AREAS IN THE NHBZ TO ENSURE MORE
RELIABLE ESTABLISHMENT IN A VARIETY OF POTENTIAL CLIMATIC CONDITIONS. TEMPORARY SUPPLEMENTAL IRRIGATION
WILL BE USED IN A MANNER TO PROVIDE NO MORE THAN 150% OF NORMAL PRECIPITATION FOR THE AREA (INCLUSIVE OF
PRECIPITATION) AND WILL BE REMOVED AT LEAST ONE GROWING SEASON PRIOR TO MEASUREMENT OF THE SUCCESS.
ANNUAL MONITORING PLAN
THE APPLICANT SHALL RECEIVE A “SUBSTANTIAL COMPLETION MEMORANDUM” FOLLOWING IMPLEMENTATION OF THIS
RESTORATION PLAN, AS DESCRIBED IN THE DEVELOPMENT AGREEMENT. ONCE THE APPLICANT RECEIVES THE
“SUBSTANTIAL COMPLETION MEMORANDUM”, THE CITY OF FORT COLLINS STORMWATER DEPARTMENT SHALL TAKE OVER
ALL RESPONSIBILITY FOR ESTABLISHMENT, WARRANTY, AND MAINTENANCE USING AN REVEGETATION SECURITY ACCOUNT
ESTABLISHED BY THE APPLICANT FOR THE PURPOSE OF NHBZ MAINTENANCE.
THE NHBZ WILL BE INSPECTED AT LEAST THREE TIMES PER YEAR AND QUANTITATIVE SURVEY WILL OCCUR ONCE PER
YEAR ON THE FOLLOWING SCHEDULE:
1.IN THE SPRING (APRIL), MIDDLE OF SUMMER (JUNE), AND FALL (SEPTEMBER) A QUALIFIED ECOLOGIST WILL
TRAVERSE THE ENTIRETY OF THE SITE TO ASSESS OVERALL PERFORMANCE OF RESTORATION, INCLUDING NOXIOUS
AND INVASIVE WEED POPULATIONS PRIOR TO IMPLEMENTATION OF MANAGEMENT STRATEGIES.
2.AT THE PEAK OF GROWING SEASON, A QUALIFIED ECOLOGIST WILL IMPLEMENT THE POINT INTERCEPT TRANSECTS
TO MEASURE GROUND COVER WITHIN THE NHBZ.
QUANTITATIVE MEASUREMENTS WILL CONSIST OF 8 PERMANENT PHOTO POINTS AND 15 GROUND COVER SAMPLING
POINTS. AT EACH SAMPLE POINT, GROUND COVER WILL BE MEASURED LINE POINT INTERCEPT TRANSECTS, WHERE THE
ECOLOGIST WILL 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.
THE CONSULTANT SHALL NOTIFY THE CITY OF FORT COLLINS ENVIRONMENTAL PLANNING PRIOR TO EACH INSPECTION.
AFTER EACH INSPECTION OF THE NHBZ, THE CONSULTANT SHOULD EMAIL A BRIEF NARRATIVE SUMMARIZING THE
FINDINGS OF THE SITE VISIT AND CORRESPONDING ACTION ITEMS TO CITY OF FORT COLLINS ENVIRONMENTAL
PLANNING, THE DEVELOPER, AND THE LANDSCAPING CONTRACTOR.
A BRIEF REPORT CONTAINING SURVEY FINDINGS AND RECOMMENDATIONS WILL BE PROVIDED TO THE CITY BY OCTOBER
31ST OF EACH YEAR. THIS WILL GIVE THE CITY OF FORT COLLINS ENVIRONMENTAL PLANNING 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.
AFTER THE “SUBSTANTIAL COMPLETION MEMORANDUM” IS ISSUED BY THE CITY, A DETERMINATION OF SUCCESSFUL
ESTABLISHMENT IN THE NHBZ WILL BE MADE BY CITY ENVIRONMENTAL PLANNING DEPARTMENT BASED ON A SITE
SURVEYS AND VEGETATIVE PERFORMANCE COMPARED TO THE FOLLOWING SUCCESS CRITERIA:
1.THE TOTAL VEGETATIVE GROUND COVER CONTRIBUTED BY ALL DESIRABLE PLANT SPECIES (EXCEPTING MATURE
TREES) IS EQUAL TO OR GREATER THAN THE DESIRABLE VEGETATIVE COVER OF THE APPLICABLE REFERENCE
AREA(S) FROM THAT CALENDAR YEAR,
2.NO MORE THAN FIVE PERCENT (5%) OF THE SPECIES NOTED ON THE SITE MAY BE WEEDY OR NOXIOUS SPECIES AS
DEFINED BY CITY CODE SECTION §20-41 AND COLORADO DEPARTMENT OF AGRICULTURE'S NOXIOUS WEED LIST AS
DEFINED BY THE COLORADO NOXIOUS WEED ACT §§35-5.5,
3.THE DEVELOPMENT SITE SHALL DISPLAY NO EVIDENCE OF DETRIMENTAL EROSION DUE TO RILLS, GULLIES OR
EXCESSIVE BARE SPOTS OF GROUND,
4.SURVIVAL RATE OF ALL PLANTED SHRUBS AND TREES IS EQUAL TO OR GREATER THAN EIGHTY PERCENT (80%), AND
5.ANY DIVERSITY STANDARDS APPLIED ACCORDING TO THE CITY ENVIRONMENTAL PLANNER'S DISCRETION. DIVERSITY
STANDARDS SHOULD BE REFLECTIVE OF THE REFERENCE AREA OR TARGET HABITAT CONDITIONS PROVIDED BY THE
CITY. BY THE CITY ENVIRONMENTAL PLANNING DEPARTMENT AND UTILITY SERVICES DEPARTMENT.
DRAWING NUMBER:
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
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419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
RIPLEY DESIGN INC.
Klara Rossouw
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
NORTH COLLEGE 1311, LLC
262 E. Mountain Ave.
Fort Collins, CO 80524
p. 970.490.2626
ENGINEER
LAND PLANNER
NORTHERN ENGINEERING
Blaine Mathisen
301 N Howes St, Suite 100
Fort Collins, CO 80521
p. 970.221.4158
OWNER
RESTORATION PLAN
SUMMARY
PDP/FDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
7
6
5
MYLARS
PDP/FDP RD 6
PDP/FDP RD 5
04/04/2025
04/24/2024
03/13/2024
01/31/2024PDP/FDP RD 44
12/20/2023PDP/FDP RD 33
10/04/2023PDP/FDP RD 22
FORT COLLINS, CO
KR
LO+HJ
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.
HICKORY POND LANDSCAPE NOTES
1.THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE NOVEMBER 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.WEED MANAGEMENT PLAN IS INCLUDED AS AN ATTACHMENT IN THE DEVELOPMENT AGREEMENT.
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 PER REFERENCE AREA AS OUTLINED IN THE
DEVELOPMENT AGREEMENT CRITERIA. 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.
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LOT 1
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ZONING: C-S
HICKORY REGIONAL
DETENTION POND
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
TR
A
C
T
A
(.2
4
5
A
C
)
DU
&
A
E
HYDRANT, TYP.
R.O.W. TYP
EXISTING FENCE TO REMAIN
DRY CREEK TOP
OF BANK
NHBZ BUFFER
AREA BOUNDARY
PROJECT BOUNDARY
PROJECT BOUNDARY
8'-0" TREE LAWN
6'-0" WALK
9'-0" U.E.
9'-0" U.E.
10'-0" U.E.
10'-0" U.E.
6'-0" U.E.
EXISTING 20'-0" WATERLINE ALIGNMENT
8'-0" TREE LAWN
6'-0" WALK
9'-0" U.E.
20'-0" EMERGENCY
ACCESS EASEMENTDRAINAGE
EASEMENT
30'-0" UTILITY & STORMWATER
EASEMENT
60'-0" DRAINAGE EASEMENT
20'-0" WATERLINE & ROW EASEMENT
10'-0" UTILITY ALIGNMENT
EXISTING 6'-0" UTILITY ALIGNMENT
ACCESS EASEMENT
10'-0" UTILITY ALIGNMENT
20'-0" DRAINAGE
EASEMENT
20'-0" DRAINAGE
EASEMENT
10'-0" U.E.
3' POWER LINE EASEMENT
TO BE VACATED BY
SEPARATE DOCUMENT
RAILROAD R.O.W.
AGREEMENT TO
BE VACATED
ENCROACHMENT EASEMENT
BY SEPARATE DOCUMENT
6'-0" U.E.
16' R.O.W. EASEMENT
10'-0" U.E.
3' POWER LINE EASEMENT
53'-6" PERPETUAL
EASEMENT FOR ELECTRIC
POWER TRANSMISSION LINE
20'-0" U.E.
30'-0" R.O.W. EASEMENT
10'-0" PSC GAS
EASEMENT
0" U.E.
20'-0"
DRAINAGE
EASEMENT
EMERGENCY
ACCESS
EASEMENT
10'-0" U.E.
MONITORING
WELL, RE: CIVIL
EXISTING FENCE
TO REMAIN
EX
I
S
T
I
N
G
AC
C
E
S
S
D
R
I
V
E
POND MAINTENANCE ACCESS DRIVE
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
NATURAL HABITAT BUFFER
UTILITY EASEMENTU.E.
DOWNED LOGS TO BE REUSED FOR HABITAT
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 B & B 2"CAL
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 B & B 8` HT
SYMBOL DESCRIPTION DETAIL
HYDROZONE - HIGH (TURF)2,103 SF
HYDROZONE - LOW (NATIVE SEED)434,104 SF
NOTE: UTILITIES SHOWN FOR REFERENCE ONLY
DOWNED LOGS TO BE REUSED FOR HABITAT
IRRIGATED TURF
ROCK MULCH
UPLAND NATIVE SEED MIX
DETENTION SEED MIX
DRAWING NUMBER:
ISSUED
PROJECT No.:
DRAWN BY:
REVIEWED BY:
SEAL:
PREPARED BY:
No.DESCRIPTION DATE
REVISIONS
No.DESCRIPTION DATE
Pl
o
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:
4/
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/
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0
2
5
1
2
:
4
0
P
M
Fi
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N
a
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e
:
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T
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L
A
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.
d
w
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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
7
6
5
MYLARS
PDP/FDP RD 6
PDP/FDP RD 5
04/04/2025
04/24/2024
03/13/2024
01/31/2024PDP/FDP RD 44
12/20/2023PDP/FDP RD 33
10/04/2023PDP/FDP RD 22
FORT COLLINS, CO
KR
LO+HJ
R23-008
L3.00
NORTH
0 25 50 100
SCALE: 1"=50'-0"
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 Y
39 BOXELDER 21 2-12 DEAD 0 Y
40 WHITE POPLAR 1 20 FAIR 3 N
41 BOXELDER 3 15-21 FAIR-3 N
TOTAL MITIGATION
REQUIRED:37.0
X
X
X
X
X
X
X
X X
ST
ST
ST
ST
ST
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
ARV
H2O H2O
HYD
S
F E S
F E S
W W W W W W W W W W W W W W W W W W W
XXXXXXXXXXXXX
OHU OHU OHU OHU OHU
X
X
X
X
X
X
X
X
X
X
W W W W
S
S
SS
SS
SS
SS
SS
SS
SS
D
X
X
X
X
X
W W W
SS
SS
SS
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
UD
UD
UD
UD
UD
UD
UD
UD
UD
12
"
S
S
12
"
S
S
12
"
S
S
12
"
S
S
12
"
S
S
12
"
S
S
12
"
S
S
12"
S
S
12"
S
S
12"
S
S
12"
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
8"
W
12" SS
E
EEEEE
E
E
TF
#1
#2
#3
#4
#5
#6
#7
#8
#9
#11#12
#14
#13
#15
#16 #17 #18
HYDRANT, TYP.
MA
S
O
N
S
T
R
E
E
T
(7
1
'
R
.
O
.
W
.
)
HIBDON COURT
LOT 1
(7.01 AC)
ZONING: C-S
HICKORY REGIONAL
DETENTION POND
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
HYDRANT, TYP.
R.O.W. TYP
EXISTING FENCE
DRY CREEK TOP
OF BANK
NHBZ BUFFER
AREA BOUNDARY
PROJECT BOUNDARY
PROJECT BOUNDARY
8'-0" TREE LAWN
6'-0" WALK
9'-0" U.E.
9'-0" U.E.
10'-0" U.E.
10'-0" U.E.
6'-0" U.E.
EXISTING 20'-0" WATERLINE ALIGNMENT
8'-0" TREE LAWN
6'-0" WALK
9'-0" U.E.
20'-0" EMERGENCY
ACCESS EASEMENTDRAINAGE
EASEMENT
30'-0" UTILITY & STORMWATER
EASEMENT
60'-0" DRAINAGE EASEMENT
20'-0" WATERLINE & ROW EASEMENT
10'-0" UTILITY ALIGNMENT
EXISTING 6'-0" UTILITY ALIGNMENT
ACCESS EASEMENT
10'-0" UTILITY ALIGNMENT
20'-0" DRAINAGE
EASEMENT
20'-0" DRAINAGE
EASEMENT
10'-0" U.E.3' POWER LINE EASEMENT
TO BE VACATED BY
SEPARATE DOCUMENT
RAILROAD R.O.W.
AGREEMENT TO
BE VACATED
ENCROACHMENT EASEMENT
BY SEPARATE DOCUMENT
6'-0" U.E.
16' R.O.W. EASEMENT
10'-0" U.E.
3' POWER LINE EASEMENT
53'-6" PERPETUAL
EASEMENT FOR ELECTRIC
POWER TRANSMISSION LINE
20'-0" U.E.
30'-0" R.O.W. EASEMENT
10'-0" PSC GAS
EASEMENT
20'-0" U.E.
20'-0"
DRAINAGE
EASEMENT
EMERGENCY
ACCESS
EASEMENT
10'-0" U.E.
MONITORING
WELL, RE: CIVIL
EXISTING FENCE
TO REMAIN
EX
I
S
T
I
N
G
AC
C
E
S
S
D
R
I
V
E
POND MAINTENANCE ACCESS DRIVE
#10
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
STREET LIGHT
FIRE HYDRANT
TRANSFORMER
ELECTRIC BOX
ELECTRIC VAULT
TELEPHONE PEDESTAL
EXISTING SIGN
INLET GRATE
GAS METER
x x EXISTING FENCE
PROPOSED FENCE
NOTE: UTILITIES SHOWN FOR REFERENCE ONLY
TOP OF BANK
PROPERTY BOUNDARY
NATURAL HABITAT BUFFER
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
:
Kl
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a
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o
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u
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La
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TR
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M
I
T
I
G
A
T
I
O
N
Pr
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n
t
e
d
O
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:
4/
4
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2
0
2
5
1
2
:
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0
P
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:
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d
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ORIGINAL SIZE 24X36
ENT
I
T
L
E
M
E
N
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DRA
W
I
N
G
S
NOT
F
O
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CON
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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
7
6
5
MYLARS
PDP/FDP RD 6
PDP/FDP RD 5
04/04/2025
04/24/2024
03/13/2024
01/31/2024PDP/FDP RD 44
12/20/2023PDP/FDP RD 33
10/04/2023PDP/FDP RD 22
FORT COLLINS, CO
KR
LO+HJ
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
37 25 FEE IN LIEU PROVIDED FOR 12
TREES
NOTE: MITIGATION TREES ARE WITHIN THE NHBZ PLANTING, SEE SHEET L1.03
LEGEND
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
G
G
G
G
G
G
G
G
G
I
UDUDUDUDUDUD
UD
UD
UD
UD
UD
UD
UD
UD
8"
W
8" W
8" W
8" W
8"
W
8"
W
8"
W
8"
W
8"
W
8"
W
8"
W
E
EEEE
E
TF
W
F
X
X
X
ST
ST
ST
ST
ELEC
FES
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
ARV
H2O H2O
HYD
S
F E S
F E S
W W W W W W W W W W W W W W W
XXXXXXXXXX
OHU OHU
X
X
X
X
X
X
X
X
W W W
D
W W
SS
SS
W
W
DRY CREEK TOP
OF BANK
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
HICKORY REGIONAL
DETENTION POND
LOT 3
(1.293 AC)
ZONING: C-S
MA
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
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
G
G
G
G
G
G
G
G
G
I
UDUDUDUDUDUD
UD
UD
UD
UD
UD
UD
UD
UD
8"
W
8" W
8" W
8" W
8"
W
8"
W
8"
W
8"
W
8"
W
8"
W
8"
W
E
EEEE
ETF
W
F
X
X
X
ST
ST
ST
ST
ELEC
FES
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
ARV
H2O H2O
HYD
S
F E S
F E S
W W W W W W W W W W W W W W W
XXXXXXXXXX
OHU OHU
X
X
X
X
X
X
X
X
W W W
D
W W
SS
SS
W
W
DRY CREEK TOP
OF BANK
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
HICKORY REGIONAL
DETENTION POND
LOT 3
(1.293 AC)
ZONING: C-S
MA
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
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ORIGINAL SIZE 24X36
ENT
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L
E
M
E
N
T
DRA
W
I
N
G
S
NOT
F
O
R
CON
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I
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N
419 Canyon Ave. Suite 200 Fort Collins, CO 80521
phone 970.224.5828 | fax 970.225.6657 | www.ripleydesigninc.com
RIPLEY DESIGN INC.
Klara Rossouw
419 Canyon Ave. Suite 200
Fort Collins, CO 80521
p. 970.224.5828
NORTH COLLEGE 1311, LLC
262 E. Mountain Ave.
Fort Collins, CO 80524
p. 970.490.2626
ENGINEER
LAND PLANNER
NORTHERN ENGINEERING
Blaine Mathisen
301 N Howes St, Suite 100
Fort Collins, CO 80521
p. 970.221.4158
OWNER
NATURAL HABITAT
BUFFER ZONE
PDP/FDP SUBMITTAL
MASON STREET
INFRASTRUCTURE
7
6
5
MYLARS
PDP/FDP RD 6
PDP/FDP RD 5
04/04/2025
04/24/2024
03/13/2024
01/31/2024PDP/FDP RD 44
12/20/2023PDP/FDP RD 33
10/04/2023PDP/FDP RD 22
FORT COLLINS, CO
KR
LO+HJ
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