HomeMy WebLinkAboutNORTHFIELD FILING 1 EXPANDED - FDP190012 - SUBMITTAL DOCUMENTS - ROUND 2 - EROSION CONTROL LETTER/REPORTEROSION CONTROL REPORT
FOR
Northfield
Prepared by:
Highland Development Services
6355 Fairgrounds Ave, Suite 100
Windsor, Colorado 80550
Phone: 970.674.7550
Prepared for:
Landmark Real Estate Holdings, LLC
6341 Fairgrounds Ave, Suite 100
Windsor, Colorado 80550
Office: 970.460.0567
August 28, 2019
Job Number 18-1000-00
6355 FAIRGROUNDS AVE, SUITE 100, WINDSOR, COLORADO 80550 | PHONE 970.674.7550
August 28, 2019
Mr. Jesse Schlam
City of Fort Collins Stormwater
700 Wood Street
Fort Collins, CO 80522
RE: Erosion Control Report/Stormwater Management Plan for Northfield
Dear Jesse,
We are pleased to submit for your review, this Erosion Control Report/Stormwater
Management Plan for the Northfield subdivision. This report provides the City with an erosion
control plan for the proposed development that addresses the topics outlined in the City
Erosion Control Report Requirements. This plan mimics the State of Colorado General Permit
and Stormwater Management Plan requirements.
I appreciate your time and consideration in reviewing this submittal. Please call if you have any
questions.
Sincerely,
Jason T. Claeys, P.E., LEED AP
Highland Development Services
Page i
TABLE OF CONTENTS
Table of Contents ............................................................................................................................. i
General Description and Location .................................................................................................. 1
Site Description and Location ...................................................................................................... 1
Site Soils ....................................................................................................................................... 1
BMPs for Stormwater Pollution Prevention ................................................................................... 5
Erosion and Sediment Controls ................................................................................................... 5
Materials Handling and Spill Prevention ..................................................................................... 7
Stormwater Management Controls ................................................................................................ 9
SWMP Administrator ................................................................................................................... 9
Identification of Potential Pollution Sources ............................................................................... 9
Final Stabilization and Long-term Stormwater Management ...................................................... 11
Inspection and Maintenance ........................................................................................................ 12
SWMP Implementation................................................................................................................. 13
Appendix ....................................................................................................................................... 14
Appendix A – BMP Details ........................................................................................................... A
Appendix B – Drainage & Erosion Control Plans ......................................................................... B
Appendix C – Construction Sequence ......................................................................................... C
Appendix D – Erosion Control Escrow Calculation ...................................................................... D
Appendix E – Soil Information ..................................................................................................... E
Page 1
GENERAL DESCRIPTION AND LOCATION
SITE DESCRIPTION AND LOCATION
Northfield is located in the Southeast Quarter of Section 1, Township 7 North, Range 67 West of
the Sixth Principal Meridian, City of Fort Collins, County of Larimer, within the State of
Colorado. More specifically, Northfield is located north of the ALTA Vista Subdivision, west of
N. Lemay Avenue, and southeast of the Lake Canal irrigation ditch.
The project site is approximately 55.26 acres and is currently undeveloped agricultural land.
The site appears to be vegetated with grasses harvested for livestock feed. The site generally
slopes from the northwest to the southeast at about 0.5% slope. There are no existing surface
improvements currently on the property.
The property is proposed to be subdivided into multiple single-family lots and condominium
tracts. Northfield will consist of 139 single family attached (fee simple) units and 301
condominium units, a mixed-use building with a combination of retail and apartments, and a
community clubhouse.
SITE SOILS
The Northfield site consists of Loveland clay loam and Nunn clay loam and are classified as Type
C hydrologic group. According to USDA/Natural Resource Conservation Group, this soil has a
slow infiltration rate when thoroughly wet. These soils consist chiefly of soils having a layer
that impedes the downward movement of water or soils of moderately fine texture or fine
texture. These soils have a slow rate of water transmission.
SOIL TYPE
PERCENT OF
SITE
HYDROLOGIC
SOIL GROUP1
K
FACTOR2
WIND
GROUP3
Loveland clay loam, 0-1% slopes 20.9% C 0.20 6
Nunn clay loam, 0-1% slopes 29.2% C 0.32 6
Nunn clay loam, wet, 1-3% slopes 49.9% C 0.24 6
1Hydrologic soil groups range from A to D with group A having a high infiltration rate and D having a very
slow infiltration rate
2K factors range from 0.02 to 0.69. The higher value, the more susceptible the soil is to sheet and rill
erosion by water.
3Soils assigned to wind group 1 are the most susceptible to wind erosion, soils assigned to wind group 8
are the least susceptible.
2
Overall, the soils on site can be classified as moderately erodible and thus the project must
implement an adequate erosion control strategy to control sediment migration from leaving
the site. Please refer to Appendix E for the detailed on-site soil information from the NRCS Soil
Survey of Larimer County.
The anticipated sequence of construction shall progress as follows:
1) Installation of perimeter and offsite erosion control measures (mainly outlet
protection at the detention pond outlet structures). Other measures as required
for erosion control will be constructed throughout the project.
2) Clearing, stripping and grading
3) Utility installation
4) Sub-grade preparation for the parking areas, drives and sidewalks
5) Curb, gutter, and sidewalks
6) Paving
7) Building construction (this may occur simultaneously with items 5 through 7)
8) Final grading and landscaping. All disturbed ground will be impervious (concrete,
asphalt, or building), seeded and mulched, sodded or xeriscaped to permanently
stabilize the site.
The run-off coefficients associated with this project for onsite sub-basins are as follows:
TRIBUTARY
SUB-BASIN
AREA
(acres)
RUNOFF
COEFFIECENT
C2 C100
A1 0.66 0.90 1.00
A2 0.20 0.94 1.00
A3 1.53 0.76 0.95
A4 0.88 0.74 0.93
A5 0.35 0.92 1.00
A6 1.14 0.86 1.00
A7 0.69 0.74 0.92
A8 0.76 0.76 0.95
A9 0.54 0.78 0.98
A10 1.31 0.86 1.00
A11 0.51 0.88 1.00
A12 1.25 0.54 0.67
A13 0.56 0.92 1.00
A14 0.52 0.85 1.00
3
A15 2.48 0.65 0.82
A16 0.80 0.86 1.00
A17 0.90 0.30 0.38
A18 3.02 0.37 0.46
A Total 18.10
B1 2.13 0.54 0.67
B2 1.30 0.79 0.99
B3 1.07 0.72 0.90
B4 1.32 0.89 1.00
B5 0.50 0.88 1.00
B6 0.52 0.94 1.00
B7 0.27 0.85 1.00
B8 0.40 0.80 1.00
B9 2.29 0.85 1.00
B10 0.48 0.69 0.87
B11 2.47 0.78 0.98
B12 0.41 0.26 0.33
B13 0.38 0.89 1.00
B14 0.36 0.87 1.00
B15 0.89 0.84 1.00
B16 0.54 0.93 1.00
B17 0.35 0.84 1.00
B18 0.43 0.70 0.87
B19 0.43 0.72 0.90
B20 2.94 0.36 0.45
B Total 19.48
C1 1.30 0.48 0.60
C2 0.14 0.53 0.67
C3 0.83 0.25 0.31
C4 0.25 0.70 0.88
C5 1.15 0.73 0.91
C Total 3.67
D1 0.58 0.46 0.58
D2 0.65 0.89 1.00
D3 1.30 0.25 0.31
D4 0.16 0.61 0.76
D5 0.43 0.87 1.00
D6 0.10 0.70 0.87
D7 0.09 0.73 0.92
D8 0.72 0.63 0.78
D9 0.61 0.83 1.00
D10 0.16 0.65 0.81
D11 0.88 0.89 1.00
D12 0.76 0.87 1.00
D13 0.28 0.67 0.83
D14 2.50 0.31 0.39
D15 0.44 0.72 0.90
D Total 9.65
4
E1 0.48 0.28 0.35
E2 0.66 0.82 1.00
E3 1.55 0.85 1.00
E4 1.95 0.84 1.00
E5 0.58 0.76 0.95
E6 0.56 0.83 1.00
E7 0.75 0.83 1.00
E8 0.60 0.75 0.93
E9 0.39 0.71 0.89
E10 0.24 0.81 1.00
E Total 7.79
Overall 58.69
No outside sources of pollution currently exist on this site. Potential pollutant sources brought
onto the site during construction will be discussed (along with spill prevention) below. The
anticipated non-stormwater components of discharge with this project are landscape irrigation
return flows. Runoff from the site will flow toward the detention ponds and through the below
grade infiltration galleries and then be conveyed through a storm pipe network to the existing
North East College Corridor Outfall (NECCO) storm drain system in Suniga Road.
5
BMPS FOR STORMWATER POLLUTION PREVENTION
EROSION AND SEDIMENT CONTROLS
STRUCTURAL PRACTICES: Structural practices for the site will consist mainly of vehicle tracking
pads, concrete washout areas, temporary sediment basins at the proposed infiltration gallery
outlet structures and rain gardens, inlet protection, silt fencing, and sediment control logs
which are described in detail in the following paragraphs. Detail drawings of these BMPs are
also included in Appendix A. These BMPs are expected to change as the construction
progresses and it is the responsibility of the contractor to ensure appropriate BMPs are in place
and/or removed at the appropriate time in the construction sequence. All temporary and
permanent erosion and sediment control practices must be maintained and repaired as needed
to assure continued performance of their intended function. All BMPs shall be inspected and
repaired or replaced as described further in this report and as required to satisfy the conditions
of the Permit.
Project is anticipated to be constructed in two phases, with Phase 1 representing the majority
of the site area including Suniga Road, Lemay Avenue and all storm drainage and detention
facilities. Phase 2 includes the area south of Suniga Road and west of Pond D, refer to the plans
for phase limits.
Vehicle tracking pads are intended to trap mud and sediment within coarse grain material and
provide clean access to public roadways. Wherever construction vehicle access routes intersect
paved public roads a vehicle tracking control pad shall be installed to minimize the transport of
sediment (mud) by runoff or vehicles tracking onto the paved surface. Pads shall be maintained
and refurbished when necessary to obtain their intended result.
Concrete washout area is intended to contain washout liquids and solids that result from the
cleaning of concrete trucks and pumps. Washouts should be placed near the area where the
concrete is being poured and 50 ft from any stormwater or drainage course.
Three below grade infiltration galleries are proposed for the site to meet Low Impact
Development requirements for water quality treatment. These galleries are located in Ponds
A2, B2, & B3. In addition to their function as treatment facilities, the galleries will be
constructed with a surrounding underdrain set 12” below the bottom of the infiltration
chambers that serve as part of the permanent groundwater dewatering system for the site. As
such, the galleries, outlet structures, and underdrains will need to be installed early in the
6
construction sequence. To protect the chambers from sedimentation during construction, the
outlet pipe to the galleries will be blocked and a temporary opening provided in the outlet
structure for flows to bypass. Additionally, a temporary sediment basin will be constructed
around the outlet structures to facilitate sediment removal prior to entering structure. When
contributing areas are stabilized, outlet pipe to the galleries will be unblocked and temporary
opening grouted.
Rain gardens will also be utilized on this site for LID treatment. Rain gardens are to be installed
at the conclusion of construction activities and concurrent with landscape installation.
Necessary erosion control protection will be placed to minimize risk of native soils migrating to
the rain garden growing media. The rain garden grading may be utilized as a sediment trap prior
to the installation of the drainage course and growing media.
Inlet protection, silt fencing, and sediment control logs prevent sediment from entering storm
drainage systems prior to permanent stabilization of the disturbed site area via ponding and
settling of sediment. Sediment control logs or gravel bags shall be placed at existing and
proposed inlets on and near the site as inlet protection. Inlet protection must be inspected and
maintained after every rainfall event that produces runoff. Sediment must be removed and
rocks replaced. Silt fencing and sediment control logs will also be used as perimeter protection
at the toe of slopes and landscaped areas. Silt fencing and sediment control logs shall be
installed immediately upon completion of over-lot grading.
NON-STRUCTURAL PRACTICES: All low sloped areas 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.
All steep sloped areas exposed during land disturbing activity (stripping, grading, utility
installations, stockpiling, filling, etc.) shall have slope protection. The contractor shall use a
"tracked" vehicle, run perpendicular to slope so that the tracking runs on the contour to inhibit
rill/gully erosion; the contractor may use other windrow-type methods as necessary.
No soil shall remain exposed by land disturbing activity for more than thirty (30) days. At that
time temporary or permanent erosion control seed/mulch, landscaping, etc. is required.
Additional Non-Structural Practices are strongly encouraged such as minimizing the disturbance
of soils and vegetation, providing educational materials on disposal /recycling, spill prevention /
7
clean up, identification and elimination of illicit discharges, promotion of street sweeping and
the development of public education programs.
THE CONTRACTOR SHALL ADD ANY AND ALL BMP’S AND DETAILS NEEDED FOR
SEDIMENT/EROSION CONTROL.
MATERIALS HANDLING AND SPILL PREVENTION
Potential impacts from significant materials and their handling are as follows:
Chemicals, cleaning substances, and petroleum products related to the construction will be
stored within the construction trailer or storage shed where it will not be in contact with
precipitation. No storage of these materials will be allowed outside.
Fueling and maintenance of equipment shall take place at the construction staging area.
Fueling will be accomplished with fueling trucks on an as needed basis. Absorbent (kitty litter)
will be in the construction trailer and applied on any spill immediately and the dry material
disposed of properly and legally.
All construction waste shall be disposed of in the available dumpsters throughout the workday.
Liquid wastes will be hauled off site and disposed of properly and legally.
Any cleaning or maintenance of small equipment will be required to be done within a
containment device (horse trough or small “kiddy pool”) and the liquid disposed of properly
and legally.
In the event of any spill, the SWMP Administrator shall be immediately notified.
Spills can be broken into three categories. Their definitions and the procedures required to
address the spills are as follow:
MINOR SPILL – A spill generally of less than 5 gallons which is unlikely to reach adjacent waters
(i.e. equipment leak).
Procedure:
a. Stop the source of the spill.
b. Contain the spillage.
c. Contact the SWMP Administrator.
d. Clean up the spill with on-site absorbent material (kitty litter)
e. Dispose of the dry material properly or legally.
f. Document the spill and the response in the SWMP including dates and times –
verify that the pollutants are completely cleaned up.
g. Include incident in the following training meeting.
8
h. Provide information to the City of Fort Collins at the next regular inspection.
i.
SIGNIFICANT SPILL – A spill of pollutants or oils of any size that will likely or has reached
adjacent waters, may endanger health or the environment, or which may exceed a water
quality standard.
Procedure:
a. Stop the source of the spill.
b. Contain the spillage.
c. Contact the SWMP Administrator.
d. Clean up the spill with on-site absorbent material (kitty litter)
e. Dispose of the dry material properly or legally.
f. Document the spill and the response in the SWMP – verify that the pollutants
are completely cleaned up.
g. Notify the City of Fort Collins (970) 221-6700 and the Colorado Department of
Public Health and Environment spill reporting line (877) 518-5608 of the spill.
h. Notify the same two entities above with a written submission (outlined within
the permit) within 5 calendar days.
i. Include incident in the following training meeting.
HAZARDOUS SPILL – A spill of a dangerous substance requiring expert cleanup.
Procedure:
a. Secure the area – do not approach the spill.
b. Offer first aid to any injured parties.
c. Call 911 and describe the nature of the spill and any injuries.
d. If possible, isolate downstream areas from the spill (for example, cover an inlet
that is downstream and a safe distance from the spill with plastic and soil).
e. Contact the SWMP Administrator.
f. Document the spill and the response in the SWMP
g. Notify the City of Fort Collins (970) 221-6700 and the Colorado Department of
Public Health and Environment spill reporting line (877) 518-5608 of the spill.
h. Notify the same two entities above with a written submission (outlined within
the permit) within 5 calendar days.
i. Include incident in the following training meeting.
9
STORMWATER MANAGEMENT CONTROLS
SWMP ADMINISTRATOR
The Local Contact and SWMP Administrator is (INSERT CONTACT NAME, POSITION, COMPANY,
and PHONE NUMBER).
(INSERT CONTACT) will be responsible for developing, implementing, maintaining, and revising
the SWMP. (INSERT CONTACT) will also be responsible for required inspections and
coordinating and documenting changes or repairs resulting from inspections. (INSERT
CONTACT) will be responsible for the training and enforcement aspects of the SWMP and he is
the first point of contact for any stormwater issues.
IDENTIFICATION OF POTENTIAL POLLUTION SOURCES
The permit identifies 13 potential sources that must be evaluated for their potential to
contribute pollutants to stormwater discharge. These items have been evaluated below for this
project:
1. Disturbed and stored soil – YES – The construction will require that areas be
disturbed exposing soil including foundation construction, paving and repaving,
slope construction, and utility installation, and demolition required as shown on
the plans. BMPs will include silt fence and sediment control logs and inlet
protection on existing and proposed inlets, minimizing disturbance of existing
vegetation and hard surfaces, and slope roughening and tracking of slopes after
disturbance and prior to landscaping, paving, or building will be implemented.
2. Vehicle tracking of sediment – YES – The construction will require that subgrade
be prepared for pavement and that vehicles drive on unpaved surfaces to the
proposed buildings and utility improvement locations. BMPs will include a policy
that vehicles be clean prior to entering the site and, if they become muddy
during construction or earthwork activities, mud is removed by hand from the
vehicle prior to departing the site in an area near the vehicle tracking pad. Any
soil that is tracked from the site is to be disposed of in the trash dumpster by
sweeping or scraping the material off the street. Any muddy vehicle will use the
vehicle tracking pad prior to leaving the site.
3. Management of contaminated soil – NO – To our knowledge, there is not any
existing soil contamination on-site.
4. Loading and unloading operations – YES – Chemicals and petroleum products
will be brought to the site. Anytime these are being transported, they will be in
a sealed container.
5. Outdoor storage activities – YES – Inert materials such as wood and stone will be
stored outside and will likely be covered with tarps or plastic but are not
pollutant sources and are not covered by the permit. Chemicals and petroleum
10
products will be stored within the construction trailer or storage shed. Cement
and mortar bags (if not contained in a vehicle or storage shed) will be completely
covered with plastic to avoid contact with precipitation.
6. Vehicle and equipment maintenance and fueling – YES – Vehicle maintenance
and fueling, associated with construction of the proposed improvements, will
take place. No fuel will be stored on site.
7. Significant dust or particulate generating processes – YES – Most of the 58 acre
site will be exposed from the over-lot grading of the project. In order to control
the dust or particulate generating process a water truck or similar watering
device will be available at all times. The disturbed ground will be watered as
needed to control dust from leaving the site. The area of heavy construction is
very limited and none of the operations are expected to generate significant
dust. All dust control measures shall be completed in reference to the City’s
Fugitive Dust Ordinance (Ordinance No. 044, 2016) and Dust Prevention and
Control Manual.
8. Routine maintenance activities involving fertilizers, pesticides, detergents, fuels,
solvents, oils, etc. – YES – Fertilizers and pesticides will not be used. Any
cleaning or maintenance of small equipment will be required to be done within a
containment device (horse trough or small “kiddy pool” and the liquid disposed
of properly and legally.
9. On-site waste management – YES – The building and site construction will result
in construction waste. A dumpster for trash and a dumpster for bulk recycling
will be on the site. Waste will be hauled to the dumpsters by hand or in loaders.
Dumpsters will be hauled off as needed. No construction waste will be left
outside overnight without being located in a dumpster. No construction debris
(including broken concrete) may be buried on the site.
10. Concrete truck/equipment washing – YES – A concrete washout will be provided
on site. This will be used for trucks and for any masonry / concrete tools.
11. Dedicated asphalt of concrete batch plants – NO – None on this project.
12. Non-structural waste sources such as worker trash and portable toilets – YES –
Trash dumpster will be available for worker’s trash and will be located near the
construction trailer and emptied weekly. Portable toilets will be staked on site
near the construction trailer.
13. Other areas where potential spills can occur – NO – The above 12 items are
adequate for the anticipated construction process.
CONTRACTOR TO UPDATE THE ABOVE INFORMATION WITH EXACT LOCATIONS OF THE CONSTRUCTION
TRAILER, VEHICLE TRACKING PAD, CONCRETE WASHOUT, DUMPSTERS, AND PORTABLE TOILETS PRIOR
TO COMMENCEMENT OF CONSTRUCTION AND UPDATED AS NECESSARY THROUGHOUT THE
CONSTRUCTION SEQUENCE.
11
FINAL STABILIZATION AND LONG-TERM STORMWATER
MANAGEMENT
Final stabilization shall be considered achieved once all proposed site improvements are in
place, all vegetation is established as identified on the landscape plan, all temporary BMPs are
removed, and the downstream conveyances are inspected and certified to be clean and free
from any construction debris resulting from the construction. Areas controlled by grass sod will
be considered established upon the completion of the sod installation. Areas of seeding will be
considered established at a vegetative density of 70%.
After stabilization, there are no other long term, permanent BMPs proposed within the site
other than routine maintenance of the site (landscape mowing, permeable paver maintenance,
pavement maintenance, etc.).
12
INSPECTION AND MAINTENANCE
Site inspections will be performed to effectively address maintenance, repair, and adequacy of
BMPs. The site inspections will be performed by the SWMP Administrator or his designee a
minimum of once every fourteen (14) calendar days on active construction sites and within 24
hours after a significant storm event (event causing erosion). As part of the site inspections the
inspector will keep documentation of all inspections and BMP maintenance, including updated
Site Maps indicating new BMPs or the removal of BMPs since the previous inspection. Blank
Site Maps will be utilized and will be redlined by the SWMP Administrator throughout
construction to note all BMPs, pollutant sources, storage locations, etc.
Any maintenance, repair, or necessary installation of BMPs that are noted during the inspection
must begin immediately. The modifications shall be noted in the SWMP and the action taken as
a result of the inspection shall be noted and certified on or attached to the original inspection
report (date and time that the repair or change was started and finished and a certification that
it was done properly).
13
SWMP IMPLEMENTATION
It is the responsibility of the contractor to operate and maintain all facilities and systems of
treatment and control which are installed to achieve compliance with the conditions of the
permit. This includes effective performance, adequate funding, adequate staffing and training,
etc. (see permit).
All personnel on the construction site who will be in a position to affect or be affected by the
SWMP shall be trained prior to beginning work. These individuals will be given general
orientation information regarding the project and SWMP, shown where the SWMP is physically
located, the SWMP will be explained to them and available for their review, and the
enforcement policy will be reviewed. Throughout the construction, as a part of a weekly safety
meeting, the SWMP will be reviewed with all attendees and any incidents discussed. All
attendees shall be logged.
14
APPENDIX
Appendix A – BMP Details
Appendix B – Vicinity Map, Phasing Plan, and Drainage & Erosion Control Plans
Appendix C – Construction Sequence
Appendix D – Erosion Control Escrow Calculation
Appendix E – Soil Information
Appendix A
APPENDIX A – BMP DETAILS
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
NO. REVISION BY DATE
HIGHLAND
DEVELOPMENT SERVICES
6355 FAIRGROUNDS AVENUE, SUITE 100 | WINDSOR, CO 80550
PHONE: 970.674.7550 | FAX: 970.674.7568 | www.Highland-DS.com
PREPARED BY OR UNDER THE
DIRECT SUPERVISION OF:
FOR AND ON BEHALF OF HIGHLAND
DEVELOPMENT SERVICES
REVIEW SET
NOT FOR
CONSTRUCTION
SHEET OF
DRAWN BY
CHECKED BY
DATE
SCALE (H)
HDS PROJECT #
SCALE (V)
NORTHFIELD
EROSION CONTROL DETAILS
6/26/19
N/A
N/A
JTC
JTC
18-1000-00
----
86 95
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
NO. REVISION BY DATE
HIGHLAND
DEVELOPMENT SERVICES
6355 FAIRGROUNDS AVENUE, SUITE 100 | WINDSOR, CO 80550
PHONE: 970.674.7550 | FAX: 970.674.7568 | www.Highland-DS.com
PREPARED BY OR UNDER THE
DIRECT SUPERVISION OF:
FOR AND ON BEHALF OF HIGHLAND
DEVELOPMENT SERVICES
REVIEW SET
NOT FOR
CONSTRUCTION
SHEET OF
DRAWN BY
CHECKED BY
DATE
SCALE (H)
HDS PROJECT #
SCALE (V)
NORTHFIELD
EROSION CONTROL DETAILS
6/26/19
N/A
N/A
JTC
JTC
18-1000-00
----
87 95
Appendix B
APPENDIX B – VICINITY MAP AND DRAINAGE & EROSION CONTROL PLANS
E. SUNIGA ROAD
COLLAMER DRIVE
PIONEER TRAIL ROAD
SCHLAGEL STREET
LANDMARK WAY
REDWOOD STREET
STEELEY DRIVE
DRY CREEK
PHASE 2
PHASE 1
NECCO A4 LATERAL
TO BE BUILT W/ PHASE 1
N. LEMAY AVENUE
PHASE 3
LEMAY TO BE COMPLETED
ONCE OVERPASS IS COMPLETE
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
0
100'
100 50 100 200
SCALE: 1" =
N
W E
S
CALL UTILITY NOTIFICATION
CENTER OF COLORADO
CALL 2-BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
Know Call what'sbelow. before you dig.
R
NO. REVISION BY DATE
HIGHLAND
DEVELOPMENT SERVICES
6355 FAIRGROUNDS AVENUE, SUITE 100 | WINDSOR, CO 80550
PHONE: 970.674.7550 | FAX: 970.674.7568 | www.Highland-DS.com
PREPARED BY OR UNDER THE
DIRECT SUPERVISION OF:
FOR AND ON BEHALF OF HIGHLAND
AE
AG
AH
AG
AE
AH
AF
LAKE CANAL DITCH
MATCHLINE
SEE SHEET 14
MATCHLINE
SEE SHEET 13
N. LEMAY AVENUE
COLLAMER DRIVE
PIONEER TRAIL ROAD
LANDMARK
WAY
Tract F
(Drainage,
Utility, & Private
Access
Easement)
Tract A
(Drainage, Utility, &
Private Access
Easement)
SCHLAGEL STREET
4956.38 FEET
STA: 139+11
4956.38 FEET
STA: 139+11
4954.08 FEET
STA:
127+80
4954.08 FEET
STA:
127+80
4952.98 FEET
STA:
122+37
4951.84 FEET
STA: 118+01
4951.84 FEET
STA:
118+01
Block 2 Block 1
Block 3
Block 7 Block 6
Block 5
Block 8
Block 14
Block 22
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
AH
AI AI
AJ
AJ
AK
AI
AH
LAKE CANAL DITCH
DRY CREEK
E. SUNIGA ROAD
MATCHLINE
SEE SHEET 12
MATCHLINE
SEE SHEET 14
STEELEY DRIVE
REDWOOD STREET
Tract S
(Drainage, Utility, &
Private Access
Easement)
Tract N
(Drainage, Utility, &
Private Access
Easement)
Tract U
(Drainage, Utility,
& Private Access
Easement)
4956.38 FEET
STA: 139+11
4960.48 FEET
STA: 144+91
4960.48 FEET
STA: 144+91
4960.77 FEET
STA: 147+32
4961.25 FEET
STA: 149+48
4956.38 FEET
STA: 139+11
A
A
B
B
Block 21
Lot 1
Lot 1
Lot 2
Lot 3
Lot 4
Block 20
Pond C
Tract T
(Drainage, Utility,
& Private Access
Easement)
KEY MAP
NTS
N
W E
AE
AF
AG
E. SUNIGA ROAD
MATCHLINE
SEE SHEET 12
MATCHLINE
SEE SHEET 13
LANDMARK WAY
N. LEMAY AVENUE
RAIN
GARDEN
D1
Tract W
(Drainage, Utility, &
Private Access Easement)
Tract T
(Drainage, Utility,
& Private Access
Easement)
Tract H
(Drainage, Utility, &
Private Access
Easement)
Tract V
(Drainage, Utility, &
Private Access Easement)
4954.08 FEET
STA: 127+80
4952.98 FEET
STA:
122+37
4951.84 FEET
STA:
118+01
FUTURE
SUNIGA
ROAD
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Block 20
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Block 16
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
NO. REVISION BY DATE
HIGHLAND
DEVELOPMENT SERVICES
6355 FAIRGROUNDS AVENUE, SUITE 100 | WINDSOR, CO 80550
PHONE: 970.674.7550 | FAX: 970.674.7568 | www.Highland-DS.com
PREPARED BY OR UNDER THE
DIRECT SUPERVISION OF:
FOR AND ON BEHALF OF HIGHLAND
DEVELOPMENT SERVICES
REVIEW SET
NOT FOR
CONSTRUCTION
SHEET OF
DRAWN BY
CHECKED BY
DATE
SCALE (H)
HDS PROJECT #
SCALE (V)
NORTHFIELD
DRAINAGE DETAILS
8/28/19
N/A
N/A
JTC
JTC
18-1000-00
----
95 98
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
MODIFIED TYPE D INLET DETAIL
RAIN GARDEN D1
RAIN GARDEN B1
RAIN GARDEN FOREBAY DETAILS
Appendix C
APPENDIX C – CONSTRUCTION SEQUENCE
(Construction Phases) Mobilization Demolition Grading
Utilities
Installation
Flat work
Installation
Vertical
Installation Landscape Demobilization
Best Management Practices (BMPs)
Structural "Installation"
Silt Fence Barriers*
Contour Furrows (Ripping / Disking)
Sediment Trap / Filter*
Vehicle Tracking Pad*
Flow Barriers (Wattles)*
Inlet protection* Any prior inlets that could use protecting
Rock Bags* Any prior inlets that could use protecting
Terracing
Rip Rap
Collecting Asphalt / Concrete Saw Cutting Waste
*All BMPs to be Removed once Construction is Complete,
with the exception of silt fencing, which shall remain in
place until seeded areas are established.
Vegetative
Temporary Seeding Planting Any time the site will sit dorment longer than 30 Days.
Mulching/Sealant Any time the site will sit dorment longer than 30 Days.
Permanent Seeding Planting
Sod Installation
Rolled Products : Netting/Blankets/Mats Any time the site will sit dorment longer than 30 Days.
Appendix D
APPENDIX D – EROSION CONTROL ESCROW CALCULATION
8/28/2019
Project: Disturbed Acres: 51.20
EROSION CONTROL BMPs Units
Estimated
Quantity
Unit
Price
Total
Price
L.F. 4500 $2.50 $11,250.00
each 40 $150.00 $6,000.00
L.F. 1200 $2.00 $2,400.00
each 2 $500.00 $1,000.00
each 27 $300.00 $8,100.00
each 6 $800.00 $4,800.00
LS 1 $7,500.00 $7,500.00
Sub-Total: $41,050.00
1.5 x Sub-Total: $61,575.00
Amount of security: $61,575.00
AC 51.2 $2,000.00 $102,400.00
Sub-Total: $102,400.00
1.5 x Sub-Total: $153,600.00
Amount to Re-seed: $153,600.00
Minimum escrow amount: $3,000.00
Erosion Control Escrow: $153,600.00
Miniumum Escrow Amount
Northfield Subdivision - PHASE 1
Seeding
“The amount of the security must be based on one and one-half times the estimate of the cost to install the approved measures, or one and one-half times
the cost to re-vegetate the disturbed land to dry land grasses based upon unit cost determined by the City's Annual Revegetation and Stabilization Bid,
whichever is greater. In no instance, will the amount of security be less than one thousand five hundred dollars ($1,500) for residential development or
three thousand dollars ($3,000) for commercial development”
Rock Sock
Vehicle Tracking Control Pad
Final Escrow Amount (Maximum between BMP, Reseeding and Minimum Escrow)
Outlet Protection
Erosion and Sediment Control Escrow/Security Calculation
for The City of Fort Collins
BMP Amount
Silt Fence
Inlet Protection
Street Sweeping and Cleaning
Reseeding Amount
Sediment Control Log
8/28/2019 11:12 AM G:\Projects\18-1000-00 Northfield\03 Design Documents\Drainage\EC Report\Northfield Erosion Control Escrow (2019-6-25).xls
8/28/2019
Project: Disturbed Acres: 6.80
EROSION CONTROL BMPs Units
Estimated
Quantity
Unit
Price
Total
Price
L.F. 1000 $2.50 $2,500.00
each 30 $150.00 $4,500.00
L.F. 500 $2.00 $1,000.00
each 1 $500.00 $500.00
each 10 $300.00 $3,000.00
each 2 $800.00 $1,600.00
LS 1 $2,500.00 $2,500.00
Sub-Total: $15,600.00
1.5 x Sub-Total: $23,400.00
Amount of security: $23,400.00
AC 6.8 $2,000.00 $13,600.00
Sub-Total: $13,600.00
1.5 x Sub-Total: $20,400.00
Amount to Re-seed: $20,400.00
Minimum escrow amount: $3,000.00
Erosion Control Escrow: $23,400.00
Seeding
Miniumum Escrow Amount
Final Escrow Amount (Maximum between BMP, Reseeding and Minimum Escrow)
“The amount of the security must be based on one and one-half times the estimate of the cost to install the approved measures, or one and one-half times
the cost to re-vegetate the disturbed land to dry land grasses based upon unit cost determined by the City's Annual Revegetation and Stabilization Bid,
whichever is greater. In no instance, will the amount of security be less than one thousand five hundred dollars ($1,500) for residential development or
three thousand dollars ($3,000) for commercial development”
Vehicle Tracking Control Pad
Inlet Protection
Outlet Protection
Street Sweeping and Cleaning
Reseeding Amount
Erosion and Sediment Control Escrow/Security Calculation
for The City of Fort Collins
Northfield Subdivision - PHASE 2
BMP Amount
Silt Fence
Rock Sock
Sediment Control Log
8/28/2019 11:12 AM G:\Projects\18-1000-00 Northfield\03 Design Documents\Drainage\EC Report\Northfield Erosion Control Escrow (2019-6-25).xls
Appendix E
APPENDIX E – SOIL INFORMATION
Hydrologic Soil Group—Larimer County Area, Colorado
(NorthField)
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
12/6/2017
Page 1 of 4
4494130 4494220 4494310 4494400 4494490 4494580 4494670
4494130 4494220 4494310 4494400 4494490 4494580 4494670
494350 494440 494530 494620 494710 494800 494890 494980 495070 495160
494350 494440 494530 494620 494710 494800 494890 494980 495070 495160
40° 36' 11'' N
105° 4' 2'' W
40° 36' 11'' N
105° 3' 23'' W
40° 35' 52'' N
105° 4' 2'' W
40° 35' 52'' N
105° 3' 23'' W
N
Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 13N WGS84
0 200 400 800 1200
Feet
0 50 100 200 300
Meters
Map Scale: 1:4,140 if printed on A landscape (11" x 8.5") sheet.
Soil Map may not be valid at this scale.
MAP LEGEND MAP INFORMATION
Area of Interest (AOI)
Area of Interest (AOI)
Soils
Soil Rating Polygons
A
A/D
B
B/D
C
C/D
D
Not rated or not available
Soil Rating Lines
A
A/D
B
B/D
C
C/D
D
Not rated or not available
Soil Rating Points
A
A/D
B
B/D
C
C/D
D
Not rated or not available
Water Features
Streams and Canals
Transportation
Rails
Interstate Highways
US Routes
Major Roads
Local Roads
Background
Aerial Photography
The soil surveys that comprise your AOI were mapped at
1:24,000.
Warning: Soil Map may not be valid at this scale.
Enlargement of maps beyond the scale of mapping can cause
misunderstanding of the detail of mapping and accuracy of soil
line placement. The maps do not show the small areas of
contrasting soils that could have been shown at a more detailed
scale.
Please rely on the bar scale on each map sheet for map
measurements.
Source of Map: Natural Resources Conservation Service
Web Soil Survey URL:
Coordinate System: Web Mercator (EPSG:3857)
Maps from the Web Soil Survey are based on the Web Mercator
projection, which preserves direction and shape but distorts
distance and area. A projection that preserves area, such as the
Albers equal-area conic projection, should be used if more
accurate calculations of distance or area are required.
This product is generated from the USDA-NRCS certified data as
Hydrologic Soil Group
Map unit symbol Map unit name Rating Acres in AOI Percent of AOI
64 Loveland clay loam, 0 to
1 percent slopes
C 11.9 20.9%
73 Nunn clay loam, 0 to 1
percent slopes
C 16.6 29.2%
76 Nunn clay loam, wet, 1
to 3 percent slopes
C 28.3 49.9%
Totals for Area of Interest 56.7 100.0%
Description
Hydrologic soil groups are based on estimates of runoff potential. Soils are
assigned to one of four groups according to the rate of water infiltration when the
soils are not protected by vegetation, are thoroughly wet, and receive
precipitation from long-duration storms.
The soils in the United States are assigned to four groups (A, B, C, and D) and
three dual classes (A/D, B/D, and C/D). The groups are defined as follows:
Group A. Soils having a high infiltration rate (low runoff potential) when
thoroughly wet. These consist mainly of deep, well drained to excessively
drained sands or gravelly sands. These soils have a high rate of water
transmission.
Group B. Soils having a moderate infiltration rate when thoroughly wet. These
consist chiefly of moderately deep or deep, moderately well drained or well
drained soils that have moderately fine texture to moderately coarse texture.
These soils have a moderate rate of water transmission.
Group C. Soils having a slow infiltration rate when thoroughly wet. These consist
chiefly of soils having a layer that impedes the downward movement of water or
soils of moderately fine texture or fine texture. These soils have a slow rate of
water transmission.
Group D. Soils having a very slow infiltration rate (high runoff potential) when
thoroughly wet. These consist chiefly of clays that have a high shrink-swell
potential, soils that have a high water table, soils that have a claypan or clay
layer at or near the surface, and soils that are shallow over nearly impervious
material. These soils have a very slow rate of water transmission.
If a soil is assigned to a dual hydrologic group (A/D, B/D, or C/D), the first letter is
for drained areas and the second is for undrained areas. Only the soils that in
their natural condition are in group D are assigned to dual classes.
Hydrologic Soil Group—Larimer County Area, Colorado NorthField
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
12/6/2017
Page 3 of 4
Rating Options
Aggregation Method: Dominant Condition
Component Percent Cutoff: None Specified
Tie-break Rule: Higher
Hydrologic Soil Group—Larimer County Area, Colorado NorthField
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
12/6/2017
Page 4 of 4
K Factor, Whole Soil—Larimer County Area, Colorado
(Northfield)
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
6/25/2019
Page 1 of 3
4494130 4494220 4494310 4494400 4494490 4494580 4494670
4494130 4494220 4494310 4494400 4494490 4494580 4494670
494340 494430 494520 494610 494700 494790 494880 494970 495060 495150
494340 494430 494520 494610 494700 494790 494880 494970 495060 495150
40° 36' 10'' N
105° 4' 2'' W
40° 36' 10'' N
105° 3' 24'' W
40° 35' 52'' N
105° 4' 2'' W
40° 35' 52'' N
105° 3' 24'' W
N
Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 13N WGS84
0 150 300 600 900
Feet
0 50 100 200 300
Meters
Map Scale: 1:4,090 if printed on A landscape (11" x 8.5") sheet.
Soil Map may not be valid at this scale.
MAP LEGEND MAP INFORMATION
Area of Interest (AOI)
Area of Interest (AOI)
Soils
Soil Rating Polygons
.02
.05
.10
.15
.17
.20
.24
.28
.32
.37
.43
.49
.55
.64
Not rated or not available
Soil Rating Lines
.02
.05
.10
.15
.17
.20
.24
.28
.32
.37
.43
.49
.55
.64
Not rated or not available
Soil Rating Points
.02
.05
.10
.15
.17
.20
.24
.28
.32
.37
.43
.49
.55
.64
Not rated or not available
Water Features
Streams and Canals
Transportation
Rails
Interstate Highways
US Routes
Major Roads
Local Roads
K Factor, Whole Soil
Map unit symbol Map unit name Rating Acres in AOI Percent of AOI
64 Loveland clay loam, 0 to
1 percent slopes
.20 11.3 20.2%
73 Nunn clay loam, 0 to 1
percent slopes
.32 16.8 30.0%
76 Nunn clay loam, wet, 1
to 3 percent slopes
.24 27.7 49.7%
Totals for Area of Interest 55.7 100.0%
Description
Erosion factor K indicates the susceptibility of a soil to sheet and rill erosion by
water. Factor K is one of six factors used in the Universal Soil Loss Equation
(USLE) and the Revised Universal Soil Loss Equation (RUSLE) to predict the
average annual rate of soil loss by sheet and rill erosion in tons per acre per
year. The estimates are based primarily on percentage of silt, sand, and organic
matter and on soil structure and saturated hydraulic conductivity (Ksat). Values of
K range from 0.02 to 0.69. Other factors being equal, the higher the value, the
more susceptible the soil is to sheet and rill erosion by water.
"Erosion factor Kw (whole soil)" indicates the erodibility of the whole soil. The
estimates are modified by the presence of rock fragments.
Rating Options
Aggregation Method: Dominant Condition
Component Percent Cutoff: None Specified
Tie-break Rule: Higher
Layer Options (Horizon Aggregation Method): Surface Layer (Not applicable)
K Factor, Whole Soil—Larimer County Area, Colorado Northfield
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
6/25/2019
Page 3 of 3
Wind Erodibility Group—Larimer County Area, Colorado
(Northfield)
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
6/25/2019
Page 1 of 3
4494130 4494220 4494310 4494400 4494490 4494580 4494670
4494130 4494220 4494310 4494400 4494490 4494580 4494670
494340 494430 494520 494610 494700 494790 494880 494970 495060 495150
494340 494430 494520 494610 494700 494790 494880 494970 495060 495150
40° 36' 10'' N
105° 4' 2'' W
40° 36' 10'' N
105° 3' 24'' W
40° 35' 52'' N
105° 4' 2'' W
40° 35' 52'' N
105° 3' 24'' W
N
Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 13N WGS84
0 150 300 600 900
Feet
0 50 100 200 300
Meters
Map Scale: 1:4,090 if printed on A landscape (11" x 8.5") sheet.
Soil Map may not be valid at this scale.
MAP LEGEND MAP INFORMATION
Area of Interest (AOI)
Area of Interest (AOI)
Soils
Soil Rating Polygons
1
2
3
4
4L
5
6
7
8
Not rated or not available
Soil Rating Lines
1
2
3
4
4L
5
6
7
8
Not rated or not available
Soil Rating Points
1
2
3
4
4L
5
6
7
8
Not rated or not available
Water Features
Streams and Canals
Transportation
Rails
Interstate Highways
US Routes
Major Roads
Local Roads
Background
Aerial Photography
The soil surveys that comprise your AOI were mapped at
1:24,000.
Warning: Soil Map may not be valid at this scale.
Enlargement of maps beyond the scale of mapping can cause
misunderstanding of the detail of mapping and accuracy of soil
line placement. The maps do not show the small areas of
contrasting soils that could have been shown at a more detailed
scale.
Please rely on the bar scale on each map sheet for map
measurements.
Source of Map: Natural Resources Conservation Service
Web Soil Survey URL:
Coordinate System: Web Mercator (EPSG:3857)
Wind Erodibility Group
Map unit symbol Map unit name Rating Acres in AOI Percent of AOI
64 Loveland clay loam, 0 to
1 percent slopes
6 11.3 20.2%
73 Nunn clay loam, 0 to 1
percent slopes
6 16.8 30.0%
76 Nunn clay loam, wet, 1
to 3 percent slopes
6 27.7 49.7%
Totals for Area of Interest 55.7 100.0%
Description
A wind erodibility group (WEG) consists of soils that have similar properties
affecting their susceptibility to wind erosion in cultivated areas. The soils
assigned to group 1 are the most susceptible to wind erosion, and those
assigned to group 8 are the least susceptible.
Rating Options
Aggregation Method: Dominant Condition
Component Percent Cutoff: None Specified
Tie-break Rule: Lower
Wind Erodibility Group—Larimer County Area, Colorado Northfield
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
6/25/2019
Page 3 of 3
Maps from the Web Soil Survey are based on the Web Mercator
projection, which preserves direction and shape but distorts
distance and area. A projection that preserves area, such as the
Albers equal-area conic projection, should be used if more
accurate calculations of distance or area are required.
This product is generated from the USDA-NRCS certified data as
of the version date(s) listed below.
Soil Survey Area: Larimer County Area, Colorado
Survey Area Data: Version 13, Sep 10, 2018
Soil map units are labeled (as space allows) for map scales
1:50,000 or larger.
Date(s) aerial images were photographed: Aug 11, 2018—Aug
12, 2018
The orthophoto or other base map on which the soil lines were
compiled and digitized probably differs from the background
imagery displayed on these maps. As a result, some minor
shifting of map unit boundaries may be evident.
Wind Erodibility Group—Larimer County Area, Colorado
(Northfield)
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
6/25/2019
Page 2 of 3
Background
Aerial Photography
The soil surveys that comprise your AOI were mapped at
1:24,000.
Warning: Soil Map may not be valid at this scale.
Enlargement of maps beyond the scale of mapping can cause
misunderstanding of the detail of mapping and accuracy of soil
line placement. The maps do not show the small areas of
contrasting soils that could have been shown at a more detailed
scale.
Please rely on the bar scale on each map sheet for map
measurements.
Source of Map: Natural Resources Conservation Service
Web Soil Survey URL:
Coordinate System: Web Mercator (EPSG:3857)
Maps from the Web Soil Survey are based on the Web Mercator
projection, which preserves direction and shape but distorts
distance and area. A projection that preserves area, such as the
Albers equal-area conic projection, should be used if more
accurate calculations of distance or area are required.
This product is generated from the USDA-NRCS certified data
as of the version date(s) listed below.
Soil Survey Area: Larimer County Area, Colorado
Survey Area Data: Version 13, Sep 10, 2018
Soil map units are labeled (as space allows) for map scales
1:50,000 or larger.
Date(s) aerial images were photographed: Aug 11, 2018—Aug
12, 2018
The orthophoto or other base map on which the soil lines were
compiled and digitized probably differs from the background
imagery displayed on these maps. As a result, some minor
shifting of map unit boundaries may be evident.
K Factor, Whole Soil—Larimer County Area, Colorado
(Northfield)
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
6/25/2019
Page 2 of 3
of the version date(s) listed below.
Soil Survey Area: Larimer County Area, Colorado
Survey Area Data: Version 12, Oct 10, 2017
Soil map units are labeled (as space allows) for map scales
1:50,000 or larger.
Date(s) aerial images were photographed: Mar 20, 2015—Oct
15, 2016
The orthophoto or other base map on which the soil lines were
compiled and digitized probably differs from the background
imagery displayed on these maps. As a result, some minor
shifting of map unit boundaries may be evident.
Hydrologic Soil Group—Larimer County Area, Colorado
(NorthField)
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
12/6/2017
Page 2 of 4
Lot 8
Block 17
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Block 15
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Block 18
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Block 19
Pond A2
Pond A1
Pond B1
Pond D
Pond D
RAIN
GARDEN
B1
KEY MAP
NTS
N
W E
S
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
0
50'
50 25 50 100
SCALE: 1" =
N
W E
S
CALL UTILITY NOTIFICATION
CENTER OF COLORADO
CALL 2-BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
Know Call what'sbelow. before you dig.
R
NO. REVISION BY DATE
HIGHLAND
DEVELOPMENT SERVICES
6355 FAIRGROUNDS AVENUE, SUITE 100 | WINDSOR, CO 80550
PHONE: 970.674.7550 | FAX: 970.674.7568 | www.Highland-DS.com
PREPARED BY OR UNDER THE
DIRECT SUPERVISION OF:
FOR AND ON BEHALF OF HIGHLAND
DEVELOPMENT SERVICES
REVIEW SET
NOT FOR
CONSTRUCTION
SHEET OF
DRAWN BY
CHECKED BY
DATE
SCALE (H)
HDS PROJECT #
SCALE (V)
NORTHFIELD
DRAINAGE & EROSION CONTROL PLAN
8/28/19
1" = 50'
N/A
KRB
JTC
18-1000-00
----
14 98
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. RAIN GARDENS TO BE INSTALLED AT THE CONCLUSION OF CONSTRUCTION ACTIVITIES AND CONCURRENT WITH LANDSCAPE
INSTALLATION. PLACE NECESSARY EROSION CONTROL PROTECTION TO MINIMIZE RISK OF NATIVE SOILS MIGRATING TO THE RAIN
GARDEN GROWING MEDIA. THE RAIN GARDEN GRADING MAY BE UTILIZED AS A SEDIMENT TRAP PRIOR TO THE INSTALLATION OF THE
DRAINAGE COURSE AND GROWING MEDIA.
9. REFERENCE NORTHFIELD FINAL DRAINAGE REPORT.
10. REFERENCE SHEETS 88 - 89 FOR EROSION CONTROL DETAILS.
11. RETAINING WALL DESIGN AND DETAILS TO BE PROVIDED WITH WALL PERMIT.
12. COORDINATION OF TRAIL LOCATION WITH THE LAKE CANAL DITCH COMPANY IS REQUIRED PRIOR TO DESIGN AND CONSTRUCTION
OF THE REGIONAL RECREATIONAL TRAIL.
FLOODPLAIN NOTES
1. THE CURRENT EFFECTIVE (JUNE 17, 2008) FEMA FLOOD INSURANCE RATE
MAP (FIRM, MAP NUMBERS 08096C0977G & 08069C0981G) DEPICTS THE
100-YR FLOODPLAIN IN SOME AREAS OF THE PROPOSED DEVELOPMENT.
HOWEVER, IT IS ANTICIPATED THAT, AT THE TIME OF BUILDING
CONSTRUCTION ON THE AFFECTED LOTS, THE NORTHEAST COLLEGE
CORRIDOR OUTFALL PROJECT (NECCO) WILL HAVE REMAPPED THE
FLOODPLAIN SUCH THAT THE 100-YR FLOODPLAIN WILL NO LONGER BE
PRESENT ON THE PROPOSED DEVELOPMENT. IT IS ANTICIPATED THAT THE
MAP REVISION WILL BE COMPLETED BY THE END OF 2019.
2. IF THE DEVELOPER DECIDES TO CONSTRUCT STRUCTURES OR OTHER
CONSTRUCTION ELEMENTS IN THE CURRENT EFFECTIVE 100-YR
FLOODPLAIN BEFORE THE REMAPPING EFFORTS ARE COMPLETE AND
DOCUMENTED BY NECCO AND FEMA, IT SHOULD BE NOTED THAT
ADDITIONAL ANALYSIS OF THE BFE IS NECESSARY, AND THE FOLLOWING
NOTES WILL ALSO APPLY:
2.1 FLOODPLAIN USE PERMIT WILL BE REQUIRED FOR EACH STRUCTURE
AND EACH SITE CONSTRUCTION ELEMENT (DETENTION PONDS, BIKE
PATHS, PARKING LOTS, UTILITIES, ETC.) IN THE FLOODPLAIN
2.2.A FEMA ELEVATION OR FLOODPROOFING CERTIFICATE MUST BE
COMPLETED AND APPROVED BEFORE THE CERTIFICATE OF
OCCUPANCY (CO) IS ISSUED FOR ANY STRUCTURES IN THE
FLOODPLAIN.
3. THE 500 -YR FLOODPLAIN (SHADED ZONE X - NOT SHOWN HEREON) IS
DUE TO THE FLOODING OF THE POUDRE RIVER, CRITICAL FACILITIES ARE
PROHIBITED WITHIN THE 500-YR FLOODPLAIN, FACILITIES FOR AT-RISK
POPULATIONS (DAYCARES, SCHOOLS, NURSING HOMES, ETC.) AND
EMERGENCY SERVICES FACILITIES (E.G. URGENT CARE, HOSPITALS, FIRE,
POLICE).
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.
AH
BASIN COEFFICIENT (100-YR)
BASIN DESIGNATION
BASIN AREA
DESIGN POINT
DRAINAGE FLOW ARROW
DRAINAGE BASIN BOUNDARY
LEGEND
EX MAJOR CONTOUR
EX MINOR CONTOUR
PROPOSED MAJOR CONTOUR
PROPOSED MINOR CONTOUR
CROSS-SECTION (FEMA)
100-YR FLOODPLAIN (FEMA)
100-YR FLOODWAY (FEMA)
500-YR FLOODPLAIN (FEMA)
100-YR FLOODPLAIN (NECCO)
100-YR FLOODWAY (NECCO)
CONSTRUCTION ENTRANCE W/
VEHICLE TRACKING CONTROL
CONCRETE WASHOUT AREA
SILT FENCE
INLET PROTECTION
OUTLET STRUCTURE PROTECTION
ROCK SOCKS
SEDIMENT CONTROL LOGS
TEMPORARY SEDIMENT BASIN
SURFACE ROUGHENING
POND SPILL LOCATION
(REFER TO DRAINAGE REPORT)
S
REGIONAL TRAIL SECTION A-A
4950
4955
4960
4965
4970
4950
4955
4960
4965
4970
-0+25 0+00 0+50 1+00 1+25
REGIONAL TRAIL SECTION B-B
HORIZ. SCALE: 1"=50'
VERT. SCALE: 1"=10'
4950
4955
4960
4965
4970
4950
4955
4960
4965
4970
-0+25 0+00 0+50 1+00 1+25
0
50'
50 25 50 100
SCALE: 1" =
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
CALL UTILITY NOTIFICATION
CENTER OF COLORADO
CALL 2-BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
Know Call what'sbelow. before you dig.
R
N
W E
S
NO. REVISION BY DATE
HIGHLAND
DEVELOPMENT SERVICES
6355 FAIRGROUNDS AVENUE, SUITE 100 | WINDSOR, CO 80550
PHONE: 970.674.7550 | FAX: 970.674.7568 | www.Highland-DS.com
PREPARED BY OR UNDER THE
DIRECT SUPERVISION OF:
FOR AND ON BEHALF OF HIGHLAND
DEVELOPMENT SERVICES
REVIEW SET
NOT FOR
CONSTRUCTION
SHEET OF
DRAWN BY
CHECKED BY
DATE
SCALE (H)
HDS PROJECT #
SCALE (V)
NORTHFIELD
DRAINAGE & EROSION CONTROL PLAN
8/28/19
1" = 50'
N/A
KRB
JTC
18-1000-00
----
13 98
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. RAIN GARDENS TO BE INSTALLED AT THE CONCLUSION OF CONSTRUCTION ACTIVITIES AND CONCURRENT
WITH LANDSCAPE INSTALLATION. PLACE NECESSARY EROSION CONTROL PROTECTION TO MINIMIZE RISK OF
NATIVE SOILS MIGRATING TO THE RAIN GARDEN GROWING MEDIA. THE RAIN GARDEN GRADING MAY BE
UTILIZED AS A SEDIMENT TRAP PRIOR TO THE INSTALLATION OF THE DRAINAGE COURSE AND GROWING
MEDIA.
9. REFERENCE NORTHFIELD FINAL DRAINAGE REPORT.
10. REFERENCE SHEETS 88 - 89 FOR EROSION CONTROL DETAILS.
11. RETAINING WALL DESIGN AND DETAILS TO BE PROVIDED WITH WALL PERMIT.
12. COORDINATION OF TRAIL LOCATION WITH THE LAKE CANAL DITCH COMPANY IS REQUIRED PRIOR TO
DESIGN AND CONSTRUCTION OF THE REGIONAL RECREATIONAL TRAIL.
FLOODPLAIN NOTES
1. THE CURRENT EFFECTIVE (JUNE 17, 2008) FEMA FLOOD INSURANCE RATE MAP (FIRM, MAP NUMBERS
08096C0977G & 08069C0981G) DEPICTS THE 100-YR FLOODPLAIN IN SOME AREAS OF THE PROPOSED
DEVELOPMENT. HOWEVER, IT IS ANTICIPATED THAT, AT THE TIME OF BUILDING CONSTRUCTION ON THE
AFFECTED LOTS, THE NORTHEAST COLLEGE CORRIDOR OUTFALL PROJECT (NECCO) WILL HAVE REMAPPED
THE FLOODPLAIN SUCH THAT THE 100-YR FLOODPLAIN WILL NO LONGER BE PRESENT ON THE PROPOSED
DEVELOPMENT. IT IS ANTICIPATED THAT THE MAP REVISION WILL BE COMPLETED BY THE END OF 2019.
2. IF THE DEVELOPER DECIDES TO CONSTRUCT STRUCTURES OR OTHER CONSTRUCTION ELEMENTS IN THE
CURRENT EFFECTIVE 100-YR FLOODPLAIN BEFORE THE REMAPPING EFFORTS ARE COMPLETE AND
DOCUMENTED BY NECCO AND FEMA, IT SHOULD BE NOTED THAT ADDITIONAL ANALYSIS OF THE BFE IS
NECESSARY, AND THE FOLLOWING NOTES WILL ALSO APPLY:
2.1 FLOODPLAIN USE PERMIT WILL BE REQUIRED FOR EACH STRUCTURE AND EACH SITE CONSTRUCTION
ELEMENT (DETENTION PONDS, BIKE PATHS, PARKING LOTS, UTILITIES, ETC.) IN THE FLOODPLAIN
2.2.A FEMA ELEVATION OR FLOODPROOFING CERTIFICATE MUST BE COMPLETED AND APPROVED BEFORE
THE CERTIFICATE OF OCCUPANCY (CO) IS ISSUED FOR ANY STRUCTURES IN THE FLOODPLAIN.
3. THE 500 -YR FLOODPLAIN (SHADED ZONE X - NOT SHOWN HEREON) IS DUE TO THE FLOODING OF THE
POUDRE RIVER, CRITICAL FACILITIES ARE PROHIBITED WITHIN THE 500-YR FLOODPLAIN, FACILITIES FOR
AT-RISK POPULATIONS (DAYCARES, SCHOOLS, NURSING HOMES, ETC.) AND EMERGENCY SERVICES
FACILITIES (E.G. URGENT CARE, HOSPITALS, FIRE, POLICE).
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.
AH
BASIN COEFFICIENT (100-YR)
BASIN DESIGNATION
BASIN AREA
DESIGN POINT
DRAINAGE FLOW ARROW
DRAINAGE BASIN BOUNDARY
LEGEND
EX MAJOR CONTOUR
EX MINOR CONTOUR
PROPOSED MAJOR CONTOUR
PROPOSED MINOR CONTOUR
CROSS-SECTION (FEMA)
100-YR FLOODPLAIN (FEMA)
100-YR FLOODWAY (FEMA)
500-YR FLOODPLAIN (FEMA)
100-YR FLOODPLAIN (NECCO)
100-YR FLOODWAY (NECCO)
CONSTRUCTION ENTRANCE W/
VEHICLE TRACKING CONTROL
CONCRETE WASHOUT AREA
SILT FENCE
INLET PROTECTION
OUTLET STRUCTURE PROTECTION
ROCK SOCKS
SEDIMENT CONTROL LOGS
TEMPORARY SEDIMENT BASIN
SURFACE ROUGHENING
POND SPILL LOCATION
(REFER TO DRAINAGE REPORT)
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 1
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Block 4
Block 9
Block 10 Block 11
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 7
Lot 8
Block 12
Block 13
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Lot 1
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Pond B3
Pond A2
Pond B2
Tract O
(Drainage, Utility, &
Private Access
Easement)
Tract R
(Drainage,
Utility, &
Private Access
Easement)
KEY MAP
NTS
N
W E
S
0
50'
50 25 50 100
SCALE: 1" =
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
AH
BASIN COEFFICIENT (100-YR)
BASIN DESIGNATION
BASIN AREA
DESIGN POINT
DRAINAGE FLOW ARROW
DRAINAGE BASIN BOUNDARY
LEGEND
EX MAJOR CONTOUR
EX MINOR CONTOUR
PROPOSED MAJOR CONTOUR
PROPOSED MINOR CONTOUR
CROSS-SECTION (FEMA)
100-YR FLOODPLAIN (FEMA)
100-YR FLOODWAY (FEMA)
500-YR FLOODPLAIN (FEMA)
100-YR FLOODPLAIN (NECCO)
100-YR FLOODWAY (NECCO)
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. RAIN GARDENS TO BE INSTALLED AT THE CONCLUSION OF CONSTRUCTION ACTIVITIES AND CONCURRENT WITH
LANDSCAPE INSTALLATION. PLACE NECESSARY EROSION CONTROL PROTECTION TO MINIMIZE RISK OF NATIVE
SOILS MIGRATING TO THE RAIN GARDEN GROWING MEDIA. THE RAIN GARDEN GRADING MAY BE UTILIZED AS A
SEDIMENT TRAP PRIOR TO THE INSTALLATION OF THE DRAINAGE COURSE AND GROWING MEDIA.
9. REFERENCE NORTHFIELD FINAL DRAINAGE REPORT.
10. REFERENCE SHEETS 88 - 89 FOR EROSION CONTROL DETAILS.
11. RETAINING WALL DESIGN AND DETAILS TO BE PROVIDED WITH WALL PERMIT.
12. COORDINATION OF TRAIL LOCATION WITH THE LAKE CANAL DITCH COMPANY IS REQUIRED PRIOR TO DESIGN
AND CONSTRUCTION OF THE REGIONAL RECREATIONAL TRAIL.
N
W E
S
CALL UTILITY NOTIFICATION
CENTER OF COLORADO
CALL 2-BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
Know Call what'sbelow. before you dig.
R
NO. REVISION BY DATE
HIGHLAND
DEVELOPMENT SERVICES
6355 FAIRGROUNDS AVENUE, SUITE 100 | WINDSOR, CO 80550
PHONE: 970.674.7550 | FAX: 970.674.7568 | www.Highland-DS.com
PREPARED BY OR UNDER THE
DIRECT SUPERVISION OF:
FOR AND ON BEHALF OF HIGHLAND
DEVELOPMENT SERVICES
REVIEW SET
NOT FOR
CONSTRUCTION
SHEET OF
DRAWN BY
CHECKED BY
DATE
SCALE (H)
HDS PROJECT #
SCALE (V)
NORTHFIELD
DRAINAGE & EROSION CONTROL PLAN
8/28/19
1" = 50'
N/A
KRB
JTC
18-1000-00
----
12 98
FLOODPLAIN NOTES
1. THE CURRENT EFFECTIVE (JUNE 17, 2008) FEMA FLOOD INSURANCE RATE MAP (FIRM, MAP NUMBERS 08096C0977G & 08069C0981G)
DEPICTS THE 100-YR FLOODPLAIN IN SOME AREAS OF THE PROPOSED DEVELOPMENT. HOWEVER, IT IS ANTICIPATED THAT, AT THE TIME
OF BUILDING CONSTRUCTION ON THE AFFECTED LOTS, THE NORTHEAST COLLEGE CORRIDOR OUTFALL PROJECT (NECCO) WILL
HAVE REMAPPED THE FLOODPLAIN SUCH THAT THE 100-YR FLOODPLAIN WILL NO LONGER BE PRESENT ON THE PROPOSED
DEVELOPMENT. IT IS ANTICIPATED THAT THE MAP REVISION WILL BE COMPLETED BY THE END OF 2019.
2. IF THE DEVELOPER DECIDES TO CONSTRUCT STRUCTURES OR OTHER CONSTRUCTION ELEMENTS IN THE CURRENT EFFECTIVE 100-YR
FLOODPLAIN BEFORE THE REMAPPING EFFORTS ARE COMPLETE AND DOCUMENTED BY NECCO AND FEMA, IT SHOULD BE NOTED
THAT ADDITIONAL ANALYSIS OF THE BFE IS NECESSARY, AND THE FOLLOWING NOTES WILL ALSO APPLY:
2.1 FLOODPLAIN USE PERMIT WILL BE REQUIRED FOR EACH STRUCTURE AND EACH SITE CONSTRUCTION ELEMENT (DETENTION
PONDS, BIKE PATHS, PARKING LOTS, UTILITIES, ETC.) IN THE FLOODPLAIN
2.2.A FEMA ELEVATION OR FLOODPROOFING CERTIFICATE MUST BE COMPLETED AND APPROVED BEFORE THE CERTIFICATE OF
OCCUPANCY (CO) IS ISSUED FOR ANY STRUCTURES IN THE FLOODPLAIN.
3. THE 500 -YR FLOODPLAIN (SHADED ZONE X - NOT SHOWN HEREON) IS DUE TO THE FLOODING OF THE POUDRE RIVER, CRITICAL
FACILITIES ARE PROHIBITED WITHIN THE 500-YR FLOODPLAIN, FACILITIES FOR AT-RISK POPULATIONS (DAYCARES, SCHOOLS, NURSING
HOMES, ETC.) AND EMERGENCY SERVICES FACILITIES (E.G. URGENT CARE, HOSPITALS, FIRE, POLICE).
CONSTRUCTION ENTRANCE W/
VEHICLE TRACKING CONTROL
CONCRETE WASHOUT AREA
SILT FENCE
INLET PROTECTION
OUTLET STRUCTURE PROTECTION
ROCK SOCKS
SEDIMENT CONTROL LOGS
TEMPORARY SEDIMENT BASIN
SURFACE ROUGHENING
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.
POND SPILL LOCATION
(REFER TO DRAINAGE REPORT)
DEVELOPMENT SERVICES
REVIEW SET
NOT FOR
CONSTRUCTION
SHEET OF
DRAWN BY
CHECKED BY
DATE
SCALE (H)
HDS PROJECT #
SCALE (V)
NORTHFIELD
PUBLIC INFRASTRUCTURE PHASING PLAN
8/28/19
1" = 100'
N/A
JTC
JTC
18-1000-00
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23 98
PHASE BOUNDARY
LEGEND