HomeMy WebLinkAboutNORTHFIELD COMMONS - FDP210022 - DOCUMENT MARKUPS - ROUND 3 - EROSION CONTROL LETTER/REPORT
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Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com
Topic: General
Comment Number: 3 Comment Originated: 09/28/2021
09/28/2021: FOR FINAL APPROVAL:
Please see redlines. I encourage you to reach out with any questions or to review
potential revisions, and I’d be happy to set up a meeting or conference call to do so.
RESPONSE: Redlines address. Please see responses.
Department: Stormwater Engineering – Erosion and Sediment Control
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 09/23/2021
09/23/2021: For Final:
Please address redline associated with the erosion control plans and escrow
calculations for next review.
RESPONSE: Comments addressed
Comment Number: 2 Comment Originated: 09/23/2021
09/23/2021: For Final:
The City Manager’s development review fee schedule under City Code 7.5-2
was updated to include fees for Erosion Control and Stormwater Inspections.
As of January 1st, 2021, these fees will be collected on all projects
for such inspections.
The Erosion Control fees are based on the number of lots,
the total site disturbance, the estimated number of years the project will
be active and the Stormwater Inspection Fees are based on the number of
LID/WQ Features that are designed for on this project.
Based on the proposed site construction associated with this project we are
assuming 11 lots, 6.32 acres of disturbance, 3 years from demo through build
out of construction and an additional 3 years till full vegetative stabilization due
to seeding. Which results in an Erosion Control Fee estimate of $2914.
Based on 0 number of porous pavers, 1 number of bioretention/level
spreaders, 1 number of extended detention basins, and 0 number of
underground treatments, results in an estimate of the Stormwater
LID/WQ Inspection fee to be $565.
Please note that as the plans and any subsequent review modifications of the
above-mentioned values change the fees may need to be modified. I have
provided a copy of the spreadsheet used to arrive at these estimates for
you to review.
Please respond to this comment with any changes to
these assumed estimates and why, so that we may have a final
fee estimate ready for this project. The fee will need to be provided at the time
of erosion control escrow.
RESPONSE: Your assumptions are correct with exception to the extended detention basin (EDB). The
EBD is being constructed with Northfield Phase 1 and should be covered by the associated fees.
Project Name Northfield Commons -
Project Number FDP210022 Total Erosion Fee $2,914.00
Date Calculation was run 9/22/2021 Total SW Fee $315.00
Who ran the calculation Jesse Schlam
Erosion Control Fee Structure
Input Variables
Number of lots (w/ Bldg Permits)11.00 ‡
Total Site Disturbance (Acres)6.32 †
Number of Years Demo to End of Construction 3.00 ¤
I assume this will start and stop w/in 3 months
Number of Years of Seeding 3.00
Anticipated
Assumptions Variables Time Required (min) / Insp Qty Time (min)
Administrative Activities
Familiarize with site 30 1 30
Signing off 3 holds Accela 25 11 275
Inspection Activities
Site Initial Inspection 45 1 45
Site Routine Inspection 30 78 2340
Site Follow Up Inspection 30 TBD
Site Vegetation Inspections 30 15 450
Site Close Out Inspection 70 1 70
Lot Initial Inspection 21122
Lot Soil Amendment Inspections 21122
Lot Final Inspection 21122
City Staff Time Cost ($USD)/Hour Total Minutes 3276
Erosion Control Inspector 51.74 Total Hours 54.60
2,825.00$
Travel Type Time for travel (min)89.00$ ****
Average time from Site to Site 15 Travel (15) 2,914.00$
Average time from lot to lot 2 Travel (2)
Correspondence Type Time for correspondence (min)
Typical Walkthrough Closeout 45 Corr(45)
Typical Walkthrough Site Super 20 Corr(20)
Typical Conversation 5 Corr(5)
Typical Phone Call 2 Corr(2)
Inspection Time for this site based upon look up table below
10 Insp ( † )
Acres Time to walk the site (min)
~0.25 - 1 5
1-10 10
10-20 15
20-50 20
50-100 30
100-150 45
150-200 60
200-250 75
251+ See Note Below
Stormwater LID/WQ Fee StructureCost Qty Total
Pourous Pavers $365.00 x 0 = $0.00
Bioretention, Level Spreader $315.00 x 1 = $315.00
Extended Detention Basin $250.00 x 0 = $0.00
Underground Treatment $415.00 x 0 = $0.00
$315.00
Look up table of how long it takes to walk a site based upon size
For sites that have greater than 251 homes, an individual evaluation and assessment will be
conducted to determine appropriate fees; These sites are rare and specific details related to
cost of fees can be done on an individual basis
****Permitrack is our inspection
program we use and they charge us $89
/ Site. Large Sites with Mulitiple builders
may require multiple inspection sites.
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 LOCAL ENTITY.
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 LOCAL
ENTITY ENGINEER. USE OF THESE PLANS AFTER THE EXPIRATION DATE WILL REQUIRE A NEW REVIEW AND APPROVAL PROCESS BY THE LOCAL ENTITY 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 LOCAL ENTITY, AS
BENEFICIARY OF SAID ENGINEER'S WORK, FOR ANY ERRORS AND OMISSIONS CONTAINED IN THESE PLANS, AND APPROVAL OF THESE PLANS BY THE
LOCAL ENTITY 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 LOCAL ENTITY, 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 SANITARY SEWER, STORM SEWER, AND WATER LINE CONSTRUCTION, AS WELL AS POWER AND OTHER "DRY" UTILITY INSTALLATIONS, SHALL CONFORM
TO THE LOCAL ENTITY STANDARDS AND SPECIFICATIONS CURRENT AT THE DATE OF APPROVAL OF THE PLANS BY THE LOCAL ENTITY 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 CONTRACTOR 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 LOCAL ENTITY PRIOR TO BEGINNING CONSTRUCTION.
10.THE DEVELOPER SHALL COORDINATE AND COOPERATE WITH THE LOCAL ENTITY, 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
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 LOCAL ENTITY 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 LOCAL ENTITY, 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 LOCAL ENTITY 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 LOCAL ENTITY FAILURE TO PROPERLY MAINTAIN ITS WATER, WASTEWATER, AND/OR STORM DRAINAGE FACILITIES IN THE
DEVELOPMENT.
19.ALL RECOMMENDATIONS OF THE FINAL DRAINAGE AND EROSION CONTROL STUDY ___________ BY HDS 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 LOCAL ENTITY 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 LOCAL ENTITY ENGINEERING INSPECTOR (FORT COLLINS - 221-6605) AND THE LOCAL ENTITY 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 LOCAL ENTITY ENGINEER IS NOT AVAILABLE AFTER PROPER NOTICE OF CONSTRUCTION
ACTIVITY HAS BEEN PROVIDED, THE DEVELOPER MAY COMMENCE WORK IN THE ENGINEER ABSENCE. HOWEVER, THE LOCAL ENTITY 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 LOCAL ENTITY'S 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 LOCAL ENTITY 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 LOCAL ENTITY INSPECTOR. THE ENGINEER OR
SURVEYOR MUST CERTIFY IN A LETTER TO THE LOCAL ENTITY THAT THESE ELEVATIONS CONFORM TO THE APPROVED PLANS AND SPECIFICATIONS. ANY
DEVIATIONS SHALL BE NOTED IN THE LETTER AND THEN RESOLVED WITH THE LOCAL ENTITY 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 FLOODPLAIN 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. (LOCAL ENTITY, COUNTY OR STATE), 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 LOCAL
ENTITY 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 LOCAL ENTITY ENGINEER, AND NO SITE
CONSTRUCTION ACTIVITIES ON SUNDAYS OR HOLIDAYS, UNLESS THERE IS PRIOR WRITTEN APPROVAL BY THE LOCAL ENTITY.
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 LOCAL ENTITY 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 LOCAL ENTITY'S INSPECTOR AT ALL TIMES. UPON COMPLETION OF THE WORK, THE CONTRACTOR(S) SHALL SUBMIT RECORD
DRAWINGS TO THE LOCAL ENTITY ENGINEER.
40.PROJECT BENCHMARKS:
PROJECT DATUM: NAVD88
CITY OF FORT COLLINS BENCHMARK #43-97
ON THE SOUTH END OF THE WEST HEADWALL OF THE LAKE CANAL BRIDGE AT NORTH LEMAY AVENUE, 200 FEET SOUTH OF THE INTERSECTION OF LEMAY
AVENUE. AND CONIFER STREET
ELEV= 4960.11
CITY OF FORT COLLINS BENCHMARK #12-07
SOUTH SIDE OF VINE DRIVE ON THE SOUTH HEADWALL OF THE BRIDGE OVER DRY CREEK BASIN 0.4 MILES EAST OF NORTH LEMAY AVENUE
ELEV= 4947.86
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 EQUATIONS SHOULD BE USED:
NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = 4960.11 (NAVD88 DATUM) - 3.17
NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = 4947.86 (NAVD88 DATUM) - 3.18
HORIZONTAL DATUM: COLORADO STATE PLAN COORDINATES NAD 83(2007) DATUM. HORIZONTAL CONTROL BASED VRS.
41.ALL STATIONING IS BASED ON FLOWLINE 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 LOCAL ENTITY CONSTRUCTION INSPECTOR BEFORE ANY CUTS ARE MADE. PATCHING
SHALL BE DONE IN ACCORDANCE WITH THE LOCAL ENTITY 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 LOCAL ENTITY ENGINEER AND/OR THE LOCAL ENTITY 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 LOCAL ENTITY, 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 LOCAL ENTITY SHALL NOT BE RESPONSIBLE FOR THE MAINTENANCE OF ROADWAY AND APPURTENANT IMPROVEMENTS, INCLUDING STORM
DRAINAGE STRUCTURES AND PIPES, FOR THE FOLLOWING PRIVATE STREETS: NO PRIVATE STREET PROPOSED.
48.APPROVED VARIANCES ARE LISTED AS FOLLOWS: APF MITIGATION VARIANCE, NO WESTBOUND RIGHT TURN LANE ON SUNIGA RD AT LANDMARK WAY
VARIANCE.
CITY OF FORT COLLINS CONSTRUCTION NOTES
A.STANDARD GRADING AND EROSION AND SEDIMENT CONTROL CONSTRUCTION PLAN 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 LOCAL ENTITY.
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 LOCAL ENTITY 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.TO ENSURE THAT SEDIMENT DOES NOT MOVE OFF OF INDIVIDUAL LOTS ONE OR MORE OF THE FOLLOWING SEDIMENT/EROSION CONTROL BMPS SHALL BE
INSTALLED AND MAINTAINED UNTIL THE LOTS ARE SUFFICIENTLY STABILIZED, AS DETERMINED BY THE EROSION CONTROL INSPECTOR.
a.BELOW ALL GUTTER DOWNSPOUTS.
b.OUT TO DRAINAGE SWALES.
c.ALONG LOT PERIMETER.
d.OTHER LOCATIONS, IF NEEDED.
16.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/COUNTY.
17.A VEHICLE TRACKING CONTROL PAD SHALL BE INSTALLED WHENEVER IT IS NECESSARY 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.
18.AN ONSITE DETENTION POND WILL BE PROVIDED TO CONTROL STORMWATER RUNOFF FROM THE SITE.
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 LOCAL ENTITY 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 LOCAL ENTITY ENGINEER.
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 LOCAL ENTITY 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 LOCAL ENTITY 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 LOCAL ENTITY INSPECTOR AND PRIOR TO INSTALLATION
OF ASPHALT. GUTTERS THAT HOLD MORE THAN ¼ 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 LOCAL ENTITY ENGINEER, SHALL BE REWORKED, REPLACED OR OTHERWISE MODIFIED TO
FORM A SMOOTH, NON-YIELDING SURFACE. THE LOCAL ENTITY 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 LOCAL ENTITY 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 SHALL BE LATEX 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 LOCAL 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.LATEX PAINT 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 LOCAL ENTITY 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 LOCAL ENTITY ENGINEER RESERVES THE RIGHT TO REQUIRE ADDITIONAL SIGNAGE AND/OR STRIPING IF THE LOCAL ENTITY 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.
16.CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL ANCHORS, POSTS, SIGNS, AND/OR DELINEATORS IN CONSTRUCTION AREA. CONTRACTOR MAY KEEP
THE SIGNS, OR CALL THE CITY TRAFFIC DIVISION TO HAVE THEM REMOVED.
17.NO "RESET" ANCHORS, POSTS, SIGNS, AND/OR DELINEATORS WILL BE ACCEPTED.
18.ALL ANCHORS, POSTS, SIGNS, AND/OR DELINEATORS SHALL BE NEW AND BE CONSISTENT WITH THE LCUASS CRITERIA.
B.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 AND EROSION CONTROL STUDY _____________ BY _________ 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 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.
4.SEE CITY OF FORT COLLINS STORMWATER CRITERIA MANUAL - APPENDIX F CONSTRUCTION CONTROL MEASURES STANDARD NOTES AND STANDARD
EROSION CONTROL NOTES.
E. WATERLINE NOTE
1.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.
F. WATER & SEWER NOTES
1.ALL WATER LINE CONSTRUCTION SHALL CONFORM TO THE CITY OF FORT COLLINS UTILITIES STANDARDS AND SPECIFICATIONS CURRENT TO THE DATE OF
CONSTRUCTION.
2.ALL SANITARY SEWER LINE CONSTRUCTION SHALL CONFORM TO THE CITY OF FORT COLLINS UTILITIES STANDARDS AND SPECIFICATIONS CURRENT TO THE
DATE OF CONSTRUCTION.
CALL UTILITY NOTIFICATION
CENTER OF COLORADO
CALL 2-BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
before you dig.Call
Know what's below.
R REVISIONNO.BYDATEHIGHLANDDEVELOPMENT SERVICES6355 FAIRGROUNDS AVENUE, SUITE 100 | WINDSOR, CO 80550PHONE: 970.674.7550 | EMAIL: Info@Highland-DS.com | www.Highland-DS.comPREPARED BY OR UNDER THE
DIRECT SUPERVISION OF:
FOR AND ON BEHALF OF HIGHLAND
DEVELOPMENT SERVICES
REVIEW SET
NOT FOR
CONSTRUCTION
OFSHEET
DRAWN BY
CHECKED BY
DATE
SCALE (H)
HDS PROJECT #
SCALE (V)NORTHFIELD COMMONSGENERAL NOTES10/13/21
N/A
N/A
ACM
JTC
21-1037-00
C0.01
2 17
CITY OF FORT COLLINS GENERAL NOTES
COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTSUNIGA ROAD
(115' ROW)
ROCKY MOUNTAIN
RAPTOR PROGRAM
TRACT A
LAKE
C
A
N
AL MATCHLINESEE THIS SHEETSTEELEYDRIVEBLDG 1
COMMUNITY
CENTER
BLDG 2BLDG 3
BLDG 4
BLDG 5
MANGOLD LANE
D
N
D
YLOPLAST
ONOTPOLLUTE
UCTILEIRON
DRAINSTOWATERWAYS D
N
D
YLOPLAST
ONOTPOLLUTE
UCTILEIRON
DRAINSTOWATERWAYS D
N
D
YLOPLAST
ONOTPOLLUTE
UCTILEIRON
DRAINSTOWATERWAYS D
N
D
YLOPLAST
ONOTPOLLUTE
UCTILEIRON
DRAINSTOWATERWAYS D
N
D
YLOPLASTONOTPOLLUTE
UCTILEIRON
DRAINSTOWATERWAYS D
N
D
YLOPLAST
ONOTPOLLUTE
UCTILEIRON
DRAINSTOWATERWAYS D
N
D
YLOPLAST
ONOTPOLLUTE
UCTILEIRON
DRAINSTOWATERWAYS D
N
D
YLOPLAST
ONOTPOLLUTE
UCTILEIRON
DRAINSTOWATERWAYS D
N
D
YLOPLAST
ONOTPOLLUTE
UCTILEIRON
DRAINSTOWATERWAYS D
N
D
YLOPLASTONOTPOLLUTE
UCTILEIRON
DRAINSTOWATERWAYS D
N
D
YLOPLASTONOTPOLLUTE
UCTILEIRON
DRAINSTOWATERWAYS
COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACT COMPACTCOMPACTCOMPACT
COMPACT
COMPA
C
T
COMP
A
C
T
COM
P
A
C
T
COM
P
A
CT
SUNIGA ROAD
(115' ROW)LANDMARK WAYMARTINEZ STREETSWARTZ, DAVID A,
MILCAN, SUSAN MARIE
LOT 29
MONDRAGON, LUCY
V / CHRISTINA M,
LOT 28
ROCKY MOUNTAIN
RAPTOR PROGRAM
TRACT B NORTHFIELD
TRACT W
(D,U,&AE)MATCHLINESEE THIS SHEETSTEELEYDRIVETRACT C
(D&UE)RAIN GARDEN D1
BLDG 6
BLDG 7
BLDG 10a
BLDG 11a BLDG 13a
BLDG 12a
MANGOLD LANE REVISIONNO.BYDATEHIGHLANDDEVELOPMENT SERVICES6355 FAIRGROUNDS AVENUE, SUITE 100 | WINDSOR, CO 80550PHONE: 970.674.7550 | EMAIL: Info@Highland-DS.com | www.Highland-DS.comPREPARED BY OR UNDER THE
DIRECT SUPERVISION OF:
FOR AND ON BEHALF OF HIGHLAND
DEVELOPMENT SERVICES
REVIEW SET
NOT FOR
CONSTRUCTION
OFSHEET
DRAWN BY
CHECKED BY
DATE
SCALE (H)
HDS PROJECT #
SCALE (V)NORTHFIELD COMMONSDRAINAGE & EROSION CONTROL PLAN10/13/21
1" = 40'
N/A
ACB1
JTC
21-1037-00
C2.00
5 17
N
W E
S0
SCALE: 1" = 40'
80402040
CALL UTILITY NOTIFICATION
CENTER OF COLORADO
CALL 2-BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
before you dig.Call
Know what's below.
R
LEGEND
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
PROPOSED MAJOR CONTOUR
PROPOSED MINOR CONTOUR
BASIN COEFFICIENT (100-YR)
BASIN DESIGNATION
BASIN AREA
DESIGN POINT
DRAINAGE FLOW ARROW
DRAINAGE BASIN BOUNDARY
DRAINAGE BASIN FLOW PATH
NOTES
1.CONTRACTOR TO PROVIDE AND MAINTAIN ALL NECESSARY EROSION CONTROL MEASURES PRIOR TO AND THROUGHOUT
CONSTRUCTION. PLACE EROSION CONTROL PROTECTION AT ALL EXISTING INLETS DOWNSTREAM FROM THE CONSTRUCTION AREA.
EROSION CONTROL PROTECTION SHALL REMAIN IN PLACE UNTIL CONSTRUCTION IS COMPLETE AND ALL DISTURBED GROUND IS
ADEQUATELY VEGETATED WITH OWNER'S APPROVAL FOR REMOVAL.
2.THE EXTENT OF EROSION CONTROL PROTECTION SHALL BE OBSERVED AND ADJUSTED AS NEEDED DURING CONSTRUCTION BASED ON
SITE CONDITIONS AND THE PERFORMANCE OF THE EROSION CONTROL CONTROL MEASURES SHOWN, TO SUPPLY SUFFICIENT EROSION
CONTROL AND MINIMIZE DOWNSTREAM WATERWAY POLLUTION.
3.LIMIT DISTURBANCE TO AREAS WITHIN EROSION CONTROL BOUNDARIES. ADJUST EROSION CONTROL BOUNDARIES AS NECESSARY TO
ADEQUATELY COMPLETE PROPOSED WORK. ALL DISTURBED AREAS SHALL BE PREPARED (SEEDED & MULCHED, SURFACE ROUGHENING,
ETC.) TO MINIMIZE EROSION POTENTIAL AND SOIL MIGRATION.
4.STORMWATER MANAGEMENT PLAN SHALL BE PREPARED AND SUBMITTED BY CONTRACTOR PRIOR TO CONSTRUCTION COMMENCEMENT.
5.SEE LANDSCAPE PLAN FOR REVEGETATION METHODS AND DETAILS. DURING CONSTRUCTION, ANY SOIL DISTURBED AND NOT UNDER
ACTIVE CONSTRUCTION SHALL BE SEEDED AND MULCHED PER LCUASS STANDARDS.
6.ANY DISTURBED LAND MUST RECEIVE SURFACE ROUGHENING, INCLUDING BUT NOT LIMITED TO SLOPED AREAS.
7.AREAS THAT EXPERIENCE EROSION ISSUES FROM STEEP SLOPES OR WATER EROSION RESULTING IN SEED NOT BEING ABLE TO ESTABLISH
DURING THE FIRST GROWING SEASON SHALL REQUIRE RESEEDING AND EROSION CONTROL BLANKETS TO STABILIZE THE SOIL.
8.REFERENCE FINAL DRAINAGE REPORT.
9.THIS PROPERTY IS LOCATED IN THE FEMA REGULATED, 500-YR POUDRE RIVER FLOODPLAIN. ANY DEVELOPMENT WITHIN THE FLOODPLAIN
MUST COMPLY WITH THE SAFETY REGULATIONS OF CHAPTER 10 OF CITY MUNICIPAL CODE.
10.ESSENTIAL SERVICES CRITICAL FACILITIES AND AT RISK POPULATION CRITICAL FACILITIES ARE PROHIBITED IN THE 500-YR FLOODPLAIN.
11.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.
DETENTION POND D
100-YR VOLUME = 1.64 AC-FT
100-YR WSE = 4949.52 FT
WQCV (12-HR) = 2,459 CU-FT
(RAIN GARDEN)
WQCV (40-HR) = 4,008 CU-FT
WQCV WSE = 4946.88 FT
(STANDARD WQ)
PROPOSED NORTHFIELD
MAJOR CONTOUR
PROPOSED NORTHFIELD MINOR
CONTOUR
NATURAL HABITAT BUFFER ZONE
CONSTRUCTION ENTRANCE W/
VEHICLE TRACKING CONTROL
SILT FENCE
INLET PROTECTION
ROCK SOCKS
CULVERT PROTECTION
CONCRETE WASHOUT AREA
SEDIMENT CONTROL LOG
N 02°28'15" E 107.30'S 02°28'15" W 107.62'24.00'S 2°28'15" W
Tract SNORTHFIELDTract TNORTHFIELDTract A±137,252 sq. ft.Steeley
Drive
(57' right of way
per NORTHFIELD)Rocky Mountain Raptor Program(unplatted)Redwood VillageP.U.D.Suniga Road(115' right of wayper NORTHFIELD )(57' right of way per
Plat of Northfield)
Steeley Drive
Lake Canal Ditch approximatecenterline of ditchFEMA 500-Year FloodplainZone: X (unshaded)FEMA 500-Year FloodplainZone: X (shaded)15' witnesscorner6.00'existing 50' ditch easementexisting 50' Public Accessand Trail Easement
15' SUE38.87'24.00'123.61'
20.00'24.00'123.61'15' witnesscorner28.5'
28.5'24' AEAEMangold Lane34.39'N 89°11'25" W51.76'N 76°16'45" WN 87°31'45" W 257.76'N 87°31'45" W 104.59'35.00'S 2°28'15" W
S 87°31'45" E 378.90'52.28'S 76°16'45" E38.35'S 89°11'25" EN 89°11'25" W16.50'R=138.00' L=38.59'D=16°01'21"Ch=38.47'CB=N81°10'45"WR=162.00' L=40.61'D=14°21'40"Ch=40.50'CB=N80°20'55"WN 87°31'45" W 242.16'R=15.00' L=23.56'D=90°00'00"Ch=21.21'CB=N42°31'45"W35.00'N 87°31'45" W20.00'35.00'R=15.00' L=23.56'D=90°00'00"Ch=21.21'CB=S47°28'15"WN 87°31'45" W 86.00'S 87°31'45" E 378.16'R=138.00' L=34.59'D=14°21'40"Ch=34.50'CB=S80°20'55"ER=162.00' L=45.30'D=16°01'21"Ch=45.15'CB=S81°10'45"ES 89°11'25" E16.50'5.5'5.5'35' UE35' UE24' AEAE15' witnesscornerN 00°48'35" E 186.48'R=15.00' L=23.49'=89°42'33"Ch=21.16'CB=N 44°02'42" WR=8557.50' L=407.94'=2°43'53"Ch=407.90'CB=N 87°32'02" WN 86°10'06" W 115.56'S 47°26'34" W50.36'S 43°44'54" W 174.33'S 30°52'19" W 74.72'S 89°46'46" E 730.89'N 00°48'35" E 185.89'R=15.00' L=23.49'=89°42'33"Ch=21.16'CB=N 45°39'51" ER=8557.50' L=36.26'=0°14'34"Ch=36.26'CB=S 89°36'09" E90°90°S 89°46'46" E 57.00'18.28'28.50'28.50'R=138.00' L=38.69'D=16°03'52"Ch=38.57'CB=S82°14'38"WR=162.00' L=46.93'D=16°35'53"Ch=46.77'CB=S82°30'38"WN 89°11'25" W16.50'R=138.00' L=39.98'D=16°35'53"Ch=39.84'CB=S82°30'38"WN 89°11'25" W16.50'S 79°01'34" W 60.29'N 89°11'25" W13.29'S 89°11'25" E9.68'N 79°01'34" E 60.12'Mangold Lane20' UEend of AEAE15' witnesscorner9' UEL= 54.78'L= 333.15'(see note 10)20.00'9' UE5.5'115.0'186.19' (rec)
*(see note 12)
*(see note 12)
186.19' (rec)
18'18'
118.08'
UE & AEAE
R=162.00' L=45.42'D=16°03'52"Ch=45.27'CB=S82°14'38"W118.08'UEUEUEUEUEUEUEUER=20.00' L=31.42'D=90°00'00"Ch=28.28'CB=S45°16'34"W20' sanitary sewer easementto Cherry Hills San. District(Book 1484, Page 855)Tract TNORTHFIELDTract B±64,091 sq. ft.SteeleyDrive(57' right of wayper NORTHFIELD)(57' right of way perPlat of Northfield)Steeley Drive
Alta VistaSubdivisionRocky Mountain Raptor Program(unplatted)Rocky Mountain Raptor Program(unplatted)708.54'392.73'15' SUE38.87'24.00'123.61'S 42°03'38" W 31.52'N 00°16'34" E 54.13'
S 00°16'34" W 54.13'N 89°43'26" W 123.50'S 89°43'26" E 123.50'N 00°16'34" E 54.13'
S 00°16'34" W 54.13'N 89°43'26" W 123.50'S 89°43'26" E 123.50'S 37°56'06" E 29.91'S 64°50'31" W 54.72'N 72°18'21" W 97.71'N 89°43'26" W 19.50'24.00'129.50'292.48'24.00'191.42'20.00'24.00'123.61'115.0'28.5'28.5'24' AEAE24' AEAEMangold LaneBldg 12aeasementexclusionBldg 13aeasementexclusionS 0°16'34" W18.25'N 89°43'26" W20.04'18.23'297.53'N 00°48'35" E 186.48'N 00°48'35" E 185.89'R=15.00' L=23.49'=89°42'33"Ch=21.16'CB=N 45°39'51" ER=8557.50' L=36.26'=0°14'34"Ch=36.26'CB=S 89°36'09" ES 89°43'26" E 637.39'S 00°16'34" W 100.00'S 00°22'54" W 100.00'N 89°46'46" W 690.26'48.00'N 89°43'26" W103.26'S 0°16'34" W
S 00°16'34" W 97.13'S 89°46'46" E 57.00'18.28'28.50'28.50'S 00°16'34" W 54.13'N 89°43'26" W 100.00'N 00°16'34" E 54.13'S 89°43'26" E 100.00'S 00°16'34" W 54.13'S 89°43'26" E 148.00'N 00°16'34" E 54.13'N 89°43'26" W 148.00'8.5'8.5'S 00°16'34" W 65.13'R=20.00' L=31.42'D=90°00'00"Ch=28.28'CB=S44°43'26"ES 89°43'26" E 130.00'24.00'
S 0°16'34" WN 89°43'26" W 338.33'R=38.00' L=25.39'D=38°16'48"Ch=24.92'CB=S71°08'10"W23.94'S 51°59'46" WR=87.00' L=58.13'D=38°16'48"Ch=57.05'CB=S71°08'10"WN 89°43'26" W 113.09'R=138.00' L=38.69'D=16°03'52"Ch=38.57'CB=S82°14'38"WR=162.00' L=46.93'D=16°35'53"Ch=46.77'CB=S82°30'38"WN 89°11'25" W16.50'S 00°16'34" W 65.13'N 89°43'26" W 144.33'R=61.95' L=41.42'D=38°18'21"Ch=40.65'CB=S71°07'57"W23.94'S 51°59'46" WR=63.00' L=42.09'D=38°16'48"Ch=41.31'CB=S71°08'10"WN 89°43'26" W 113.09'R=138.00' L=39.98'D=16°35'53"Ch=39.84'CB=S82°30'38"WN 89°11'25" W16.50'S 45°16'34" W 58.98'N 89°43'26" W 165.40'S 79°01'34" W 60.29'N 89°11'25" W13.29'S 89°11'25" E9.68'N 79°01'34" E 60.12'S 89°43'26" E 154.35'N 45°16'34" E 58.98'71.19'S 89°43'26" ETract WNORTHFIELDTract C±73,986 sq. ft.drainage and utilityeasement(including MangoldLane within Tract C)Mangold LaneBldg 10aeasementexclusionBldg 11aeasementexclusion35' UE24' AEAE20' DE20' sanitary sewer easementto Cherry Hills San. District(Book 1490, Page 37)9' UE20.00'Suniga Road(115' right of wayper NORTHFIELD )Tract BStarting at a point on the south line of plat being the POB;5.5'N 89°43'26" W8.69'186.19' (rec)*(see note 12)*(see note 12)186.19' (rec)Tract TNORTHFIELD5.5'R=162.00' L=45.42'D=16°03'52"Ch=45.27'CB=S82°14'38"W79.63'15' SUEAEAE
118.08'UEUEUEUEUEUEREVISIONSByByByDescriptionDescriptionDescriptionDateDateDateSHEETSNO. OFSHEET NO.PROJECT NO.TITLESTPMPLSField DateScaleParty ChiefPLS Corporation532 West 66th Street, Loveland, Colorado 80538Phone: 970.669.2100 - info@plscorporation.comCLIENT\\vmware-host\Shared Folders\Downloads\ DWG\16057f017_recover.dwg October 13, 2021 - 1:24pmNOTICE: According to Colorado law you must commence any legalaction based upon any defect in this survey within three years after youfirst discover such defect. In no event, may any action based upon anydefect in this survey be commenced more than ten years from the dateof the certification shown hereon.2216057.017Section 1, Township 7 North, Range 69 West, 6th P .M., Larimer County, ColoradoFinal PlatNORTHFIELD COMMONSn/aMBSMBS4.28.20211"=40'ADSHighland Development ServicesNORTHFIELD COMMONSALL RESPONSIBILITIES AND COSTS OF OPERATION, MAINTENANCE AND RECONSTRUCTION OF THE PRIVATESTREETS AND/OR DRIVES LOCATED ON THE PRIVATE PROPERTY THAT IS THE SUBJECT OF THIS PLATSHALL BE BORNE BY THE OWNERS OF SAID PROPERTY, EITHER INDIVIDUALLY, OR COLLECTIVELY,THROUGH A PROPERTY OWNERS' ASSOCIATION, IF APPLICABLE. THE CITY OF FORT COLLINS SHALL HAVENO OBLIGATION OF OPERATION, MAINTENANCE OR RECONSTRUCTION OF SUCH PRIVATE STREETS AND/ORDRIVES NOR SHALL THE CITY HAVE ANY OBLIGATION TO ACCEPT SUCH STREETS AND/OR DRIVES ASPUBLIC STREETS OR DRIVES.NOTICEScale 1 inch = 40 feet080402040Scale 1 inch = 40 feet080402040boundary lineeasement linecenterlinesection lineadjacent lot linefound Section corner monument as describedfound 0.5" iron rod with 1.0" plastic cap marked PLS 32444set 0.5" iron rod with 1.0" plastic cap marked PLS 32444Legend:NOTES1.Date of plat preparation: April 28, 2021.2.Bearings are based on the South line of the Tract A, record bearing of S 89°46'46"E and monumented as shown hereon.3.Distances shown are in U.S. Survey Feet.4.The total area contains 6.321 acres, more or less.5.All right of way and easements are based upon Title Commitment provided by OldRepublic National Title Insurance Company at Order Number: FCH25137342-24 withan effective date of 08/03/2020.6.Easement recorded in Book 1041 at Page 215, public records of Larimer County,Colorado is unplottable and not shown.7.There shall be no private conditions, covenants or restrictions that prohibit or limit theinstallation of resource conserving equipment or landscaping that are allowed bySections 12-120 - 12-122 of the City Code.8.Property is subject to a Right-of-Way Easement in Book 1716 at Page 597,encompasses entire property.9.Coordination of trail location with the ditch company is required prior to design andconstruction of the regional recreational trail.10.The Developer will not locate any new surface utilities (transformers, light poles,detention ponds, water quality treatment features, etc.) within the Public Access andTrail Easements. Subsurface utilities within the Easements are acceptable with atleast 2' of cover.11.Any and all EASEMENTS shown on the Final Plat of NORTHFIELD that are lyingwithin Tracts U and Tract V and not shown hereon are hereby VACATED by this plat.12.Record distances shown on this plat are a result of a labeling typo on Tract U andTract V on NORTHFIELD original plat.A replat of Tracts U and Tract V, NORTHFIELDLocated in the Southeast 14 of Section 1, Township 7 North, Range 69 Westof the 6th Principal Meridian, City of Fort Collins, Larimer County, Colorado(see above)
(see below)
Redwood V
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.Northfield Commons Land Use TableNameDescription/Land UseAreaEncumbrancesIntended Long-TermMaintenanceOwnershipUpon AcceptanceTract AResidence, Open Space, Internal Drives, Etc.137,252 sq. ft.3.15 acresResidential w/ Dedicated EasementsProperty OwnerProperty OwnerTract BResidence, Open Space, Internal Drives, Etc.64,091 sq. ft.1.47 acresResidential w/ Dedicated EasementsProperty OwnerProperty OwnerTract CResidence, Open Space, Internal Drives, Etc.73,986 sq. ft.1.70 acresBlanket Drainage and Utility Access EasementMetro DistrictMetro Districtdenotes utility easementdenotes access & emergency access easementdenotes drainage easementdenotes slope & utility easementUEAEAEDESUE
10/13/2021
Project:Disturbed Acres:4.72
EROSION CONTROL BMPs Units
Estimated
Quantity
Unit
Price
Total
Price
LF 490 $2.50 1,225.00$
each 23 $150.00 3,450.00$
each 4 $200.00 800.00$
each 1 $200.00 200.00$
each 1 $750.00 750.00$
each 1 $500.00 500.00$
Sub-Total:6,925.00$
1.5 x Sub-Total:10,387.50$
Amount of security:10,387.50$
AC 4.72 $2,000.00 9,433.79$
Sub-Total: 9,433.79$
1.5 x Sub-Total:14,150.69$
Amount to Re-seed:14,150.69$
Minimum escrow amount:Residential 1,500.00$
Erosion Control Escrow:14,150.69$
Miniumum Escrow Amount
Northfield Commons- Tracts A & B (Mercy)
Seeding
“The amount of the security must be based on one and one-half times the estimate of the cost to install the approved measures, or one and one-half times
the cost to re-vegetate the disturbed land to dry land grasses based upon unit cost determined by the City's Annual Revegetation and Stabilization Bid,
whichever is greater. In no instance, will the amount of security be less than one thousand five hundred dollars ($1,500) for residential development or
three thousand dollars ($3,000) for commercial development”
Rock Sock
Vehicle Tracking Control Pad
Final Escrow Amount (Maximum between BMP, Reseeding and Minimum Escrow)
Erosion and Sediment Control Escrow/Security Calculation
for The City of Fort Collins
BMP Amount
Silt Fence
Concrete Washout Area
Reseeding Amount
Inlet Protection
Culvert Protection
10/12/2021 9:43 PM https://dev.highland-ds.com/projects/Projects/21-1037-00 NF Mercy Housing/03 Design Documents/Drainage/EC/ESCROW/21-1037-00 Erosion Control Escrow.xls
10/13/2021
Project:Disturbed Acres:1.70
EROSION CONTROL BMPs Units
Estimated
Quantity
Unit
Price
Total
Price
each 10 $150.00 1,500.00$
each 11 $150.00 1,650.00$
each 1 $200.00 200.00$
LF 200 $2.50 500.00$
each 1 $200.00 200.00$
each 1 $750.00 750.00$
each 1 $500.00 500.00$
Sub-Total:5,300.00$
1.5 x Sub-Total:7,950.00$
Amount of security:7,950.00$
AC 1.70 $2,000.00 3,396.97$
Sub-Total: 3,396.97$
1.5 x Sub-Total:5,095.45$
Amount to Re-seed:5,095.45$
Minimum escrow amount:Residential 1,500.00$
Erosion Control Escrow:7,950.00$
Seeding
Miniumum Escrow Amount
Final Escrow Amount (Maximum between BMP, Reseeding and Minimum Escrow)
“The amount of the security must be based on one and one-half times the estimate of the cost to install the approved measures, or one and one-half times
the cost to re-vegetate the disturbed land to dry land grasses based upon unit cost determined by the City's Annual Revegetation and Stabilization Bid,
whichever is greater. In no instance, will the amount of security be less than one thousand five hundred dollars ($1,500) for residential development or
three thousand dollars ($3,000) for commercial development”
Sediment Control Log
Culvert Protection
Oultet Structure Protection
Vehicle Tracking Control Pad
Concrete Washout Area
Reseeding Amount
Erosion and Sediment Control Escrow/Security Calculation
for The City of Fort Collins
Northfield Commons- Tract C (Landmark)
BMP Amount
Rock Sock
Inlet Protection (Small Area Inlets)
10/12/2021 9:43 PM https://dev.highland-ds.com/projects/Projects/21-1037-00 NF Mercy Housing/03 Design Documents/Drainage/EC/ESCROW/21-1037-00 Erosion Control Escrow.xls