HomeMy WebLinkAboutJOHNSON DRIVE APARTMENTS - FDP190021 - SUBMITTAL DOCUMENTS - ROUND 1 - UTILITY PLANSCENTRE AVE.
RESEARCH BLVD.
COLLEGE AVE. (U.S. 287)
W LAKE ST
BAY RD
JOHNSON DR
DRAKE RD.
PROSPECT RD.
SPRING CREEK DR
STOVER ST
20'
8'
PARK
TRAVEL
8'
PARK
36' ROADWAY
54' ROW
UTIL.
ESMT.
9'
PKWY
6'
WALK
6'
SPRING COURT
EXIST.
3'
EXST.
3'
WALK
PKWY
20'
8'
PARK
TRAVEL
8'
PARK
36' ROADWAY
49' ROW
UTIL.
ESMT.
9'
PKWY
6'
WALK
6'
JOHNSON DRIVE
EXIST.
4'
WALK
1'
WALK
6'
No. Revisions: By: Date:
REVIEWED BY:
S. Thomas
DESIGNED BY:
DRAWN BY:
SCALE:
No. Revisions: By: Date:
REVIEWED BY:
S. Thomas
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/09/2019
PROJECT:
1285-001
Sheet
of 19
JOHNSON DRIVE APARTMENTS These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
REVIEW SET
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
E NGINEER ING
N O R T H E RN
PHONE: 970.221.4158
www.northernengineering.com
C0.01
GENERAL AND CONSTRUCTION NOTES
02
A. GENERAL NOTES
1. All materials, workmanship, and construction of ppublic improvements shall meet or exceed the standards and
specifications set forth in the Larimer County Urban Area Street Standards and applicable state and federal regulations.
Where there is conflict between these plans and the specifications, or any applicable standards, the most restrictive
standard shall apply. All work shall be inspected and approved by the City of Fort Collins.
2. All references to any published standards shall refer to the latest revision of said standard, unless specifically stated
otherwise.
3. These public improvement construction plans shall be valid for a period of three years from the date of approval by the City
of Fort Collins Engineer. Use of these plans after the expiration date will require a new review and approval process by
the City of Fort Collins prior to commencement of any work shown in these plans.
4. The engineer who has prepared these plans, by execution and/or seal hereof, does hereby affirm responsibility to the City
of Fort Collins, as beneficiary of said engineer's work, for any errors and omissions contained in these plans, and approval
of these plans by the City of Fort Collins Engineer shall not relieve the engineer who has prepared these plans of all such
responsibility. Further, to the extent permitted by law, the engineer hereby agrees to hold harmless and indemnify the City
of Fort Collins, and its officers and employees, from and against all liabilities, claims, and demands which may arise from
any errors and omissions contained in these plans.
5. All storm sewer construction, as well as 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 City of Fort Collins Engineer.
6. The type, size, location and number of all known underground utilities are approximate when shown on the drawings. It
shall be the responsibility of the Developer to verify the existence and location of all underground utilities along the route of
the work before commencing new construction. The Developer shall be responsible for unknown underground utilities.
7. The Developer shall contact the Utility Notification Center of Colorado (UNCC) at 1-800-922-1987, at least 2 working days
prior to beginning excavation or grading, to have all registered utility locations marked. Other unregistered utility entities
(i.e. ditch / irrigation company) are to be located by contacting the respective representative. Utility service laterals are also
to be located prior to beginning excavation or grading. It shall be the responsibility of the Developer to relocate all existing
utilities that conflict with the proposed improvements shown on these plans.
8. The Developer shall be responsible for protecting all utilities during construction and for coordinating with the appropriate
WW
W
W
W
W
T
T
M
VAULT
ELEC
E
E
X
X
X
X
X
X
X
X
X
X
X
X
X X
X X
X X
E
FO
FO
FO
E
E
E
E
E E E
E
E
E
X X
X
X
X
X
X
X
X
FO
FO FO FO
FO
FO
G G
G
G
G G G G G
G G
W
W
W
W
WW
W
W
W
W
T
T
M
VAULT
ELEC
E
E
X
X
X
X
X
X
X
X
X
X
X
X
X X
X X
X X
E
FO
FO
FO
E
E
E
E
E E E
E
E
E
X X
X
X
X
X
X
X
X
FO
FO FO FO
FO
FO
G G
G
G
G G G G G
G G
W
W
W
W
VAN
VAN
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD LOD
W
T
T
FO
FO
FO FO
FO
FO
G
G
G G G G
G
W
W
W
W W
W W
W
W W
W
W W
WV
WV
WV
S D
S S
H
Y
D
E
LEC
C T
VAULT
ELEC
H
Y
D
W
S
O
B M
ELEC
S
D
H
Y
D
W
S
O
ELEC
D
S
SS
SS
SS
SS
SS
FO FO
FO
FO FO
FO
FO FO
FO
FO
FO
FO
E E E
E E
E
E
E
E
E E
E
W
W
W
W
W
W
ST
ST
ST
ST ST
ST
ST
ST
ST
ST
S
E
E E E
STRM A1 - TIE TO BUILDING OUTFALL
STA 12+26.78
N: 121843.47
E: 194169.36
FES A3
STA 10+00.00
N: 122070.25
E: 194169.36
197.22 LF 24" HDPE @ 0.76%
29.57 LF
24" HDPE
VAN
VAN
LOD
LOD
LOD
LOD
LOD
LOD
LOD LOD
LOD
LOD
LOD
LOD
LOD
LOD LOD
M
H
Y
D
H
Y
D
B M
ST
X
X X X
X
X
X
X
X
X
FDC
5 RISERS
@ 7" RISE/11" TREAD
JOHNSON DRIVE
SPRING COURT
BURLINGTON NORTHERN
RAILWAY AND MAX GUIDEWAY
PORTION OF LOT 3,
BANK CENTER SQUARE
30" VERTICAL
CURB AND GUTTER
30" VERTICAL
CURB AND GUTTER
LANDSCAPING WALL
(BY OTHERS)
EXISTING BIKE RAMP
TO REMAIN
FFE=87.18
(87.18)
(88.77)
(88.89)
(89.52)
86.98
86.90
86.17
86.04
85.11
84.92
ELEC
LOD
LOD
JOHNSON DRIVE
SPRING COURT
SAWCUT
6' SIDEWALK
9' UTILITY EASEMENT
54' R.O.W
36' -
STA.=12+97.50
TIE TO EXISTING
PI: 12+36.33
PI: 12+60.39
PI: 12+73.66
PI: 10+20.00
PI: 12+22.40
SAWCUT
STA.=10+00.00
PAN
SAWCUT
84.82
84.92
85.03
84.82
(84.64)
(84.83)
(84.89)
30" VERTICAL
CURB AND GUTTER
RISERS
6' CROSS PAN
EXISTING RAMP
PARKING
ENTRANCE
EXISTING 6' SIDEWALK
EXISTING RAMP
RAMP
EXISTING 30" VERTICAL
CURB AND GUTTER
RAMP
84.92
85.00
85.68
85.75
85.73
85.87
85.59
85.71
6'
4975
4980
4985
4990
4995
5000
5005
4975
4980
4985
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
10+25
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 0 20 40
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
10+75
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 0 20 40
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
11+25
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 0 20 40
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
11+75
4978
4980
4984
4988
4992
4978
4980
4975
4980
4985
4990
4995
5000
5005
4975
4980
4985
4990
4995
5000
5005
13+25 13+00 12+00 11+00 10+00 9+75
4984.81
4985.08
4985.35
4985.58
4985.71
4985.83
4985.96
4986.08
4986.21
4986.34
4986.54
4986.81
4987.15
PVI STA = 10+00.00
PVI ELEV = 4984.81
PVI STA = 13+02.14
PVI ELEV = 4987.18
90.0' VC
PVI STA = 12+56.14
PVI ELEV = 4986.49
BCVS: 12+11.14
BVCE: 4986.26
ECVS: 13+01.14
EVCE: 4987.16
A.D. = 1.00
K = 90.08
1.10%
0.90%
1.50%
0.50%
EXISTING
GROUND
PROPOSED
GRADE
PROPOSED
ELEVATION EXISTING
ELEVATION
ELEC
VAULT
ELEC
ELEC
VAN
JOHNSON DRIVE
SPRING COURT
SAWCUT
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
10+50
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 0 20 40
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
11+00
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 0 20 40
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
11+50
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 0 20 40
4986.1
4985.35
4985.9
4985.71
4986.6
4985.96
3.6%
2.6%
2.5%
16.8'
RETAINING WALLS
(BY OTHERS)
FDC
VAN
VAN
LOD
LOD LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
M
D
B M
D
ST
ST
ST
ST
ST
DS
VTC
RS
RS
RS
RS
RS
RS
RS
RS RS
RS RS
SF
SF SF SF
SF
SF SF
SF
SF SF
SF
SF
SF SF SF SF
SF
SF SF
SF
SF
SF
SF
SF
SF
IP
PROTECT
NEAREST DOWN
STREAM INLET
W1
W1
W1
W1
W1
W1
W1
No. Revisions: By: Date:
REVIEWED BY:
S. Thomas
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/09/2019
PROJECT:
1285-001
Sheet
of 19
JOHNSON DRIVE APARTMENTS These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
REVIEW SET
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
E NGINEER ING
N O R T H E RN
PHONE: 970.221.4158
www.northernengineering.com
C4.01
EROSION CONTROL DETAILS
13
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
Ô
Ô
Ô
Ô
Ô
006 DANDYSACK
DS
003 CURB INLET PROTECTION
007 WATTLE INSTALLATION
FLOW
3'-4'
ADJACENT ROLLS SHALL
TIGHTLY ABUT
W1 NOTES:
INSTALLATION:
WHEN INSTALLING RUNNING LENGTHS OF WATTLES, BUTT THE SECOND
WATTLE TIGHTLY AGAINST THE FIRST, DO NOT OVERLAP THE ENDS. STAKE
THE WATTLES AT EACH END AND FOUR FOOT ON CENTER. FOR EXAMPLE:
A 25 FOOT WATTLE USES 6 STAKES
No. Revisions: By: Date:
REVIEWED BY:
S. Thomas
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/09/2019
PROJECT:
1285-001
Sheet
of 19
JOHNSON DRIVE APARTMENTS These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
REVIEW SET
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
E NGINEER ING
N O R T H E RN
PHONE: 970.221.4158
www.northernengineering.com
COMPACTED GRANULAR MATERIAL
CONFORMING TO CDDH #67
LOWER LIMIT OF
TRENCH WALL
SLOPING
INITIAL LIFT *
12 IN. MIN.
PIPE O.D.
4 IN. MIN.
TRENCH WIDTH AS SPECIFIED
IN SECTION 02221
COMPACTED GRANULAR MATERIAL
CONFORMING TO CDDH #67
*
BEDDING REQUIRMENTS
WW-1
FLOW DIRECTION
TRAFFIC RATED CLEANOUT
WW-15
PLAN VIEW
CROSS VIEW
45 ELBOW
SERVICE WYE
8 IN. PVC SEWER PIPE
COMPACTED GRANULAR MATERIAL
AIR-TIGHT PLUG WITH
4 IN. X 4 IN. MARKER
UNYIELDING PIPE BEDDING
OF COMPACTED ROCK OR
LEAN CONCRETE
No. Revisions: By: Date:
REVIEWED BY:
S. Thomas
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/09/2019
PROJECT:
1285-001
Sheet
of 19
JOHNSON DRIVE APARTMENTS These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
REVIEW SET
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
E NGINEER ING
N O R T H E RN
PHONE: 970.221.4158
www.northernengineering.com
C5.01
DETAILS
15
No. Revisions: By: Date:
REVIEWED BY:
S. Thomas
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/09/2019
PROJECT:
1285-001
Sheet
of 19
JOHNSON DRIVE APARTMENTS These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
REVIEW SET
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
E NGINEER ING
N O R T H E RN
PHONE: 970.221.4158
www.northernengineering.com
Lip
FL
Back of curb
Right of Way Line
NOTE:
1. Concrete driveway must be
provided to the property line.
2. 0" Curb Height,
See Section A-A
3. Standard Curb and Gutter
Section, See Standard
Drawing 701
X
W
X
1:50 (max.)
Property Line
N.T.S.
SECTION A-A
1" per ft.
X = Curb Transition Length
Y = Parkway Width Varies
W = Driveway Width, See
Standard Drawing Series 707
T = Concrete Thickness - 6" Residential,
8" Commercial
A
A
PERSPECTIVE
1:50 (max.)
No. Revisions: By: Date:
REVIEWED BY:
S. Thomas
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/09/2019
PROJECT:
1285-001
Sheet
of 19
JOHNSON DRIVE APARTMENTS These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
REVIEW SET
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
E NGINEER ING
N O R T H E RN
PHONE: 970.221.4158
www.northernengineering.com
Transition back of walk (typ.)
Broom finish Broom finish
SECTION A-A
MID-BLOCK LOCATION
Varies *
1:12
Slope
(max.)
1:50 see note 2
Flowline
(max.)
Slope
1:12
5'
A
Varies *
Wood float finish thru ramp
Slope
1:12
Slope
1:12
CORNER LOCATION
ramp
finish thru
Wood float
Broom finish
A
Varies *
(max.)
A
E
E E E
G G G
E E E E E E
E
E
E
FDC
VAN
VAN
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD
LOD LOD
M
D
B M
D
ST
X
X X X
X
X
X
X
X
X
JOHNSON DRIVE
SPRING COURT
BURLINGTON NORTHERN
RAILWAY AND MAX GUIDEWAY
PORTION OF LOT 3,
BANK CENTER SQUARE
a1
FFE=87.18
A1
OS1
OW1
ON1
OS2
ow1
os2
DRAINAGE SWALE
SHERWOOD LATERAL
EXISTING STORM INLET
EXISTING STORM MH
EXISTING 12" ADS
FEMA 100-YEAR FLOODWAY
FEMA 100-YEAR
MODERATE RISK
M
D
H
Y
D
H
Y
D
B M
X
X X
X
X
X
X
VAN
VAN
LOD
LOD
LOD
LOD LOD
LOD
LOD
LOD
LOD
LOD
15947 - 4984.8 NAVD 88
16110 - 4985.2 NAVD 88
16451 - 4987.6 NAVD 88
89.38
89.38
89.38
87.19
96.50
89.41
FFE=87.18
FFE=87.18
FFE=87.18
JOHNSON DRIVE
SPRING COURT
E
E
G G
E E E E
E E
FDC
BURLINGTON NORTHERN
RAILWAY AND MAX GUIDEWAY
PORTION OF LOT 3,
BANK CENTER SQUARE
87.18
87.72
30" VERTICAL
CURB AND GUTTER
DRAINAGE SWALE
FEMA FLOODWAY
FEMA 100-YEAR
MODERATE RISK
FLOODPLAIN
DETENTION VAULT
OUTFALL
SHERWOOD
IRRIGATION
DITCH
NATURAL HABITAT
BUFFER ZONE
TOP OF BANK
LIMITS
OF DISTURBANCE
SWALE
86.06
86.72
FFE=87.18
FFE=87.18
FFE=89.38 FFE=89.38
FFE=89.38
FFE=87.18
FFE=89.38
ENTRANCE TO
SECOND LEVEL
APPROXIMATE
FLOOD OPENINGS
(GREY DASHED LINE)
APPROXIMATE
FLOOD OPENINGS
(GREY DASHED LINE)
16198 - 4985.9 NAVD 88
ELEVATOR SUMP
ELEVATION 82.18
(EQUIPMENT TO BE
LOCATED ON ROOF)
PARKING STRUCTURE
BELOW RESIDENTIAL
(66,000 SQ. FT.)
No. Revisions: By: Date:
REVIEWED BY:
S. Thomas
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/09/2019
PROJECT:
1285-001
Sheet
of 19
JOHNSON DRIVE APARTMENTS These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
REVIEW SET
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
E NGINEER ING
N O R T H E RN
PHONE: 970.221.4158
www.northernengineering.com
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
C6.01
FLOODPLAIN EXHIBIT
FOR DRAINAGE REVIEW ONLY
NOT FOR CONSTRUCTION
NORTH
( IN FEET )
0
1 INCH = 30 FEET
30 30 60 90
19
LEGEND:
PROJECT BOUNDARY
PROPOSED STORM SEWER
EXISTING STORM INLET
PROPOSED CURB & GUTTER
BASE FLOOD ELEVATION (BFE)
EXISTING STORM MANHOLE D
PROPOSED MAJOR CONTOUR
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
PROPOSED MINOR CONTOUR
NOTES:
CROSS SECTION (CSL)
EXISTING STORM SEWER ST
1. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION
2. THIS PROJECT IS LOCATED WITHIN A FEMA 100-YEAR FLOODWAY AND FLOOD
FRINGE AND MUST COMPLY WITH CHAPTER 10 OF THE CITY CODE.
3. ALL ELEVATIONS DEPICTED IN PLAN VIEW AND BENCHMARKS LISTED HEREON ARE
PER NAVD 88 DATUM.
4. ANY ITEMS LOCATED IN THE FLOODWAY THAT CAN FLOAT (E.G., PICNIC TABLES,
BIKE RACKS, ETC.) MUST BE ANCHORED.
5. THE LOWEST FLOOR AND THE FINISHED FLOOR FOR ANY BUILDING IN THE
FLOODPLAIN SHALL BE FLOODPROOFED UP TO THE REGULATORY FLOOD
PROTECTION ELEVATION.
6. A FLOODPLAIN USE PERMIT SHALL BE REQUIRED FOR EACH STRUCTURE AND EACH
SITE CONSTRUCTION ELEMENT IN THE FLOODPLAIN.
7. A FLOODPLAIN USE PERMIT AND NO RISE CERTIFICATION IS REQUIRED PRIOR TO
PERFORMING ANY WORK WITHIN THE FLOODWAY (I.E., CURB CUT REMOVAL,
LANDSCAPING).
8. THE FLOODPLAIN USE PERMIT FOR THE BUILDING WILL BE SUBMITTED AT THE TIME
OF THE BUILDING PERMIT APPLICATION.
9. A FLOODPROOFING CERTIFICATE SHALL BE COMPLETED AND APPROVED BEFORE
THE CERTIFICATE OF OCCUPANCY IS ISSUED FOR ANY STRUCTURE IN THE
FLOODPLAIN.
10. THE FLOODPROOFING REQUIREMENTS OF CHAPTER 10 OF THE CITY CODE WILL BE
SATISFIED PRIOR TO ISSUANCE OF A BUILDING PERMIT.
11. NO STORAGE OF MATERIALS OR EQUIPMENT SHALL BE ALLOWED IN THE
FLOODWAY, WHETHER TEMPORARY (DURING CONSTRUCTION) OR PERMANENT.
LANDSCAPING SHALL ALSO MEET THE REQUIREMENTS FOR NO RISE IN THE
FLOODWAY.
12. REFER TO THE FINAL DRAINAGE REPORT FOR JOHNSON DRIVE APARTMENTS DATED
10/09/2019 FOR ADDITIONAL INFORMATION.
13. ALL HVAC EQUIPMENT IS SUBJECT TO CHAPTER 10 FLOOD PROTECTION
REQUIREMENTS.
14. REFER TO ARCHITECTURAL DOCUMENTS FOR ADDITIONAL FLOODPROOFING
INFORMATION.
15. THE GROUND LEVEL PARKING DECK SHALL SUPPLY 1 SQUARE INCH OF VENTING
FOR EVERY 1 SQUARE FOOT OF ENCLOSED AREA. THE OVERALL AREA OF THE
GROUND LEVEL PARKING DECK IS 66,000 SQ. FT., RESULTING IN 66,000 SQ. IN. OF
THEE GARAGE TO BE VENTED.
16. THE BOTTOM OF THE VENT SHALL NOT BE HIGHER THAN 1 FOOT ABOVE FINISH
GRADE.
17. THE VENTING SHALL BE ON TWO SIDES LOCATED ON THE NORTHERN AND EASTERN
FACE OF THE GARAGE AREA.
15869 - 4984.50 NAVD 88
FEMA FLOODWAY
FEMA 100-YEAR MODERATE RISK
PROJECT BENCHMARKS:
City of Fort Collins Benchmark S-402
Elevation: 4997.54 (NAVD 88)
Elevation: 4994.37 (NVGD 29)
City of Fort Collins Benchmark 28-92
Elevation: 5010.65 (NAVD 88)
Elevation: 5007.48 (NGVD 29)
COMMERCIAL DETAIL
BASE FLOOD ELEVATION (COMMERCIAL) BASE FLOOD ELEVATION (RESIDENTIAL)
RESIDENTIAL DETAIL
FLOODPLAIN
INLET A2.1 MH A2
SUMP MH
STRM A1 - TIE TO BUILDING OUTFALL
APPROXIMATE LOCATION OF
SAND FILTER AND 100-YR
DETENTION VAULT TO BE
OUTFALL TO BE ROUTED UNDER
GARAGE FLOOR TO
CONNECTION AT NORTHWEST
CORNER OF BUILDING
No. Revisions: By: Date:
REVIEWED BY:
S. Thomas
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/09/2019
PROJECT:
1285-001
Sheet
of 19
JOHNSON DRIVE APARTMENTS These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
REVIEW SET
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
E NGINEER ING
N O R T H E RN
PHONE: 970.221.4158
www.northernengineering.com
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
NORTH
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
C6.00
DRAINAGE EXHIBIT
LEGEND:
RUNOFF SUMMARY:
PROJECT BOUNDARY
DESIGN POINT
PROPOSED STORM SEWER
EXISTING STORM INLET
PROPOSED CURB & GUTTER
1. REFER TO "FINAL DRAINAGE REPORT FOR JOHNSON DRIVE APARTMENTS DATED
10/09/2019" FOR ADDITIONAL INFORMATION
2. THE NATURAL HABITAT BUFFER ZONE IS INTENDED TO BE MAINTAINED IN NATIVE
LANDSCAPE. PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE
USES WITHIN THE NATURAL HABITAT BUFFER ZONE.
3. DEVELOPMENT MUST COMPLY WITH THE FLOODPLAIN REGULATIONS IN CHAPTER 10
OF THE CITY MUNICIPAL CODE.
4. REFER TO NOTES ON FLOODPLAIN EXHIBIT SHEET C6.01 FOR ALL FLOODPLAIN
REGULATIONS, PERMIT REQUIREMENTS, ETC.
EXISTING STORM MANHOLE D
A2
a3
(4:1)
PROPOSED MAJOR CONTOUR
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
PROPOSED MINOR CONTOUR
PROPOSED SLOPE (RISE:RUN) 4:1
DRAINAGE BASIN MINOR/MAJOR COEFF.
DRAINAGE BASIN ID
EXISTING SLOPE (RISE:RUN)
EXISTING CONCENTRATED FLOW
PROPOSED CONCENTRATED FLOW
PROPOSED OVERLAND FLOW
NOTES:
EROSION BUFFER ZONE
EXISTING STORM SEWER ST
BASIN
ID
TOTAL
AREA
(acres)
C2 C100
Q2
(cfs)
Q100
(cfs)
A1 1.668 0.95 1.00 4.52 16.59
OW1 0.093 0.15 0.19 0.04 0.17
OS1 0.301 0.27 0.34 0.24 1.03
OS2 0.260 0.15 0.19 0.09 0.41
ON1 0.481 0.72 0.75 0.66 3.18
FOR DRAINAGE REVIEW ONLY
NOT FOR CONSTRUCTION
18
A
5'
(max)
(Radius varies)
(typ.)
back of walk
Transition
2
Broom finish
BACK OF WALK / LANDING
Retaining Curb (Optional)
12"
(max.)
(min.)
T
Walk
Curb
Gutter
NOTES:
1. T = Concrete thickness, 6" minimum for entire ramp area.
2. 1:50 Max unless a landing behind ramp (then ramp can be 1:12 with 1:20 on the detectable warning).
3. See CONST. DWG. 1606(a) and 1607 for Fort Collins.
4. Detectable Warning to extend the full width of the ramp. Material to be approved by Local Engineer.
5. 0" Curb height, See Section A-A.
6. Standard Curb and Gutter Section , See Standard Drawing 701.
2'-0" (min)
6"
Walk
Gutter
Curb
Varies *
Detectable Warning
1/4" per ft.
1" per ft. 1" per ft.
1" per ft.
1" per ft.
On a radius hold 6" at the
corners of the truncated
dome warning.
2"
Retaining
Curb
(Optional)
6"
* Curb to match slope
of sidewalk, Ramp length
not to exceed 15'-0"
See Note 6
See Note 5
See Note 5
See Note 6
Detectable Warning,
See Note 4
Detectable Warning,
See Note 4
Retaining Curb (Optional)
to retain ground behind
the walk, if needed
+
R=7.5'
6'
(min.)
6'
ROW Line
JOHNSON DRIVE
SPRING COURT
JOHNSON DR. AND SPRING CT. INTERSECTION
6'
30" VERTICAL
CURB AND
GUTTER
6'
TRUNCATED
DOME
R=5'
MODIFIED
(BY NORTHERN
ENGINEERING)
Radius = 8"
1. No joints are allowed in the flowline. Six inch wide curb or "dummy joint" may be tooled no closer than 6 inches
from flow line as shown.
2. Pedestrian landing area required 4 ft length x 4 ft width, max slope in any direction 1 is 1:50 or
4" per foot.
3. Joint pattern to be according to intersection gutter detail' or as determined by the local entity.
4. Wood float finish is required over the sloped surface of ramp and flares.
5. A 6" wide curb option may be poured along side of the ramp as shown if required. If curb is used it shall match
style of adjacent curb and gutter.
6. Minimum ramp width shall be four feet, or the same as the widest adjacent sidewalk, whichever is greater, up to a
maximum width of 8 feet.
7. Detectable warning is to extend full width of the ramp and be a minimum of 2.0' in the direction of travel. Material
to be approved by local engineer
8. T = Concrete thickness, 6" minimum for entire ramp area.
SECTION A-A
PLAN VIEW
N.T.S.
N.T.S.
NOTES:
2' Transition (TYP.)
4' (min)
6"
2'
1:20 (max)
1:12 (max)
T, See Note 8
0" Curb
Lip of Gutter
Detectable
Warning
A
A
1/2" per ft.
1" per ft.
Flare
Curb
Flare Detectable Warning
Curb Option,
See Note 5
Curb
(TYP.) SIDEWALK
SIDEWALK
0" Curb Height,
See Section A-A
(TYP)
Standard Curb
and Gutter,
See Standard
Dwg 701 (TYP)
Pedestrian
Landing Area,
See Note 2
2' (min)
FORT COLLINS ONLY
Notes:
1. Set ramp slopes using the center of the
ramp.
2. Truncated dome warning panel: Install
panels along with the concrete pour for the
ramp. Specifications for the panel material
will be provided upon request.
3. Each ramp shall align perpendicular to the
street in which the ramp is provided to
cross.
4. Refer to standard drawing 1606 in the
Laimer County urban area street standards
for other necessary criteria needed to
construct these ramps that is not specified
on this drawing.
5. Construct the ramps and walk so the corner
area all drains to the street.
6. If curb and gutter are poured monolithic with
ramp, place dome edge at back of curb as
shown. If not poured monolithic, place
dome edge 6" from back of curb.
PLAN VIEW
NTS
Ramp
Flare
Gutter
Ramp
Ramp
Flare
Curb
Curb
Conc. Flare
PanelsPanels
Truncated dome
panels:
1-2'x2.5'
1-2'x2'
Truncated Dome Warning
Detection Plan Locations
LEGEND:
⅊ BOC- Property Back Line of curb
PT - Point of Tangency
Flow line
Section A-A
NTS
4'-6"
2'-6" 2'-0"
2'-0"
t
Varies
Varies
4.5'
6.0'
.5'
1.5'
4.5' 1.5 '
12.0'
12.0'
4.5'
.5'
4.5' 6.0'
Landscaped
Area
PT Curb
A
A
6" Curb
(TYP)
0" Curb
Full height
curb
Truncated dome
warning detection
⅊
PT of walk
R15.⅊ 0'
⅊ & BOW
5'-6" BOC to walk w/ vertical curb
5'-7" BOC to walk w/ drive over curb
Conc. Sidewalk
Area to be landscaped
Conc. walk
Gutter
or
Apron
Truncate Dome
Warning Panel
1:12 Max slope
1:20
Slope
PT of
curb
return
6"
Conc. Flare
6" Curb
(TYP)
See note 6
Curb
Flare
Varies
Curb
Flare
Ramp
Curb
Curb
Flare
Ramp
Varies
Panels
Panels
6"
Ramp
Width:
4.5'
5.0'
6.0'
7.0'
8.0'
Note:
Truncated dome panels are
available in 2'x2' squares
and 2'x2.5' rectangles.
Combine the widths to fit
the ramp. Panels may be
cut to no less than a 2'x1.5'
size.
Panel Width
Combinations:
2'+2.5'
2.5'+2.5'
2'+2'+2'
2.5'+2'+2.5'
2'+2'+2'+2'
Notes:
1. Truncated dome warning panel:
Install panels along with the
concrete pour for the ramp.
Specifications for the panel and
installation instructions will be
provided upon request.
2. This drawing shows vertical curb.
For Drive Over Curb the warning
detection location shall be placed in
the same position 6" back from the
back of curb.
3. If curb and gutter are poured
monolithic with ramp, place dome
edge at back of curb as shown. If
not poured monolithic, place dome
edge 6" from back of curb.
Case 1-Directional Ramps
Case 2-Non-Directional Ramps
Varies
Panels
Ramp
Panels
Flare
Curb
Case 3-Mid-Block Ramps
6"
Panels Panels
Flare
6"
Flare
Varies
FORT COLLINS ONLY
Aligned with
Pedestrian flow
Gutter
or
Apron
℄Center line of ramp
BOC-Back of Curb
-FOC Flow -Face line of Curb
Varies
2'-0"
2'-0"
A
A
FOC or ℄
2'-0"
BOC
BOC
1:20 1:12 max slope
slope
Panels embedded in the
concrete ramps
Section A-A (Center line of ramp)
NTS
Flow line Curb
and Gutter
BOC
See Note 3
C5.03
DETAILS
17
6"
2"R.
2"
6" 6"
12"
1 1/2"R.
2'-6"
6"
4 1/2"
VERTICAL
Gutter edge may be
tapered or battered.
(Typical for all Curb &
& Gutter Types)
x=2' (min.) Driveway Width x=2' (min.)
W = Width
Refer to Chapter 25 for minimum removal dimensions.
Expansion Joint if drive
continues as concrete
6"
Walk Y
2"
ROW
Y
Detached
Sidewalk
Ramp if necessary Ramp if necessary
Varies
1/4" per ft.
1:12 (max.)
1/4" per ft.
Varies ** Varies **
Ramp Length Ramp Length
Detached
Detached
1" per ft.
1:12 (max.)
See note 3
See Note 2 See Note 2
See Note 3
** Ramp length not to exceed
15'-0", slope must be uniform.
1
2" min - 2" max
1:12 (max.) 1:12 (max.)
T
T
SECTION A-A
PAVEMENT DESIGN + 1/2" FOR COLLECTOR
8" MIN. FOR RESIDENTIAL. USE CONCRETE
10' MINIMUM (ARTERIAL)
8' MINIMUM (COLLECTOR)
PLAN VIEW
6' MINIMUM (LOCAL)
COLD JOINT (See Standard Drawing 714)
AT 10' O.C.
TOOL JOINT
FOR PANS OVER 40'
CONTROL JOINT REQUIRED
CONTROL
ROADWAY WIDTH
ALL INTERSECTIONS TO
HAVE ACCESS RAMPS
NOTE:
* *
& ARTERIALS.
SIDES.
TO PAN SECTION, TYPICAL BOTH
TRANSITION FROM C & G SECTION
WALK
8'
DOWELL IF
JOINTS
A TOOL JOINT
A
JOINTS (TYP.)
CONTROL
PARALLEL
STREET
CLASSIFICATION
LOVELAND
DEPTH OF INVERT
W
WIDTH
CROSS PAN
Arterial 10' 1 1/4" 1 1/2"
Collector 8' 1" 1 1/8"
Local 6' 3/4" 7/8"
d (MIN.) d (MAX.)
1 1/2"
2 1/2"
2"
DEPTH OF INVERT
FT. COLLINS
d
d
8' MIN. WIDTH WHERE CROSSING A COLLECTOR ROADWAY.
**
**
LENGTH
(for monolithic pour)
THICKNESS
ASPHALT
DESIGNED
2T*
W
ASPHALT
2T*
W
T
W
P.C.
CROSSPAN
THICKENED
ASPHALT
THICKENED
ASPHALT
THICKNESS
DESIGNED
AND WALK
CURB, GUTTER
T = THICKNESS OF CROSSPAN
W = WIDTH OF CROSSPAN
P.C.
*-If subgrade is flyash
treated, use T instead of 2T.
Max. Sign Panel
1. Attach the sign panels tightly to the post and use oversized washers to keep the sign from breaking loose
from the post when hit by a vehicle.
2. Sign panels should be mounted a minimum of 7 feet above the pavement or ground.
Cross section of post
3" - 6" ABOVE GRADE
2 1/4" Anchor
3. Signs larger than 36 inches in length or width require wind bracing and special post design.
NOTES:
4. Anchor Stub and post are square steel tube (perforated).
Anchor/Stub Post Size
CRITERIA FOR SINGLE POST
36" x 36" 2.25" x 2.25" x 3'-0"2" x 2" x 12'-0"
5. All "No Parking" signs shall be installed at 45° from Flow Line.
* *
2" x 2" x 10' OR 12'
12 GAUGE TELESPAR POST
(22F12A31)
7'-0" MIN. CLEARANCE
2' - 3'
FROM F
Street Curb
See Figure 16-1
SWSAMPLEAVE
2400
R1-1 "STOP" SIGN 30" HIGH DENSITY/DIAMOND
GRADE. SIGN MOUNTED TO POST WITH 1 EACH
DRIVE RIVET WITH NYLON WASHER AGAINST SIGN
FACE (ON TOP OF THE SIGN). THE BOTTOM OF THE
SIGN SHALL BE MOUNTED WITH 1 EACH
5/16"x2-1/2" HEW BOLT WITH METAL AND FROM
NYLON WASHERS (NYLON WASHER AGAINST SIGN
FACE) AND SECURED WITH 1 EACH 5/16" HEX NUT
ON THE BACK SIDE OF POST.
L
2-1/4" x 2-1/4" x 3'
ANCHOR/STUB
2 EACH 8" BLADES
MOUNTED TO POST
WITH 4 EACH DRIVE
RIVETS WITH
NYLON WASHERS
* 12 Gauge
30" 8" 8"
Driveway
Driveway Sidewalk
SECTION A-A
Detached Sidewalk
Attached Sidewalk
Detached Attached
All Sidewalk Thickness Shall Be 6" minimum.
Sidewalk
NOTE:
1. Sidewalk grade shall remain consistent across driveway
2. For driveway design requirements, CONST. see DWG. Series 706 & 707
3. This detail applies to Residential & Commercial driveways.
6"
2'-0" 6'-0"
T.C.
F.L.
Lip
1/2" Expansion
Joint Material
1/2" Expansion
Joint Material
8" Commercial
6" Residential
A
A
Sidewalk
Min.
ATTACHED SIDEWALK DETAIL
Slope sidewalk to curb 1/4" per foot.
NOTE: Construct sidewalk with joints at 10' intervals
R 1/8"
WEAKENED PLANE JOINT EXPANSION JOINT
R1/4"
and aligned with scoring on curb.
INSTALL IN LOCATIONS SPECIFIED
IN CHAPTER 22
1/2"
1/4"
1/4 SLAB THICKNESS
1/4"
1/2" Expansion
Joint material
DETACHED SIDEWALK DETAIL
Variable
Landscaping
Slope sidewalk to curb 1/4" per foot.
2' min.
Slope: Minumum
1
4"/ft
Maximum 3"/ft
C5.02
DETAILS
16
C B
E
E
C
D
PLAN
PVC SEWER PIPE
NOTE: WYE CONNECTION NOT
ALLOWED ON VCP
LEAN CONCRETE
o
20 MIN. o
45 MAX. o
TRENCH
UNYIELDING PIPE BEDDING
OF COMPACTED ROCK OR
4 IN. X 4 IN.
MARKER
AIR-TIGHT PLUG
SERVICE WYE DETAIL
WW-9
C5.00
DETAILS
14
A 20 FOOT WATTLE USES 5 STAKES
A 12 FOOT WATTLE USES 4 STAKES
STAKES SHOULD BE DRIVEN THROUGH THE MIDDLE OF THE WATTLE.
LEAVING 2 - 3 INCHES OF THE STAKE PROTRUDING ABOVE THE WATTLE. A
HEAVY SEDIMENT LOAD WILL TEND TO PICK THE WATTLE UP AND COULD
PULL IT OFF THE STAKES IF THEY ARE DRIVEN DOWN TOO LOW. IT MAY BE
NECESSARY TO MAKE A HOLE IN THE WATTLE WITH A PICK END OF YOUR
MADDOX IN ORDER TO GET THE STAKE THROUGH THE STRAW. WHEN
STRAW WATTLES ARE USED FOR FLAT GROUND APPLICATIONS, DRIVE THE
STAKES STRAIGHT DOWN; WHEN INSTALLING WATTLES ON SLOPES, DRIVE
THE STAKES PERPENDICULAR TO THE SLOPE.
DRIVE THE FIRST END STAKE OF THE SECOND WATTLE AT AN ANGLE
TOWARD THE FIRST WATTLE IN ORDER TO HELP ABUT THEM TIGHTLY
TOGETHER. IF YOU HAVE DIFFICULTY DRIVING THE STAKE INTO EXTREMELY
HARD OR ROCKY SLOPES, A PILOT BAR MAY BE NEEDED TO BEGIN THE
STAKE HOLE.
1"x 1" WOOD STAKES
18"-24"
BAILING WIRE OR
NYLON ROPE
WATTLE "A" WATTLE "B"
1' 2'
TYP.
1' 1'
W2 NOTES:
INSTALLATION:
STAKES SHOULD BE DRIVEN ACROSS FROM EACH OTHER
AND ON EACH SIDE OF THE WATTLE. LEAVING 4"-6" OF
STAKE PROTRUDING ABOVE THE WATTLE. BAILING WIRE OR
NYLON ROPE SHOULD BE TIED TO THE STAKES ACROSS
THE WATTLE. STAKES SHOULD THEN BE DRIVEN UNTIL THE
BAILING WIRE OR NYLON ROPE IS SUFFICIENTLY SNUG TO
THE WATTLE.
WHEN INSTALLING RUNNING LENGTHS OF WATTLES, TO
PREVENT SHIFTING, BUTT THE SECOND WATTLE TIGHTLY
AGAINST THE FIRST. DO NOT OVERLAP THE ENDS. STAKES
SHOULD BE DRIVEN 1 FT. FROM END, ACROSS FROM AND
ON EACH SIDE OF WATTLE LEAVING 4"-6" OF STAKE
PROTRUDING ABOVE THE WATTLE. BAILING WIRE OR
NYLON ROPE SHOULD BE TIED TO STAKES IN AN HOUR
GLASS FORMATION (FRONT TO BACK OF WATTLE "A",
ACROSS TO FRONT OF WATTLE "B", ACROSS TO BACK AND
BACK TO FRONT OF WATTLE "A"). STAKES SHOULD THEN BE
DRIVEN IN UNTIL BAILING WIRE OR NYLON ROPE IS
SUFFICIENTLY SNUG TO THE WATTLE.
W1 & W2 INSTALLATION NOTES:
1. THE LOCATION AND LENGTH OF WATTLE IS DEPENDENT ON THE CONDITIONS OF EACH SITE.
2. WATTLES SHALL BE INSTALLED PRIOR TO ANY LAND-DISTURBING ACTIVITIES.
3. WATTLES SHALL CONSIST OF STRAW, COMPOST, EXCELSIOR, OR COCONUT FIBER.
4. NOT FOR USE IN CONCENTRATED FLOW AREAS.
5. THE WATTLES SHALL BE TRENCHED INTO THE GROUND A MINIMUM OF TWO (2) INCHES.
6. WATTLES SHALL BE INSTALLED PER MANUFACTURERS SPECIFICATIONS.
7. ON SLOPES, WATTLES SHOULD BE INSTALLED ON CONTOUR WITH A SLIGHT DOWNWARD ANGLE AT THE END OF THE ROW IN ORDER TO PREVENT
PONDING AT THE MID SECTION.
8. RUNNING LENGTHS OF WATTLES SHOULD BE ABUTTED FIRMLY TO ENSURE NO LEAKAGE AT THE ABUTMENTS.
9. SPACING - DOWNSLOPE:
VERTICAL SPACING FOR SLOPE INSTALLATIONS SHOULD BE DETERMINED BY SITE CONDITIONS. SLOPE GRADIENT AND SOIL TYPE ARE THE MAIN
FACTORS. A GOOD RULE OF THUMB IS:
1:1 SLOPES = 10 FEET APART
2:1 SLOPES = 20 FEET APART
3:1 SLOPES = 30 FEET APART
4:1 SLOPES = 40 FEET APART, ETC.
HOWEVER, ADJUSTMENTS MAY HAVE TO BE MADE FOR THE SOIL TYPE: FOR SOFT, LOAMY SOILS - ADJUST THE ROWS CLOSER TOGETHER;
FOR HARD, ROCKY SOILS - ADJUST THE ROWS FURTHER APART. A SECONDARY WATTLE PLACED BEHIND THE ABUTMENT OF TWO WATTLES IS
ENCOURAGED ON STEEP SLOPES OR WHERE JOINTS HAVE FAILED IN THE PAST.
10. STAKING: THE CITY RECOMMENDS USING WOOD STAKES TO SECURE THE WATTLES. 1/2" TO 5/8" REBAR IS ALSO ACCEPTABLE. BE SURE TO USE A
STAKE THAT IS LONG ENOUGH TO PROTRUDE SEVERAL INCHES ABOVE THE WATTLE: 18" IS A GOOD LENGTH FOR HARD, ROCKY SOIL. FOR SOFT
LOAMY SOIL USE A 24" STAKE.
4"-6" ABOVE WATTLE AFTER BAILING WIRE
OR NYLON ROPE IS ATTACHED. STAKES
NEED TO BE TAMPED UNTIL WIRE/ROPE IS
SNUG WITH WATTLE.
1"x 1" WOOD STAKES
18"-24"
ENDS OF ADJACENT WATTLES
SHALL BE TIGHTLY ABUTTED
TO PREVENT SEDIMENT BYPASS
W2 NOTE:
ONLY WATTLES MADE WITH COCONUT
FIBERS SHALL BE USED WHEN
INSTALLATION COMES IN CONTACT WITH A
WATER BODY.
002 SILT FENCE
SF SF
ROCK SOCK SECTION ROCK SOCK PLAN
ROCK SOCK JOINTING
GRADATION TABLE
SIEVE SIZE
MASS PERCENT
PASSING SQUARE
MESH SIEVES
NO. 4
2" 100
1-1/2" 90-100
1" 20-55
3/4" 0-15
3/8" 0-5
MATCHES SPECIFICATIONS FOR NO. 4 COARSE AGGREGATE FOR
CONCRETE PER AASHTO M43. ALL ROCK SHALL BE FRACTURED FACE,
ALL SIDES
RS
VTC
004 VEHICLE CONTROL TRACKING PAD
001 CONCRETE WASHOUT AREA
005 ROCK SOCK DETAIL
CW
IP
RP
008 RIPRAP
AT PIPE OUTLET AREAS OF STREAMS AND
DRAINAGE CHANNELS - DETAIL A
IN DIVERSION DITCH OR SMALL DITCH DRAINAGE WAY - DETAIL B
OUTSIDE OF STREAMS AND DRAINAGE CHANNELS - DETAIL C
ANCHOR DETAILS
PERIMETER ANCHOR TRENCH
JOINT ANCHOR TRENCH
INTERMEDIATE ANCHOR TRENCH
OVERLAPPING JOINT
WOOD STAKE DETAIL
MINIMUM THICKNESS 1"
USE 2x4 MATERIAL FOR STAKES
JOINT ANCHOR
TRENCH, TYP.
PERIMETER
ANCHOR
TRENCH, TYP.
TOP OF
CHANNEL BANK
TYPE OF BLANKET AS INDICATED IN PLAN VIEW, IN ALL DISTURBED AREAS OF
STREAMS AND DRAINAGE CHANNELS TO DEPTH "D" ABOVE CHANNEL INVERT.
BLANKET SHALL GENERALLY BE ORIENTED PARALLEL TO FLOW DIRECTION.
STAKING PATTERN SHALL MATCH BLANKET TYPE.
UNDISTURBED
SOIL
TYPE OF BLANKET,
PER MANUFACTURER SPEC. OR TYPE 2 OR 3 STAKING INDICATED IN PLAN VIEW
(MATCH SPECIFIED BLANKET TYPE) SEE THE STAKING
PATTERNS DETAIL ON NEXT SHEET
PERIMETER
ANCHOR TRENCH, TYP.
JOINT ANCHOR TRENCH, TYP.
COMPACTED
SUBGRADE
1
>3
THE BLANKET SHALL
BE EXTENDED TO THE
TOP OF CHANNEL
"D"
6"
TOPSOIL
"M"
OVERLAPPING JOINT, SEE
DETAIL ON THIS SHEET
STAGGER
OVERLAPS
PERIMETER ANCHOR TRENCH
SEE DETAIL ON THIS SHEET
PER MANUFACTURER SPEC.
OR TYPE 1 STAKING SEE
THE STAKING PATTERN
DETAIL ON NEXT SHEET
BLANKET SHALL BE
100% STRAW MIN.
DIVERSION DITCH
TYPICALLY AT
TOP OF SLOPE
6"
TOPSOIL
6" MIN.
(TYP.)
3" MIN.
(TYP.)
SINGLE EDGE
EROSION CONTROL
BLANKET (TYP.)
COMPACTED
BACKFILL (TYP.)
STAKE (TYP.)
TWO EDGES OF
TWO ADJACENT
ROLLS
LOOP FROM
MIDDLE OF
ROLL
FLOW 6"
3" MIN.
12"
MIN.
STAKING PATTERNS
SHALL BE IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATION. IF NO MANUFACTURER'S
SPECIFICATION IS AVAILABLE USE THE ACCEPTABLE STAKING PATTERN (AS SHOWN ABOVE)
PERIMETER ANCHOR
TRENCH OR JOINT
ANCHOR TRENCH, TYP.
STRAW-COCONUT
COCONUT OR EXCELSIOR
STRAW
ROLL WIDTH
"W" (TYP.)
6'
3'
1/2 "W"
1/2 "W"
1/2 "W"
1/2 "W"
1/2 "W"
4'
3'
2'
EROSION CONTROL BLANKET TYPE
TYPE
STRAW*
STRAW-COCONUT
EXCELSIOR
COCONUT
CONTENT
-
30% MIN.
-
STRAW
CONTENT
100%
-
NETTING MIN.
DOUBLE/NATURAL
100%
-
-
EXCELSIOR
CONTENT
COCONUT 100% - -
* FOR OUTSIDE OF STREAMS AND DRAINAGE CHANNELS
DOUBLE/NATURAL
DOUBLE/NATURAL
DOUBLE/NATURAL
70% MAX.
009 EROSION CONTROL BLANKET
Storm
Line/Culvert
Label
Pipe
Diameter
(in)
No. of
Barrels
Riprap
Type
Spec
Length
of
Riprap
(ft)
Spec
Width
of
Riprap
(ft)
2*d50,
Depth
of
Riprap
(ft)
Storm A 24 1 Type L 6.00 9.00 1.5
W1
W1
W1
W1
W1
RS
RR
JOHNSON DRIVE
SPRING COURT
CWA
W2
PROTECT STORM
LINE DURING CONSTRUCTION
OF BUILDING
ECB
ECB
ECB
No. Revisions: By: Date:
REVIEWED BY:
S. Thomas
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/09/2019
PROJECT:
1285-001
Sheet
of 19
JOHNSON DRIVE APARTMENTS These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
REVIEW SET
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
E NGINEER ING
N O R T H E RN
PHONE: 970.221.4158
www.northernengineering.com
C4.00
EROSION CONTROL PLAN
12
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
LEGEND:
NOTES:
PROJECT BOUNDARY
EXISTING STORM SEWER ST
PROPOSED LOTLINE
PROPOSED CURB & GUTTER
NORTH
( IN FEET )
0
1 INCH = 30 FEET
30 30 60 90
SF
IP
W2
DS
VTC
INLET PROTECTION
W1 WATTLE
SILT FENCE
DANDYSACK
WATTLE
VEHICLE TRACKING PAD
SF
ECB EROSION CONTROL BLANKET
RS ROCK SOCK
PROPOSED STORM SEWER
1. CONTRACTOR SHALL IMMEDIATELY STABILIZE ALL DISTURBED SLOPES BY CRIMP
MULCHING OR SIMILAR METHODS (AS APPLICABLE).
2. TOTAL DISTURBED AREA = 2.63 ACRES
3. SWMP ADMINISTRATOR:
Contact ________________________________
Company ________________________________
Address ________________________________
Phone ________________________________
4. REMOVE SEDIMENT THAT IS TRACKED ONTO THE PUBLIC RIGHT OF WAY DAILY OR
MORE FREQUENTLY ASS NEEDED. EXCESS SEDIMENT IN THE ROADWAY INDICATES
THAT THE STABILIZED CONSTRUCTION ENTRANCE NEEDS MAINTENANCE.
5. CONTRACTOR TO PROVIDE VEHICLE TRACKING CONTROL FOR CONCRETE
WASHOUT AREA IF ACCESS IS OFF PAVEMENT.
6. REMOVE ALL ACCUMULATED SEDIMENT AND DEBRIS FROM THE DANDY SACK,
SURFACE AND VICINITY OF THE UNIT AFTER EACH STORM EVENT. IF USING
OPTIONAL OIL ABSORBENTS, REMOVE AND REPLACE ABSORBENTS WHEN THEY
NEAR SATURATION.
7. REFER TO THE "STORM WATER MANAGEMENT PLAN & EROSION CONTROL REPORT
FOR JOHNSON DRIVE APARTMENTS BY NORTHERN ENGINEERING, DATED
10/09/2019 FOR ADDITIONAL INFORMATION.
TABLE OF CONSTRUCTION SEQUENCE AND BMP APPLICATION
Project: JOHNSON DRIVE APARTMENTS
CONSTRUCTION PHASE MOBILIZATION DEMOLITION GRADING
BEST MANAGEMENT PRACTICES (BMPS)
STRUCTURAL "INSTALLATION"
Silt Fence Barriers *
Flow Barriers (Wattles) *
Inlet Filter Bags *
Vegetative
Temporary Seeding Planting
Mulching / Sealant
Permanent Seeding Planting
Sod Installation
Rolled Products : Netting / Blankets / Mats
Contour Furrows (Ripping / Disking)
Rock Bags *
UTILITIES
INSTALLATION
FLAT WORK
INSTALLATION
VERTICAL
INSTALLATION LANDSCAPE DEMOBILIZATION
Vehicle Tracking Pad *
* All Temporary BMPs to be Removed once Construction is Complete
Any prior inlets that could use protecting
Any prior inlets that could use protecting
Anytime the site will sit dormant longer than 30 Days
Anytime the site will sit dormant longer than 30 Days
Anytime the site will sit dormant longer than 30 Days
Riprap
1. IT SHOULD BE NOTED THAT ANY EROSION CONTROL PLAN SERVES ONLY AS A
GUIDELINE TO THE CONTRACTOR. STAGING AND/OR PHASING OF BEST
MANAGEMENT PRACTICES (BMPs) IS EXPECTED. ADDITIONAL AND/OR DIFFERENT
BMPs FROM THOSE ORIGINALLY DEPICTED MAY BE NECESSARY DURING
CONSTRUCTION DUE TO CHANGING SITE CONDITIONS OR AS REQUIRED BY
LOCAL AUTHORITIES.
2. THIS EROSION CONTROL PLAN IS SCHEMATIC IN NATURE. AS SUCH, GRAPHICAL
SYMBOLS MAY NOT BE TO SCALE, NOR ARE THEY NECESSARILY SHOWN IN THEIR
EXACT LOCATION.
3. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL PERMITTING (CITY, STATE
DISCHARGE PERMIT, ETC.) AND COMPLIANCE WITH GOVERNING AUTHORITIES. IT
SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR (OR PERMIT HOLDER) TO
ENSURE EROSION CONTROL MEASURES ARE PROPERLY MAINTAINED AND
FOLLOWED.
4. CONTRACTOR SHALL IMPLEMENT THE APPROPRIATE EROSION CONTROL
MEASURES ACCORDING THE THE CONSTRUCTION SEQUENCING AND LEVEL OF
SITE STABILIZATION.
5. CONTRACTOR SHALL IMPLEMENT APPROPRIATE INLET PROTECTION FOR ALL
STORM DRAINS, SWALES, PONDS AND RAIN GARDENS UNTIL SITE IS FULLY
STABILIZED.
6. CONTRACTOR SHALL IMPLEMENT APPROPRIATE INLET PROTECTION FOR
DOWNSPOUT CONNECTIONS, TO THE STORM DRAIN SYSTEM, UNTIL CONNECTION
IS ESTABLISHED WITH DOWNSPOUT.
7. INLET PROTECTION SHALL BE ADAPTED, AS NECESSARY, TO THE SURROUNDING
SURFACE TYPE AND CONDITION (i.e., STAKE-DRIVEN WATTLES FOR BARE SOIL,
SAND BAGS OR GRAVEL SOCKS FOR PAVEMENT, ETC.)
8. CONTRACTOR IS RESPONSIBLE FOR STABILIZING ALL SLOPES, PARTICULARLY
THOSE STEEPER THAN 6:1. CRIMP MULCHING, HYDRO MULCHING, EROSION
MATS, TEMPORARY IRRIGATION, AND ADDITIONAL WATTLES OR SILT FENCING
MAY BE NECESSARY TO ESTABLISH VEGETATIVE COVER AND STABILIZE THE
SLOPE.
9. ADDITIONAL WATTLES, SILT FENCE, OR OTHER MEASURES, MAY BE NECESSARY
TO INSURE THAT EACH BUILDING PAD IS STABILIZED THROUGHOUT
CONSTRUCTION. AT NO TIME SHALL SEDIMENT BE ALLOWED TO CROSS THE
PUBLIC SIDEWALKS.
10. CONTRACTOR SHALL IMPLEMENT APPROPRIATE PERIMETER PROTECTION FOR
AREAS DIRECTING DRAINAGE OFFSITE. PERIMETER PROTECTION SHALL BE
ADAPTED, AS NECESSARY, TO THE SURROUNDING SURFACE TYPE AND
CONDITION (i.e., STAKE-DRIVEN SEDIMENT CONTROL LOGS OR SILT FENCE FOR
BARE SOIL, SAND BAGS OR GRAVEL SOCKS FOR PAVEMENT, ETC.)
11. FUELING FACILITIES SHALL BE LOCATED AT LEAST ONE HUNDRED (100) FEET
FROM NATURAL BODY OF WATER, WETLAND, NATURAL DRAINAGE WAY OR
MANMADE DRAINAGE WAY. THE FUEL TANKS AND FUELING AREA MUST BE SET IN
A CONTAINMENT AREA THAT WILL NOT ALLOW A FUEL SPILL TO DIRECTLY FLOW,
SEEP, RUN OFF, OR BE WASHED INTO A BODY OF WATER, WETLAND OR
DRAINAGE WAY.
12. CONSTRUCTION WASTE STORAGE (DUMPSTERS) AND PORTABLE SANITATION
UNITS (CONSTRUCTION TOILETS) SHALL BE LOCATED AT LEAST FIFTY (50) FEET
FROM ANY STORMWATER INLET, WETLAND, OR DRAINAGE WAY. SAID FACILITIES
MUST BE SET IN A CONTAINMENT AREA THAT WILL NOT ALLOW POLLUTANTS TO
DIRECTLY FLOW, SEEP, RUN OFF, OR BE WASHED INTO A BODY OF WATER,
WETLAND OR DRAINAGE WAY. DUMPSTERS SHALL BE LOCATED ON FLAT,
STABLE GROUND, AND CONSTRUCTION TOILETS SHALL BE STAKED DOWN.
13. THE CONTRACTOR AND ALL SUBCONTRACTORS WILL COOPERATE WITH THE
CITY'S CONSTRUCTION INSPECTORS BY CEASING OPERATIONS WHEN WINDS
ARE OF SUFFICIENT VELOCITY TO CREATE BLOWING DUST WHICH, IN THE
INSPECTOR'S OPINION, IS HAZARDOUS TO THE PUBLIC HEALTH AND WELFARE.
14. WHERE SEASONAL CONSTRAINTS (E.G., DURING SUMMER AND WINTER MONTHS)
INHIBIT PERMANENT SEEDING OPERATIONS, DISTURBED AREAS WILL BE
TREATED WITH MULCH AND MULCH TACKIFIER OR OTHER MATERIALS APPROVED
BY EROSION CONTROL STAFF TO PREVENT EROSION.
15. SEE LANDSCAPE PLANS FOR ADDITIONAL INFORMATION ON PLANTING,
REVEGETATION, HARDSCAPE AND OTHER PERMANENT SITE STABILIZATION
METHODS.
16. ALL ROOF DRAIN SYSTEM INLETS SHAL BE PLUGGED UNTIL CONNECTED TO
BUILDINGS.
17. ALL PARTIES DISTURBING EXISTING SITE SOILS SHALL ADHERE TO THE SOILS
MANAGEMENT PLAN (SMP) FOR SCHRADER SHOP PROPERTY PREPARED BY
NATIONAL INSPECTION SERVICES, DATED MARCH 27, 2018. SUBSURFACE
DISTURBANCE INCLUDES EXCAVATION, UTILITY TRENCHING, CAISSON DRILLING,
DEWATERING, AND OTHER SUCH INTRUSIVE ACTIVITIES, AS DESCRIBED IN THE
SMP. THE SMP DESCRIBES THE NECESSARY PROCEDURES FOR THE HANDLING,
RE-USE, TRANSPORT, AND DISPOSAL OF SOILS EXCAVATED DURING
CONSTRUCTION ACTIVITIES, INCLUDING DEWATERING ACTIVITIES.
EROSION CONTROL NOTES:
CW CONCRETE WASHOUT AREA
RR RIPRAP
30" VERTICAL
CURB AND GUTTER
6' SIDEWALK
PROPOSED
GRADE
EXISTING
GRADE
EXISTING
GROUND
(TYPICAL)
PROPOSED
GRADE
(TYPICAL)
11.74'
RETAINING WALLS
(BY OTHERS)
30" VERTICAL
CURB AND GUTTER
6' SIDEWALK
PROPOSED
GRADE
EXISTING
GRADE
EXISTING
GROUND
(TYPICAL)
PROPOSED
GRADE
(TYPICAL)
16.8'
30" VERTICAL
CURB AND GUTTER
6' SIDEWALK
PROPOSED
GRADE
EXISTING
GRADE
EXISTING
GROUND
(TYPICAL)
PROPOSED
GRADE
(TYPICAL)
(3.2%)
(-0.7%)
(-0.7%)
ELEC
VAULT
ELEC
ELEC
VAN
10+25
10+50
JOHNSON DRIVE
SPRING COURT
SAWCUT
STA.=13+02.15
TIE TO EXISTING
10+50
11+00
11+50
PI: 10+19.86
PC: 11+65.34
PC: 11+92.27
No. Revisions: By: Date:
REVIEWED BY:
S. Thomas
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/09/2019
PROJECT:
1285-001
Sheet
of 19
JOHNSON DRIVE APARTMENTS These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
REVIEW SET
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
E NGINEER ING
N O R T H E RN
PHONE: 970.221.4158
www.northernengineering.com
C3.04
CROSS SECTIONS
JOHNSON DRIVE
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
11
LEGEND:
PROPOSED SAWCUT
PROPOSED FINISH GRADE SPOT ELEVATION
FIELD SURVEY BY:
NOTES:
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE AND LOCATION
BOTH HORIZONTAL AND VERTICAL OF ALL UNDERGROUND UTILITIES IN THE AREA
OF THE WORK. BEFORE COMMENCING NEW CONSTRUCTION, THE CONTRACTOR
SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL
BE RESPONSIBLE FOR FOR ALL UNKNOWN UNDERGROUND UTILITIES.
2. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
3. ALL CURB SPOTS SHOWN ARE FLOWLINE ELEVATIONS. ALL OTHER SPOTS ARE
FINISHED GRADE ELEVATIONS.
4. THE TOP OF FOUNDATION ELEVATIONS SHOWN ARE THE MINIMUM ELEVATIONS
REQUIRED FOR PROTECTION FROM THE 100-YEAR STORM.
5. CROSSPANS ALONG PUBLIC STREETS AT THE INTERSECTION OF PRIVATE DRIVES
SHALL HAVE CONCRETE EXTENDED TO THE RIGHT-OF-WAY LINE.
6. ALL PROJECT DATA IS ON THE CITY OF FORT COLLINS VERTICAL CONTROL
NETWORK DATUM: NAVD 88. SEE COVER SHEET FOR BENCHMARK REFERENCES.
7. CONTRACTOR SHALL OBTAIN THE MOST CURRENT SOILS AND SUBSURFACE
EXPLORATION REPORT FOR MORE INFORMATION REGARDING PAVEMENT DESIGN,
SUBSURFACE TREATMENT AND COMPACTION.
8. CONTRACTOR SHALL CONFIRM DOORWAY, FOUNDATION WALLS, AND SLOPED
SLABS WITH STAMPED ARCHITECTURAL AND STRUCTURAL DRAWINGS PRIOR TO
STAKING.
9. SEE LANDSCAPE PLANS FOR ADDITIONAL INFORMATION ON PLANTING,
REVEGETATION, HARDSCAPE AND OTHER PERMANENT SITE STABILIZATION
METHODS
NORTHERN ENGINEERING SERVICES, INC.
PROJECT NUMBER: 1285-001
DATE: JULY 5TH, 2017
ADDITIONAL TOPO: NOVEMBER 1ST, 2017
EXISTING GROUND SPOT ELEVATION
EXISTING SLOPE (PERCENTAGE)
PROJECT BOUNDARY
EXISTING RIGHT-OF-WAY
EXISTING STORM SEWER
PROPOSED MAJOR CONTOUR
PROPOSED STORM SEWER
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
PROPOSED MINOR CONTOUR
(47.45)
17.50
2.0%
(2.0%)
PROPOSED SLOPE (PERCENTAGE)
PROPOSED SLOPE (RISE:RUN) 3:1
ST
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
NORTH
30" VERTICAL
CURB AND GUTTER
R50' CUL-DE-SAC
5' SIDEWALK
6' SIDEWALK
RAMP
RISERS
9' UTILITY
EASEMENT
49' R.O.W 36' -
STA.=13+02.15
TIE TO EXISTING
PRIVATE SIDEWALK
RAMP
EXISTING 4.5' SIDEWALK
84.82
85.03 84.92
84.82
(84.64)
(84.83)
(84.89)
PI: 10+19.86
PC: 11+65.34
PC: 11+92.27
6' PARKWAY
RISERS
84.92
85.00
85.68
85.75
85.73
85.87
85.59
85.71
No. Revisions: By: Date:
REVIEWED BY:
S. Thomas
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/09/2019
PROJECT:
1285-001
Sheet
of 19
JOHNSON DRIVE APARTMENTS These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
REVIEW SET
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
E NGINEER ING
N O R T H E RN
PHONE: 970.221.4158
www.northernengineering.com
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
C3.03
PLAN AND PROFILE
JOHNSON DRIVE
NORTH
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
10
PROFILE SCALE:
LEGEND:
PROPOSED SAWCUT
PROPOSED FINISH GRADE SPOT ELEVATION
FIELD SURVEY BY:
NOTES:
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE AND LOCATION
BOTH HORIZONTAL AND VERTICAL OF ALL UNDERGROUND UTILITIES IN THE AREA
OF THE WORK. BEFORE COMMENCING NEW CONSTRUCTION, THE CONTRACTOR
SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL
BE RESPONSIBLE FOR FOR ALL UNKNOWN UNDERGROUND UTILITIES.
2. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
3. ALL CURB SPOTS SHOWN ARE FLOWLINE ELEVATIONS. ALL OTHER SPOTS ARE
FINISHED GRADE ELEVATIONS.
4. THE TOP OF FOUNDATION ELEVATIONS SHOWN ARE THE MINIMUM ELEVATIONS
REQUIRED FOR PROTECTION FROM THE 100-YEAR STORM.
5. CROSSPANS ALONG PUBLIC STREETS AT THE INTERSECTION OF PRIVATE DRIVES
SHALL HAVE CONCRETE EXTENDED TO THE RIGHT-OF-WAY LINE.
6. ALL PROJECT DATA IS ON THE CITY OF FORT COLLINS VERTICAL CONTROL
NETWORK DATUM: NAVD 88. SEE COVER SHEET FOR BENCHMARK REFERENCES.
7. CONTRACTOR SHALL OBTAIN THE MOST CURRENT SOILS AND SUBSURFACE
EXPLORATION REPORT FOR MORE INFORMATION REGARDING PAVEMENT DESIGN,
SUBSURFACE TREATMENT AND COMPACTION.
8. CONTRACTOR SHALL CONFIRM DOORWAY, FOUNDATION WALLS, AND SLOPED
SLABS WITH STAMPED ARCHITECTURAL AND STRUCTURAL DRAWINGS PRIOR TO
STAKING.
9. SEE LANDSCAPE PLANS FOR ADDITIONAL INFORMATION ON PLANTING,
REVEGETATION, HARDSCAPE AND OTHER PERMANENT SITE STABILIZATION
METHODS
NORTHERN ENGINEERING SERVICES, INC.
PROJECT NUMBER: 1285-001
DATE: JULY 5TH, 2017
ADDITIONAL TOPO: NOVEMBER 1ST, 2017
EXISTING GROUND SPOT ELEVATION
EXISTING SLOPE (PERCENTAGE)
PROJECT BOUNDARY
EXISTING RIGHT-OF-WAY
EXISTING STORM SEWER
PROPOSED MAJOR CONTOUR
PROPOSED STORM SEWER
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
PROPOSED MINOR CONTOUR
(47.45)
17.50
2.0%
(2.0%)
PROPOSED SLOPE (PERCENTAGE)
PROPOSED SLOPE (RISE:RUN) 3:1
ST
4984
4988
4992
-40 -20 0 20 40
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
12+25
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 0 20 40
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
12+75
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 0 20 40
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
10+50
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 0 20 40
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
11+00
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 0 20 40
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
11+50
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 0 20 40
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
12+00
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 0 20 40
FLOW
LINE
Horizontal Scale 1" = 20'
Vertical Scale 1" = 2'
12+50
4978
4980
4984
4988
4992
4978
4980
4984
4988
4992
-40 -20 0 20 40
4985.7
4984.95
4985.8
4985.07
4985.6
4985.20
4985.8
4985.32
4985.9
4985.45
4986.0
4985.57
4986.1
4985.70
4986.1
4985.86
4986.5
4986.08
4986.6
4986.38
4986.9
4986.74
5.5%
1.8%
2.3%
-2.8%
3.5%
-2.7%
1.7%
0.6%
2.7%
2.3%
-3.1%
3.5%
-1.8%
2.3%
-2.5%
3.5%
13' 15'
13' 15'
13' 15'
13' 15'
13' 15'
12'
12'
12'
4.69'
4.69'
4.69'
PROPOSED
GRADE
EXISTING
GRADE
PROPOSED
GRADE
EXISTING
GRADE
30" VERTICAL
CURB AND GUTTER
6' SIDEWALK
RETAINING
WALL
(BY OTHERS)
30" VERTICAL
CURB AND GUTTER
6' SIDEWALK
PROPOSED
GRADE
EXISTING
GROUND
RETAINING WALLS
(BY OTHERS)
30" VERTICAL
CURB AND GUTTER
6' SIDEWALK
30" VERTICAL
CURB AND GUTTER
6' SIDEWALK
30" VERTICAL
CURB AND GUTTER
6' SIDEWALK
30" VERTICAL
CURB AND GUTTER
6' SIDEWALK
PROPOSED
GRADE
EXISTING
GRADE PROPOSED
GRADE
EXISTING
GRADE
PROPOSED
GRADE
EXISTING
GRADE
PROPOSED
GRADE
EXISTING
GRADE PROPOSED
GRADE
EXISTING
GRADE
PROPOSED
GRADE
EXISTING
GRADE
PROPOSED
GRADE
EXISTING
GRADE
PROPOSED
GRADE
EXISTING
GRADE
HIGH VOLUME
DRIVE APPROACH
30" VERTICAL
CURB AND GUTTER
6' SIDEWALK
EXISTING
GROUND
(TYPICAL)
PROPOSED
GRADE
(TYPICAL)
(0.6%)
(-6.9%)
(-0.0%)
(0.4%)
(0.1%)
(0.1%)
(-3.0%)
(0.7%)
(1.1%)
(1.6%)
(1.8%)
ELEC
LOD
LOD
10+25
10+50
10+75
11+00
11+25
11+50
11+75
12+00
12+25
12+50
12+75
JOHNSON DRIVE
SPRING COURT
SAWCUT
STA.=12+97.50
TIE TO EXISTING
10+50
PI: 12+36.33
PI: 12+60.39
PI: 12+73.66
PI: 10+20.00
PI: 12+22.40
SAWCUT
STA.=10+00.00
PAN
SAWCUT
No. Revisions: By: Date:
REVIEWED BY:
S. Thomas
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/09/2019
PROJECT:
1285-001
Sheet
of 19
JOHNSON DRIVE APARTMENTS These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
REVIEW SET
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
E NGINEER ING
N O R T H E RN
PHONE: 970.221.4158
www.northernengineering.com
C3.02
CROSS SECTIONS
SPRING COURT
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
09
LEGEND:
PROPOSED SAWCUT
PROPOSED FINISH GRADE SPOT ELEVATION
FIELD SURVEY BY:
NOTES:
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE AND LOCATION
BOTH HORIZONTAL AND VERTICAL OF ALL UNDERGROUND UTILITIES IN THE AREA
OF THE WORK. BEFORE COMMENCING NEW CONSTRUCTION, THE CONTRACTOR
SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL
BE RESPONSIBLE FOR FOR ALL UNKNOWN UNDERGROUND UTILITIES.
2. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
3. ALL CURB SPOTS SHOWN ARE FLOWLINE ELEVATIONS. ALL OTHER SPOTS ARE
FINISHED GRADE ELEVATIONS.
4. THE TOP OF FOUNDATION ELEVATIONS SHOWN ARE THE MINIMUM ELEVATIONS
REQUIRED FOR PROTECTION FROM THE 100-YEAR STORM.
5. CROSSPANS ALONG PUBLIC STREETS AT THE INTERSECTION OF PRIVATE DRIVES
SHALL HAVE CONCRETE EXTENDED TO THE RIGHT-OF-WAY LINE.
6. ALL PROJECT DATA IS ON THE CITY OF FORT COLLINS VERTICAL CONTROL
NETWORK DATUM: NAVD 88. SEE COVER SHEET FOR BENCHMARK REFERENCES.
7. CONTRACTOR SHALL OBTAIN THE MOST CURRENT SOILS AND SUBSURFACE
EXPLORATION REPORT FOR MORE INFORMATION REGARDING PAVEMENT DESIGN,
SUBSURFACE TREATMENT AND COMPACTION.
8. CONTRACTOR SHALL CONFIRM DOORWAY, FOUNDATION WALLS, AND SLOPED
SLABS WITH STAMPED ARCHITECTURAL AND STRUCTURAL DRAWINGS PRIOR TO
STAKING.
9. SEE LANDSCAPE PLANS FOR ADDITIONAL INFORMATION ON PLANTING,
REVEGETATION, HARDSCAPE AND OTHER PERMANENT SITE STABILIZATION
METHODS
NORTHERN ENGINEERING SERVICES, INC.
PROJECT NUMBER: 1285-001
DATE: JULY 5TH, 2017
ADDITIONAL TOPO: NOVEMBER 1ST, 2017
EXISTING GROUND SPOT ELEVATION
EXISTING SLOPE (PERCENTAGE)
PROJECT BOUNDARY
EXISTING RIGHT-OF-WAY
EXISTING STORM SEWER
PROPOSED MAJOR CONTOUR
PROPOSED STORM SEWER
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
PROPOSED MINOR CONTOUR
(47.45)
17.50
2.0%
(2.0%)
PROPOSED SLOPE (PERCENTAGE)
PROPOSED SLOPE (RISE:RUN) 3:1
ST
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
NORTH
4990
4995
5000
5005
9+75 10+00 11+00 12+00 13+00 13+25
PVI STA = 10+00.00
PVI ELEV = 4984.82
PVI STA = 12+97.50
PVI ELEV = 4987.08
90.0' VC
PVI STA = 12+21.03
PVI ELEV = 4985.93
BCVS: 11+76.03
BVCE: 4985.70
ECVS: 12+66.03
EVCE: 4986.60
A.D. = 1.00
K = 90.02
1.50%
0.50%
4984.82
4984.95
4985.07
4985.20
4985.32
4985.45
4985.57
4985.70
4985.86
4986.08
4986.38
4986.74
EXISTING GROUND
PROPOSED GRADE
PROPOSED
ELEVATION EXISTING
ELEVATION
No. Revisions: By: Date:
REVIEWED BY:
S. Thomas
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/09/2019
PROJECT:
1285-001
Sheet
of 19
JOHNSON DRIVE APARTMENTS These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
REVIEW SET
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
E NGINEER ING
N O R T H E RN
PHONE: 970.221.4158
www.northernengineering.com
C3.01
PLAN AND PROFILE
SPRING COURT
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
08
PROFILE SCALE:
LEGEND:
PROPOSED SAWCUT
PROPOSED FINISH GRADE SPOT ELEVATION
FIELD SURVEY BY:
NOTES:
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE AND LOCATION
BOTH HORIZONTAL AND VERTICAL OF ALL UNDERGROUND UTILITIES IN THE AREA
OF THE WORK. BEFORE COMMENCING NEW CONSTRUCTION, THE CONTRACTOR
SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL
BE RESPONSIBLE FOR FOR ALL UNKNOWN UNDERGROUND UTILITIES.
2. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
3. ALL CURB SPOTS SHOWN ARE FLOWLINE ELEVATIONS. ALL OTHER SPOTS ARE
FINISHED GRADE ELEVATIONS.
4. THE TOP OF FOUNDATION ELEVATIONS SHOWN ARE THE MINIMUM ELEVATIONS
REQUIRED FOR PROTECTION FROM THE 100-YEAR STORM.
5. CROSSPANS ALONG PUBLIC STREETS AT THE INTERSECTION OF PRIVATE DRIVES
SHALL HAVE CONCRETE EXTENDED TO THE RIGHT-OF-WAY LINE.
6. ALL PROJECT DATA IS ON THE CITY OF FORT COLLINS VERTICAL CONTROL
NETWORK DATUM: NAVD 88. SEE COVER SHEET FOR BENCHMARK REFERENCES.
7. CONTRACTOR SHALL OBTAIN THE MOST CURRENT SOILS AND SUBSURFACE
EXPLORATION REPORT FOR MORE INFORMATION REGARDING PAVEMENT DESIGN,
SUBSURFACE TREATMENT AND COMPACTION.
8. CONTRACTOR SHALL CONFIRM DOORWAY, FOUNDATION WALLS, AND SLOPED
SLABS WITH STAMPED ARCHITECTURAL AND STRUCTURAL DRAWINGS PRIOR TO
STAKING.
9. SEE LANDSCAPE PLANS FOR ADDITIONAL INFORMATION ON PLANTING,
REVEGETATION, HARDSCAPE AND OTHER PERMANENT SITE STABILIZATION
METHODS
NORTHERN ENGINEERING SERVICES, INC.
PROJECT NUMBER: 1285-001
DATE: JULY 5TH, 2017
ADDITIONAL TOPO: NOVEMBER 1ST, 2017
EXISTING GROUND SPOT ELEVATION
EXISTING SLOPE (PERCENTAGE)
PROJECT BOUNDARY
EXISTING RIGHT-OF-WAY
EXISTING STORM SEWER
PROPOSED MAJOR CONTOUR
PROPOSED STORM SEWER
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
PROPOSED MINOR CONTOUR
(47.45)
17.50
2.0%
(2.0%)
PROPOSED SLOPE (PERCENTAGE)
PROPOSED SLOPE (RISE:RUN) 3:1
ST
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
NORTH
89.38
89.23
89.23
89.38
88.69
87.85
87.17
88.05
88.63
88.14
89.59
88.61
87.58
87.90
86.82
86.72
87.51
87.66
88.05
89.20
88.41
89.15
88.84
88.81
98.11
93.76
93.15
89.05
89.11
89.01
88.79
88.78
87.79
87.46
87.70
(1.8:1)
(1.5:1)
(2.3:1)
(1.9:1)
(1.5:1)
(1.4:1)
(1.4:1)
(1.6:1)
(3.0:1)
(2.6:1)
(3.3:1)
(1.7:1)
(1.7:1)
(2.6:1)
89.20
85.88
85.75
89.29
86.72
86.76
86.65
86.09
86.09
85.71
86.05
86.60
87.19
87.18
86.98
86.73
89.29
89.19
89.28
89.28
89.26
87.64
89.38
87.56
93.58
87.73
93.31
88.72
(89.65)
SWALE
89.29
89.38
EXISTING RETAINING WALL
TO BE BACK FILLED
LANDSCAPE WALLS
(BY OTHERS)
6' SIDEWALK
6' SIDEWALK
RAMP
UNDERGROUND
PARKING ENTRANCE
3' SIDEWALK
CURB CUT
88.89
???
89.65
93.74
96.61
SWALE
LIMITS OF
DISTURBANCE
TOP OF BANK
NATURAL HABITAT BUFFER ZONE
(SEE NOTE 10)
86.86
86.48
86.21
86.52
86.73
86.58
89.29
89.19
89.38
89.28
85.74
85.82
89.28
89.38
89.29
86.76
90.00
88.60
88.72
(94.71)
96.87
94.29
92.80
96.39
90.61
90.21
88.90
88.57
88.11
1.6%
2.0%
6' SIDEWALK
TOP OF BANK
LIMITS OF DISTURBANCE
SAWCUT
SAWCUT
4:1
7.6%
18.0%
4:1
3:1
11.5%
3:1
8.6%
4.8%
3:1
3.0%
10:1
3:1
4.4%
5:1
LANDSCAPE WALLS
(BY OTHERS)
6 RISERS
@ 7" RISE/11" TREAD
6' SIDEWALK
5 RISERS
@ 6" RISE/12" TREAD
(26.5%)
(14.1%)
(3.2%)
5' SIDEWALK
87.28
87.01
87.01
87.39
87.39
87.52
RAMP
98.00
98.22
97.34
94.25
96.46
96.40
96.40
96.50
90.00
89.51
88.88
88.67
87.90
87.48
89.00
88.97
93.21
96.73
96.79
97.77
97.90
98.06
98.12
87.23
87.23
87.28
87.32
87.32
87.51
86.92
87.42
87.56
87.63
88.87
89.22
89.63
88.49
89.05
89.10
88.69
88.02
87.07
89.00
89.04
89.13
89.13
89.23
89.20
89.26
FFE=89.38
FFE=89.38
FFE=87.18
FFE=96.50
FFE=90.00
96.50
89.23
88.95
90.00
87.76
95.96
16.5%
14.5%
2:1
11.7%
5.0%
4.2%
8:1
3:1
12.4%
7.8%
6.0%
7:1
7:1
15.0%
4.8%
8.5%
23.7%
12.9%
14.0%
6.5%
9.3%
2.8%
4.2%
1.7%
1.7%
7.3%
6.5%
6.2%
2.6%
1.1%
2.6%
2.4%
2.5%
2.8%
5.6%
5.0%
2.0%
FEMA 100-YEAR
MODERATE RISK
FEMA FLOODWAY
IRRIGATION
DITCH EASEMENT
BOTTOM
OF DITCH
25'
25'
No. Revisions: By: Date:
REVIEWED BY:
S. Thomas
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/09/2019
PROJECT:
1285-001
Sheet
of 19
JOHNSON DRIVE APARTMENTS These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
REVIEW SET
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
E NGINEER ING
N O R T H E RN
PHONE: 970.221.4158
www.northernengineering.com
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
NORTH
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
C3.00
GRADING PLAN
07
LEGEND:
PROPOSED STORM INLETS
EXISTING STORM MANHOLE
PROPOSED FINISH GRADE SPOT ELEVATION
FIELD SURVEY BY:
NOTES:
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE AND LOCATION
BOTH HORIZONTAL AND VERTICAL OF ALL UNDERGROUND UTILITIES IN THE AREA
OF THE WORK. BEFORE COMMENCING NEW CONSTRUCTION, THE CONTRACTOR
SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL
BE RESPONSIBLE FOR FOR ALL UNKNOWN UNDERGROUND UTILITIES.
2. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
3. ALL CURB SPOTS SHOWN ARE FLOWLINE ELEVATIONS. ALL OTHER SPOTS ARE
FINISHED GRADE ELEVATIONS.
4. THE TOP OF FOUNDATION ELEVATIONS SHOWN ARE THE MINIMUM ELEVATIONS
REQUIRED FOR PROTECTION FROM THE 100-YEAR STORM.
5. CROSSPANS ALONG PUBLIC STREETS AT THE INTERSECTION OF PRIVATE DRIVES
SHALL HAVE CONCRETE EXTENDED TO THE RIGHT-OF-WAY LINE.
6. ALL PROJECT DATA IS ON THE CITY OF FORT COLLINS VERTICAL CONTROL
NETWORK DATUM: NAVD 88. SEE COVER SHEET FOR BENCHMARK REFERENCES.
7. CONTRACTOR SHALL OBTAIN THE MOST CURRENT SOILS AND SUBSURFACE
EXPLORATION REPORT FOR MORE INFORMATION REGARDING PAVEMENT DESIGN,
SUBSURFACE TREATMENT AND COMPACTION.
8. CONTRACTOR SHALL CONFIRM DOORWAY, FOUNDATION WALLS, AND SLOPED
SLABS WITH STAMPED ARCHITECTURAL AND STRUCTURAL DRAWINGS PRIOR TO
STAKING.
9. SEE LANDSCAPE PLANS FOR ADDITIONAL INFORMATION ON PLANTING,
REVEGETATION, HARDSCAPE AND OTHER PERMANENT SITE STABILIZATION
METHODS
10. THE NATURAL HABITAT BUFFER ZONE IS INTENDED TO BE MAINTAINED IN A NATIVE
LANDSCAPE. PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE
USES WITHIN THE NATURAL HABITAT BUFFER ZONE.
11. DEVELOPMENT MUST COMPLY WITH THE FLOODPLAIN REGULATIONS IN CHAPTER 10
OF THE CITY MUNICIPAL CODE.
NORTHERN ENGINEERING SERVICES, INC.
PROJECT NUMBER: 1285-001
DATE: JULY 5TH, 2017
ADDITIONAL TOPO: NOVEMBER 1ST, 2017
EXISTING GROUND SPOT ELEVATION
EXISTING SLOPE (RISE:RUN)
PROJECT BOUNDARY
EXISTING RIGHT-OF-WAY
EROSION BUFFER ZONE
PROPOSED MAJOR CONTOUR
PROPOSED STORM SEWER
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
PROPOSED MINOR CONTOUR
D
(47.45)
17.50
2.0%
(3:1)
PROPOSED SLOPE (PERCENTAGE)
PROPOSED SLOPE (RISE:RUN) 3:1
EXISTING STORM SEWER ST
@ 0.50%
MH A2
STA 11+97.22
N: 121873.03
E: 194169.36
STORM LINE A2.1
(SEE SHEET C2.00)
JOHNSON DRIVE
EXISTING HEADWALL
EXISTING 36" RCP
SCOUR
STOP PAD
8'X8'
87.59
4.59
4970
4975
4980
4985
4990
4995
5000
5005
4970
4975
4980
4985
4990
4995
5000
5005
9+50 10+00 11+00 12+00 12+50
197.22 LF 24" HDPE @ 0.76%
STRM A1 - TIE TO BUILDING OUTFALL
STA 12+26.78
INV. 4983.10 (N)
FES A3
STA 10+00.00
INV. 4984.00 (S)
EXISTING GROUND
PROPOSED GRADE
SANITARY SEWER 36" RCP
STA.=11+64.01
INV.=4977.67
MH A2
STA 11+97.22
RIM 4989.0±
INV. IN 4982.95 (S)
INV. IN 4985.49 (W)
INV. OUT 4985.49 (N)
29.57 LF
24" HDPE
@ 0.50%
100-YR HGL
6" PVC
STA.=11+75.61
APROX. INV.=4984.09
(CONTRACTOR TO VERIFY EXISTING WATER
LINE DEPTH. WATER LINE TO BE LOWERED
PER CITY OF FORT COLLINS DETAIL.
A MINIMUM OF 18" SEPERATION FROM STORM.)
No. Revisions: By: Date:
REVIEWED BY:
S. Thomas
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/09/2019
PROJECT:
1285-001
Sheet
of 19
JOHNSON DRIVE APARTMENTS These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
REVIEW SET
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
E NGINEER ING
N O R T H E RN
PHONE: 970.221.4158
www.northernengineering.com
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
C2.01
PLAN AND PROFILE
STORM LINE A
NORTH
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
LEGEND:
NOTES:
PROJECT BOUNDARY
PROPOSED STORM SEWER
EXISTING ELECTRIC VUALT
EXISTING WATER METER
EXISTING IRRIGATION BOX
EXISTING POWER POLE
EXISTING GAS METER
EXISTING TELEPHONE PEDESTAL
EXISTING LIGHT POLE
PROPOSED FIRE HYDRANT
EXISTING FIRE HYDRANT
PROPOSED LOTLINE
EASEMENT LINE
CONTROL
IRR
S
PROPOSED SEWER SERVICE
PROPOSED WATER SERVICE
W
PROPOSED CURB & GUTTER
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL
UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW
CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL
UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN
UNDERGROUND UTILITIES.
2. ALL WATER CONSTRUCTION SHALL BE PER THE FORT COLLINS STANDARD
CONSTRUCTION SPECIFICATIONS LATEST EDITION.
3. ALL SANITARY CONSTRUCTION SHALL BE PER THE FORT COLLINS STANDARD
CONSTRUCTION SPECIFICATIONS LATEST EDITION.
4. ALL WATER FITTINGS AND VALVES ARE ONLY GRAPHICALLY REPRESENTED AND ARE
NOT TO SCALE.
5. UTILITY SERVICES ARE SHOWN IN A SCHEMATIC FASHION ONLY. EXACT LOCATIONS
SHALL BE PER THE REQUIREMENTS OF THE RESPECTIVE UTILITY PROVIDERS, AND
ARE SUBJECT TO CHANGE IN THE FIELD.
6. MAINTAIN 10' HORIZONTAL AND 18" VERTICAL MINIMUM SEPARATION BETWEEN ALL
SANITARY SEWER MAINS, WATER MAINS & SERVICES.
7. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
8. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY NECESSARY FIELD LOCATES AND
POTHOLING OF SUBSURFACE UTILITIES. ENGINEER AND CITY SHALL BE NOTIFIED OF
ANY POTENTIAL CONFLICTS.
9. REFER TO PLUMBING PLANS FOR ALL WATER SERVICE AND SANITARY SEWER
SERVICE LOCATIONS. IF CONFLICT OCCURS, BOTH THE PLUMBING ENGINEER AND
CIVIL ENGINEER SHALL BE CONTACTED PRIOR TO INSTALLATION OR ORDERING OF
MATERIALS.
10. ALL STORM SEWER IS TO BE OWNED AND MAINTAINED BY PROPERTY MANAGER.
11. ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION,
AS WELL AS STREETS, SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED
OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR
RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE
PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE
ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY.
12. CONTRACTOR TO COORDINATE FINAL LOCATION OF ALL GAS AND ELECTRIC METERS
WITH ARCHITECT AND UTILITY PROVIDERS.
13. CONTRACTOR TO COORDINATE FINAL LOCATION OF IRRIGATION SHUT-OFF VALVE
AND BACKFLOW DEVICE WITH LANDSCAPE ARCHITECT AND SPRINKLER
CONTRACTOR.
14. CONTRACTOR TO COORDINATE SITE LIGHTING (LANDSCAPE) TO ENSURE NO
CONFLICTS WITH OTHER UTILITIES.
15. CROSSPANS ALONG PUBLIC STREETS AT THE INTERSECTION OF PRIVATE DRIVES
SHALL HAVE CONCRETE EXTENDED TO THE RIGHT-OF-WAY LINE.
16. THE NATURAL HABITAT BUFFER ZONE IS INTENDED TO BE MAINTAINED IN A NATIVE
LANDSCAPE. PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE
USES WITHIN THE NATURAL HABITAT BUFFER ZONE.
17. DEVELOPMENT MUST COMPLY WITH THE FLOODPLAIN REGULATIONS IN CHAPTER 10
OF THE CITY MUNICIPAL CODE.
EXISTING ELECTRIC E
G
FO
EXISTING STORM SEWER ST
EXISTING FIBER OPTIC
EXISTING SANITARY SEWER SS
EXISTING WATER W
EXISTING STORM MANHOLE
EXISTING SANITARY MANHOLE S
D
EXISTING GAS
GAS
VAULT
ELEC
06
PROFILE SCALE:
S
SS
SS
SS SS
SS SS
SS
SS
SS
SS
SS
SS SS
SS
SS
SS
SS
SS
SS
SS
SS
SS SS
SS SS
SS SS
SS SS
SS SS
SS SS
SS
SS
ST
FO
FO
FO
FO
FO
FO FO
FO
FO
FO
FO
FO
FO
FO
FO FO
E
E E
E E
E E
E
X
X X X
X X
X
E
E
E
E
E
E
E E
E
E
E
E
E
E
E
E
E
E
E E
E
E
E
E
E E
T
T
T
CTV
CTV
CTV
CTV
FO FO FO FO
FO
FO
FO
FO
FO
FO
FO
G G G G
G
G
W
W
W
W
W
W
W
W
W W W
W
W
W W
W
W
W W
W
W
W
W
W
ST
ST
S
S
W
E
E E E
G G
G
E E E E E E
E E E
F W
FDC
±35 L.F.
1" WATER SERVICE
S00°40'01"W
63.73 LF 8" PVC @ 2.00%
50.15 LF 8" PVC @ 2.00%
INSTALL 6" SERVICE
WET TAP w/ T.B. (W)
1 - 6" G.V. (W)
N:121737.33
E:194493.21
INSTALL 4" WET TAP
W. 4" G.V. & T.B. &
4"x3" REDUCER
N:121742.33
E:194493.04
INSTALL 1" WET TAP
N:121885.46
E:194413.52
9' UTILITY
EASEMENT
9' UTILITY
EASEMENT
JOHNSON DRIVE
SPRING COURT
BURLINGTON NORTHERN
RAILWAY AND MAX GUIDEWAY
PORTION OF LOT 3,
BANK CENTER SQUARE
8'' SANITARY CONNECTION A2
RIM = 4989.10
INV. OUT=4981.26 (N)
EXISTING SANITARY MH 3
RIM = 4984.35
INV. IN=4977.62 (W)
INV. OUT=4977.68 (E)
EXISTING SANITARY MH 1
RIM = 4983.30
INV. IN=4975.40 (W)
INV. IN=4977.17 (S)
INV. OUT=4975.32 (E)
8'' SANITARY CONNECTION B2
RIM = 4980.89
INV. OUT=4979.20 (N)
SANITARY SERVICE TAP B1
RIM = 4982.53
INV. IN=4975.86 (W)
INV. IN=4978.20 (S)
INV. OUT=4975.86 (E)
EXISTING SANITARY MH 2
RIM = 4983.08
INV. IN=4976.41 (W)
INV. OUT=4976.12 (E)
MH A2
RIM = 4989.01
INV. IN=4982.95 (S)
INV. IN=4985.49 (W)
INV. OUT=4985.49 (N)
INLET A2.1
RIM = 4987.91
INV. OUT=4985.60 (E)
22.76 LF 12" HDPE @ 0.50%
±23.4L.F.
3" WATER SERVICE
N89°47'45"W
90° BEND
N:121758.76
E:194469.67
90° BEND
N:121742.42
E:194469.61
(197.93 LF 36" @ 0.63%)
(5.00 LF 36" @ 0.62%)
(43.11 LF 36" @ 0.59%) (78.06 LF 36" @ 0.59%)
SANITARY SERVICE TAP A1
RIM = 4981.17
INV. IN=4977.65 (W)
INV. IN=4979.98 (S)
INV. OUT=4977.65 (E)
IRRIGATION
DITCH EASEMENT
3" METER PIT
TRANSFORMER
CABLE AND TELEPHONE
CONNECTION TO BE COORDINATED
WITH UTILITY PROVIDERS
EXISTING 30" RCP
SANITARY SEWER
EXISTING 6"
WATER LINE
EXISTING 6"
WATER LINE
EXISTING FIRE HYDRANT
EXISTING FIRE
HYDRANT
EXISTING STORM INLET
INV. OUT= 4982.80
EXISTING 12" ADS
EXISTING
WING WALLS
EXISTING STORM INLET
INV. OUT= 4998.30
STORM LINE A
(SEE SHEET C2.01)
1" CURB STOP
AND METER PIT
APPROXIMATE VAULT LOCATION
CONNECT TO 3-PHASE POWER
ELECTRIC METER
CONNECT TO
EXISTING GAS
GAS METER
APPROXIMATE ELECTRIC
SERVICE LINE
APPROXIMATE GAS
SERVICE LINE
EXISTING TUNNEL
UNDER RAILROAD
NATURAL HABITAT BUFFER ZONE
(SEE NOTE 16)
REROUTED
CITY POWER
TO EXISTING
STREET LIGHT
EXISTING STREET LIGHT
TO BE RELOCATED
BEHIND PROPOSED
CURB & GUTTER
EXISTING 36" RCP
SANITARY SEWER
EXISTING CENTERLINE
OF SHERWOD
IRRIGATION DITCH
8' WATER LINE
LOWERING
(SEE DETAIL)
25'
IRRIGATION
DITCH EASEMENT
25'
25'
FEMA 100-YEAR
MODERATE RISK
FEMA FLOODWAY
No. Revisions: By: Date:
REVIEWED BY:
S. Thomas
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/09/2019
PROJECT:
1285-001
Sheet
of 19
JOHNSON DRIVE APARTMENTS These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
REVIEW SET
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
E NGINEER ING
N O R T H E RN
PHONE: 970.221.4158
www.northernengineering.com
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
NORTH
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
C2.00
UTILITY PLAN
05
NORTH
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
LEGEND:
NOTES:
PROJECT BOUNDARY
PROPOSED STORM SEWER
EXISTING ELECTRIC VUALT
EXISTING WATER METER
EXISTING IRRIGATION BOX
EXISTING POWER POLE
EXISTING GAS METER
EXISTING TELEPHONE PEDESTAL
EXISTING LIGHT POLE
PROPOSED FIRE HYDRANT
EXISTING FIRE HYDRANT
PROPOSED LOTLINE
EASEMENT LINE
CONTROL
IRR
S
PROPOSED SEWER SERVICE
PROPOSED WATER SERVICE
W
PROPOSED CURB & GUTTER
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL
UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW
CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL
UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN
UNDERGROUND UTILITIES.
2. ALL WATER CONSTRUCTION SHALL BE PER THE FORT COLLINS STANDARD
CONSTRUCTION SPECIFICATIONS LATEST EDITION.
3. ALL SANITARY CONSTRUCTION SHALL BE PER THE FORT COLLINS STANDARD
CONSTRUCTION SPECIFICATIONS LATEST EDITION.
4. ALL WATER FITTINGS AND VALVES ARE ONLY GRAPHICALLY REPRESENTED AND ARE
NOT TO SCALE.
5. UTILITY SERVICES ARE SHOWN IN A SCHEMATIC FASHION ONLY. EXACT LOCATIONS
SHALL BE PER THE REQUIREMENTS OF THE RESPECTIVE UTILITY PROVIDERS, AND
ARE SUBJECT TO CHANGE IN THE FIELD.
6. MAINTAIN 10' HORIZONTAL AND 18" VERTICAL MINIMUM SEPARATION BETWEEN ALL
SANITARY SEWER MAINS, WATER MAINS & SERVICES.
7. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
8. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY NECESSARY FIELD LOCATES AND
POTHOLING OF SUBSURFACE UTILITIES. ENGINEER AND CITY SHALL BE NOTIFIED OF
ANY POTENTIAL CONFLICTS.
9. REFER TO PLUMBING PLANS FOR ALL WATER SERVICE AND SANITARY SEWER
SERVICE LOCATIONS. IF CONFLICT OCCURS, BOTH THE PLUMBING ENGINEER AND
CIVIL ENGINEER SHALL BE CONTACTED PRIOR TO INSTALLATION OR ORDERING OF
MATERIALS.
10. ALL STORM SEWER IS TO BE OWNED AND MAINTAINED BY PROPERTY MANAGER.
11. ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION,
AS WELL AS STREETS, SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED
OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR
RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE
PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE
ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY.
12. CONTRACTOR TO COORDINATE FINAL LOCATION OF ALL GAS AND ELECTRIC METERS
WITH ARCHITECT AND UTILITY PROVIDERS.
13. CONTRACTOR TO COORDINATE FINAL LOCATION OF IRRIGATION SHUT-OFF VALVE
AND BACKFLOW DEVICE WITH LANDSCAPE ARCHITECT AND SPRINKLER
CONTRACTOR.
14. CONTRACTOR TO COORDINATE SITE LIGHTING (LANDSCAPE) TO ENSURE NO
CONFLICTS WITH OTHER UTILITIES.
15. CROSSPANS ALONG PUBLIC STREETS AT THE INTERSECTION OF PRIVATE DRIVES
SHALL HAVE CONCRETE EXTENDED TO THE RIGHT-OF-WAY LINE.
16. THE NATURAL HABITAT BUFFER ZONE IS INTENDED TO BE MAINTAINED IN A NATIVE
LANDSCAPE. PLEASE SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE
USES WITHIN THE NATURAL HABITAT BUFFER ZONE.
17. DEVELOPMENT MUST COMPLY WITH THE FLOODPLAIN REGULATIONS IN CHAPTER 10
OF THE CITY MUNICIPAL CODE.
EXISTING ELECTRIC E
G
FO
EXISTING STORM SEWER ST
EXISTING FIBER OPTIC
EXISTING SANITARY SEWER SS
EXISTING WATER W
EXISTING STORM MANHOLE
EXISTING SANITARY MANHOLE S
D
EXISTING GAS
GAS
VAULT
ELEC
W
W
W W
W
W W
W
W W W
W
W
G
G
G
E
E
E
FO
FO
FO
FO
G
G
WV
WV
W
WV
S D
S S
H
Y
D
E
LEC
C T
VAULT
ELEC
W
S
O
H
Y
D
W
S
O
W
S
O
W
S
O
W
S
O
W
S
O
GE
VAULT
ELEC
CONTROL
IRR
AC
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
G
B M
ELEC
S
CABLE
C
S
D
S
SS
SS
SS SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS SS
SS
SS
SS
SS
SS
SS
SS
SS
SS SS
SS SS
SS SS
SS SS
SS SS
SS
SS
SS
SS SS
SS SS SS SS SS SS SS SS SS SS SS
SS
ST
X
E E
E
E
X X
X X X X X
FO
FO
FO
FO
FO
FO FO
FO
FO
FO FO FO
FO FO
FO FO
E
E E
E E
E
E E
E
E
E
E
E
E
X
X X X
X
X
X
X
X
X
X
X X
X X
X
X
X X
X
X X
X
X
X
X X
X X
X
X
X
X
G
G
E
E
X
X
E E
E
E
E
E
E E
E
E
E
E
E
E
E
E
E E
E
E E E
E
E
E
E
E
E
E E
E
E
E
E
E E
T
T
T
CTV
CTV
CTV
CTV
FO FO FO FO
FO
FO
FO
FO FO
FO
FO
FO
G
G
G
G
G G G G
G
G
W
W
W
W
W
W
W
W
W
W W W
W
W
W W
W
W
W W
W
W
W
W
W
X
X
/ /
/
/ /
/
/ / /
/ / / /
/ / / / /
/ / / / /
/ / / / /
/ / / / /
/ / / / /
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JOHNSON DRIVE
SPRING COURT
±336 L.F. OF FENCE
TO BE REMOVED
±45 L.F. OF FENCE
TO BE REMOVED
±45 L.F. OF FENCE
TO BE REMOVED
±46 L.F. OF FENCE
TO BE REMOVED
±21 L.F. OF FENCE
TO BE REMOVED
±175 L.F. OF FENCE
TO BE REMOVED
±26 L.F. OF FENCE
TO BE REMOVED
±70 L.F. OF FENCE
TO BE REMOVED
±210 L.F. OF FENCE
TO BE REMOVED
±64 L.F. OF FENCE
TO BE REMOVED
GATE
TO BE REMOVED
±4832 S.F. OF EXISTING
STORAGE UNITS
TO BE REMOVED
±6946 S.F. OF EXISTING
STORAGE UNITS
TO BE REMOVED
±6946 S.F. OF EXISTING
STORAGE UNITS
TO BE REMOVED
±7272 S.F. OF EXISTING
STORAGE UNITS
TO BE REMOVED
±3927 S.F. OF EXISTING
STORAGE UNITS
TO BE REMOVED
±2075 S.F. OF EXISTING
RESIDENTIAL HOME
TO BE REMOVED
±1276 S.F. OF EXISTING
STORAGE UNITS
TO BE REMOVED
±1276 S.F. OF EXISTING
STORAGE UNITS
TO BE REMOVED
±1276 S.F. OF EXISTING
STORAGE UNITS
TO BE REMOVED
±21 L.F. OF FENCE
TO BE REMOVED
±10 L.F. OF FENCE
TO BE REMOVED
±54 L.F. OF GAS SERVICE
TO BE REMOVED
GAS METER
TO BE REMOVED
±52 L.F. OF WATER SERVICE
TO BE REMOVED
CURB STOPS (2)
TO BE REMOVED
±26 S.F. OF EXISTING SHED
TO BE REMOVED
±26 S.F. OF EXISTING SHED
TO BE REMOVED
±26 S.F. OF EXISTING SHED
TO BE REMOVED
±26 S.F. OF EXISTING SHED
TO BE REMOVED
±26 S.F. OF EXISTING SHED
TO BE REMOVED
±50 S.F. OF EXISTING SHED
TO BE REMOVED
BACK FLOW PREVENTION
DEVICE TO BE REMOVED
IRRIGATION VAULTS (3)
TO BE REMOVED
±50 L.F. OF FIBER OPTIC
TO BE REMOVED
±50 L.F. OF FIBER OPTIC
TO BE REMOVED
±54 L.F. OF GAS SERVICE
TO BE REMOVED
GAS METER
TO BE REMOVED
±40 L.F. OF ELECTRIC LINE
TO BE REMOVED
±40 L.F. OF ELECTRIC LINE
TO BE REMOVED
ELECTRIC METER
TO BE REMOVED
ELECTRIC METER
TO BE REMOVED
±670 S.F. OF CONCRETE
TO BE REMOVED
±2090 S.F. OF CONCRETE
TO BE REMOVED
±70 S.F. OF CONCRETE
TO BE REMOVED
±74 S.F. OF CONCRETE
TO BE REMOVED
±66 S.F. OF CONCRETE
TO BE REMOVED
±67 S.F. OF CONCRETE
TO BE REMOVED
±70 S.F. OF CONCRETE
TO BE REMOVED
±75 S.F. OF CONCRETE
TO BE REMOVED
±35,720 S.F. OF ASPHALT
TO BE REMOVED
±32 L.F. OF WATER SERVICE
TO BE REMOVED
CURB STOP
TO BE REMOVED
±54 L.F. OF GAS SERVICE
TO BE REMOVED
GAS METER
TO BE REMOVED
±30 L.F. OF WATER SERVICE
TO BE REMOVED
CURB STOP
TO BE REMOVED
±127 L.F. OF ELECTRIC LINE
TO BE REMOVED
±50 L.F. OF ELECTRIC LINE
TO BE REMOVED
(2)±60 L.F. OF GAS SERVICE
TO BE REMOVED
GAS METER
TO BE REMOVED
CURB STOP
TO BE REMOVED
±30 L.F. OF WATER SERVICE
TO BE REMOVED
±44 L.F. OF ELECTRIC LINE
TO BE REMOVED
ELECTRIC METER
TO BE REMOVED
GAS METER
TO BE REMOVED
±122 L.F. OF ELECTRIC LINE
TO BE REMOVED
±47 L.F. OF GAS SERVICE
TO BE REMOVED
±322 L.F. OF SANITARY
SEWER TO BE REMOVED
SIGN
TO BE REMOVED
ELECTRIC LINES (3)
TO BE REMOVED
±127 L.F. ELECTRIC LINE
TO BE REMOVED
MAILBOX
TO BE REMOVED
STREET LIGHT
TO BE RELOCATED BEHIND
PROPOSED CURB & GUTTER
BOLLARD (TYP.)
TO BE REMOVED
WATER SERVICE (TYP.)
TO BE REMOVED
BARB WIRE FENCE
TO BE REMOVED
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±426 L.F. OF FENCE
TO BE REMOVED
SPEED LIMIT SIGN
TO BE RELOCATED
NO PARKING SIGN
TO BE RELOCATED
BURLINGTON NORTHERN
RAILWAY AND MAX GUIDEWAY
PORTION OF LOT 3,
BANK CENTER SQUARE
6" CLAY SANITARY LINE
TO BE REMOVED
± 6650 S.F.
MILL AND OVERLAY
/
/ / / / / / / / / / / / / / / /
± 20 L.F. OF
RETAINING WALL TO
BE REMOVED
± 221 L.F. OF RETAINING
WALL TO BE BURIED
(SEE SHEET C3.00)
No. Revisions: By: Date:
REVIEWED BY:
S. Thomas
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/09/2019
PROJECT:
1285-001
Sheet
of 19
JOHNSON DRIVE APARTMENTS These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
REVIEW SET
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
E NGINEER ING
N O R T H E RN
PHONE: 970.221.4158
www.northernengineering.com
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
NORTH
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
C1.01
DEMOLITION PLAN
04
EXISTING ELECTRIC E
LEGEND:
G
FO
EXISTING STORM SEWER ST
EXISTING FIBER OPTIC
EXISTING GAS
EXISTING IRRIGATION BOX
EXISTING GAS METER
EXISTING TREE TO BE REMOVED
FIELD SURVEY BY:
NOTES:
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL
UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW
CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL
UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN
UNDERGROUND UTILITIES.
2. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING DEMOLITION, REMOVAL,
REPLACEMENT, AND DISPOSAL OF ALL FACILITIES AND MATERIAL.
3. CONTRACTOR IS ENCOURAGED TO PERFORM DEMOLITION IN A MANNER THAT
MAXIMIZES SALVAGE, RE-USE, AND RECYCLING OF MATERIALS. THIS INCLUDES
APPROPRIATE SORTING AND STORING. IN PARTICULAR, DEMOLISHED CONCRETE,
ASPHALT, AND BASE COURSE SHOULD BE RECYCLED IF POSSIBLE. THE CITY OF FORT
COLLINS STREET DEPARTMENT OPERATES A CRUSHING OPERATION THAT WILL
ACCEPT CONCRETE MATERIAL AT NO COST FOR CRUSHING AND RE-USE AS
RECYCLED AGGREGATE. THIS OPERATION IS LOCATED AT 1380 HOFFMAN MILL ROAD
AND CAN BE REACHED AT (970) 482-1249.
4. ALL SYMBOLS ARE ONLY GRAPHICALLY REPRESENTED AND ARE NOT TO SCALE.
5. CONTACT THE PROJECT SURVEYOR FOR ANY INQUIRIES RELATED TO THE EXISTING
SITE SURVEY.
6. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN
THE FIELD BY THE CITY ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN
ACCORDANCE WITH CITY STREET REPAIR STANDARDS.
7. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY NECESSARY FIELD LOCATES AND
POTHOLING OF SUBSURFACE UTILITIES. CITY ENGINEER AND DISTRICT SHALL BE
NOTIFIED OF ANY POTENTIAL CONFLICTS.
8. PROJECT DATUM: NAVD 88
City of Fort Collins Benchmark S-402
At the junction of West Prospect Road and the Colorado and Southern Railroad, 279.9 ft North
of the centerline of the west bound lanes of the street, 107.0 ft North of the center of a private
drive, 32.5 ft west of the near rail, and 2.3 ft south of a utility pole. Access to the datum point is
through a 5-inch Logo Cap.
Elevation: 4997.54
City of Fort Collins Benchmark 28-92
Southwest corner of West Prospect Road and Centre Avenue, on a water valve pit.
Elevation: 5010.65
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM.
SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR
VERTICAL DATUMS.
IF NGVD 29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING
EQUATION SHOULD BE USED: NGVD 29 Unadjusted = NAVD88 - 3.19'
Basis of Bearings
The East line of the Southeast Quarter of Section 11, as bearing North 00° 23' 09"
NORTHERN ENGINEERING SERVICES, INC.
PROJECT NUMBER: 1285-001
DATE: JULY 5TH, 2017
ADDITIONAL TOPO: NOVEMBER 1ST, 2017
EXISTING SANITARY SEWER SS
EXISTING WATER W
EXISTING FENCE X
EXISTING WATER METER
EXISTING STORM MANHOLE
EXISTING SANITARY MANHOLE
PROJECT BOUNDARY
EXISTING RIGHT-OF-WAY
VAULT
ELEC
CONTROL
IRR
GAS
EXISTING TELEPHONE PEDESTAL
S
EXISTING FIRE HYDRANT
EXISTING ELECTRIC VAULT
D
EXISTING TREE TO REMAIN
EXISTING CONCRETE TO BE REMOVED
EXISTING STRUCTURE TO BE REMOVED
W
W
W W
W
W W
W
W W W
W
W
G
G
G
E
E
E
FO
FO
FO
FO
G
G
WV
WV
W
WV
S D
S S
H
Y
D
E
LEC
C T
VAULT
ELEC
W
S
O
H
Y
D
W
S
O
W
S
O
W
S
O
W
S
O
W
S
O
GE
VAULT
ELEC
CONTROL
IRR
AC
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
G
B M
ELEC
S
CABLE
C
S
D
S
SS
SS
SS SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS SS
SS
SS
SS
SS
SS
SS
SS
SS
SS SS
SS SS
SS SS
SS SS
SS SS
SS
SS
SS
SS SS
SS SS SS SS SS SS SS SS SS SS SS
SS
ST
X
E E
E
E
X X
X X X X X
FO
FO
FO
FO
FO
FO FO
FO
FO
FO FO FO
FO FO
FO FO
E
E E
E E
E
E E
E
E
E
E
E
E
X
X X X
X
X
X
X
X
X
X
X X
X X
X
X
X X
X
X X
X
X
X
X X
X X
X
X
X
X
G
G
E
E
X
X
E E
E
E
E
E
E E
E
E
E
E
E
E
E
E
E E
E
E E E
E
E
E
E
E
E
E E
E
E
E
E
E E
T
T
T
CTV
CTV
CTV
CTV
FO FO FO FO
FO
FO
FO
FO FO
FO
FO
FO
G
G
G
G
G G G G
G
G
W
W
W
W
W
W
W
W
W
W W W
W
W
W W
W
W
W W
W
W
W
W
W
X
X
JOHNSON DRIVE
SPRING COURT
METAL FENCE
4.6'x5.6'
METAL SHED
4.6'x5.6'
METAL SHEDS (2)
4.6'x5.6'
METAL SHEDS (2)
WOOD SHED
LIGHT POLE W/
2 HR PARKING SIGN
MAILBOX
TELEPHONE
PEDESTAL
RETAINING WALL
RETAINING WALL
N89°16'04"W 100.12'
N89°16'04"W 100.07'
N89°13'56"W 100.01'
S00°15'01"W 210.00'
5' EASEMENT FOR
CONSTRUCTION AND
MAINTENANCE OF
PUBLIC UTILITIES
6" TILEY WATER LINE
EASEMENT PER
SPRING COURT
SUBDIVISION
10' UTILITY
EASEMENT
BURLINGTON NORTHERN
RAILWAY AND MAX GUIDEWAY
PORTION OF LOT 3,
BANK CENTER SQUARE
CHAIN LINK FENCE
EXISTING STORM INLET
FL= 4998.30
26.13' L.F. 6" CMP
FL= 4997.15
FES 24" RCP
FL= 4997.46
NARROW ROAD
SIGN
WING WALL
WING WALL
N:121565.60
E:194113.34 N:121563.25
E:194305.19
N:121516.42
E:194487.60
N:121519.87
E:194448.10
N:121882.74
E:194489.20
N:121874.60
E:194140.34
N:121886.80
E:194140.56
N:121647.65
E:194113.46
N:121883.91
E:194389.21
WOOD FENCE
WOOD FENCE
WOOD FENCE
MONUMENT SIGN
GATE
GATE
12' INGRESS/
EGRESS EASEMENT
18" ROLL OVER
CURB AND GUTTER
18" ROLL OVER
CURB AND GUTTER
SIDEWALK
(VARIES IN WIDTH)
DRIVEWAY
EXISTING SAN MH
RIM= 4989.10
INV. IN= 4977.62 (W)
INV. OUT= 4977.68 (E)
EXISTING STORM MH
RIM= 4986.92
INV. OUT= 4982.80 (N) 12" ADS
EXISTING SAN MH
RIM= 4986.41
INV. IN= 4978.48 (S)
INV. IN= 4976.41 (W)
INV. OUT= 4976.12 (E)
EXISTING SAN MH
RIM= 4985.85
INV. IN= 4977.17 (S)
INV. IN= 4975.40 (W)
INV. OUT= 4975.32 (E)
EXISTING SAN MH
RIM= 4985.75
BTM= 4975.76
FLOW CONTROL STRUCTURE
EXISTING STORM MH
RIM= XXXX
INV. IN= XXXX
SPEED LIMIT SIGN STOP SIGN
N:121578.93
E:194488.05
MONUMENT SIGN FOR
JOHNSON DRIVE STORAGE
TELEPHONE PEDESTAL
EXISTING SAN MH
RIM= 4991.67
INV. IN= 4984.37 (S)
INV. IN= 4982.37
INV. OUT= 4980.87 (N)
LOT 13
LOT 14
LOT 15
LOT 16
LOT 17
1 STORY
WOOD HOUSE
1 STORY
WOOD DUPLEX
1 STORY
WOOD DUPLEX
1 STORY
WOOD DUPLEX
1 STORY METAL BUILDING
1 STORY METAL BUILDING
1 STORY METAL BUILDING
1 STORY METAL BUILDING
1 STORY METAL BUILDING
202.93 L.F. 36" RCP @ 0.63% 121.17 L.F. 36" RCP @ 0.59%
EXISTING FIRE
HYDRANT
EXISTING FIRE
HYDRANT
EXISTING 6"
WATER LINE
EXISTING 30" RCP
SANITARY SEWER
EXISTING CENTERLINE
OF SHERWOOD IRRIGATION
DITCH
EXISTING 25' R.O.W
40' EXISTING
R.O.W
No. Revisions: By: Date:
REVIEWED BY:
S. Thomas
DESIGNED BY:
DRAWN BY:
SCALE:
DATE:
10/09/2019
PROJECT:
1285-001
Sheet
of 19
JOHNSON DRIVE APARTMENTS These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
REVIEW SET
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
E NGINEER ING
N O R T H E RN
PHONE: 970.221.4158
www.northernengineering.com
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
NORTH
( IN FEET )
0
1 INCH = 20 FEET
20 20 40 60
EXISTING ELECTRIC E
LEGEND:
G
FO
EXISTING STORM SEWER
ST
EXISTING FIBER OPTIC
EXISTING GAS
EXISTING IRRIGATION BOX
EXISTING GAS METER
FIELD SURVEY BY:
NOTES:
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL
UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW
CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL
UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN
UNDERGROUND UTILITIES.
2. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING DEMOLITION, REMOVAL,
REPLACEMENT, AND DISPOSAL OF ALL FACILITIES AND MATERIAL.
3. CONTRACTOR IS ENCOURAGED TO PERFORM DEMOLITION IN A MANNER THAT
MAXIMIZES SALVAGE, RE-USE, AND RECYCLING OF MATERIALS. THIS INCLUDES
APPROPRIATE SORTING AND STORING. IN PARTICULAR, DEMOLISHED CONCRETE,
ASPHALT, AND BASE COURSE SHOULD BE RECYCLED IF POSSIBLE. THE CITY OF FORT
COLLINS STREET DEPARTMENT OPERATES A CRUSHING OPERATION THAT WILL
ACCEPT CONCRETE MATERIAL AT NO COST FOR CRUSHING AND RE-USE AS
RECYCLED AGGREGATE. THIS OPERATION IS LOCATED AT 1380 HOFFMAN MILL ROAD
AND CAN BE REACHED AT (970) 482-1249.
4. ALL SYMBOLS ARE ONLY GRAPHICALLY REPRESENTED AND ARE NOT TO SCALE.
5. CONTACT THE PROJECT SURVEYOR FOR ANY INQUIRIES RELATED TO THE EXISTING
SITE SURVEY.
6. LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN
THE FIELD BY THE CITY ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN
ACCORDANCE WITH CITY STREET REPAIR STANDARDS.
7. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY NECESSARY FIELD LOCATES AND
POTHOLING OF SUBSURFACE UTILITIES. CITY ENGINEER AND DISTRICT SHALL BE
NOTIFIED OF ANY POTENTIAL CONFLICTS.
8. PROJECT DATUM: NAVD 88
City of Fort Collins Benchmark S-402
At the junction of West Prospect Road and the Colorado and Southern Railroad, 279.9 ft North
of the centerline of the west bound lanes of the street, 107.0 ft North of the center of a private
drive, 32.5 ft west of the near rail, and 2.3 ft south of a utility pole. Access to the datum point is
through a 5-inch Logo Cap.
Elevation: 4997.54
City of Fort Collins Benchmark 28-92
Southwest corner of West Prospect Road and Centre Avenue, on a water valve pit.
Elevation: 5010.65
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM.
SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR
VERTICAL DATUMS.
IF NGVD 29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING
EQUATION SHOULD BE USED: NGVD 29 Unadjusted = NAVD88 - 3.19'
Basis of Bearings
The East line of Lot 14 as bearing South 00° 12' 16" West
NORTHERN ENGINEERING SERVICES, INC.
PROJECT NUMBER: 1285-001
DATE: JULY 5TH, 2017
ADDITIONAL TOPO: NOVEMBER 1ST, 2017
EXISTING SANITARY SEWER SS
EXISTING WATER W
EXISTING FENCE X
EXISTING WATER METER
EXISTING STORM MANHOLE
EXISTING SANITARY MANHOLE
PROJECT BOUNDARY
EXISTING RIGHT-OF-WAY
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
VAULT
ELEC
CONTROL
IRR
GAS
EXISTING TELEPHONE PEDESTAL
S
EXISTING FIRE HYDRANT
EXISTING ELECTRIC VAULT
D
EXISTING TREE TO REMAIN
EXISTING HARDSCAPE
EXISTING STRUCTURE
C1.00
EXISTING CONDITION
03
utility company for any utility crossings required.
9. If a conflict exists between existing and proposed utilities and/or a design modification is required, the Developer shall
coordinate with the engineer to modify the design. Design modification(s) must be approved by the City of Fort Collins prior
to beginning construction.
10. The Developer shall coordinate and cooperate with the City of Fort Collins, and all utility companies involved, to assure
that the work is accomplished in a timely fashion and with a minimum disruption of service. The Developer shall be
responsible for contacting, in advance, all parties affected by any disruption of any utility service as well as the utility
companies.
11. No work may commence within any public storm water, sanitary sewer or potable water system until the Developer notifies
the utility provider. Notification shall be a minimum of 2 working days prior to commencement of any work. At the discretion
of the water utility provider, a pre-construction meeting may be required prior to commencement of any work.
12. The Developer shall sequence installation of utilities in such a manner as to minimize potential utility conflicts. In general,
storm sewer and sanitary sewer should be constructed prior to installation of the water lines and dry utilities.
13. The minimum cover over water lines is 4.5 feet and the maximum cover is 5.5 feet unless otherwise noted in the plans and
approved by the Water Utility.
14. A State Construction Dewatering Wastewater Discharge Permit is required if dewatering is required in order to install
utilities or if water is discharged into a storm sewer, channel, irrigation ditch or any waters of the United States.
15. The Developer shall comply with all terms and conditions of the Colorado Permit for Storm Water Discharge (Contact
Colorado Department of Health, Water Quality Control Division, (303) 692-3590), the Storm Water Management Plan, and
the Erosion Control Plan.
16. The City of Fort Collins shall not be responsible for the maintenance of storm drainage facilities located on private property.
Maintenance of onsite drainage facilities shall be the responsibility of the property owner(s).
17. Prior to final inspection and acceptance by the City of Fort Collins, certification of the drainage facilities, by a registered
engineer, must be submitted to and approved by the Stormwater Utility Department. Certification shall be submitted to the
Stormwater Utility Department at least two weeks prior to the release of a certificate of occupancy for single family units.
For commercial properties, certification shall be submitted to the Stormwater Utility Department at least two weeks prior to
the release of any building permits in excess of those allowed prior to certification per the Development Agreement.
18. The City of Fort Collins shall not be responsible for any damages or injuries sustained in this Development as a result of
groundwater seepage, whether resulting from groundwater flooding, structural damage or other damage unless such
damage or injuries are sustained as a result of the City of Fort Collins failure to properly maintain its water, wastewater,
and/or storm drainage facilities in the development.
19. All recommendations of the FINAL DRAINAGE REPORT FOR JOHNSON DRIVE APARTMENTS DATED 10/09/2019 by
Northern Engineering Services, Inc., shall be followed and implemented.
20. Temporary erosion control during construction shall be provided as shown on the Erosion Control Plan. All erosion control
measures shall be maintained in good repair by the Developer, until such time as the entire disturbed areas is stabilized
with hard surface or landscaping.
21. The Developer shall be responsible for insuring that no mud or debris shall be tracked onto the existing public street
system. Mud and debris must be removed within 24 hours by an appropriate mechanical method (i.e. machine broom
sweep, light duty front-end loader, etc.) or as approved by the the City of Fort Collins street inspector.
22. No work may commence within any improved or unimproved public Right-of-Way until a Right-of-Way Permit or
Development Construction Permit is obtained, if applicable.
23. The Developer shall be responsible for obtaining all necessary permits for all applicable agencies prior to commencement
of construction. The Developer shall notify the the City of Fort Collins Inspector (Fort Collins - 221-6605) and the City of
Fort Collins Erosion Control Inspector (Fort Collins - 221-6700) at least 2 working days prior to the start of any earth
disturbing activity, or construction on any and all public improvements. If the City of Fort Collins Engineer is not available
after proper notice of construction activity has been provided, the Developer may commence work in the Engineer's
absence. However, the City of Fort Collins reserves the right not to accept the improvement if subsequent testing reveals
an improper installation.
24. The Developer shall be responsible for obtaining soils tests within the Public Right-of-Way after right of way grading and all
utility trench work is complete and prior to the placement of curb, gutter, sidewalk and pavement. If the final soils/pavement
design report does not correspond with the results of the original geotechnical report, the Developer shall be responsible
for a re-design of the subject pavement section or, the Developer may use the City of Fort Collins' default pavement
thickness section(s). Regardless of the option used, all final soils/pavement design reports shall be prepared by a licensed
Professional Engineer. The final report shall be submitted to the Inspector a minimum of 10 working days prior to
placement of base and asphalt. Placement of curb, gutter, sidewalk, base and asphalt shall not occur until the City of Fort
Collins Engineer approves the final report.
25. The contractor shall hire a licensed engineer or land surveyor to survey the constructed elevations of the street subgrade
and the gutter flowline at all intersections, inlets, and other locations requested by the the City of Fort Collins inspector.
The engineer or surveyor must certify in a letter to the City of Fort Collins that these elevations conform to the approved
plans and specifications. Any deviations shall be noted in the letter and then resolved with the City of Fort Collins before
installation of base course or asphalt will be allowed on the streets.
26. All utility installations within or across the roadbed of new residential roads must be completed prior to the final stages of
road construction. For the purposes of these standards, any work except c/g above the subgrade is considered final stage
work. All service lines must be stubbed to the property lines and marked so as to reduce the excavation necessary for
building connections.
27. Portions of Larimer County are within overlay districts. The Larimer County Flood Plain Resolution should be referred to
for additional criteria for roads within these districts.
28. All road construction in areas designated as Wild Fire Hazard Areas shall be done in accordance with the construction
criteria as established in the Wild Fire Hazard Area Mitigation Regulations in force at the time of final plat approval.
29. Prior to the commencement of any construction, the contractor shall contact the Local Entity Forester to schedule a site
inspection for any tree removal requiring a permit.
30. The Developer shall be responsible for all aspects of safety including, but not limited to, excavation, trenching, shoring,
traffic control, and security. Refer to OSHA Publication 2226, Excavating and Trenching.
31. The Developer shall submit a Construction Traffic Control Plan, in accordance with MUTCD, to the appropriate
Right-of-Way authority. (The the City of Fort Collins, Larimer County, Colorado), for approval, prior to any construction
activities within, or affecting, the Right-of-Way. The Developer shall be responsible for providing any and all traffic control
devices as may be required by the construction activities.
32. Prior to the commencement of any construction that will affect traffic signs of any type, the contractor shall contact the City
of Fort Collins Traffic Operations Department, who will temporarily remove or relocate the sign at no cost to the contractor,
however, if the contractor moves the traffic sign then the contractor will be charged for the labor, materials and equipment
to reinstall the sign as needed.
33. The Developer is responsible for all costs for the initial installation of traffic signing and striping for the Development related
to the Development's local street operations. In addition, the Developer is responsible for all costs for traffic signing and
striping related to directing traffic access to and from the Development.
34. There shall be no site construction activities on Saturdays, unless specifically approved by the City of Fort Collins
Engineer, and no site construction activities on Sundays or holidays, unless there is prior written approval by Larimer
County.
35. The Developer is responsible for providing all labor and materials necessary for the completion of the intended
improvements, shown on these drawings, or designated to be provided, installed, or constructed, unless specifically noted
otherwise.
36. Dimensions for layout and construction are not to be scaled from any drawing. If pertinent dimensions are not shown,
contact the Designer for clarification, and annotate the dimension on the as-built record drawings.
37. The Developer shall have, onsite at all times, one (1) signed copy of the approved plans, one (1) copy of the appropriate
standards and specifications, and a copy of any permits and extension agreements needed for the job.
38. If, during the construction process, conditions are encountered which could indicate a situation that is not identified in the
plans or specifications, the Developer shall contact the Designer and the City of Fort Collins Engineer immediately.
39. The Developer shall be responsible for recording as-built information on a set of record drawings kept on the construction
site, and available to the Larimer County's Inspector at all times. Upon completion of the work, the contractor(s) shall
submit record drawings to the City of Fort Collins Engineer.
40. The Designer shall provide, in this location on the plan, the location and description of the nearest survey benchmarks (2)
for the project as well as the basis of bearings. The information shall be as follows:
Project Datum: NAVD 88
Benchmark #1: City of Fort Collins S-402
At the junction of West Prospect Rd. and the Colorado and Southern Railroad, 279.9 ft North of the centerline of the west
bound lanes of the street, 107.0 ft North of the center of a private drive, 32.5 ft west of the near rail, and 2.3 ft south of a
utility pole. Access to the datum point is through a 5-inch Logo Cap.
Elevation: 4997.54
Benchmark #2: City of Fort Collins 28-92
Southwest corner of West Prospect Road and Centre Avenue, on a water valve pit.
Elevation: 5010.65
Please Note: This plan set is using NAVD88 for a vertical datum. Surrounding developments have used NGVD29
Unadjusted for their vertical datums.
If NGVD29 Unadjusted datum is required for any purpose, the following equation should be used: NGVD Unadjusted =
NAVD - 3.17
BASIS OF BEARING:
The East line of Lot 14 as bearing South 00° 12' 16" West.
41. All stationing is based on centerline of roadways unless otherwise noted.
42. 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.
43. When an existing asphalt street must be cut, the street must be restored to a condition equal to or better than its original
condition. The existing street condition shall be documented by the City of Fort Collins Construction Inspector before any
cuts are made. Patching shall be done in accordance with the City of Fort Collins Street Repair Standards. The finished
patch shall blend in smoothly into the existing surface. All large patches shall be paved with an asphalt lay-down machine.
In streets where more than one cut is made, an overlay of the entire street width, including the patched area, may be
required. The determination of need for a complete overlay shall be made by the Larimer County Engineer and/or the City
of Fort Collins Inspector at the time the cuts are made.
44. Upon completion of construction, the site shall be cleaned and restored to a condition equal to, or better than, that which
existed before construction, or to the grades and condition as required by these plans.
45. Standard Handicap ramps are to be constructed at all curb returns and at all "T" intersections.
46. After acceptance by the City of Fort Collins, public improvements depicted in these plans shall be guaranteed to be free
from material and workmanship defects for a minimum period of two years from the date of acceptance.
47. The City of Fort Collins shall not be responsible for the maintenance of roadway and appurtenant improvements, including
storm drainage structures and pipes, for the following private streets: N.A.
48. Approved Variances are listed as follows: N/A
CONSTRUCTION NOTES
A. Grading and Erosion Control Notes
1. The erosion control inspector must be notified at least twenty-four (24) hours prior to any construction on this site.
2. There shall be no earth-disturbing activity outside the limits designated on the accepted plans.
3. All required perimeter silt and construction fencing shall be installed prior to any land disturbing activity (stockpiling,
stripping, grading, etc). All other required erosion control measures shall be installed at the appropriate time in the
construction sequence as indicated in the approved project schedule, construction plans, and erosion control report.
4. At all times during construction, the Developer shall be responsible for preventing and controlling on-site erosion including
keeping the property sufficiently watered so as to minimize wind blown sediment. The Developer shall also be responsible
for installing and maintaining all erosion control facilities shown herein.
5. Pre-disturbance vegetation shall be protected and retained wherever possible. Removal or disturbance of existing
vegetation shall be limited to the area(s) required for immediate construction operations, and for the shortest practical
period of time.
6. 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 BMPs are 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 City/County.
7. In order to minimize erosion potential, all temporary (structural) erosion control measures shall:
a. Be inspected at a minimum of once every two (2) weeks and after each significant storm event and repaired or
reconstructed as necessary in order to ensure the continued performance of their intended function.
b. Remain in place until such time as all the surrounding disturbed areas are sufficiently stabilized as determined by the
erosion control inspector.
c. Be removed after the site has been sufficiently stabilized as determined by the erosion control inspector.
8. When temporary erosion control measures are removed, the Developer shall be responsible for the clean up and removal
of all sediment and debris from all drainage infrastructure and other public facilities.
9. The contractor shall immediately clean up any construction materials inadvertently deposited on existing streets,
sidewalks, or other public rights of way, and make sure streets and walkways are cleaned at the end of each working day.
10. 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 waters of the United States.
11. 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 thirty (30) days shall be seeded
and mulched.
12. The stormwater volume capacity of detention ponds will be restored and storm sewer lines will be cleaned upon
completion of the project and before turning the maintenance over to the City/County or Homeowners Association (HOA).
13. City Ordinance and Colorado Discharge Permit System (CDPS) requirements make it unlawful to discharge or allow the
discharge of any pollutant or contaminated water from construction sites. Pollutants include, but are not limited to
discarded building materials, concrete truck washout, chemicals, oil and gas products, litter, and sanitary waste. The
developer shall at all times take whatever measures are necessary to assure the proper containment and disposal of
pollutants on the site in accordance with any and all applicable local, state, and federal regulations.
14. A designated area shall be provided on site for concrete truck chute washout. The area shall be constructed so as to
contain washout material and located at least fifty (50) feet away from any waterway during construction. Upon completion
of construction activities the concrete washout material will be removed and properly disposed of prior to the area being
restored.
15. Conditions in the field may warrant erosion control measures in addition to what is shown on these plans. The Developer
shall implement whatever measures are determined necessary, as directed by the City.
16. See separate Stormwater Management Plan / Erosion Control Report for Waterfield Third Filing for additional information.
17. A vehicle tracking control pad shall be installed when needed for construction equipment, including but not limited to
personal vehicles exiting existing roadways. No earthen materials, i.e. stone, dirt, etc. shall be placed in the curb & gutter
or roadway as a ramp to access temporary stockpiles, staging areas, construction materials, concrete washout areas,
and/or building sites.
B. Street Improvement Notes
1. All street construction is subject to the General Notes on the cover sheet of these plans as well as the Street
Improvements Notes listed here.
2. A paving section design, signed and stamped by a Colorado licensed Engineer, must be submitted to the City of Fort
Collins Engineer for approval, prior to any street construction activity, (full depth asphalt sections are not permitted at a
depth greater than 8 inches of asphalt). The job mix shall be submitted for approval prior to placement of any asphalt.
3. Where proposed paving adjoins existing asphalt, the existing asphalt shall be saw cut, a minimum distance of 12 inches
from the existing edge, to create a clean construction joint. The Developer shall be required to remove existing pavement
to a distance where a clean construction joint can be made.
4. Street subgrades shall be scarified the top 12 inches and re-compacted prior to subbase installation. No base material
shall be laid until the subgrade has been inspected and approved by the City of Fort Collins Engineer.
5. Ft. Collins only. Valve boxes and manholes are to be brought up to grade at the time of pavement placement or overlay.
Valve box adjusting rings are not allowed.
6. When an existing asphalt street must be cut, the street must be restored to a condition equal to or better than its original
condition. The existing street condition shall be documented by the Inspector before any cuts are made. Cutting and
patching shall be done in conformance with Chapter 25, Reconstruction and Repair. The finished patch shall blend
smoothly into the existing surface. The determination of need for a complete overlay shall be made by the City of Fort
Collins Engineer. All overlay work shall be coordinated with adjacent landowners such that future projects do not cut the
new asphalt overlay work.
7. All traffic control devices shall be in conformance with these plans or as otherwise specified in M.U.T.C.D. (including
Colorado supplement) and as per the Right-of-Way Work Permit traffic control plan.
8. The Developer is required to perform a gutter water flow test in the presence of the City of Fort Collins Inspector and prior
to installation of asphalt. Gutters that hold more than 1/4 inch deep or 5 feet longitudinally, of water, shall be completely
removed and reconstructed to drain properly.
9. Prior to placement of H.B.P. or concrete within the street and after moisture/density tests have been taken on the
subgrade material (when a full depth section is proposed) or on the subgrade and base material (when a composite
section is proposed), a mechanical "proof roll" will be required. The entire subgrade and/or base material shall be rolled
with a heavily loaded vehicle having a total GVW of not less than 50,000 lbs. and a single axle weight of at least 18,000
lbs. with pneumatic tires inflated to not less that 90 p.s.i.g. "Proof roll" vehicles shall not travel at speeds greater than 3
m.p.h. Any portion of the subgrade or base material which exhibits excessive pumping or deformation, as determined by
the City of Fort Collins Engineer, shall be reworked, replaced or otherwise modified to form a smooth, non-yielding surface.
The City of Fort Collins Engineer shall be notified at least 24 hours prior to the "proof roll." All "proof rolls" shall be
preformed in the presence of an Inspector.
C. Traffic Signing and Pavement Marking Construction Notes
1. All signage and marking is subject to the General Notes on the cover sheet of these plans, as well as the Traffic Signing
and Marking Construction Notes listed here.
2. All symbols, including arrows, ONLYS, crosswalks, stop bars, etc. shall be pre-formed thermo-plastic.
3. All signage shall be per the City of Fort Collins Standards and these plans or as otherwise specified in MUTCD.
4. All lane lines for asphalt pavement shall receive two coats of latex paint with glass beads.
5. All lane lines for concrete pavement should be epoxy paint.
6. Prior to permanent installation of traffic striping and symbols, the Developer shall place temporary tabs or tape depicting
alignment and placement of the same. Their placement shall be approved by the City of Fort Collins Traffic Engineer prior
to permanent installation of striping and symbols.
7. Pre-formed thermo-plastic applications shall be as specified in these Plans and/or these Standards.
8. Epoxy applications shall be applied as specified in CDOT Standard Specifications for Road and Bridge Construction.
9. All surfaces shall be thoroughly cleaned prior to installation of striping or markings.
10. All sign posts shall utilize break-away assemblies and fasteners per the Standards.
11. A field inspection of location and installation of all signs shall be performed by the City of Fort Collins Traffic Engineer. All
discrepancies identified during the field inspection must be corrected before the 2-year warranty period will begin.
12. The Developer installing signs shall be responsible for locating and protecting all underground utilities.
13. Special care shall be taken in sign location to ensure an unobstructed view of each sign.
14. Signage and striping has been determined by information available at the time of review. Prior to initiation of the warranty
period,the City of Fort Collins Traffic Engineer reserves the right to require additional signage and/or striping if the City of
Fort Collins Traffic Engineer determines that an unforeseen condition warrants such signage according to the MUTCD or
the CDOT M and S Standards. All signage and striping shall fall under the requirements of the 2-year warranty period for
new construction (except fair wear on traffic markings).
15. Sleeves for sign posts shall be required for use in islands/medians. Refer to Chapter 14, Traffic Control Devices, for
additional detail.
D. Storm Drainage Notes
1. The City of Fort Collins shall not be responsible for the maintenance of storm drainage facilities located on private property.
Maintenance of onsite drainage facilities shall be the responsibility of the property owner(s).
2. All recommendations of the FINAL DRAINAGE REPORT FOR JOHNSON DRIVE APARTMENTS DATED 10/09/2019 by
Northern Engineering Services, Inc., shall be followed and implemented.
3. Prior to final inspection and acceptance by the City of Fort Collins, certification of the drainage facilities, by a registered
engineer, must by submitted to and approved by the Stormwater Utility Department. Certification shall be submitted to the
Stormwater Utility Department at least two weeks prior to the release of a certificate of occupancy for single family units.
For commercial properties, certification shall by submitted to the Stormwater Utility Department at least two weeks prior to
the release of any building permits in excess of those allowed prior to certification per the Development Agreement.
DATE:
10/09/2019
PROJECT:
1285-001
Sheet
of 19
JOHNSON DRIVE APARTMENTS These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.
NOT FOR CONSTRUCTION
REVIEW SET
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
E NGINEER ING
N O R T H E RN
PHONE: 970.221.4158
www.northernengineering.com
OCTOBER 2019
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.
These plans have been reviewed by the City of Fort Collins for concept only. The review does not imply responsibility
by the reviewing department, the City of Fort Collins Engineer, or the City of Fort Collins 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 for any reason as acceptance of financial responsibility by the City of Fort
Collins for additional quantities of items shown that may be required during the construction phase.
DISCLAIMER STATEMENT:
CERTIFICATION STATEMENT:
VICINITY MAP
NORTH
Northern Engineering Services, Inc.
Project No. 1285-001
Date: July 5th, 2016
Additional Topo: November 1st, 2016
ORIGINAL FIELD SURVEY BY:
PROJECT BENCHMARKS:
PROJECT
LOCATION
PROJECT DATUM: NAVD88
City of Fort Collins Benchmark S-402
At the junction of West Prospect Road and the Colorado and Southern Railroad, 279.9 ft North of the
centerline of the west bound lanes of the street, 107.0 ft North of the center of a private drive, 32.5 ft west of
the near rail, and 2.3 ft south of a utility pole. Access to the datum point is through a 5-inch Logo Cap.
Elevation: 4997.54
City of Fort Collins Benchmark 28-92
Southwest corner of West Prospect Road and Centre Avenue, on a water valve pit.
Elevation: 5010.65
Please Note: This plan set is using NAVD88 for a vertical datum. Surrounding developments have used
NGVD29 Unadjusted for their vertical datums.
If NGVD29 Unadjusted Datum is required for any purposed, the following equation should be used:
NGVD29 Unadjusted = NAVD88 - 3.17'
Basis of Bearings
The East line of Lot 14 as bearing South 00° 12' 16" West.
SUBSURFACE EXPLORATION BY:
Terracon Consultants, Inc.
Geotechnical Engineering Report
255 Johnson Drive Project
Fort Collins, Colorado
Terracon Project No. P20175071
Date: September 8, 2017
PROJECT TEAM:
CONTACT INFORMATION SHEET INDEX
UTILITY PLANS FOR
UTILITY CONTACT LIST: *
UTILITY COMPANY
* This list is provided as a courtesy reference only. Northern Engineering Services assumes no responsibility for
the accuracy or completeness of this list. In no way shall this list relinquish the Contractor's responsibility for
locating all utilities prior to commencing any construction activity. Please contact the Utility Notification Center of
Colorado (UNCC) at 811 for additional information.
GAS----------------- Xcel Energy----------------------------- Amanda Stanley (970) 225-7848
ELECTRIC-------- City of Fort Collins Light & Power-- Tyler Siegmund (970) 416-2772
CABLE------------- Comcast---------------------------------- Don Kapperman (970) 567-0425
TELECOM.--------CenturyLink-------------------------------William Johnson (970) 377-6401
WATER------------ City of Fort Collins Utilities----------- Shane Boyle (970) 221-6339
WASTEWATER--City of Fort Collins Utilities----------- Shane Boyle (970) 221-6339
STORMWATER- City of Fort Collins Utilities----------- Shane Boyle (970) 221-6339
JOHNSON DRIVE APARTMENTS
A TRACT OF LAND LOCATED IN THE NORTHEAST QUARTER OF SECTION 23, TOWNSHIP 7 NORTH,
RANGE 69 WEST OF THE 6TH P.M., CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
Call before you dig.
R
01 C0.00 COVER SHEET
02 C0.01 GENERAL AND CONSTRUCTION NOTES
03 C1.00 EXISTING CONDITION
04 C1.01 DEMOLITION PLAN
05 C2.00 UTILITY PLAN
06 C2.01 STORM LINE A PLAN AND PROFILE
07 C3.00 GRADING PLAN
08 C3.01 SPRING COURT PLAN AND PROFILE
09 C3.02 SPRING COURT CROSS SECTIONS
10 C3.03 JOHNSON DRIVE PLAN AND PROFILE
11 C3.04 JOHNSON DRIVE CROSS SECTIONS
12 C4.00 EROSION CONTROL PLAN
13 C4.01 EROSION CONTROL DETAILS
14 - 17 C5.00 - C5.03 DETAILS
18 C6.00 DRAINAGE EXHIBIT
19 C6.01 FLOODPLAIN EXHIBIT
Northern Engineering Services, Inc.
Stephanie Thomas, PE
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
(970) 221-4158
Northern Engineering Services, Inc.
Eric Smith, PLS
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
(970) 221-4158
ENGINEER ING
N O R T H E RN
ENGINEER ING
N O R T H E RN
SITE ENGINEER
SURVEYOR
LANDSCAPE ARCHITECT
Next Chapter
Patrick Quinn
217 South Neil Street, Suite B
Champaign, Illinois 61820
(217) 356-3511
DEVELOPER/APPLICANT
Russell + Mills Studios
Darren Duroux
506 South College Avenue, Unit A
Fort Collins, Colorado 80524
(970) 484-8855
C0.00
COVER SHEET
01
SHERWOOD IRRIGATION COMPANY