HomeMy WebLinkAbout4300 S COLLEGE AVE - SITE PLANS - 2/26/2021STAMP
H:\Keys Lauer Architects\CO, Fort Collins - KEL000012 - College and Troutman\CADD\2 Plan\KEL12-P-02-Redline Grading Plan.dwg - Natalie Haber - 10/14/2020Init.# Issue / DescriptionDate
THESE PLANS ARE AN INSTRUMENT OF SERVICE
AND ARE THE PROPERTY OF GALLOWAY, AND MAY
NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED
WITHOUT THE WRITTEN CONSENT OF GALLOWAY.
COPYRIGHTS AND INFRINGEMENTS WILL BE
ENFORCED AND PROSECUTED.
COPYRIGHT
GallowayUS.com
6162 S. Willow Drive, Suite 320
Greenwood Village, CO 80111
303.770.8884
PRELIMINARYNOT FOR BIDDINGNOT FOR CONSTRUCTIONDate:
Drawn By:
Project No:
Checked By:
5/5/2020
KEL000012
R
SITE DEVELOPMENT PLANENT CREDIT UNIONS. COLLEGE AVE. & E. TROUTMAN PKWY.FORT COLLINS, CO 80252SCALE: 1"=10'
0 5 10
NCH
JRR
2
GRADING PLAN
1 5/8/2020 1ST ADMIN. AMD.NCH
B2012280
STAMP
H:\Keys Lauer Architects\CO, Fort Collins - KEL000012 - College and Troutman\CADD\2 Plan\KEL12-P-03-Redline Photometric Plan.dwg - Natalie Haber - 9/17/2020Init.# Issue / DescriptionDate
THESE PLANS ARE AN INSTRUMENT OF SERVICE
AND ARE THE PROPERTY OF GALLOWAY, AND MAY
NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED
WITHOUT THE WRITTEN CONSENT OF GALLOWAY.
COPYRIGHTS AND INFRINGEMENTS WILL BE
ENFORCED AND PROSECUTED.
COPYRIGHT
GallowayUS.com
6162 S. Willow Drive, Suite 320
Greenwood Village, CO 80111
303.770.8884
PRELIMINARYNOT FOR BIDDINGNOT FOR CONSTRUCTIONDate:
Drawn By:
Project No:
Checked By:
5/5/2020
KEL000012
R
SITE DEVELOPMENT PLANENT CREDIT UNIONS. COLLEGE AVE. & E. TROUTMAN PKWY.FORT COLLINS, CO 80252NCH
JRR
3
PHOTOMETRIC
PLAN
1 5/8/2020 1ST ADMIN. AMD.NCH
B2012280
ROCK COBBLE MULCH, TYP.
1-CACL
2-SCSC
1-PRBE
3-SCSC
1-CACL
ROCK COBBLE MULCH, TYP.
EXISTING TREE #1
EXISTING TREE #2EXISTING TREE #3
EXISTING TREE #4
EXISTING TREE #5
EXISTING TREE #6
3-PIMU
5-CACL
5-SCSC
3-POFR
5-SCSC
1-PRBE
4-CACL
4-PIMU
PROPOSED BIKE RACK (5
SPACES) ON CONCRETE PAD
PROPOSED ENT CREDIT
UNION INTERACTIVE
TELLER MACHINE (ITM)
LOCATED IN LANDSCAPE
ISLAND AND DRIVE
THRU-LANE
EXISTING PLANTING BED -
REPAIR EXISTING EDGER
ROCK COBBLE MULCH, TYP.
ROCK COBBLE MULCH, TYP.
STEEL EDGER, TYP.
BOULDERS, TYP.
2-SCSC
2-CACL
STAMP
H:\Keys Lauer Architects\CO, Fort Collins - KEL000012 - College and Troutman\CADD\2 Plan\KEL12-P-03-Redline Landscape Plan Enlargment.dwg - Natalie Haber - 10/15/2020Init.# Issue / DescriptionDate
THESE PLANS ARE AN INSTRUMENT OF SERVICE
AND ARE THE PROPERTY OF GALLOWAY, AND MAY
NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED
WITHOUT THE WRITTEN CONSENT OF GALLOWAY.
COPYRIGHTS AND INFRINGEMENTS WILL BE
ENFORCED AND PROSECUTED.
COPYRIGHT
GallowayUS.com
6162 S. Willow Drive, Suite 320
Greenwood Village, CO 80111
303.770.8884
PRELIMINARYNOT FOR BIDDINGNOT FOR CONSTRUCTIONDate:
Drawn By:
Project No:
Checked By:
5/5/2020
KEL000012
R
SITE DEVELOPMENT PLANENT CREDIT UNIONS. COLLEGE AVE. & E. TROUTMAN PKWY.FORT COLLINS, CO 80252SCALE: 1"=10'
0 5 10
AS
SRA
5
LANDSCAPE PLAN
ENLARGEMENT
1 5/8/2020 1ST MINOR AMENDMENT NCH
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. 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 PROTECTION NOTES:
TREE DIAMETER AT BREAST HEIGHT (INCHES) AUGER DISTANCE FROM FACE OF TREE (FEET)
0-2
3-4
5-9
10-14
15-19
OVER 19
1
2
5
10
12
15
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. IRRIGATION SYSTEMS TO BE TURNED OVER TO THE CITY PARKS DEPARTMENT FOR
MAINTENANCE MUST BE APPROVED BY THE PARKS MANAGER AND MEET PARKS IRRIGATION
STANDARDS. DESIGN REVIEW SHALL OCCUR DURING UTILITIES DEPARTMENT IRRIGATION REVIEW
PRIOR TO THE ISSUANCE OF A BUILDING PERMIT AND CONSTRUCTION OBSERVATION AND
INSPECTION BY PARKS SHALL BE INCORPORATED INTO THE CONSTRUCTION PROCESS.
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 THOUGHLY LOOSENED TO A DEPTH OF NOT LESS THAN EIGHT(8) INCHES AND
SOIL AMENDMENT SHALL BE THOROUGHLY INCORPORATED INTO THE SOIL OF ALL LANDSCAPE AREAS
TO A DEPTH OF AT LEAST SIX(6) INCHES BY TILLING, DISCING OR OTHER SUITABLE METHOD, AT A
RATE OF AT LEAST THREE (3) CUBIC YARDS OF SOIL AMENDMENT PER ONE THOUSAND (1,000)
SQUARE FEET OF LANDSCAPE AREA. PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY,
A WRITTEN CERTIFICATION MUST BE SUBMITTED TO THE CITY THAT ALL PLANTED AREAS, OR AREAS
TO BE PLANTED, HAVE BEEN THOROUGHLY LOOSENED AND THE SOIL AMENDED, CONSISTENT WITH
THE REQUIREMENTS SET FORTH IN SECTION 12-132.
5. INSTALLATION AND GUARANTEE: ALL LANDSCAPING SHALL BE INSTALLED ACCORDING TO SOUND
HORTICULTURAL PRACTICES IN A MANNER DESIGNED TO ENCOURAGE QUICK ESTABLISHMENT AND
HEALTHY GROWTH. ALL LANDSCAPING FOR EACH PHASE MUST BE EITHER INSTALLED OR THE
INSTALLATION MUST BE SECURED WITH AN IRREVOCABLE LETTER OF CREDIT, PERFORMANCE BOND,
OR ESCROW ACCOUNT FOR 125% OF THE VALUATION OF THE MATERIALS AND LABOR PRIOR TO
ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR ANY BUILDING IN SUCH PHASE.
6.MAINTENANCE: TREES AND VEGETATION, IRRIGATION SYSTEMS, FENCES, WALLS AND OTHER
LANDSCAPE ELEMENTS WITH THESE FINAL PLANS SHALL BE CONSIDERED AS ELEMENTS OF THE
PROJECT IN THE SAME MANNER AS PARKING, BUILDING MATERIALS AND OTHER SITE DETAILS. THE
APPLICANT, LANDOWNER OR SUCCESSORS IN INTEREST SHALL BE JOINTLY AND SEVERALLY
RESPONSIBLE FOR THE REGULAR MAINTENANCE OF ALL LANDSCAPING ELEMENTS IN GOOD
CONDITION. ALL LANDSCAPING SHALL BE MAINTAINED FREE FROM DISEASE, PESTS, WEEDS AND
LITTER, AND ALL LANDSCAPE STRUCTURES SUCH AS FENCES AND WALLS SHALL BE REPAIRED AND
REPLACED PERIODICALLY TO MAINTAIN A STRUCTURALLY SOUND CONDITION.
7. REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS OTHERWISE REMOVED, SHALL BE
PROMPTLY REPLACED IN ACCORDANCE WITH THE REQUIREMENTS OF THESE PLANS.
8. THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN TREES/SHRUBS AND UTILITIES:
40 FEET BETWEEN CANOPY TREES AND STREET LIGHTS
15 FEET BETWEEN ORNAMENTAL TREES AND STREETLIGHTS
10 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER MAIN LINES
6 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER SERVICE LINES.
4 FEET BETWEEN SHRUBS AND PUBLIC WATER AND SANITARY AND STORM SEWER LINES
4 FEET BETWEEN TREES AND GAS LINES
9. ALL STREET TREES SHALL BE PLACED A MINIMUM EIGHT (8) FEET AWAY FROM THE EDGES OF
DRIVEWAYS AND ALLEYS PER LUC 3.2.1(D)(2)(a). 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.
10.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.
11.MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION --
AS REQUIRED BY SITE CONDITIONS OR PLANT AVAILABILITY. OVERALL QUANTITY, QUALITY, AND
DESIGN CONCEPT MUST BE CONSISTENT WITH THE APPROVED PLANS. IN THE EVENT OF CONFLICT
WITH THE QUANTITIES INCLUDED IN THE PLANT LIST, SPECIES AND QUANTITIES ILLUSTRATED SHALL
BE PROVIDED. ALL CHANGES OF PLANT SPECIES AND LOCATION MUST HAVE WRITTEN APPROVAL BY
THE CITY PRIOR TO INSTALLATION.
12.ALL PLANTING BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF THREE INCHES.
GENERAL STANDARD NOTES:
B2012280
CONTRACTOR TO CONNECT
PROPOSED POLY TUBING TO
EXISTING IRRIGATION
DRIPLINE
FV
SCALE: 1"=10'
0 5 10
IRRIGATION DISCLAIMER
1. IRRIGATION DESIGN IS NOT AN EXACT SCIENCE. IT IS BASED ON THEORIES, ASSUMPTIONS, AND/OR INFORMATION PROVIDED BY CIVIL
MODELS/UTILITIES/MUNICIPALITIES ENTITIES AND THUS DIAGRAMMATIC IN NATURE.
2. CONTRACTOR SHALL INSTALL MAINLINES ±12" FROM PAVEMENT EDGE IN PLANTING AREAS. ALL PIPING, VALVES, AND OTHER
EQUIPMENT SHOWN WITHIN PAVED AREAS OR OUT OF PROPERTY BOUNDARIES ARE FOR DESIGN CLARIFICATION ONLY, AND SHALL
BE INSTALLED IN PLANTING AREAS WITHIN THE PROPERTY LINES OR LIMITS AS INDICATED ON THESE PLANS.
3. THE IRRIGATION CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL ABOVE-GRADE AND VISIBLE IRRIGATION EQUIPMENT
(CONTROLLERS, BACKFLOW PREVENTERS, METER PITS, ETC.) WITH THE OWNER'S AUTHORIZED REPRESENTATIVE AND / OR
LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. THE INSTALLATION OF THESE ITEMS SHALL BE INTEGRATED WITHIN DESIGNATED
LANDSCAPE AREAS. FAILURE TO LOCATE THIS EQUIPMENT IN AN APPROVED LOCATION MAY RESULT IN THE IRRIGATION
CONTRACTOR BEING REQUIRED TO MOVE SUCH ITEMS AT HIS OWN COST.
4. THE IRRIGATION SYSTEM DESIGN IS BASED ON THE MINIMUM OPERATING PRESSURE AND THE MAXIMUM FLOW DEMAND SHOWN ON
THE DRAWINGS. THE IRRIGATION CONTRACTOR SHALL FIELD VERIFY THE STATIC & OPERATING WATER PRESSURE PRIOR TO
CONSTRUCTION OF ANY COMPONENT OF THE IRRIGATION SYSTEM. AFTER FIELD VERIFICATION, THE IRRIGATION CONTRACTOR
SHALL NOTIFY THE OWNER, OWNER'S REPRESENTATIVE, LANDSCAPE ARCHITECT, & IRRIGATION DESIGNER OF THE PRESSURE
READING FOR THE TAP.
5. ALL PRESSURIZED MAINLINES, VALVES, DRIP, AND ROTOR AND SPRAY HEADS SHALL BE INSTALLED A MINIMUM OF 5' AWAY FROM ANY
BUILDING FOUNDATION. ADDITIONAL REQUIREMENTS MAY BE LISTED IN THE GEOTECHNICAL REPORT REGARDING IRRIGATION NEAR
BUILDING FOUNDATIONS. CONTRACTOR IS RESPONSIBLE TO ABIDE BY THE 5' MINIMUM DISTANCE AND/OR THE GEOTECHNICAL
REPORT REQUIREMENTS. IF THIS EQUIPMENT IS SHOWN WITHIN THE 5' OFFSET ON THESE PLANS, IT IS FOR THE PURPOSE OF
GRAPHIC CLARITY ONLY.
6. REFER TO THIS SHEET FOR IRRIGATION NOTES AND IRRIGATION DETAILS.
1. THE LANDSCAPE CONTRACTOR IS REQUIRED TO
CONTACT THE COUNTY PUBLIC WORKS DEPARTMENT,
AND ANY OTHER PUBLIC OR PRIVATE AGENCY
NECESSARY FOR UTILITY LOCATION PRIOR TO ANY
CONSTRUCTION.
2. THIS DRAWING IS A PART OF A COMPLETE SET OF BID
DOCUMENTS, SPECIFICATIONS, ADDITIONAL DRAWINGS,
AND EXHIBITS. UNDER NO CIRCUMSTANCES SHOULD
THESE PLANS BE USED FOR CONSTRUCTION PURPOSES
WITHOUT EXAMINING ACTUAL LOCATIONS OF UTILITIES
ON SITE, AND REVIEWING ALL RELATED DOCUMENTS.
3. THE LOCATION OF THE ALL UNDERGROUND UTILITIES
ARE LOCATED ON THE ENGINEERING DRAWINGS FOR
THIS PROJECT. THE MOST CURRENT REVISION IS HERE
IN MADE PART OF THIS DOCUMENT. UNDERGROUND
UTILITIES EXIST THROUGHOUT THIS SITE AND MUST BE
LOCATED PRIOR TO ANY CONSTRUCTION ACTIVITY.
WHERE UNDERGROUND UTILITIES EXIST, FIELD
ADJUSTMENT MAY BE NECESSARY AND MUST BE
APPROVED BY A REPRESENTATIVE OF THE OWNER.
NEITHER THE OWNER NOR THE LANDSCAPE ARCHITECT
ASSUMES ANY RESPONSIBILITY WHATSOEVER, IN
RESPECT TO THE CONTRACTORS ACCURACY IN
LOCATING THE INDICATED PLANT MATERIAL, AND UNDER
NO CIRCUMSTANCES SHOULD THESE PLANS BE USED
WITHOUT REFERENCING THE ABOVE MENTIONED
DOCUMENTS.
UTILITY NOTES
PAVEMENT SURFACE
TRENCH BACKFILL
PVC MAINLINE SLEEVE SEE
PLANS FOR SIZE
PVC LATERIAL SLEEVE
SEE PLANS FOR SIZE
LOCATOR WIRE W/BURIED
CAUTION TAPE
PVC IRRIGATION MAINLINE
SLEEVING
TRENCHING
FINISH GRADE
PVC IRRIGATION LATERAL -
BURIED MIN. 12" BELOW
GRADE
SAND BACKFILL
2" MIN. PVC WIRE SLEEVE
FOR CONTROL WIRES
CONTROL WIRES - TAPE TO
MAINLINE AT 10' INTERVALS
1
NOTE:
EXTEND SLEEVES INTO
LANDSCAPE AREAS 12"
BEYOND EDGE OF
HARDSCAPE
PLANTING BACKFILL MATERIAL
POLY DRIP TUBING
PLANT ROOT BALL
EMITTER-STAKE TO EDGE OF
ROOTBALL
EMITTER TUBING - 60' MAX. LENGTHPLAN
DOWN
4:1 SLOPE
PLANTING MATERIAL
PLAN
EMITTER - REFER TO
IRRIGATION SCHEDULE FOR
DRIP EMITTER SCHEDULE.
REFER TO SPECIFICATION
FOR MANUFACTURER &
MODEL NUMBER.
MULCH LAYER
EMITTER
MICRO-TUBING, COLOR
OR APPROVED EQUAL
POLY DRIP TUBING - SEE
IRRIGATION LEGEND
6" - 10 GAUGE JUTE STAKE
OR APPROVED EQUAL
1. INSTALL EMITTERS ON OPPOSING
SIDES OF THE ROOT BALL. THREE OR
MORE EMITTERS SHALL BE EQUALLY
SPACED AROUND ROOT BALL.
2. EMITTERS ARE TO BE INSTALLED TO
CLEAR SURFACE BY A MINIMUM OF 1"
AND A MAXIMUM 2'.
3. FLUSH ALL LINES THOROUGHLY,
INCLUDING EMITTER MICRO-TUBING
PRIOR TO EMITTER INSTALLATION.
4. IF PLANTING ON A 4:1 SLOPE OR
STEEPER, INSTALL BOTH EMITTERS ON
UPHILL SIDE OF ROOT BALL.
5. EMITTERS SHALL BE SELF-FLUSHING,
PRESSURE COMPENSATING-TYPE
UNLESS NOTED OTHERWISE WITHIN
TECHNICAL SPECIFICATIONS.
NOTES:
2
1. IRRIGATION DESIGN IS NOT AN EXACT SCIENCE. IT IS BASED ON THEORIES, ASSUMPTIONS, AND/OR INFORMATION PROVIDED BY
CIVIL MODELS/UTILITIES/MUNICIPAL ENTITIES AND THUS, IS DIAGRAMMATIC IN NATURE. ALL PIPING, VALVES, AND OTHER EQUIPMENT
SHOWN WITHIN PAVED AREAS OR OUT OF PROPERTY BOUNDARIES ARE FOR GRAPHIC CLARIFICATION ONLY, AND SHALL BE
INSTALLED IN PLANTING AREAS WITHIN THE PROPERTY LINES OR LIMITS INDICATED ON PLAN. THE IRRIGATION CONTRACTOR SHALL
VERIFY THE LOCATIONS OF ALL ABOVE-GRADE IRRIGATION EQUIPMENT WITH THE OWNER'S AUTHORIZED REPRESENTATIVE PRIOR
TO INSTALLATION, OR IRRIGATION CONTRACTOR MAY BE REQUIRED TO MOVE SUCH ITEMS AT HIS OWN COST.
2. REFER TO SPECIFICATIONS (AS APPROPRIATE) FOR SUBMITTALS, INSPECTIONS AND OTHER APPLICABLE INFORMATION. THE
CONTRACTOR IS RESPONSIBLE FOR OBTAINING A COPY OF THE PROJECT SPECIFICATIONS PRIOR TO BIDDING. THE PROJECT
SPECIFICATIONS ARE A PART OF THESE PLANS AND SHALL BE CONSULTED BY THE IRRIGATION CONTRACTOR. THE CONTRACTOR IS
RESPONSIBLE FOR IMPLEMENTING WORK AS SPECIFIED IN THE PROJECT SPECIFICATIONS AND ON THE PLANS.
3. THE IRRIGATION CONTRACTOR SHALL MEET WITH THE OWNER'S REPRESENTATIVE PRIOR TO COMMENCEMENT OF WORK, AND
SHALL OBTAIN ALL ENGINEERING, LANDSCAPE, AND OTHER APPLICABLE PLANS & DOCUMENTS. CONTRACTOR SHALL THOROUGHLY
REVIEW PLANS & REPORT ANY CONFLICTS OR DISCREPANCIES TO OWNER'S REPRESENTATIVE IMMEDIATELY.
4. CONTRACTOR SHALL VERIFY ALL DIMENSIONS, ELEVATIONS, EQUIPMENT QUANTITIES, AND UTILITY LOCATIONS PRIOR TO BEGINNING
WORK. DO NOT INSTALL THE IRRIGATION SYSTEM AS SHOWN ON THE DRAWINGS WHEN IT IS OBVIOUS IN THE FIELD THAT
OBSTRUCTIONS, GRADE DIFFERENCES, OR DIFFERENCES IN THE AREA DIMENSIONS EXIST THAT MIGHT NOT HAVE EXISTED AT THE
TIME OF THE IRRIGATION DESIGN PREPARATION. SUCH OBSTRUCTIONS OR DIFFERENCES SHALL BE IMMEDIATELY BROUGHT TO THE
ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE AND LANDSCAPE ARCHITECT. IN THE EVENT THIS NOTIFICATION IS
NOT GIVEN, THE IRRIGATION CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY REVISIONS NECESSARY TO BRING THE
SYSTEM TO A PROPER WORKING CONDITION, AND TO THE OWNER'S SATISFACTION.
5. IT IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO FAMILIARIZE HIMSELF WITH ALL GRADE DIFFERENCES, LOCATIONS
OF WALLS, RETAINING WALLS, ETC. THE IRRIGATION CONTRACTOR SHALL COORDINATE HIS WORK WITH THE GENERAL
CONTRACTOR AND OTHER SUBCONTRACTORS FOR THE LOCATION AND INSTALLATION OF PIPE SLEEVES THROUGH WALL, UNDER
ROADWAY PAVING, ETC.
6. THE CONTRACTOR SHALL MAKE NO SUBSTITUTIONS, DELETIONS, OR ADDITIONS TO THIS PLAN WITHOUT APPROVAL OF THE
LANDSCAPE ARCHITECT.
7. SEE CIVIL ENGINEER'S DRAWINGS FOR IRRIGATION POINT OF CONNECTION (TAP) AND DOMESTIC WATER SUPPLY.
8. ALL CONSTRUCTION SHALL CONFORM TO CITY, COUNTY, STATE, AND FEDERAL REQUIREMENTS. IT SHALL BE THE RESPONSIBILITY
OF THE IRRIGATION CONTRACTOR TO ENSURE THAT ALL IRRIGATION EQUIPMENT MEETS GOVERNMENT REGULATIONS.
CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR OBTAINING ANY NECESSARY PERMITS OR APPROVALS
9. THE IRRIGATION SYSTEM DESIGN IS BASED ON THE MINIMUM OPERATING PRESSURE AND THE MAXIMUM FLOW DEMAND SHOWN ON
THE POINT OF CONNECTION NOTE TAG(S) ON THE DRAWINGS. THE IRRIGATION CONTRACTOR SHALL FIELD VERIFY THE STATIC &
OPERATING WATER PRESSURE PRIOR TO CONSTRUCTION, AND SHALL REPORT ANY DIFFERENCES BETWEEN THE WATER PRESSURE
INDICATED ON THE DRAWINGS AND THE ACTUAL PRESSURE READING AT THE IRRIGATION POINT OF CONNECTION TO THE OWNER'S
AUTHORIZED REPRESENTATIVE AND LANDSCAPE ARCHITECT. IN THE EVENT PRESSURE DIFFERENCES ARE NOT REPORTED OR
PRESSURES HAVE GREATLY CHANGED PRIOR TO THE START OF THE IRRIGATION SYSTEM CONSTRUCTION, THE IRRIGATION
CONTRACTOR SHALL BE RESPONSIBLE FOR RECOMMENDING A SOLUTION AND PROVIDING AN ADD ALTERNATE BID FOR IRRIGATION
COSTS.
10. CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT IF AVAILABLE WATER PRESSURE EXCEEDS 5 PSI HIGHER OR LOWER THAN
AVAILABLE WATER PRESSURE.
11. NO MORE THAN 90% OF AVAILABLE MINIMUM STATIC WATER PRESSURE WAS USED IN PREPARATION OF THESE PLANS,
FURTHERMORE, THE MAXIMUM FLOW THROUGH THE METER SHOULD NOT EXCEED 75% OF THE MAXIMUM SAFE FLOW.
12. SUPPLY LINE AND METER TO BE PROVIDED BY GENERAL CONTRACTOR. BACKFLOW PREVENTER TO BE PROVIDED BY IRRIGATION
CONTRACTOR. IRRIGATION CONTRACTOR'S POINT OF CONNECTION TO BEGIN AFTER THE IRRIGATION WATER METER.
13. INSTALL ALL MATERIALS AND EQUIPMENT AS SHOWN ON THE PLANS AND DETAILS. NO SUBSTITUTIONS OF EQUIPMENT WILL BE
ACCEPTABLE WITHOUT PRIOR WRITTEN APPROVAL BY THE LANDSCAPE ARCHITECT OR THE OWNERS REPRESENTATIVE. THE
IRRIGATION CONTRACTOR MAY BE REQUIRED TO REMOVE AND REPLACE ALL UNAPPROVED SUBSTITUTED EQUIPMENT AT HIS OWN
COST IF SO DIRECTED BY THE OWNER.
14. WHEN INSTALLING IRRIGATION PIPE AND EQUIPMENT NEXT TO HARDSCAPE (SUCH AS WALLS, CURBS, OR WALKS), PLACE PIPE AS
CLOSE AS POSSIBLE TO HARDSCAPE TO AVOID CONFLICTS WITH PLANTING. REFER TO MAINLINE TRENCHING DETAILS FOR
ADDITIONAL INFORMATION.
15. THE IRRIGATION CONTRACTOR SHALL COORDINATE 120 V.A.C. ELECTRICAL POWER TO CONTROLLERS AND DEDICATE ONE (1) 20-AMP
BREAKER FOR EACH CONTROLLER. IT SHALL BE THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO MAKE THE FINAL
HOOK-UP FROM THE ELECTRICAL SOURCE TO THE CONTROLLER UNIT ONLY.
16. THE RAIN SENSOR SHALL BE LOCATED NEAR THE IRRIGATION CONTROLLER, AND SHALL BE MOUNTED AS SHOWN ON THE DETAIL
AND/OR LEGEND. LOCATE SENSOR AWAY FROM TALL TREES, SHRUBS, AND OTHER POTENTIAL OBSTRUCTIONS.
17. ALL VALVE CONTROL WIRE SHALL BE AWG 14 TYPE UF, 600 VOLT TEST, DIRECT BURIAL. NO SPLICES SHALL BE ALLOWED EXCEPT AT
VALVES AND CONTROLLER. WHERE SPLICES MAY BE NECESSARY DUE TO EXCESSIVELY LONG WIRE RUNS, THE CONTRACTOR
SHALL MAKE ALL SPLICES IN 6" ROUND VALVE BOXES WITH 3M'S "DBY-DIRECT BURIAL SPLICE KIT". THE CONTRACTOR SHALL LABEL
ALL WIRES WITH WATERPROOF TAGS AND MARKERS AT ALL SPLICES AND VALVE MANIFOLDS, AND SHALL LEAVE A 24" COIL OF
EXCESS WIRE AT EACH CONNECTION.
18. CONTRACTOR SHALL PROVIDE #10 COMMON WIRE, DIRECT BURIAL, TO ALL REMOTE CONTROL VALVES.
19. CONNECT ALL DIRECT BURIAL WIRES TO VALVES USING 3M'S "DBY-DIRECT BURIAL SPLICE KIT" (UNLESS OTHERWISE SPECIFIED).
20. PROVIDE ADDITIONAL IRRIGATION CONTROL WIRES TO THE AMOUNT OF OPEN ZONES ON THE CONTROLLER ALONG EACH BRANCH
OF MAINLINE FOR FUTURE EXPANSION. STUB ADDITIONAL CONTROL WIRES INTO BACK OF IRRIGATION CONTROLLERS.
21. THE IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR INSTALLING ALL CONTROL WIRE SLEEVES AND PIPE SLEEVES UNDER
PAVED AREAS PRIOR TO PAVING. ELECTRICAL WIRES FOR IRRIGATION VALVES AND IRRIGATION LINES ARE TO BE PLACED IN
SEPARATE SLEEVES. ALL SLEEVING SHALL BE PVC SCHEDULE 40 PIPE. SLEEVES FOR MAINLINE AND LATERAL LINES SHALL BE A
MINIMUM TWICE THE DIAMETER OF THE ENCLOSED PIPE; SLEEVES FOR CONTROL WIRES SHALL BE AS PER THE SLEEVING / WIRING
NOTE AND THE WIRING SLEEVE LEGEND ITEM AS SHOWN ON THESE DRAWINGS.
22. TRENCH BACKFILL MATERIAL SHALL BE FREE OF ROCKS, GLASS, AND OTHER EXTRANEOUS MATERIALS LARGER THAN 1" IN
DIAMETER. BACKFILL SHALL BE COMPACTED TO 90% MAXIMUM DRY DENSITY.
23. WHERE VALVES ARE LOCATED IN CLOSE PROXIMITY TO EACH OTHER, CLUSTER VALVES INTO MANIFOLDS. INSTALL NO MORE THAN
ONE VALVE PER VALVE BOX.
24. MANUAL DRAIN VALVE, FOR FREEZE PROTECTION, ARE TO BE LOCATED AT ALL LOW POINTS OF IRRIGATION LATERAL LINES. WHERE
THE LOW POINT IS AT THE END OF THE LINE, LOCATE DRAIN VALVE A MINIMUM OF 12" DOWNSTREAM FROM THE LAST SPRINKLER
HEAD. SEE DETAIL FOR VALVE ORIENTATION.
25. USE TEFLON TAPE ON ALL PVC MALE PIPE THREADS ON ALL SWING JOINT AND VALVE ASSEMBLIES.
26. ALL IRRIGATION HEADS, INCLUDING FIXED-SPRAY AND DRIP DEVICES, SHALL BE SET PERPENDICULAR TO THE FINISH GRADE OF THE
AREA TO BE IRRIGATED.
27. ALL PRESSURIZED MAINLINES, VALVES, DRIP, AND ROTOR AND SPRAY HEADS SHALL BE INSTALLED A MINIMUM OF 3' AWAY FROM
ANY BUILDING FOUNDATION. IF THIS EQUIPMENT IS SHOWN WITHIN THE 3' OFFSET ON THESE PLANS, IT IS FOR THE PURPOSE OF
GRAPHIC CLARITY ONLY.
28. EXCEPT WHERE SPECIFICALLY NOTED OTHERWISE, IT IS THE INTENT OF THE IRRIGATION DESIGN TO INDICATE ALL SPRAY HEADS AS
"POP-UPS". IN THE EVENT THAT POP-UP HEADS HAVE NOT BEEN SPECIFIED IN TURF AREAS, IT SHALL BE THE RESPONSIBILITY OF
THE IRRIGATION CONTRACTOR TO BRING THIS TO THE ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO BIDDING AND
CONSTRUCTION.
29. ALL SPRAY AND ROTOR HEAD LOCATIONS SHALL BE STAKED, FLAGGED AND/OR OTHERWISE CLEARLY MARKED ON THE GROUND
PRIOR TO INSTALLATION. SPRINKLER HEAD STAKING SHALL BE INSPECTED AND APPROVED BY THE OWNER'S REPRESENTATIVE OR
THE LANDSCAPE ARCHITECT BEFORE INSTALLATION. STAKED LOCATIONS SHALL BE SPACED TO PROVIDE HEAD-TO-HEAD
COVERAGE. RECOMMENDED SETBACK DISTANCE OF ALL PROPOSED IRRIGATION HEADS IS 12" FROM BACK OF CURB AND EDGE OF
PAVEMENT.
30. FLUSH AND ADJUST ALL SPRINKLER HEADS FOR OPTIMUM PERFORMANCE AND TO PREVENT OVERSPRAY ONTO WALKS, ROADWAYS,
AND/OR BUILDINGS AS MUCH AS POSSIBLE. THIS SHALL INCLUDE SELECTING THE BEST NOZZLE ARC AND RADIUS TO FIT THE
EXISTING SITE CONDITIONS.
31. ALL POP-UP TYPE SPRINKLER HEADS INSTALLED IN TURF AREAS SHALL BE INSTALLED SO THE TOP OF THE SPRINKLER HEAD IS
FLUSH WITH THE ADJACENT SIDEWALK, OR PAVING. ALL POP-UP HEADS AWAY FROM HARDSCAPE EDGES IN TURF SHALL BE 1"
ABOVE THE FINISH GRADE TO PREVENT CONTACT WITH MOWERS.
32. EXISTING TREES TO REMAIN ARE TO BE PROTECTED FROM DAMAGE. DO NOT TRENCH OR EXCAVATE WITHIN THE CRITICAL ROOT
ZONE OF ANY TREE.
33. ALL PLANT MATERIAL IN TREE HOLDING AREAS SHALL BE MANUALLY WATERED/IRRIGATED TO KEEP MOIST UNTIL PLANTED.
34. UPON COMPLETION OF INSTALLATION OF IRRIGATION SYSTEM, IRRIGATION CONTRACTOR SHALL PROVIDE THE FOLLOWING:
A. ACCURATE AND COMPLETE "AS BUILT" PLANS OF IRRIGATION SYSTEM INCLUDING 8-1/2" X 11" ZONE MAP TO BE PLACED INSIDE
EACH CONTROLLER BOX.
B. LOG ON ALL WATER WINDOWS, RUN SCHEDULE TIMES, AND OTHER CHANGES AND/OR MODIFICATIONS TO THE IRRIGATION
SYSTEM SINCE INSTALLATION.
C. ONE HOUR OF TRAINING TO OWNER ON IRRIGATION SYSTEM AND CONTROLLER OPERATION.
D. THREE OF EACH TYPE OF HEAD AND EMITTER INSTALLED.
E. ONE OF EACH TYPE OF VALVE INSTALLED.
F. REVIEW WINTERIZATION PROCEDURES FOR IRRIGATION SYSTEM WITH OWNERS REPRESENTATIVE.
35. PRIOR TO ACCEPTANCE OF IRRIGATION SYSTEM AT THE END OF THE MAINTENANCE PERIOD, THE IRRIGATION CONTRACTOR SHALL
PROVIDE THE FOLLOWING: CURRENT SCHEDULE RUN TIME AND WATER WINDOW LOG, ALONG WITH NOTING ANY OTHER PERTINENT
INFORMATION.
36. UNLESS OTHERWISE SPECIFIED, THE IRRIGATION CONTRACTOR SHALL REPAIR OR REPLACE ANYTHING DAMAGED BY HIS WORK AT
NO ADDITIONAL COST TO THE OWNER.
37. CONTRACTOR SHALL INSTALL MAINLINES ±12" FROM PAVEMENT EDGE IN PLANTING AREAS. ALL PIPING, VALVES, AND OTHER
EQUIPMENT SHOWN WITHIN PAVED AREAS OR OUT OF PROPERTY BOUNDARIES ARE FOR DESIGN CLARIFICATION ONLY, AND SHALL
BE INSTALLED IN PLANTING AREAS WITHIN THE PROPERTY LINES OR LIMITS AS INDICATED ON THESE PLANS.
38. IN THE EVENT OF A DISCREPANCY BETWEEN THE PLAN AND SPECIFICATIONS, THE PLAN SHALL TAKE PRECEDENCE.
39. THE IRRIGATION SYSTEM SHALL BE INSTALLED BY A QUALIFIED IRRIGATION CONTRACTOR.
SCALE: NOT TO SCALE SCALE: NOT TO SCALE
DRIP EMITTERS LAYOUT
PIPE AND SLEEVE
INSTALLATION
2 3
1 3
10 11
512" MIN.24" MIN.12" MIN.24" MIN.4
6
789
1
2
3
4
5
6
7
8
9
10
11
GENERAL IRRIGATION NOTES
FINISH GRADE
POLYPIPE DRIP LINE
BRICK SUPPORTS (3)
SCALE: NOT TO SCALE3FLUSH DRAIN VALVE
1 2
4
3
5
5
6
1
2
3
5
6
6" DIA ROUND VALVE BOX,
BRAND EQUIPMENT TYPE
ONTO LID
6" MINIMUM LAYER OF 3/4"
MINUS WASHED GRAVEL
AUTOMATIC FLUSH
VALVE
4
DRIP SYSTEM
DRIP
EMITTER
SCHEDULE
PROVIDE THE
FOLLOWING DRIP
EMITTERS FOR
EACH PLANT:
FOR LANDSCAPE
BED AREAS -
XBS-XXX
PLANTS, 1 GALLON AND SMALLER:1, XB-10PC - (1 GPH) EMITTER PER PLANT
PLANTS, 5 GALLON:2, XB-10PC - (2 GPH) EMITTERS PER PLANT
UPRIGHT JUNIPERS, 10-15 GALLON:3, XB-10PC - (3 GPH) EMITTERS PER TREE
TREES, 1" TO 2-1/2" CALIPER:4, XB-10PC - (4 GPH) EMITTERS PER TREE
TREES, 3" TO 4" CALIPER:7, XB-10PC - (7 GPH) EMITTERS PER TREE
RAINBIRD DETAIL 2 / IR1.1XERI BLACK STRIPE POLY TUBING (OR APPROVED EQUAL), CONNECTION TO PVC LATERAL
PER CONTRACTOR. ATTACH TREE & SHRUB DRIP EMITTERS PER THE EMITTER SCHEDULE
BELOW. USE 3/4-INCH POLY TUBING SIZE UNLESS OTHERWISE NOTED. FLOWS IN GPM
FOR LINE CHANGES SHALL BE: (3/4"-1 TO 7 GPM), (1"-8 TO 14 GPM), (1-1/2"-15 TO 35 GPM).
INSTALL SEVERAL INLINE CHECK VALVES IN ZONES W/ LARGE ELEVATION DIFFERENCES.
GROUP DRIP CONTROLLER VALVES TOGETHER TO MAXIMIZE WATER WINDOWS.
FV HUNTER AFV-B AUTOMATIC FLUSH VALVE WITH BARB CONNECTION. DETAIL 3 / IR1.1
POINT
SOURCE
EMITTERS
IRRIGATION SLEEVE - SCHEDULE 40 PVC TWICE THE SIZE OF THE PIPE TO BE INSERTED, ONE SLEEVE PER PIPEANY APPROVED DETAIL 1 / IR1.1
1. CONTRACTOR TO ENSURE IRRIGATION SYSTEM IS
OPERATIONAL PRIOR TO INSTALLATION.
2. CONTRACTOR TO RETROFIT EXISTING IRRIGATION
SYSTEM WITH EQUIPMENT TO MATCH EXISTING. IF
EXISTING IRRIGATION EQUIPMENT DIFFERS FROM THE
SPECIFIED PROPOSED EQUIPMENT, CONTRACTOR
SHALL NOTIFY THE LANDSCAPE ARCHITECT.
3. CONTRACTOR TO ENSURE THE RETROFITTED
IRRIGATION SYSTEM IS OPERATIONAL AFTER
COMPLETION.
CONTRACTOR NOTE
TDN
TDN
IRRIGATION PLAN
IR1.1
1 3/17/2020 1ST SDP SUBMITTAL NCH
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STAMP
H:\Keys Lauer Architects\CO, Fort Collins - KEL000012 - College and Troutman\CADD\2 Plan\KEL012_P_RedlineIrrigation.dwg - Natalie Haber - 7/1/2020Init.# Issue / DescriptionDateSITE DEVELOPMENT PLANENT CREDIT UNIONS. COLLEGE AVE. & E. TROUTMAN PKWY.FORT COLLINS, CO 80525THESE PLANS ARE AN INSTRUMENT OF SERVICE
AND ARE THE PROPERTY OF GALLOWAY, AND MAY
NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED
WITHOUT THE WRITTEN CONSENT OF GALLOWAY.
COPYRIGHTS AND INFRINGEMENTS WILL BE
ENFORCED AND PROSECUTED.
COPYRIGHT
GallowayUS.com
6162 S. Willow Drive, Suite 320
Greenwood Village, CO 80111
303.770.8884
PRELIMINARYNOT FOR BIDDINGNOT FOR CONSTRUCTIONDate:
Drawn By:
Project No:
Checked By:
5/1/2020
KEL000012
R
B2012280