HomeMy WebLinkAboutOASIS ON OLIVE - FDP - FDP180018 - SUBMITTAL DOCUMENTS - ROUND 1 - UTILITY PLANSSITE
1218 W. Ash, Suite A
Windsor , Colorado 80550
Phone: (970) 674-3300
Fax: (970) 674-3303
I N T E R W E S T C O N S U L T I N G G R O U P
PREPARED FOR
PROJ. NO.
DATE:
SCALE (H):
SCALE (V):
CHECKED BY:
DESIGNED BY:
PROJECT NAME
OASIS ON OLIVE
310 W. OLIVE STREET
COVER SHEET
07/18/18
N/A
N/A
JTC
RA
1335-176-00
1 of 10
THIS OLD HOWES, LLC
561 YORK STREET
DENVER, CO 80209
PHONE: 970.484.5907
CONTACT: STEVE SLEZAK
Vicinity Map
Scale: 1" = 1000'
PROJECT DATUM: NAVD88
CITY OF FORT COLLINS BENCHMARK #1-12
SOUTHEAST CORNER OF LAPORTE AVENUE AND WHITCOMB STREET, ON A STORM INLET ON
WHITCOMB STREET
ELEV= 5004.15
CITY OF FORT COLLINS BENCHMARK #6-00
ON A CATCH BASIN AT THE NORTHWEST CORNER OF MULBERRY ST. AND COLLEGE AVENUE
ELEV= 4993.85
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM.
IF NGVD29 UNADJUSTED IS REQUIRED FOR ANY PURPOSE,
THE FOLLOWING EQUATIONS SHOULD BE USED:
NGVD UNADJUSTED = 5004.15 (NAVD88) - 3.18
NGVD UNADJUSTED = 4993.85 (NAVD88) - 3.17
UTILITY CONTACTS:
LIGHT & POWER
City of Fort Collins Light & Power
Contact: Janet McTague
Ph. 970.224.6154
STORMWATER,WATER & WASTEWATER
City of Fort Collins Utilities
700 Wood Street
Fort Collins, Colorado 80522
Contact: Shane Boyle
Ph. 970.221.6339
NATURAL GAS
Xcel Energy
1901 E. Horsetooth Road
Fort Collins, Colorado 80525
Contact: Stephanie Rich
1218 W. Ash, Suite A
Windsor , Colorado 80550
Phone: (970) 674-3300
Fax: (970) 674-3303
I N T E R W E S T C O N S U L T I N G G R O U P
PREPARED FOR
PROJ. NO.
DATE:
SCALE (H):
SCALE (V):
CHECKED BY:
DESIGNED BY:
PROJECT NAME
OASIS ON OLIVE
310 W. OLIVE STREET
GENERAL NOTES
07/18/18
N/A
N/A
JTC
RA
1335-176-00
2 of 10
THIS OLD HOWES, LLC
561 YORK STREET
DENVER, CO 80209
PHONE: 970.484.5907
CONTACT: STEVE SLEZAK
CALL BEFORE YOU DIG
CALL UTILITY NOTIFICATION
CENTER OF COLORADO
1-800-922-1987
or 8-1-1
CALL 2-BUSINESS DAYS IN ADVANCE
BEFORE YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER UTILITIES.
CHECKED BY:
Date
City of Fort Collins, Colorado
UTILITY PLAN APPROVAL
Parks and Recreation
Traffic Engineer
Stormwater Utility
Water & Wastewater Utility
City Engineer
CHECKED BY:
APPROVED:
Environmental Planner
CHECKED BY:
CHECKED BY:
CHECKED BY:
CHECKED BY:
Date
Date
Date
Date
Date
Date
PRELIMINARY
NOT FOR CONSTRUCTION
WEST OLIVE STREET
CANYON AVENUE
LOT 2
LOT 1
LOT 3
310 W. OLIVE ST.
PORTION LOTS 1 & 2, BLOCK 92 PORTION LOTS 1 & 2, BLOCK 92
PORTION OF LOT 3, BLOCK 92
1218 W. Ash, Suite A
Windsor , Colorado 80550
Phone: (970) 674-3300
Fax: (970) 674-3303
I N T E R W E S T C O N S U L T I N G G R O U P
PREPARED FOR
PROJ. NO.
DATE:
SCALE (H):
SCALE (V):
CHECKED BY:
DESIGNED BY:
PROJECT NAME
OASIS ON OLIVE
310 W. OLIVE STREET
EXISTING CONDITIONS & DEMOLITION PLAN
07/18/18
1"=10'
N/A
JTC
RA
1335-176-00
3 of 10
THIS OLD HOWES, LLC
561 YORK STREET
DENVER, CO 80209
PHONE: 970.484.5907
CONTACT: STEVE SLEZAK
CHECKED BY:
Date
City of Fort Collins, Colorado
UTILITY PLAN APPROVAL
Parks and Recreation
Traffic Engineer
Stormwater Utility
Water & Wastewater Utility
City Engineer
CHECKED BY:
APPROVED:
Environmental Planner
CHECKED BY:
CHECKED BY:
CHECKED BY:
CHECKED BY:
Date
Date
Date
Date
Date
Date
PRELIMINARY
NOT FOR CONSTRUCTION
CANYON AVENUE
PORTION LOTS 1 & 2, BLOCK 92 PORTION LOTS 1 & 2, BLOCK 92
PORTION OF LOT 3, BLOCK 92
PORTION LOTS 1 & 2, BLOCK 92 PORTION LOTS 1 & 2, BLOCK 92
PORTION OF LOT 3, BLOCK 92
LOT 3
310 W. OLIVE ST.
LOT 2
LOT 1
PRIVATE DRIVE
PRIVATE
DRIVE
WEST OLIVE STREET
1218 W. Ash, Suite A
Windsor , Colorado 80550
Phone: (970) 674-3300
Fax: (970) 674-3303
I N T E R W E S T C O N S U L T I N G G R O U P
PREPARED FOR
PROJ. NO.
DATE:
SCALE (H):
SCALE (V):
CHECKED BY:
DESIGNED BY:
PROJECT NAME
OASIS ON OLIVE
310 W. OLIVE STREET
HORIZONTAL CONTROL PLAN
07/18/18
1"=10'
N/A
JTC
RA
1335-176-00
4 of 10
THIS OLD HOWES, LLC
561 YORK STREET
DENVER, CO 80209
PHONE: 970.484.5907
CONTACT: STEVE SLEZAK
CHECKED BY:
Date
City of Fort Collins, Colorado
UTILITY PLAN APPROVAL
Parks and Recreation
Traffic Engineer
Stormwater Utility
Water & Wastewater Utility
City Engineer
CHECKED BY:
APPROVED:
Environmental Planner
CHECKED BY:
CHECKED BY:
CHECKED BY:
CHECKED BY:
Date
Date
Date
WEST OLIVE STREET
CANYON AVENUE
LOT 2
LOT 1
LOT 3
PORTION LOTS 1 & 2, BLOCK 92 PORTION LOTS 1 & 2, BLOCK 92
PORTION OF LOT 3, BLOCK 92
1218 W. Ash, Suite A
Windsor , Colorado 80550
Phone: (970) 674-3300
Fax: (970) 674-3303
I N T E R W E S T C O N S U L T I N G G R O U P
PREPARED FOR
PROJ. NO.
DATE:
SCALE (H):
SCALE (V):
CHECKED BY:
DESIGNED BY:
PROJECT NAME
OASIS ON OLIVE
310 W. OLIVE STREET
UTILITY PLAN
07/18/18
1"=10'
N/A
JTC
RA
1335-176-00
5 of 10
THIS OLD HOWES, LLC
561 YORK STREET
DENVER, CO 80209
PHONE: 970.484.5907
CONTACT: STEVE SLEZAK
CALL BEFORE YOU DIG
CALL UTILITY NOTIFICATION
CENTER OF COLORADO
1-800-922-1987
or 8-1-1
CALL 2-BUSINESS DAYS IN ADVANCE
BEFORE YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER UTILITIES.
CHECKED BY:
Date
City of Fort Collins, Colorado
UTILITY PLAN APPROVAL
Parks and Recreation
Traffic Engineer
Stormwater Utility
Water & Wastewater Utility
City Engineer
CHECKED BY:
APPROVED:
Environmental Planner
CHECKED BY:
CHECKED BY:
CHECKED BY:
CHECKED BY:
Date
WEST OLIVE STREET
CANYON AVENUE
PORTION LOTS 1 & 2, BLOCK 92 PORTION LOTS 1 & 2, BLOCK 92
LOT 2
LOT 1
LOT 3
310 W. OLIVE ST.
PORTION OF LOT 3, BLOCK 92
FFE = 5003.75
1218 W. Ash, Suite A
Windsor , Colorado 80550
Phone: (970) 674-3300
Fax: (970) 674-3303
I N T E R W E S T C O N S U L T I N G G R O U P
PREPARED FOR
PROJ. NO.
DATE:
SCALE (H):
SCALE (V):
CHECKED BY:
DESIGNED BY:
PROJECT NAME
OASIS ON OLIVE
310 W. OLIVE STREET
DRAINAGE & EROSION CONTROL PLAN
07/18/18
1"=10'
N/A
JTC
RA
1335-176-00
6 of 10
THIS OLD HOWES, LLC
561 YORK STREET
DENVER, CO 80209
PHONE: 970.484.5907
CONTACT: STEVE SLEZAK
CALL BEFORE YOU DIG
CALL UTILITY NOTIFICATION
CENTER OF COLORADO
1-800-922-1987
or 8-1-1
CALL 2-BUSINESS DAYS IN ADVANCE
BEFORE YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER UTILITIES.
CHECKED BY:
Date
City of Fort Collins, Colorado
UTILITY PLAN APPROVAL
Parks and Recreation
Traffic Engineer
Stormwater Utility
Water & Wastewater Utility
City Engineer
CHECKED BY:
APPROVED:
Environmental Planner
CHECKED BY:
CHECKED BY:
CHECKED BY:
WEST OLIVE STREET
CANYON AVENUE
PORTION LOTS 1 & 2, BLOCK 92 PORTION LOTS 1 & 2, BLOCK 92
LOT 3
310 W. OLIVE ST.
LOT 2
LOT 1
PORTION OF LOT 3, BLOCK 92
1218 W. Ash, Suite A
Windsor , Colorado 80550
Phone: (970) 674-3300
Fax: (970) 674-3303
I N T E R W E S T C O N S U L T I N G G R O U P
PREPARED FOR
PROJ. NO.
DATE:
SCALE (H):
SCALE (V):
CHECKED BY:
DESIGNED BY:
PROJECT NAME
OASIS ON OLIVE
310 W. OLIVE STREET
GRADING PLAN
07/18/18
1"=10'
N/A
JTC
RA
1335-176-00
7 of 10
THIS OLD HOWES, LLC
561 YORK STREET
DENVER, CO 80209
PHONE: 970.484.5907
CONTACT: STEVE SLEZAK
CALL BEFORE YOU DIG
CALL UTILITY NOTIFICATION
CENTER OF COLORADO
1-800-922-1987
or 8-1-1
CALL 2-BUSINESS DAYS IN ADVANCE
BEFORE YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER UTILITIES.
CHECKED BY:
Date
City of Fort Collins, Colorado
UTILITY PLAN APPROVAL
Parks and Recreation
Traffic Engineer
Stormwater Utility
Water & Wastewater Utility
City Engineer
CHECKED BY:
APPROVED:
Environmental Planner
CHECKED BY:
CHECKED BY:
CHECKED BY:
CHECKED BY:
1218 W. Ash, Suite A
Windsor , Colorado 80550
Phone: (970) 674-3300
Fax: (970) 674-3303
I N T E R W E S T C O N S U L T I N G G R O U P
PREPARED FOR
PROJ. NO.
DATE:
SCALE (H):
SCALE (V):
CHECKED BY:
DESIGNED BY:
PROJECT NAME
OASIS ON OLIVE
310 W. OLIVE STREET
DETAILS
07/18/18
N/A
N/A
JTC
RA
1335-176-00
8 of 10
THIS OLD HOWES, LLC
561 YORK STREET
DENVER, CO 80209
PHONE: 970.484.5907
CONTACT: STEVE SLEZAK
®
SANITARY SERVICE CONNECTION
AT SANITARY SEWER MAIN
NTS
6" CURB AND 1' CATCH GUTTER
SIGN DETAIL
NTS
CONTRACTION JOINT DETAIL
NTS
EXPANSION JOINT DETAIL
NTS
curb and gutter detail (ON-SITE ONLY)
CHECKED BY:
Date
City of Fort Collins, Colorado
UTILITY PLAN APPROVAL
Parks and Recreation
Traffic Engineer
Stormwater Utility
Water & Wastewater Utility
City Engineer
CHECKED BY:
APPROVED:
Environmental Planner
CHECKED BY:
CHECKED BY:
CHECKED BY:
CHECKED BY:
Date
Date
Date
Date
1218 W. Ash, Suite A
Windsor , Colorado 80550
Phone: (970) 674-3300
Fax: (970) 674-3303
I N T E R W E S T C O N S U L T I N G G R O U P
PREPARED FOR
PROJ. NO.
DATE:
SCALE (H):
SCALE (V):
CHECKED BY:
DESIGNED BY:
PROJECT NAME
OASIS ON OLIVE
310 W. OLIVE STREET
DETAILS
07/18/18
N/A
N/A
JTC
RA
1335-176-00
9 of 10
THIS OLD HOWES, LLC
561 YORK STREET
DENVER, CO 80209
PHONE: 970.484.5907
CONTACT: STEVE SLEZAK
CITY OF FORT COLLINS
BIORETENTION SAND MEDIA SPECIFICATION
BIORETENTION PLANTER DETAIL
SIDE SPILL SIDE SECTION VIEW
SIDE SPILL FRONT SECTION VIEW
GEOMEMBRANE LINER/CONCRETE CONNECTION DETAIL
INLET SPILL FRONT SECTION VIEW
CURB CUT / DRAIN CHASE DETAIL
SECTION A-A
PLAN
ELEVATION
DOWN SPOUT CONNECTION DETAIL
PLAN
CHECKED BY:
Date
City of Fort Collins, Colorado
UTILITY PLAN APPROVAL
Parks and Recreation
Traffic Engineer
Stormwater Utility
Water & Wastewater Utility
City Engineer
CHECKED BY:
APPROVED:
Environmental Planner
CHECKED BY:
CHECKED BY:
CHECKED BY:
CHECKED BY:
Date
Date
Date
1218 W. Ash, Suite A
Windsor , Colorado 80550
Phone: (970) 674-3300
Fax: (970) 674-3303
I N T E R W E S T C O N S U L T I N G G R O U P
PREPARED FOR
PROJ. NO.
DATE:
SCALE (H):
SCALE (V):
CHECKED BY:
DESIGNED BY:
PROJECT NAME
OASIS ON OLIVE
310 W. OLIVE STREET
DETAILS
07/18/18
N/A
N/A
JTC
RA
1335-176-00
10 of 10
THIS OLD HOWES, LLC
561 YORK STREET
DENVER, CO 80209
PHONE: 970.484.5907
CONTACT: STEVE SLEZAK
CHECKED BY:
Date
City of Fort Collins, Colorado
UTILITY PLAN APPROVAL
Parks and Recreation
Traffic Engineer
Stormwater Utility
Water & Wastewater Utility
City Engineer
CHECKED BY:
APPROVED:
Environmental Planner
CHECKED BY:
CHECKED BY:
CHECKED BY:
CHECKED BY:
Date
Date
Date
Date
Date
Date
Date
Date
Date
Date
Date
Date
Date
Date
Date
Date
Date
PRELIMINARY
NOT FOR CONSTRUCTION
0
10'
10 5 10 20
SCALE: 1" =
CALL BEFORE YOU DIG
CALL UTILITY NOTIFICATION
CENTER OF COLORADO
1-800-922-1987
or 8-1-1
CALL 2-BUSINESS DAYS IN ADVANCE
BEFORE YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER UTILITIES.
NOTES
1. CONTRACTOR TO PROVIDE AND MAINTAIN ALL NECESSARY
EROSION CONTROL MEASURES PRIOR TO AND THROUGHOUT
CONSTRUCTION. PLACE EROSION CONTROL PROTECTION AT ALL
EXISTING INLETS DOWNSTREAM FROM THE CONSTRUCTION AREA.
EROSION CONTROL PROTECTION SHALL REMAIN IN PLACE UNTIL
CONSTRUCTION IS COMPLETE AND ALL DISTURBED GROUND IS
ADEQUATELY VEGETATED WITH OWNER'S APPROVAL FOR
REMOVAL.
2. DUE TO DISCREPANCIES IN THE TOPOGRAPHIC SURVEY PROVIDED,
EXISTING ELEVATIONS WERE INTERPOLATED BETWEEN POINTS
SURVEY POINTS THAT APPEARED TO REPRESENT THE EXISTING
CONDITIONS ON SITE. THE CONTRACTOR IS TO CONFIRM ALL
EXISTING ELEVATIONS ADJACENT TO NEW WORK AND NOTIFY THE
OWNER OF ANY SIGNIFICANT DEVIATIONS.
3. ALL MANHOLE RIM AND STORM DRAIN INLET GRATES SHALL BE
ADJUSTED TO FINAL GRADES CONFIRMED IN THE FIELD.
4. ALL SUBGRADE TO BE PLACED/COMPACTED PER GEOTECHNICAL
ENGINEER RECOMMENDATIONS.
5. ALL WALKS TO HAVE 2.0% CROSS SLOPE TOWARDS PARKING
AREAS, DRIVES, AND AWAY FROM STRUCTURES.
CHECKED BY:
Date
Date
Date
Date
Date
PRELIMINARY Date
NOT FOR CONSTRUCTION
0
10'
10 5 10 20
SCALE: 1" =
BMP SEQUENCE CHART
NOTES
1. CONTRACTOR TO PROVIDE AND MAINTAIN ALL NECESSARY
EROSION CONTROL MEASURES PRIOR TO AND THROUGHOUT
CONSTRUCTION. PLACE EROSION CONTROL PROTECTION AT
ALL EXISTING INLETS DOWNSTREAM FROM THE
CONSTRUCTION AREA. EROSION CONTROL PROTECTION
SHALL REMAIN IN PLACE UNTIL CONSTRUCTION IS COMPLETE
AND ALL DISTURBED GROUND IS ADEQUATELY VEGETATED
WITH OWNER'S APPROVAL FOR REMOVAL.
2. THE EXTENT OF EROSION CONTROL PROTECTION SHALL BE
OBSERVED AND ADJUSTED AS NEEDED DURING
CONSTRUCTION BASED ON SITE CONDITIONS AND THE
PERFORMANCE OF THE EROSION CONTROL CONTROL
MEASURES SHOWN, TO SUPPLY SUFFICIENT EROSION
CONTROL AND MINIMIZE DOWNSTREAM WATERWAY
POLLUTION.
3. LIMIT DISTURBANCE TO AREAS WITHIN EROSION CONTROL
BOUNDARIES. ADJUST EROSION CONTROL BOUNDARIES AS
NECESSARY TO ADEQUATELY COMPLETE PROPOSED WORK.
ALL DISTURBED AREAS SHALL BE PREPARED (SEEDED &
MULCHED, SURFACE ROUGHENING, ETC.) TO MINIMIZE EROSION
POTENTIAL AND SOIL MIGRATION.
4. STORMWATER MANAGEMENT PLAN SHALL BE PREPARED AND
SUBMITTED BY CONTRACTOR PRIOR TO CONSTRUCTION
COMMENCEMENT.
5. SEE LANDSCAPE PLAN FOR REVEGETATION METHODS AND
DETAILS. DURING CONSTRUCTION, ANY SOIL DISTURBED AND
NOT UNDER ACTIVE CONSTRUCTION SHALL BE SEEDED AND
MULCHED PER LCUASS STANDARDS.
6. ANY DISTURBED LAND MUST RECEIVE SURFACE ROUGHENING,
INCLUDING BUT NOT LIMITED TO SLOPED AREAS.
7. AREAS THAT EXPERIENCE EROSION ISSUES FROM STEEP
SLOPES OR WATER EROSION RESULTING IN SEED NOT BEING
ABLE TO ESTABLISH DURING THE FIRST GROWING SEASON
SHALL REQUIRE RESEEDING AND EROSION CONTROL
BLANKETS TO STABILIZE THE SOIL.
8. REFERENCE SHEET 10 FOR EROSION CONTROL DETAILS.
9. DUE TO DISCREPANCIES IN THE TOPOGRAPHIC SURVEY
PROVIDED, EXISTING ELEVATIONS WERE INTERPOLATED
BETWEEN POINTS SURVEY POINTS THAT APPEARED TO
REPRESENT THE EXISTING CONDITIONS ON SITE. THE
CONTRACTOR IS TO CONFIRM ALL EXISTING ELEVATIONS
ADJACENT TO NEW WORK AND NOTIFY THE OWNER OF ANY
SIGNIFICANT DEVIATIONS.
10. A FLOODPLAIN USE PERMIT IS REQUIRED PRIOR TO ANY
CONSTRUCTION ACTIVITY, SUCH AS DRIVEWAYS, SIDEWALKS,
UTILITY INSTALLATION, ETC., IN THE FLOODPLAIN / FLOOD
FRINGE.
11. STORAGE OF EQUIPMENT AND MATERIALS IS NOT ALLOWED
WITHIN THE FLOODWAY.
CoFC Standard erosion and sediment control notes:
1. THE CITY STORMWATER DEPARTMENT EROSION CONTROL
INSPECTOR MUST BE NOTIFIED AT LEAST 24 HOURS PRIOR TO
ANY CONSTRUCTION ON THIS SITE.
2. ALL REQUIRED BMPS MUST BE INSTALLED PRIOR TO ANY LAND
DISTURBING ACTIVITY (STOCKPILING, STRIPPING, GRADING,
ETC). ALL REQUIRED EROSION CONTROL MEASURES MUST BE
INSTALLED AT THE APPROPRIATE TIME IN THE CONSTRUCTION
SEQUENCE AS INDICATED IN THE APPROVED PROJECT
SCHEDULE, CONSTRUCTION PLANS, AND EROSION CONTROL
REPORT.
3. PRE-DISTURBANCE VEGETATION SHALL BE PROTECTED AND
RETAINED WHEREVER POSSIBLE. REMOVAL OR DISTURBANCE
OF EXISTING VEGETATION SHALL BE LIMITED TO THE AREA
REQUIRED FOR IMMEDIATE CONSTRUCTION OPERATIONS, AND
FOR THE SHORTEST PRACTICAL PERIOD OF TIME.
4. ALL SOILS EXPOSED DURING LAND DISTURBING ACTIVITY
(STRIPPING, GRADING, UTILITY INSTALLATIONS, STOCKPILING,
FILLING, ETC.) SHALL BE KEPT IN A ROUGHENED CONDITION BY
RIPPING OR DISKING ALONG LAND CONTOURS UNTIL MULCH,
VEGETATION, OR OTHER PERMANENT EROSION CONTROL IS
INSTALLED. NO SOILS IN AREAS OUTSIDE PROJECT STREET
RIGHTS OF WAY SHALL REMAIN EXPOSED BY LAND DISTURBING
ACTIVITY FOR MORE THAN THIRTY (30) DAYS BEFORE REQUIRED
TEMPORARY OR PERMANENT EROSION CONTROL (E.G.
SEED/MULCH, LANDSCAPING, ETC.) IS INSTALLED, UNLESS
OTHERWISE APPROVED BY THE STORMWATER DEPARTMENT.
5. THE PROPERTY MUST BE WATERED AND MAINTAINED AT ALL
TIMES DURING CONSTRUCTION ACTIVITIES SO AS TO PREVENT
WIND-CAUSED EROSION. ALL LAND DISTURBING ACTIVITIES
SHALL BE IMMEDIATELY DISCONTINUED WHEN FUGITIVE DUST
IMPACTS ADJACENT PROPERTIES, AS DETERMINED BY THE CITY
ENGINEERING DEPARTMENT.
6. ALL TEMPORARY (STRUCTURAL) EROSION CONTROL MEASURES
MUST BE INSPECTED AND REPAIRED OR RECONSTRUCTED AS
NECESSARY AFTER EACH RUNOFF EVENT AND EVERY 14 DAYS
IN ORDER TO ASSURE CONTINUED PERFORMANCE OF THEIR
INTENDED FUNCTION. ALL RETAINED SEDIMENTS,
PARTICULARLY THOSE ON PAVED ROADWAY SURFACES, SHALL
BE REMOVED AND DISPOSED OF IN A MANNER AND LOCATION
SO AS NOT TO CAUSE THEIR RELEASE INTO ANY DRAINAGEWAY.
7. NO SOIL STOCKPILE SHALL EXCEED TEN (10) FEET IN HEIGHT.
ALL SOIL STOCKPILES SHALL BE PROTECTED FROM SEDIMENT
TRANSPORT BY SURFACE ROUGHENING, WATERING, AND
PERIMETER SILT FENCING. ANY SOIL STOCKPILE REMAINING
AFTER 30 DAYS SHALL BE SEEDED AND MULCHED.
8. CITY ORDINANCE PROHIBITS THE TRACKING, DROPPING, OR
DEPOSITING OF SOILS OR ANY OTHER MATERIAL ONTO CITY
STREETS BY OR FROM ANY VEHICLE. ANY INADVERTENT
DEPOSITED MATERIAL SHALL BE CLEANED IMMEDIATELY BY THE
CONTRACTOR.
BASIN COEFFICIENT (100-YR)
BASIN DESIGNATION
BASIN AREA
DESIGN POINT
DRAINAGE FLOW ARROW
DRAINAGE BASIN
BOUNDARY
DRAINAGE BASIN
FLOW PATH
INLET PROTECTION
CONSTRUCTION ENTRANCE
W/ VEHICLE TRACKING CONTROL
SEDIMENT CONTROL LOG
ROCK SOCKS
CONCRETE WASHOUT AREA
LEGEND
100-YR FLOOD FRINGE (CITY) 100-YR FLOODWAY (CITY)
Date
Date
Date
Date
Date
PRELIMINARY
NOT FOR CONSTRUCTION
0
10'
10 5 10 20
SCALE: 1" =
NOTES:
1. BURIED UTILITIES AND OR PIPE LINES ARE SHOWN PER VISIBLE SURFACE
EVIDENCE AND AS-BUILT DRAWINGS OF THE CONSTRUCTED UTILITY LINES. THE
CONTRACTOR SHALL VERIFY THE DEPTH AND LOCATION OF ALL EXISTING
UTILITY CONNECTIONS AND CROSSINGS PRIOR TO ANY CONSTRUCTION. IF A
CONFLICT OCCURS BETWEEN EXISTING AND PROPOSED UTILITIES AND/OR
DESIGN MODIFICATION IS REQUIRED, THE CONTRACTOR SHALL COORDINATE
WITH THE ENGINEER TO MODIFY THE DESIGN. THE ENGINEER AND/OR THE
SURVEYOR OF RECORD SHALL NOT BE LIABLE FOR THE LOCATION OF OR THE
FAILURE TO NOTE THE LOCATION OF NON-VISIBLE UTILITIES.
2. SITE CONTRACTOR SHALL TERMINATE UTILITY SERVICES 5-FEET FROM BUILDING
UNLESS OTHERWISE NOTED. SITE CONTRACTOR SHALL COORDINATE EXACT
LOCATIONS OF BUILDING UTILITIES WITH ARCHITECTURAL DRAWINGS.
3. ALL STORM SEWER, POWER AND OTHER "DRY" UTILITY INSTALLATIONS, SHALL
CONFORM TO THE CITY OF FORT COLLINS STANDARDS AND SPECIFICATIONS
CURRENT AT THE DATE OF APPROVAL OF THE PLANS BY THE LOCAL ENGINEER.
4. ALL WATER LINE CONSTRUCTION SHALL CONFORM TO THE CITY OF FORT
COLLINS STANDARDS AND SPECIFICATIONS CURRENT TO THE DATE OF
CONSTRUCTION.
5. ALL WATER SERVICES SHALL BE TYPE K SOFT COPPER.
6. FIRE SERVICES SHALL BE RESTRAINED JOINT C900 PVC.
7. ALL SANITARY SEWER LINE CONSTRUCTION SHALL CONFORM TO THE CITY OF
FORT COLLINS STANDARDS AND SPECIFICATIONS CURRENT TO THE DATE OF
CONSTRUCTION.
8. SANITARY SEWER SERVICE LINES SHALL BE SDR 35 PVC.
9. STORM SEWER PIPE SHALL BE SDR 35 PVC WITH WATER TIGHT JOINTS AS
SPECIFIED ON THE PLAN.
10. LENGTH OF PIPE IS MEASURED FROM CENTER OF STRUCTURE TO CENTER OF
STRUCTURE AND INCLUDES THE FLARED END SECTION.
11. SEE ARCHITECTURAL DRAWINGS FOR WALL LOCATION DETAILS OF GAS METERS,
ELECTRIC METERS, AND TELEPHONE TERMINALS.
12. LIMITS OF STREET CUT SHOWN ARE APPROXIMATE. FINAL LIMITS ARE TO BE
DETERMINED IN THE FIELD BY CITY ENGINEER INSPECTOR. ALL REPAIRS TO BE IN
ACCORDANCE WITH CITY STREET REPAIR STANDARDS.
13. CITY OF FORT COLLINS LIGHT & POWER (L&P) SHALL INSTALL PRIMARY LINE
FROM CONNECTION POINT TO ELECTRIC VAULT, SECONDARY LINES FROM
VAULT TO METER, AND BUILDING METER. CONTRACTOR SHALL COORDINATE
WITH FORT COLLINS METER GROUP FOR METER LOCATION. CONTACT CITY OF
FORT COLLINS LIGHT & POWER FOR THEIR CURRENT REQUIREMENTS.
14. DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION,
AS WELL AS EXISTING FENCES, TREES, STREETS, SIDEWALKS, CURBS AND
GUTTERS, LANDSCAPING, STRUCTURES, AND IMPROVEMENTS DESTROYED,
DAMAGED OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE
REPLACED OR RESTORED IN LIKE KIND AT THE DEVELOPER’S EXPENSE, UNLESS
OTHERWISE INDICATED ON THESE PLANS, PRIOR TO THE ACCEPTANCE OF
COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THE FIRST
CERTIFICATE OF OCCUPANCY.
15. ALL PROPOSED UTILITIES ON-SITE ARE TO BE CONSIDERED PRIVATE OWNERSHIP,
AND ARE THEREFORE TO BE MAINTAINED BY THE PRIVATE OWNER.
16. BELOW GRADE UTILITY LOCATIONS WERE NOT PROVIDED. CONTRACTOR TO
CONFIRM ALL UTILITY LOCATIONS NOTIFY OWNER OF ANY CONFLICTS PRIOR TO
COMMENCEMENT OF WORK.
17. A FLOODPLAIN USE PERMIT IS REQUIRED PRIOR TO ANY CONSTRUCTION
ACTIVITY, SUCH AS DRIVEWAYS, SIDEWALKS, UTILITY INSTALLATION, ETC., IN THE
FLOODPLAIN / FLOOD FRINGE.
CALL BEFORE YOU DIG
CALL UTILITY NOTIFICATION
CENTER OF COLORADO
1-800-922-1987
or 8-1-1
CALL 2-BUSINESS DAYS IN ADVANCE
BEFORE YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER UTILITIES.
Date
Date
Date
PRELIMINARY
NOT FOR CONSTRUCTION
NOTES:
1. VERIFY BUILDING PLAN DIMENSIONS PRIOR TO CONSTRUCTION
2. ALL PAVEMENTS AND EARTHWORK SHALL CONFORM TO THE
GEOTECHNICAL REPORT FOR THE SITE.
3. ALL WORK SHALL CONFORM TO THE CITY OF FORT COLLINS
CONSTRUCTION SPECIFICATIONS AND STANDARDS.
4. COORDINATE LOCATION, HEIGHTS, ETC. OF WALLS FENCES, AND
SITE FEATURES WITH ARCH AND LANDSCAPE.
5. ALL SURFACES SHALL BE THOROUGHLY CLEANED PRIOR TO
INSTALLATION OF STRIPING OR MARKING.
6. FINAL STRIPING AND SYMBOL LOCATIONS SHALL BE FIELD
COORDINATED WITH OWNER.
7. REFERENCE ARCH AND LANDSCAPE PLANS FOR CONTROL AND
EXPANSION JOINT DETAILS.
LIGHT DUTY CONCRETE
LEGEND
HEAVY DUTY CONCRETE
PAVEMENT
CALL BEFORE YOU DIG
CALL UTILITY NOTIFICATION
CENTER OF COLORADO
1-800-922-1987
or 8-1-1
CALL 2-BUSINESS DAYS IN ADVANCE
BEFORE YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER UTILITIES.
0
10'
10 5 10 20
SCALE: 1" =
HEAVY DUTY ASPHALT
PAVEMENT
LEGEND
UTILITIES TO BE REMOVED
SITE FEATURES TO BE REMOVED
STRUCTURE/UTILITY/LIGHT/ETC.
(TO BE REMOVED)
TREE REMOVAL/RELOCATION (RE: LA)
PROTECT EXISTING TREES (RE: LA)
0
10'
10 5 10 20
SCALE: 1" =
NOTES:
1. ALL EXISTING UTILITY LOCATIONS SHOWN HAVE BEEN DETERMINED FROM A COMBINATION
OF RECORD DRAWINGS, SURVEYED FIELD MARK-OUTS AND PHYSICAL OBSERVATIONS. THERE
MAY BE OTHER UTILITIES NOT SHOWN ON THE DRAWINGS WHICH PRESENTLY EXIST IN THE
AREA OF CONSTRUCTION. THEREFORE, THE CONTRACTOR SHALL VERIFY LOCATION AND
DEPTH OF ALL EXISTING UTILITIES IN THE PROJECT VICINITY PRIOR TO BEGINNING WORK. THE
CONTRACTOR SHALL COORDINATE AND PROVIDE PROTECTION OF CONFLICTING UTILITIES.
NOTIFY OWNER IF ANY CONFLICTS ARE ENCOUNTERED. THE OWNER AND/OR ENGINEER
ASSUMES NO RESPONSIBILITY FOR THE ACCURACY OR COMPLETENESS SHOWN.
2. CONTRACTOR RESPONSIBLE FOR ALL SURFACE REPAIR/REPLACEMENT TO RESTORE
SIDEWALKS, PAVEMENT, CURB/GUTTER AND SOD AREAS DISTURBED BY NEW WORK.
REPAIR/REPLACEMENTS SHALL BE COMPLETED IN ACCORDANCE WITH CITY STREET REPAIR
STANDARDS AT CONTRACTOR EXPENSE.
3. CONTRACTOR TO PROVIDE ALL NECESSARY EROSION CONTROL MEASURES DURING
CONSTRUCTION. PLACE EROSION CONTROL PROTECTION AT ALL PROPOSED AND EXISTING
INLETS DOWNSTREAM FROM CONSTRUCTION AREA. EROSION CONTROL PROTECTION SHALL
REMAIN IN PLACE UNTIL CONSTRUCTION IS COMPLETE AND ALL DISTURBED GROUND IS
ADEQUATELY VEGETATED.
4. LIMITS OF ASPHALT AND CONCRETE REMOVALS ARE APPROXIMATE. LIMITS OF REMOVAL TO
BE DETERMINED IN THE FIELD TO ADEQUATELY COMPLETE THE PROPOSED IMPROVEMENTS,
WHILE MAINTAINING, IF NOT IMPROVING, EXISTING CONDITIONS. ADDITIONAL REMOVAL
IDENTIFIED IN THE FIELD SHALL BE COMPLETED AT CONTRACTOR EXPENSE. ALL REPAIRS TO
BE COMPLETED IN ACCORDANCE WITH CITY/LCUASS STANDARDS.
5. EXISTING CONCRETE AND ASPHALT PAVING SHALL BE SAWCUT AND REMOVED PRIOR TO
EXCAVATION. REMOVE CONCRETE TO THE NEAREST JOINT.
6. ALL UTILITY DISCONNECTION/REMOVAL/CONNECTION MEANS AND/OR SCHEDULE SHALL
BE COORDINATED WITH THE UTILITY PROVIDER.
7. ALL FOUNDATIONS TO BE REMOVED TO BOTTOM OF FOOTERS.
8. COORDINATE ALL REMOVALS WITH THE PROPERTY OWNER TO CONFIRM LIMITS OF REMOVAL
AND IF ITEMS ARE TO BE SALVAGED OR DISPOSED PRIOR TO COMMENCING WORK.
9. FOR TREE REMOVAL AND PROTECTION, REFER TO LANDSCAPE TREE MITIGATION PLAN.
INFORMATION SHOWN ON THIS PLAN IS FOR COORDINATION PURPOSES ONLY.
10. REFERENCE LANDSCAPE AND ARCHITECTURAL PLANS FOR ADDITIONAL SITE
REMOVAL/RELOCATIONS.
11. BELOW GRADE UTILITY LOCATIONS WERE NOT PROVIDED. CONTRACTOR TO CONFIRM ALL
UTILITY LOCATIONS NOTIFY OWNER OF ANY CONFLICTS PRIOR TO COMMENCEMENT OF
WORK.
CALL BEFORE YOU DIG
CALL UTILITY NOTIFICATION
CENTER OF COLORADO
1-800-922-1987
or 8-1-1
CALL 2-BUSINESS DAYS IN ADVANCE
BEFORE YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER UTILITIES.
Ph. 970.225.7828
TELEPHONE SERVICE
Century Link (Qwest)
3351 Eastbrook Drive
Fort Collins, Colorado 80525
Contact: Bill Johnson
Ph. 970.490.7501
CABLE SERVICE
Comcast
1201 University Dr.
Fort Collins, Colorado 80521
Contact: Don Kapperman
Ph. 970.567.0245
DEVELOPER
This Old Howes, LLC
561 York Street
Denver, CO 80209
Ph. 970.484.5907
ENGINEER
Interwest Consulting Group
1218 W. Ash, Suite A
Windsor, CO 80550
Ph. 970.674.3300
ARCHITECT
Construction Design Services
55 Lake Havasu Avenue, South
Suite F, #114
Lake Havasu City, AZ 86403
Ph. 928.846.1891
SURVEYOR
Stewart & Associates
103 South Meldrum Street
Fort Collins, CO 80521
Ph. 970.482.9331
INDEX OF SHEETS
Sheet No. Description of Sheets
1 COVER SHEET
2 GENERAL NOTES
3 EXISTING CONDITIONS & DEMOLITION PLAN
4 HORIZONTAL CONTROL PLAN
5 UTILITY PLAN
6 DRAINAGE & EROSION CONTROL PLAN
7 GRADING PLAN
8 - 10 DETAILS
Utility Plans For
OASIS ON OLIVE
LOT 3 OF THE OLIVE STREET APARTMENTS SUBDIVISION
LOCATED IN THE SOUTHEAST 1/4 SECTION 11, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH P.M
LARIMER COUNTY, COLORADO
JULY 2018
CALL BEFORE YOU DIG
CALL UTILITY NOTIFICATION
CENTER OF COLORADO
1-800-922-1987
or 8-1-1
CALL 2-BUSINESS DAYS IN ADVANCE
BEFORE YOU DIG, GRADE OR EXCAVATE FOR THE
MARKING OF UNDERGROUND MEMBER UTILITIES.
CHECKED BY:
Date
City of Fort Collins, Colorado
UTILITY PLAN APPROVAL
Parks and Recreation
Traffic Engineer
Stormwater Utility
Water & Wastewater Utility
City Engineer
CHECKED BY:
APPROVED:
Environmental Planner
CHECKED BY:
CHECKED BY:
CHECKED BY:
CHECKED BY:
Date
Date
Date
Date
Date
Date
I HEREBY AFFIRM THAT THESE FINAL CONSTRUCTION PLANS WERE
PREPARED UNDER MY DIRECT SUPERVISION, IN ACCORDANCE WITH
ALL APPLICABLE CITY OF FORT COLLINS AND STATE OF COLORADO
STANDARDS AND STATUTES, RESPECTIVELY, AND THAT I AM FULLY
RESPONSIBLE FOR THE ACCURACY OF ALL DESIGN, REVISIONS AND
RECORD CONDITIONS THAT I HAVE NOTED ON THESE PLANS.
INDEMNIFICATION STATEMENT:
THESE PLANS HAVE BEEN REVIEWED BY THE LOCAL ENTITY FOR
CONCEPT ONLY. THE REVIEW DOES NOT IMPLY RESPONSIBILITY BY
THE REVIEWING DEPARTMENT, THE LOCAL ENTITY ENGINEER, OR THE
LOCAL ENTITY FOR ACCURACY AND CORRECTNESS OF THE
CALCULATIONS. FURTHERMORE, THE REVIEW DOES NOT IMPLY THAT
QUANTITIES OF ITEMS ON THE PLANS ARE THE FINAL QUANTITIES
REQUIRED. THE REVIEW SHALL NOT BE CONSTRUED IN ANY REASON
AS ACCEPTANCE OF FINANCIAL RESPONSIBILITY BY THE LOCAL
ENTITY FOR ADDITIONAL QUANTITIES OF ITEMS SHOWN THAT MAY BE
REQUIRED DURING THE CONSTRUCTION PHASE.
JASON T. CLAEYS
P.E. NO. 42122
ABBREVIATION LIST
ABC AGGREGATE BASE COURSE
AD ALGEBRAIC DIFFERENCE
AE ACCESS EASEMENT
ARCH ARCHITECT
ARV AIR RELEASE VALVE
ASPH ASPHALT
BLDG BUILDING
BFE BASE FLOOD ELEVATION
BFV BUTTERFLY VALVE
BOV BLOW OFF VALVE
BOS BOTTOM OF STEP
BOW BACK OF WALK
BW BOTTOM OF WALL
C&G CURB & GUTTER
CATV CABLE TELEVISION
CDOT COLORADO DEPARTMENT OF
TRANSPORTATION
CL CENTERLINE
CMP CORRUGATED METAL PIPE
CO CLEAN OUT
CoFC CITY OF FORT COLLINS
COMM COMMUNICATION
CON CONDENSATE
CONC CONCRETE
COORD COORDINATION
CW CHILL WATER
CWR CHILL WATER RETURN
CWS CHILL WATER SUPPLY
DE DRAINAGE EASEMENT
DEMO DEMOLITION
DIA DIAMETER
DIP DUCTILE IRON PIPE
DS DOWNSPOUT
E EAST(ING)
EAE EMERGENCY ACCESS EASEMENT
EG EXISTING GROUND
EL ELEVATION
ELCO EAST LARIMER COUNTY WATER
DISTRICT
ELEC ELECTRIC
EOA EDGE OF ASPHALT
EOC EDGE OF CONCRETE
EX EXISTING
ESMT EASEMENT
EST ESTIMATE(D)
F FIRE LINE
FDC FIRE DEPARTMENT CONNECTION
FES FLARED END SECTION
FF FINISHED FLOOR
FFE FINISHED FLOOR ELEVATION
FG FINISHED GRADE
FH FIRE HYDRANT
FL FLOWLINE
FO FIBER OPTIC
FP FLOODPLAIN
G GAS
GB GRADE BREAK
GF GARAGE FLOOR
GND GROUND
GV GATE VALVE
HBP HOT BITUMINOUS PAVEMENT
HORZ HORIZONTAL
HDPE HIGH DENSITY POLYETHYLENE
HP HIGH POINT
HW HEADWALL
IE IRRIGATION EASEMENT
INV INVERT
IRR IRRIGATION
LA LANDSCAPE (PLAN/ACRH)
LF LINEAR FEET
LP LOW POINT
LT LEFT
MAX MAXIMUM
ME MATCH EXISTING
MEP MECHANICAL, ELECTRICAL,
PLUMBING ENGINEER
MH MANHOLE
MIN MINIMUM
N NORTH(ING)
NA NOT APPLICABLE
NTS NOT TO SCALE
NWCWD NORTH WELD COUNTY WATER
DISTRICT
OC ON CENTER
OHE OVERHEAD ELECTRIC
OHT OVERHEAD TELEPHONE
OHU OVERHEAD UTILITY
P&UE PEDESTRIAN & UTILITY EASEMENT
PE PEDESTRIAN EASEMENT
PERF PERFORATED
PC POINT OF CURVATURE
PCC PORTLAND CEMENT CONCRETE
PCR POINT OF CURB RETURN
PH POTHOLE
PI POINT OF INTERSECTION
PL PROPERTY LINE
PT POINT OF TANGENCY
PVC POLYVINYL CHLORIDE
R&R REMOVAL & REPLACEMENT
RCP REINFORCED CONCRETE PIPE
RD ROOF DRAIN
RE REFERENCE
RFPE REGULATORY FLOODPLAIN
PROTECTION ELEVATION
RJ RESTRAINT JOINT
ROW RIGHT-OF-WAY
RT RIGHT
SCH SCHEDULE
S SOUTH
SD STORM DRAIN PIPE
SDMH STORM DRAIN MANHOLE
SRVC SERVICE
SS SANITARY SEWER
SSCO SANITARY SEWER CLEAN-OUT
SSMH SANITARY SEWER MANHOLE
SSWR SANITARY SEWER
STA STATION
STM STEAM
SWMP STORMWATER MANAGEMENT PLAN
T TELEPHONE
TB THRUST BLOCK
TBC TOP BACK OF CURB
TBV TO BE VACATED
TBR TO BE REMOVED
TELE TELEPHONE
TEMP TEMPORARY
TF TOP OF FOUNDATION
TOS TOP OF STEP
TRM TURF REINFORCEMENT MAT
TW TOP OF WALL
TYP TYPICAL
XS CROSS SECTION
UD UNDERDRAIN
UE UTILITY EASEMENT
UGE UNDERGROUND ELECTRIC
UTIL UTILITY
VCP VITRIFIED CLAY PIPE
VIF VERIFY IN FIELD
VERT VERTICAL
VPC VERTICAL POINT OF CURVATURE
VPI VERTICAL POINT OF
INTERSECTION
VPT VERTICAL POINT OF TANGENCY
W WATERLINE OR WEST
WL WATERLINE
WQCE WATER QUALITY CONTROL
ELEVATION
WSE WATER SURFACE ELEVATION
PROPOSED STREET LIGHT
PROPOSED STORM SEWER
EXISTING SANITARY SEWER MAIN
PROPOSED TELEPHONE LINE
EXISTING GAS
EXISTING STORM SEWER
EXISTING WATER MAIN
EXISTING MANHOLE
PROPOSED STORM INLET
LEGEND
PROPOSED CONCRETE
PROPOSED MINOR CONTOUR
EXISTING SPOT ELEVATION PROPOSED SPOT ELEVATION
PROPOSED MAJOR CONTOUR
EXISTING MINOR CONTOUR
EXISTING MAJOR CONTOUR
EXISTING UTILITY POLE
EXISTING GUY WIRE
PROPOSED GAS
EXISTING ELECTRIC LINE PROPOSED ELECTRIC LINE
EXISTING TELEPHONE LINE
EXISTING FIRE HYDRANT PROPOSED FIRE HYDRANT
EXISTING WATER VALVE
PROPOSED SANITARY SEWER MAIN
PROPOSED WATER MAIN
EXISTING CONCRETE
EXISTING FLOWLINE, CURB & GUTTER PROPOSED FLOWLINE, CURB & GUTTER
PROPOSED FENCE
LIMITS OF CONSTRUCTION
EXISTING OVERHEAD UTILITY
EXISTING STORM SEWER INLET
PROPOSED WATER VALVE
PROPOSED MANHOLE
PROPOSED UTILITY POLE
EXISTING STREET LIGHT
PROPOSED SWALE
PROPOSED DIRECTION OF OVERLAND FLOW
EXISTING FIBER OPTIC LINE
PROPOSED HANDICAP RAMP
EXISTING OVERHEAD ELECTRIC LINE
EXISTING OVERHEAD TELEPHONE LINE
PROPOSED OVERHEAD ELECTRIC LINE
PROPOSED FIBER OPTIC LINE
PROPOSED OVERHEAD TELEPHONE LINE
EXISTING FENCE
PROPOSED OVERHEAD UTILITY
PROPOSED LIGHT POLES
EXISTING CABLE TV LINE PROPOSED CABLE TV
PROPOSED WATER SERVICE W/
CURB STOP AND METER PIT
PROPOSED SANITARY SEWER SERVICE
W/ CLEANOUT
PRELIMINARY
NOT FOR CONSTRUCTION