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Home My WebLink AboutMULBERRY & GREENFIELDS - PUD MASTER PLAN - ODP210002 - SUBMITTAL DOCUMENTS - ROUND 3 - UTILITY PLANS- - - - - - - - - - - - - - STAMP H:\Hartford Homes\CO Fort Collins HFH22 - Mulberry\0CIV\3-CD\ODP\HFH022_C0.0_Cover.dwg - Nate Whitcomb - 10/13/2021Init.#Issue / DescriptionDatePLANNED UNIT DEVELOPMENTMULBERRY - PUD MASTERPLANFORT COLLINS, COTHESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT GallowayUS.com 5265 Ronald Reagan Blvd., Suite 210 Johnstown, CO 80534 970.800.3300 PRELIMINARYNOT FOR BIDDINGNOT FOR CONSTRUCTIONDate: Drawn By: Project No: Checked By: 10.13.2021 HFH0000022.20 OCTOBER 2021 PLANNED UNIT DEVELOPMENT: MULBERRY - PUD MASTERPLAN SHEET INDEX UTILITY CONTACT LIST: * A TRACT OF LAND LOCATED IN THE NORTHWEST QUARTER, AND THE WEST HALF OF THE SOUTHWEST QUARTER OF SECTION 9, TOWNSHIP 7 NORTH, RANGE 68 WEST OF THE 6TH P.M., CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO GAS Xcel Energy Stephanie Rich (970) 225-7828 ELECTRIC City of Fort Collins Light and Power Janet Mctague (970) 224-6152 CABLE Xfinity Don Kapperman (970) 484-7166 TELECOM. Centurylink William Johnson (970) 377-6401 WATER ELCO Mike Scheid (970) 493-2044 WASTEWATER Boxelder Sanitation District Karen Reynolds (970) 498-0604 STORMWATER City of Fort Collins Utilities Shane Boyle (970) 221-6700 UTILITY COMPANY CONTACT PHONE NUMBER * ALL UTILITY LOCATIONS SHOWN ARE BASED ON MAPS PROVIDED BY THE APPROPRIATE UTILITY COMPANY AND FIELD SURFACE EVIDENCE AT THE TIME OF SURVEY AND IS TO BE CONSIDERED AN APPROXIMATE LOCATION ONLY. IT IS THE CONTRACTOR'S RESPONSIBILITY TO FIELD VERIFY THE LOCATION OF ALL UTILITIES, PUBLIC OR PRIVATE, WHETHER SHOWN ON THE PLANS OR NOT, PRIOR TO CONSTRUCTION. REPORT ANY DISCREPANCIES TO THE ENGINEEER PRIOR TO CONSTRUCTION. VICINITY MAP SITES. TIMBERLINE RD.E. VINE DRIVEN. LEMAY AVE.DateCity Engineer Date Date Date Date Stormwater Utility Parks & Recreation Traffic Engineer Date APPROVED: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: Water & Wastewater Utility City of Fort Collins, Colorado UTILITY PLAN APPROVAL Environmental Planner GENERAL MANAGER REVIEWED BY: DATE: UTILITY PLAN REVIEW BOXELDER SANITATION DISTRICT REVIEW DOES NOT CONSTITUTE "APPROVAL" OF PLANS. PLAN ENGINEER IS RESPONSIBLE FOR ACCURACY AND COMPLETENESS. REVIEW DOES NOT CONSTITUTE "APPROVAL" OF PLANS. PLAN ENGINEER IS RESPONSIBLE FOR ACCURACY AND COMPLETENESS. GENERAL MANAGER REVIEWED BY: DATE: EAST LARIMER COUNTY WATER DISTRICT UTILITY PLAN REVIEW COVER SHEET C0.0 NEW JEP 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: 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. CERTIFICATION STATEMENT: PROJECT BENCHMARKS: BENCHMARKS PROJECT DATUM: NAVD88 BENCHMARK BM 1-98: ON THE SOUTHWEST CORNER OF A BRIDGE ABUTMENT WALL (BRIDGE NO. B-16-T) AT THE LAKE CANAL AND MULBERRY STREET, EAST OF 3201 EAST MULBERRY AT A DEAD END OF THE SOUTH FRONTAGE ROAD. ELEVATION = 4928.70' (NAVD 88) PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM - 3.19'. Norris Design 1101 Bannock Street Denver, CO 80204 303.892.1166 PLANNER PROJECT TEAM: Galloway & Company James Prelog 5265 Ronald Reagan Blvd., Suite 210 Johnstown, Colorado 80534 970.800.3300 SITE ENGINEER Planning. Architecture. Engineering. Mulberry Development, LLC. Patrick McMeekin 4801 Goodman St. Timnath, CO 80547 970.716.6088 DEVELOPER/APPLICANT Galloway & Company Frank Kohl 5265 Ronald Reagan Blvd., Suite 210 Johnstown, Colorado 80534 970.800.3300 SITE SURVEYOR Planning. Architecture. Engineering. C0.0 COVER SHEET C0.1 GENERAL AND CONSTRUCTION NOTES C1.0-C1.1 EXISTING CONDITIONS PLAN C2.0-C2.1 GRADING PLAN C3.0-C3.1 UTILITY PLAN C4.0-C4.1 DRAINAGE PLAN BASIS OF BEARING BASIS OF BEARING FOR THIS SURVEY: BEARINGS ARE BASED ON THE SOUTH LINE OF WEST HALF OF THE SOUTHWEST QUARTER SAID SECTION 9 ASSUMED TO BEAR NORTH 89° 12' 17" WEST AND BEING MONUMENTED AT ITS WEST 1/16 CORNER OF SECTION 9 AND 16 BY A NUMBER 6 REBAR WITH A 2-1/2" ALUMINUM CAP , INSCRIBED "LS 23503, 2007" AND AT ITS SOUTHWEST CORNER BY A NUMBER 6 REBAR WITH A 2-1/2" ALUMINUM CAP, INSCRIBED " 2015 - LS 34174" AND WITH ALL BEARINGS CONTAINED HEREIN BEING REFERENCED FROM . - - - - - - - - - - - - - - STAMP H:\Hartford Homes\CO Fort Collins HFH22 - Mulberry\0CIV\3-CD\ODP\HFH022_C0.0_Cover.dwg - Nate Whitcomb - 10/13/2021Init.#Issue / DescriptionDatePLANNED UNIT DEVELOPMENTMULBERRY - PUD MASTERPLANFORT COLLINS, COTHESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT GallowayUS.com 5265 Ronald Reagan Blvd., Suite 210 Johnstown, CO 80534 970.800.3300 PRELIMINARYNOT FOR BIDDINGNOT FOR CONSTRUCTIONDate: Drawn By: Project No: Checked By: 10.13.2021 HFH0000022.20 DateCity Engineer Date Date Date Date Stormwater Utility Parks & Recreation Traffic Engineer Date APPROVED: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: CHECKED BY: Water & Wastewater Utility City of Fort Collins, Colorado UTILITY PLAN APPROVAL Environmental Planner GENERAL MANAGER REVIEWED BY: DATE: UTILITY PLAN REVIEW BOXELDER SANITATION DISTRICT REVIEW DOES NOT CONSTITUTE "APPROVAL" OF PLANS. PLAN ENGINEER IS RESPONSIBLE FOR ACCURACY AND COMPLETENESS. REVIEW DOES NOT CONSTITUTE "APPROVAL" OF PLANS. PLAN ENGINEER IS RESPONSIBLE FOR ACCURACY AND COMPLETENESS. GENERAL MANAGER REVIEWED BY: DATE: EAST LARIMER COUNTY WATER DISTRICT UTILITY PLAN REVIEW GENERAL AND CONSTRUCTION NOTE C0.1 NEW JEP A. GENERAL NOTES 1.All materials, workmanship, and construction of public 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 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 6.0 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 Preliminary Drainage and Erosion Control Reports for Mulberry dated 10.13.2021 by Galloway and Company, 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 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: NAVD88 Benchmark BM 1-98: On the Southwest corner of a bridge abutment wall (bridge no. B-16-T) at the lake canal and Mulberry street, East of 3201 East Mulberry at a dead end of the south frontage road. Elevation = 4928.70' (NAVD 88) 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.Approved Variances are listed as follows: A modification to LUC 3.6.2(E) LCUASS 7.6.4.C CONSTRUCTION NOTES A. GRADING AND EROSION CONTROL NOTES 1.The City Stormwater Department 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 BMPs (e.g., perimeter silt and construction fencing) shall be installed prior to any land disturbing activity (e.g., 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.The property must be actively preventing the emission of fugitive dust at all times during construction and vegetation activities. All land disturbing activities that result in fugitive dust shall be in accordance with Municipal Code §12-150 to reduce the impacts to adjacent properties and community health. All required practices shall be implemented and additional ones shall be followed. These practices include watering the sites and discontinuing construction activities until the wind subsides as determined by any City Inspectors. 6.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. 7.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 Stormwater Department. 8.In order to minimize erosion potential, all temporary (structural) erosion control measures shall: a.Be inspected at a minimum of once every fourteen (14) days and after each runoff 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.City Ordinance prohibits the tracking, dropping, or depositing of soils or any other material onto city streets by or from any vehicle. Any inadvertent deposited material shall be cleaned immediately by the contractor. 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 drainageway. 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. 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. Wheel cuts shall not be allowed unless approved by the City of Fort Collins Engineer in Fort Collins. 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 NOTE 1.The City of Fort Collins shall not be responsible for the maintenance of storm drainage facilities located on private property. The Developer shall be responsible for maintenance of all storm drainage facilities that are constructed outside of the public right-of-way that are cited herein: The stormlines as noted on the plan and profiles of this plan set. 2.All other storm drainage facilities designed with these utility plans are public and shall be maintained by the City of Fort Collins. 3.All recommendations of the Preliminary Drainage and Erosion Control Reports for Mulberry dated 10.13.2021 by Galloway and Company, shall be followed and implemented. 4.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 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. 5.18" minimum vertical separation from other utilities is required including storm pipes and irrigation mains. Less than 18" will require a steel or concrete encasement of the lower sewer or water. E. EAST LARIMER COUNTY WATER DISTRICT GENERAL NOTES FOR CONSTRUCTION (Version: 11/22/2019) The following information is condensed from the current "Standard Construction Specifications for Water Mains" (Specification) as adopted by the East Larimer County Water District (‘ELCO’ or ‘District’) and is to be considered as such. In the event of any conflict the full District Specification document shall take precedence over these general notes. 1.Standards and Specifications: Construction shall be per the District Specifications in effect at the start of construction. Material or equipment shall be manufactured per the most recent version of applicable industry standards. 2.Locates: Contractor shall coordinate field locates of all existing utilities prior to commencement of any construction and as required notify all affected utility companies prior to commencing construction. Cost of repairs to any utility damaged during District waterline installation shall be the responsibility of the Contractor. 3.Damage to Property: Contractor shall continuously maintain adequate protection from damage of all public and private property through which the work is done and shall be fully responsible for all costs associated with damage to any and all public and private property. 4.Safety: Contractor shall comply with any and all requirements and regulations as set forth by any local, City, County, State or Federal agency having applicable authority. 5.Landscaping Adjacent to District Waterlines: No landscaping (bushes, shrubs, trees or other plantings) that has a mature height of over 3 feet (3-ft) shall be placed within ten feet (10-ft) of any District waterline or appurtenance (distribution main, service line, fire hydrant, meter, etc.). Bushes or shrubs with a mature height of less than 3-ft shall be placed a minimum 4-ft from any District waterline or appurtenance. The District shall have the right to remove any landscaping that violates this standard, at any time such landscaping is discovered, and shall not be required to replace the removed landscaping. 6.Design Approval and Construction Start: No construction shall begin without prior design acceptance from ELCO. District shall be notified 48 hours in advance of starting construction or testing to allow for scheduling. 7.Permits: Contractor is responsible for obtaining all permits which may be required. For any permitting where the District must apply for a permit the Contractor shall coordinate, cover the cost and schedule the permit acquisition with the District. 8.Changes During Construction: No verbal authorization for field revision shall be given. All requests for such field revision shall be made in writing with the proposed change indicated on a copy of the signed design drawings. Any field revision approved and installed shall also be accurately documented on the As-Built Drawings. 9.Materials of Construction: notes.Pipe: All water piping shall be Polyvinyl Chloride (PVC). All PVC piping 6-inch through 12-inch shall be DR 18 (pressure class 235 psi) and manufactured in accordance with AWWA Standard C900, "Polyvinyl Chloride (PVC) Pressure Pipe, 4-inch through 12-inch, For Water Distribution". All PVC piping 14-inch through 24-inch shall be DR 18 (pressure class 235 psi) and manufactured in accordance with AWWA Standard C905, "Polyvinyl Chloride (PVC) Water Transmission Pipe, Nominal Diameters 14-inch through 36". Pipe with a diameter greater than 24 inches shall be specified based on engineered design. notet. Tracer Wire: All water piping shall be installed with a twelve (12) gauge solid copper wire, plastic coated, six hundred (600) volt taped to top of pipe and surfaced at each hydrant into a tracer wire box. noteu. Pipe Joints: Pipe joints shall be made using an integral bell with an elastomeric gasket push-on type joint or using machined couplings of a sleeve type with rubber ring gaskets and machined pipe ends to form a push-on type joint. notev.Materials and Installation: All materials installed shall be new and free of manufacturer defects. Any defective or damaged materials noted on the construction site shall be so marked and removed from the site. Under no circumstances shall any PVC piping be installed utilizing mechanical equipment to seat the joints. notew.Pipe Fittings: All fittings shall be mechanical joint, ductile iron, manufactured in accordance with AWWA Standard C153. Fittings shall be furnished with a cement-mortar lining of standard thickness class with a 250 psi pressure rating. notex. Gate Valves: Gate valves shall conform to AWWA Standard C509 with mechanical joint, 2" open left operating nut and resilient seat. notey.Butterfly Valves: Butterfly valves shall be used for all valves 12-inches and larger and conform to AWWA Standard C504 with mechanical joint, 2" open left operating nut, resilient seat and shall be equipped with sand bonnet. notez. Fire Hydrants: Hydrants shall conform to AWWA Standard C502, 1" square open-right operating nut. Allowable manufacturers and models are Mueller Super Centurion with epoxy coated shoe or American Flo Control Waterous Pacer WB67-250X with epoxy coated shoe. All fittings shall be swing assemblies with anchor couplings. notfa. Pipe, Valve and Fitting Wrap: All fittings, valves, fire hydrant shoes and plugs shall be poly-wrapped with 8-mil thick polyethylene plastic wrap, double layered, and ends securely taped prior to backfill. All fitting bolts shall have zinc caps installed. 10.Bedding: All pipe shall be bedded in 3/4" washed rock uniformly graded and compacted. Trench shall be excavated to a depth below established grade equal to 1 4 of pipe diameter (min. 4"). Bell depressions shall be provided for all joints. In event that unstable trench conditions are encountered at pipeline grade 1-1/2" uniformly graded washed rock shall be used for stabilization. Bedding material shall be placed and compacted under and around sides of the pipe per the pipe manufacturer’s installation recommendations. Note maximum trench width detail. 11.Backfill: Backfill of acceptable material shall be placed in ‘lifts’ of uniform horizontal layers not to exceed 6-inches of compacted depth per lift. Minimum 18" of compacted backfill above pipe must be in place before rolling mechanical equipment type compaction is to be used. Backfill shall be compacted to 95% of optimum density in roadway areas or per road authority’s requirements, and 90% in fields or non-road locations. Backfill compaction testing frequency shall be at least one test per 100-lineal feet of pipeline length and at varying depths and locations in accordance with the requirements of the applicable road authority or beginning 1.5-feet above top of pipe and at 1-foot increments to grade. 12.Joint Restraint: All fittings, tees, plugs and fire hydrants shall be provided with anchor couplings and/or joint restraint in accordance with District Specifications or as required per engineer’s design. Thrust blocks shall be used only as required per field conditions and as approved or directed by the District field inspector. 13.Concrete: All concrete construction, including thrust blocks, shall be completed utilizing Type 5 or equal cement only. 14.Asphalt Replacement: For asphalt pavement that is cut and has been in place less than two years (according to City or County Engineer's record), the cut shall be a minimum of 20 feet in width and will be replaced to the specified depth by a paving machine. 15.Pipe Cover: A minimum cover of 4-1/2 feet of cover over top of pipe shall be maintained throughout the waterline and service line installation, particularly in areas of new grading and drainage swales. Extra bury depth may be required to maintain minimum cover at drainage culvert crossings and/or fire hydrant runs. Maximum allowable cover shall be 6 feet, unless specifically approved by the District. 16.Connection to Existing System: All connections to existing waterlines shall be completed at developer's expense by District personnel or the District's authorized contractor with no exception. 17.Inspection: The District shall have the authority to assign an inspector who shall inspect, check and verify that any and all work, including all materials to be incorporated in the work, excavation, bedding, backfill, testing and all construction methods and practices of the installed facilities is equal to or better than minimum construction requirements as set forth in the District’s Specifications. 18.Testing: All lines shall be pressure tested, chlorinated and flushed by the Contractor in accordance with District Specifications and under the District's supervision. Upon passing chlorination testing, bacteriological testing will be completed by a State certified water quality control laboratory. Copies of all passing test results, including soils compaction in the area of water main construction, shall be provided to the District. 19.Preliminary Acceptance: Preliminary Acceptance shall be issued to the Owner when all project work is complete, tested and operational such that the infrastructure is ready to be accepted by the District. Documentation required prior to issuance of Preliminary Acceptance includes but is not limited to chlorination test report, bacteriological test report, hydrotest report, compaction testing report, verification of project costs, As-built drawings and Record Drawings. Following receipt, review and acceptance by the District of these and other documents as may be required per project specifics, the District will issue Preliminary Acceptance. 20.Project As-Built and Record Drawing Requirements: a.As-Built Drawings are compiled and maintained during construction by the Contractor and identify, in red ink, on-site changes to the original design. As-Built Drawings shall be delivered to the District (electronically in PDF format or otherwise as requested by the District) for acceptance and to the project’s design engineer for creation of Record Drawings. 21.Record Drawings are prepared by the project’s design engineer and shall accurately reflect any change made in the field which varies from the accepted construction plans, as noted in the As-Built Drawings, including at a minimum, field dimensions and elevations, horizontal and vertical locations of underground utilities and appurtenances. The Record Drawings shall be reviewed and accepted by the District prior to Preliminary Acceptance of the project. Record Drawings are to be delivered to the District in electronic format as Adobe (PDF), AutoCAD and ArcView shape files (release version to be confirmed with District at time of submittal). 22.Warranty: The Owner shall warrant all work associated with the waterline installation including, but not limited to the materials, installation workmanship and surface restoration for a period of two years from date of Preliminary Acceptance. During this warranty period the Owner shall repair any defects in the work and maintain the work area. At the close of the two-year warranty period and upon satisfactory correction of any deficiencies noted, the District shall accept the constructed lines and appurtenances as the sole property and responsibility of the District. F. BOXELDER SANITATION DISTRICT CONSTRUCTION NOTES: The following information is condensed from the current “Standard Construction Specification for Sewer Mains” as adopted by the Boxelder Sanitation District (District) and is to be considered as such. In the event of any question the full document shall take precedence. 1.Existing Utility Locates: It shall be the responsibility of the Contractor to coordinate field locates of all existing utilities prior to commencement of any construction. Contractor shall also notify all affected utility companies prior to commencing construction. In the event of damage to any existing utility, the contractor shall immediately notify the owner of the utility involved and unless authorized in writing by the owner of the subject utility, shall not attempt to make repairs. The cost of repairs shall be the responsibility of the Contractor. 2.District Owned Easement Pictures: Contractor to provide sequential digital pictures spaced at no more than 300 feet detailing conditions of the off-site Boxelder Owned Easement Conditions and any structures that could be affected, to the District and the property owner prior to the start of any off-site work. These pictures shall include all existing fence, ditches, ditch structures, out buildings, water troughs, trees and all other landscaping. Pictures are to be placed at no more than four (4) pictures on a 11x8 sheet of photo paper inserted into transparent sleeves and delivered with the drawings of record in a three (3) ring binder. 3.Protection of Property: Contractor shall continuously maintain adequate protection from damage of all public and private property through which the work is done. 4.Safety: All sewer main installation within the District shall be subject to current (Occupational Safety and Heath Association (OSHA) and the Colorado Safety Association, (CSA) safety requirements. Contractor shall also comply with any and all requirements and regulations as set forth by City, County, State and Federal agencies having applicable authority. 5.Start of Construction: No construction shall begin without prior design review of the District. The District shall be notified 48 hours in advance of starting construction or testing to allow for scheduling. 6.Road Excavation Permits: In event that State, County or City road excavation permit(s) are required, the Contractor is responsible for obtaining all road permits which may be required. 7.Other Permits: The Contractor shall be responsible for obtaining all permits required for construction. 8.Revisions: No verbal authorization for field revision shall be given. All requests for field revision shall be made in writing accompanied by proposed change indicated on copy of the approved design drawings. Any field revision approved and installed shall also be accurately documented on the Drawings of Record. 9.Materials: Plastic Pipe -All gravity sanitary sewer piping shall be Polyvinyl Chloride (PVC) unless otherwise noted on the approved drawings. Pipe 15” and smaller shall conform to ASTM D3034, Type PSM, and SDR 35. Pipe 18” and larger shall conform to ASTM F679. All fittings shall be (PVC) unless otherwise noted. 10.Pipe Cover: A minimum cover of 3-1/2 feet of cover shall be maintained throughout the sewer line and service line installation. 11.Bedding: All sewer main installation shall include bedding. Bedding shall be ¾” washed rock uniformly graded and compacted. Refer to force main desgin for force main bedding requirements. Trench shall be excavated to a depth below established grade equal to ¼ of pipe diameter (min. 4”). Bell depressions shall be provided for all joints. In event that unstable trench conditions are encountered at pipeline grade 1-1/2” uniformly graded washed rock shall be used for stabilization. Bedding material shall be placed and compacted under and around sides of the pipe. Place bedding in such a manner as to provide solid, uniform bearing surface for full length of barrel. Minimum 30” initial lift above pipe before other than hand compaction equipment is to be used. Note maximum trench width detail. 12.Backfill: Backfilling of trench shall be performed as soon as practical, subsequent to inspection and approval. Backfilling of acceptable material shall not be placed in lifts of greater than one (1) foot. Backfill shall be compacted to 95% of optimum density in roadway and residential areas and 90% in all off-site easement areas unless otherwise noted. Compaction testing of bedding and back fill shall be at least five tests per 1,000 feet and at varying depths and locations in accordance with the requirements of the applicable authority or as required in project specific specifications. 13.Concrete: All concrete construction shall be completed utilizing 3,000 psi at twenty-eight (28) days or equal concrete. 14.Pavement or Other Repairs: In event that asphalt or concrete pavement, sidewalks, storm sewers, waterline or any other public or privately owned property is damaged or requires reconstruction due to the work, repairs or replacement will be made in accordance with the requirements of the appropriate governing authority. Private property will be returned to its original condition or as close to original condition as reasonably possible, unless otherwise noted on the drawings. 15.Service Taps on Existing Lines: All taps made on existing lines shall be completed at developer's expense by District personnel or the District's authorized contractor with no exception. 16.Inspection: Construction shall conform to District Standards and Specifications or project specific specifications at all times. The District shall inspect the construction as necessary and shall observe all line testing. The District shall have the authority to ascertain that all construction of facilities is equal to or better than minimum construction requirements as set forth in 17.Testing: All lines shall be pressure tested and flushed by the Contractor in accordance with District Standards and Specifications and under the District's supervision. Upon passing, copies of all passing test results including soils compaction in the area of sewer main construction shall be provided to the District. 18.Acceptance: Upon completion of all utility construction (sewer and other) and fulfillment of all District requirements, preliminary acceptance of new sewer system improvements will occur in accordance with District's acceptance procedure. 19.Warranty: The Contractor shall warrant the materials, installation, workmanship and surface restoration for a period of two years from date of preliminary acceptance. During this warranty period the Developer shall promptly repair any defects in the work and maintain the work area. At the close of the two-year warranty period the District will make a field inspection. Upon satisfactory correction of any deficiencies noted the District would make final acceptance of the lines and work. The lines and the appurtenances shall then become the sole property and responsibility of Boxelder Sanitation District. 20.Drawings of Record and Total Costs: Within 90 days of preliminary acceptance of the new facilities, the District shall be provided with acceptable Drawings of Record of the complete system consisting of two sets of fill size reproduced prints, two sets of ½-size reproduced prints, one set of 6 mil double matted reproducible mylars and one complete digital file equivalent (software and version to be confirmed at time of delivery). Written confirmation of the total cost of all sewer system improvements shall also be submitted with the Drawings of Record. MM S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S MM MM BIPLANE STREET COLEMAN STREET SUPERCUB LANE CONQUEST STREET SYKES DRIVE COMET STREET (B) RELIANT STREET CRUSADER STREET (B)FAIRCHILD STREETQUINBY STREETFAIRCHILD STREETDELOZIER ROADALLEY AALLEY A QUINBY STREETALLEY B LOT 3 LOT 4 LOT 5 LOT 27LOT 28LOT 29 LOT 25 LOT 7 LOT 8 LOT 9 LOT 23LOT 24 LOT 6 LOT 26 LOT 10 LOT 11 LOT 12 LOT 13 LOT 14 LOT 19 LOT 20LOT 21LOT 22 LOT 18 LOT 17 LOT 16 LOT 15 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 16LOT 17LOT 18LOT 19LOT 20 LOT 15 LOT 14 LOT 13 LOT 10LOT 9LOT 8 LOT 11 LOT 12 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7LOT 8LOT 9LOT 10 LOT 3 LOT 2 LOT 4 LOT 5 LOT 6 LOT 7 LOT 8 LOT 1 LOT 3 LOT 14 LOT 4 LOT 5 LOT 6 LOT 13 LOT 12 LOT 11 LOT 10LOT 7 LOT 8 LOT 9 LOT 1 LOT 16 LOT 15LOT 2 LOT 6 LOT 7 LOT 10LOT 11 LOT 8 LOT 9 LOT 16 LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15 LOT 6 LOT 7 LOT 8 LOT 7LOT 6LOT 5LOT 4LOT 3LOT 2LOT 1 LOT 9 LOT 8 LOT 8 LOT 6 LOT 7 LOT 10LOT 11 LOT 8 LOT 9 LOT 16 LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15 LOT 9 LOT 8 LOT 14 LOT 13 LOT 12 LOT 11 LOT 19 LOT 18 LOT 17 LOT 16 LOT 15 LOT 14 LOT 13 LOT 12 LOT 11 LOT 8LOT 7LOT 6LOT 5LOT 4LOT 3LOT 2LOT 1LOT 10LOT 9LOT 8LOT 7LOT 6 LOT 10 LOT 9 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15LOT 13LOT 14LOT 15LOT 16LOT 17 LOT 7 LOT 8 LOT 9 LOT 10 LOT 9 LOT 8LOT 1 LOT 16 LOT 11 LOT 12 LOT 6 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7LOT 8LOT 9LOT 10 TRACT XTRACT YTRACT WTRACT VTRACT Z BLOCK 21 BLOCK 19 BLOCK 19 BLOCK 21 BLOCK 22 BLOCK 23BLOCK 17 BLOCK 16 BLOCK 23 BLOCK 22 BLOCK 24 BLOCK 14 BLOCK 24 BLOCK 26 BLOCK 28 BLOCK 30 BLOCK 26 BLOCK 25 BLOCK 28 BLOCK 27 BLOCK 30 BLOCK 29 BLOCK 32 - - - - - - - - - - - - - - STAMP H:\Hartford Homes\CO Fort Collins HFH22 - Mulberry\0CIV\3-CD\ODP\HFH022_C1.0_Existing Conditions.dwg - Nate Whitcomb - 10/13/2021Init.#Issue / DescriptionDatePLANNED UNIT DEVELOPMENTMULBERRY - PUD MASTERPLANFORT COLLINS, COTHESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT GallowayUS.com 5265 Ronald Reagan Blvd., Suite 210 Johnstown, CO 80534 970.800.3300 PRELIMINARYNOT FOR BIDDINGNOT FOR CONSTRUCTIONDate: Drawn By: Project No: Checked By: 10.13.2021 HFH0000022.20 EXISTING CONDITIONS PLAN C1.0CALL 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. before you dig.Call R SCALE: 1"=150' 0 75 1505025 KEYMAP MATCHLINE-SEE SHEET C1.1 NEW JEP C1.0 C1.1 ONLYONLYONLYYIELDONLYYIE L DYIEL DYIELD YIELDONLY ONLY YIELDONLY CRUSADER STREET (B) LOT 6 LOT 7 LOT 8 LOT 7LOT 6LOT 5LOT 4LOT 3LOT 2LOT 1 LOT 8 LOT 10LOT 11 LOT 9 LOT 16 LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15 LOT 9 TRACT Z BLOCK 30BLOCK 29 BLOCK 32 - - - - - - - - - - - - - - STAMP H:\Hartford Homes\CO Fort Collins HFH22 - Mulberry\0CIV\3-CD\ODP\HFH022_C1.0_Existing Conditions.dwg - Nate Whitcomb - 10/13/2021Init.#Issue / DescriptionDatePLANNED UNIT DEVELOPMENTMULBERRY - PUD MASTERPLANFORT COLLINS, COTHESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT GallowayUS.com 5265 Ronald Reagan Blvd., Suite 210 Johnstown, CO 80534 970.800.3300 PRELIMINARYNOT FOR BIDDINGNOT FOR CONSTRUCTIONDate: Drawn By: Project No: Checked By: 10.13.2021 HFH0000022.20 EXISTING CONDITIONS PLAN C1.1CALL 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. before you dig.Call R SCALE: 1"=150' 0 75 1505025 KEYMAP MATCHLINE-SEE SHEET C1.0 NEW JEP C1.0 C1.1 MM S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S MM MM - - - - - - - - - - - - - - STAMP H:\Hartford Homes\CO Fort Collins HFH22 - Mulberry\0CIV\3-CD\ODP\HFH022_C3.0_Grading Plan.dwg - Nate Whitcomb - 10/13/2021Init.#Issue / DescriptionDatePLANNED UNIT DEVELOPMENTMULBERRY - PUD MASTERPLANFORT COLLINS, COTHESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT GallowayUS.com 5265 Ronald Reagan Blvd., Suite 210 Johnstown, CO 80534 970.800.3300 PRELIMINARYNOT FOR BIDDINGNOT FOR CONSTRUCTIONDate: Drawn By: Project No: Checked By: 10.13.2021 HFH0000022.20 SCALE: 1"=150' 0 75 1505025 KEYMAP 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. before you dig.Call R GRADING PLAN C2.0 B/GBA/BA G ALS JEP MATCHLINE-SEE SHEET C2.1 C2.0 C2.1 ONLYONLYONLYYIELDONLYYIE L DYIEL DYIELD YIELDONLY ONLY YIELDONLY - - - - - - - - - - - - - - STAMP H:\Hartford Homes\CO Fort Collins HFH22 - Mulberry\0CIV\3-CD\ODP\HFH022_C3.0_Grading Plan.dwg - Nate Whitcomb - 10/13/2021Init.#Issue / DescriptionDatePLANNED UNIT DEVELOPMENTMULBERRY - PUD MASTERPLANFORT COLLINS, COTHESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT GallowayUS.com 5265 Ronald Reagan Blvd., Suite 210 Johnstown, CO 80534 970.800.3300 PRELIMINARYNOT FOR BIDDINGNOT FOR CONSTRUCTIONDate: Drawn By: Project No: Checked By: 10.13.2021 HFH0000022.20 SCALE: 1"=150' 0 75 1505025 KEYMAP 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. before you dig.Call R GRADING PLAN C2.1 B/GBA/BA G ALS JEP MATCHLINE-SEE SHEET C2.0 C2.0 C2.1 MM S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S MM MM - - - - - - - - - - - - - - STAMP H:\Hartford Homes\CO Fort Collins HFH22 - Mulberry\0CIV\3-CD\ODP\HFH022_C4.0_Proposed Utilities.dwg - Nate Whitcomb - 10/13/2021Init.#Issue / DescriptionDatePLANNED UNIT DEVELOPMENTMULBERRY - PUD MASTERPLANFORT COLLINS, COTHESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT GallowayUS.com 5265 Ronald Reagan Blvd., Suite 210 Johnstown, CO 80534 970.800.3300 PRELIMINARYNOT FOR BIDDINGNOT FOR CONSTRUCTIONDate: Drawn By: Project No: Checked By: 10.13.2021 HFH0000022.20 W SS W SS S SCALE: 1"=150' 0 75 1505025 KEYMAP 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. before you dig.Call R UTILITY PLAN C3.0 ALS JEP MATCHLINE-SEE SHEET C3.1 C3.0 C3.1 ONLYONLYONLYYIELDONLYYIE L DYIEL DYIELD YIELDONLY ONLY YIELDONLY - - - - - - - - - - - - - - STAMP H:\Hartford Homes\CO Fort Collins HFH22 - Mulberry\0CIV\3-CD\ODP\HFH022_C4.0_Proposed Utilities.dwg - Nate Whitcomb - 10/13/2021Init.#Issue / DescriptionDatePLANNED UNIT DEVELOPMENTMULBERRY - PUD MASTERPLANFORT COLLINS, COTHESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT GallowayUS.com 5265 Ronald Reagan Blvd., Suite 210 Johnstown, CO 80534 970.800.3300 PRELIMINARYNOT FOR BIDDINGNOT FOR CONSTRUCTIONDate: Drawn By: Project No: Checked By: 10.13.2021 HFH0000022.20 W SS W SS S SCALE: 1"=150' 0 75 1505025 KEYMAP 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. before you dig.Call R UTILITY PLAN C3.1 ALS JEP MATCHLINE-SEE SHEET C3.0 C3.0 C3.1 B C D E A BIPLANE STREET COLEMAN STREET SUPERCUB LANE CONQUEST STREET SYKES DRIVE COMET STREET (B) RELIANT STREET CRUSADER STREET (B)FAIRCHILD STREETQUINBY STREETFAIRCHILD STREETDELOZIER ROADALLEY AALLEY A QUINBY STREETALLEY B LOT 3 LOT 4 LOT 5 LOT 27LOT 28LOT 29 LOT 25 LOT 7 LOT 8 LOT 9 LOT 23LOT 24 LOT 6 LOT 26 LOT 10 LOT 11 LOT 12 LOT 13 LOT 14 LOT 19 LOT 20LOT 21LOT 22 LOT 18 LOT 17 LOT 16 LOT 15 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 16LOT 17LOT 18LOT 19LOT 20 LOT 15 LOT 14 LOT 13 LOT 10LOT 9LOT 8 LOT 11 LOT 12 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7LOT 8LOT 9LOT 10 LOT 3 LOT 2 LOT 4 LOT 5 LOT 6 LOT 7 LOT 8 LOT 1 LOT 3 LOT 14 LOT 4 LOT 5 LOT 6 LOT 13 LOT 12 LOT 11 LOT 10LOT 7 LOT 8 LOT 9 LOT 1 LOT 16 LOT 15LOT 2 LOT 6 LOT 7 LOT 10LOT 11 LOT 8 LOT 9 LOT 16 LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15 LOT 6 LOT 7 LOT 8 LOT 7LOT 6LOT 5LOT 4LOT 3LOT 2LOT 1 LOT 9 LOT 8 LOT 8 LOT 6 LOT 7 LOT 10LOT 11 LOT 8 LOT 9 LOT 16 LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15 LOT 9 LOT 8 LOT 14 LOT 13 LOT 12 LOT 11 LOT 19 LOT 18 LOT 17 LOT 16 LOT 15 LOT 14 LOT 13 LOT 12 LOT 11 LOT 8LOT 7LOT 6LOT 5LOT 4LOT 3LOT 2LOT 1LOT 10LOT 9LOT 8LOT 7LOT 6 LOT 10 LOT 9 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7 LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15LOT 13LOT 14LOT 15LOT 16LOT 17 LOT 7 LOT 8 LOT 9 LOT 10 LOT 9 LOT 8LOT 1 LOT 16 LOT 11 LOT 12 LOT 6 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7LOT 8LOT 9LOT 10 TRACT XTRACT YTRACT WTRACT VTRACT Z BLOCK 21 BLOCK 19 BLOCK 19 BLOCK 21 BLOCK 22 BLOCK 23BLOCK 17 BLOCK 16 BLOCK 23 BLOCK 22 BLOCK 24 BLOCK 14 BLOCK 24 BLOCK 26 BLOCK 28 BLOCK 30 BLOCK 26 BLOCK 25 BLOCK 28 BLOCK 27 BLOCK 30 BLOCK 29 BLOCK 32 MM S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S MM MM acres A 70% IMP ±56acres D 70% IMP ±35 acres C 70% IMP ±22acres E 70% IMP ±32 acres B 70% IMP ±15.3 - - - - - - - - - - - - - - STAMP H:\Hartford Homes\CO Fort Collins HFH22 - Mulberry\0CIV\3-CD\ODP\HFH22_Drainage Map.dwg - Nate Whitcomb - 10/13/2021Init.#Issue / DescriptionDatePLANNED UNIT DEVELOPMENTMULBERRY - PUD MASTERPLANFORT COLLINS, COTHESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT GallowayUS.com 5265 Ronald Reagan Blvd., Suite 210 Johnstown, CO 80534 970.800.3300 PRELIMINARYNOT FOR BIDDINGNOT FOR CONSTRUCTIONDate: Drawn By: Project No: Checked By: 10.13.2021 HFH0000022.20 KEYMAP 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. before you dig.Call R DRAINAGE PLAN C4.0 CMV JEP DESIGN POINT DETENTION POND BASIN BOUNDARY (i.e., MHFD-Detention_v4.03 and/or SWMM) OVERLAND FLOW DIRECTION (I.E., LANDSCAPING) DIRECT FLOW DIRECTION (I.E., PAVEMENT, CURB AND GUTTER) BASIN ID A APPROXIMATE DETENTION POND OVERFLOW PATH acres A 70% IMP ±72 PERCENT IMPERVIOUS BASIN AREA (ACRES) C4.0 C4.1 SCALE: 1"=150' 0 75 1505025 MATCHLINE-SEE SHEET C4.1 NOTES: 1.THE DEVELOPER SHALL OBTAIN A FLOODPLAIN USE PERMIT FROM THE CITY OF FORT COLLINS AND PAY ALL APPLICABLE FLOODPLAIN USE PERMIT FEES PRIOR TO COMMENCING ANY CONSTRUCTION ACTIVITY (BUILDING OF STRUCTURES, GRADING, FILL, DETENTION PONDS, BIKE PATHS, PARKING LOTS, UTILITIES, LANDSCAPED AREAS, FLOOD CONTROL CHANNELS, ETC.) WITHIN THE COOPER SLOUGH FLOODPLAIN LIMITS. STORAGE OF EQUIPMENT AND MATERIALS (TEMPORARY OR PERMANENT) IS NOT ALLOWED IN THE FLOODWAY. ALL ACTIVITIES WITHIN THE FLOODPLAIN ARE SUBJECT TO THE REQUIREMENTS OF CHAPTER 10 OF THE FORT COLLINS MUNICIPAL CODE. 2.CRITICAL FACILITIES ARE PROHIBITED IN THE 100-YEAR FLOODPLAIN. CRITICAL FACILITIES INCLUDE ESSENTIAL SERVICES, AT-RISK POPULATION, HAZARDOUS MATERIALS, AND GOVERNMENT FACILITIES.” 3.CONSTRUCTION OF NEW STRUCTURES, HARD SURFACE PATHS, WALKWAYS, DRIVEWAYS, WALLS, AND PARKING AREAS IS PROHIBITED IN THE FLOODWAY UNLESS NO-RISE CONDITIONS ARE MET. ANY CONSTRUCTION ACTIVITIES IN THE REGULATORY FLOODWAY MUST ALSO INCLUDE A NO-RISE CERTIFICATION PREPARED BY A PROFESSIONAL ENGINEER LICENSED IN COLORADO. 4.AN APPROVED FEMA ELEVATION CERTIFICATE COMPLETED BY A LICENSED SURVEYOR OR CIVIL ENGINEER SHOWING THAT THE BUILDING IS CONSTRUCTED TO THE REQUIRED ELEVATION IS REQUIRED POST-CONSTRUCTION PRIOR TO A CERTIFICATE OF OCCUPANCY (CO) BEING ISSUED. 5.THE PONDS ARE SCHEMATIC AND ACTUAL SHAPE AND SIZE WILL BE DETERMINED AT FUTURE PDP AND FDP SUBMITTALS. FLOODWAY RESTRICTIONS 1.NO FILL IN THE FLOODWAY UNLESS A HYDRAULIC ANALYSIS SHOWS "NO-RISE". 2.No MANUFACTURED HOMES, EXECPT IN AN EXISTING PARK, CAN BE PLACED IN THE FLOODWAY. 3.NO CHANGING A NONCONFORMING NON-RESIDENTIAL OR MIXED USE SSTRUCTURE TO A RESIDENTIAL STRUCTURE 4.LANDSCAPING MEETS REQUIREMENTS FOR NO ENCROACHMENT IN THE FLOODAY WITHOUT A HYDRAULIC ANALYSIS TO SHOW "NO-RISE". 5.NO STORAGE OF MATERIALS OR EQUIPMENT MODULAR HOME ONLYONLYONLYYIELDONLYYIE L DYIEL DYIELD YIELDONLY ONLY YIELDONLY CE H I G CRUSADER STREET (B) LOT 6 LOT 7 LOT 8 LOT 7LOT 6LOT 5LOT 4LOT 3LOT 2LOT 1 LOT 8 LOT 10LOT 11 LOT 9 LOT 16 LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15 LOT 9 TRACT Z BLOCK 30BLOCK 29 BLOCK 32 acres H 80% IMP ±33.2 acres I 90% IMP ±6.4 acres G 90% IMP ±40.2 - - - - - - - - - - - - - - STAMP H:\Hartford Homes\CO Fort Collins HFH22 - Mulberry\0CIV\3-CD\ODP\HFH22_Drainage Map.dwg - Nate Whitcomb - 10/13/2021Init.#Issue / DescriptionDatePLANNED UNIT DEVELOPMENTMULBERRY - PUD MASTERPLANFORT COLLINS, COTHESE PLANS ARE AN INSTRUMENT OF SERVICE AND ARE THE PROPERTY OF GALLOWAY, AND MAY NOT BE DUPLICATED, DISCLOSED, OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GALLOWAY. COPYRIGHTS AND INFRINGEMENTS WILL BE ENFORCED AND PROSECUTED. COPYRIGHT GallowayUS.com 5265 Ronald Reagan Blvd., Suite 210 Johnstown, CO 80534 970.800.3300 PRELIMINARYNOT FOR BIDDINGNOT FOR CONSTRUCTIONDate: Drawn By: Project No: Checked By: 10.13.2021 HFH0000022.20 KEYMAP 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. before you dig.Call R DRAINAGE PLAN C4.1 CMV JEP DESIGN POINT DETENTION POND BASIN BOUNDARY (i.e., MHFD-Detention_v4.03 and/or SWMM) OVERLAND FLOW DIRECTION (I.E., LANDSCAPING) DIRECT FLOW DIRECTION (I.E., PAVEMENT, CURB AND GUTTER) BASIN ID A APPROXIMATE DETENTION POND OVERFLOW PATH acres A 70% IMP ±72 PERCENT IMPERVIOUS BASIN AREA (ACRES) C4.0 C4.1 MATCHLINE-SEE SHEET C4.0 SCALE: 1"=150' 0 75 1505025 NOTES: 1.THE DEVELOPER SHALL OBTAIN A FLOODPLAIN USE PERMIT FROM THE CITY OF FORT COLLINS AND PAY ALL APPLICABLE FLOODPLAIN USE PERMIT FEES PRIOR TO COMMENCING ANY CONSTRUCTION ACTIVITY (BUILDING OF STRUCTURES, GRADING, FILL, DETENTION PONDS, BIKE PATHS, PARKING LOTS, UTILITIES, LANDSCAPED AREAS, FLOOD CONTROL CHANNELS, ETC.) WITHIN THE COOPER SLOUGH FLOODPLAIN LIMITS. STORAGE OF EQUIPMENT AND MATERIALS (TEMPORARY OR PERMANENT) IS NOT ALLOWED IN THE FLOODWAY. ALL ACTIVITIES WITHIN THE FLOODPLAIN ARE SUBJECT TO THE REQUIREMENTS OF CHAPTER 10 OF THE FORT COLLINS MUNICIPAL CODE. 2.CRITICAL FACILITIES ARE PROHIBITED IN THE 100-YEAR FLOODPLAIN. CRITICAL FACILITIES INCLUDE ESSENTIAL SERVICES, AT-RISK POPULATION, HAZARDOUS MATERIALS, AND GOVERNMENT FACILITIES.” 3.CONSTRUCTION OF NEW STRUCTURES, HARD SURFACE PATHS, WALKWAYS, DRIVEWAYS, WALLS, AND PARKING AREAS IS PROHIBITED IN THE FLOODWAY UNLESS NO-RISE CONDITIONS ARE MET. ANY CONSTRUCTION ACTIVITIES IN THE REGULATORY FLOODWAY MUST ALSO INCLUDE A NO-RISE CERTIFICATION PREPARED BY A PROFESSIONAL ENGINEER LICENSED IN COLORADO. 4.AN APPROVED FEMA ELEVATION CERTIFICATE COMPLETED BY A LICENSED SURVEYOR OR CIVIL ENGINEER SHOWING THAT THE BUILDING IS CONSTRUCTED TO THE REQUIRED ELEVATION IS REQUIRED POST-CONSTRUCTION PRIOR TO A CERTIFICATE OF OCCUPANCY (CO) BEING ISSUED. 5.THE PONDS ARE SCHEMATIC AND ACTUAL SHAPE AND SIZE WILL BE DETERMINED AT FUTURE PDP AND FDP SUBMITTALS. FLOODWAY RESTRICTIONS 1.NO FILL IN THE FLOODWAY UNLESS A HYDRAULIC ANALYSIS SHOWS "NO-RISE". 2.No MANUFACTURED HOMES, EXECPT IN AN EXISTING PARK, CAN BE PLACED IN THE FLOODWAY. 3.NO CHANGING A NONCONFORMING NON-RESIDENTIAL OR MIXED USE SSTRUCTURE TO A RESIDENTIAL STRUCTURE 4.LANDSCAPING MEETS REQUIREMENTS FOR NO ENCROACHMENT IN THE FLOODAY WITHOUT A HYDRAULIC ANALYSIS TO SHOW "NO-RISE". 5.NO STORAGE OF MATERIALS OR EQUIPMENT