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HomeMy WebLinkAboutTHE FLATS AT HANSEN FARM - PDP220004 - DOCUMENT MARKUPS - ROUND 2 - OTHER WATER AND OR SANITATION DISTRICTSKETCHER ROADSOUTHTIMBERLINE ROADEAST TRILBY ROADZEPHYR ROADC 100COVER SHEET 1MARCH 2022CONTACT INFORMATIONPROJECT TEAM: VICINITY MAPNORTHPROJECT BENCHMARKS: THE FLATS AT HANSEN FARMPROJECT TEAM: Hansen MF, LLCAffinity Partners, LLCRyan Schaefer, Manager3665 John F Kennedy Parkway, Building 2, Suite 202Fort Collins, CO 80525(970) 663- 3150Northern Engineering Services, Inc. Danny Weber, PE301 North Howes Street, Suite 100Fort Collins, Colorado 80521(970) 221-4158PLANNER/LANDSCAPE ARCHITECTOWNER/APPLICANTSITE ENGINEERSHEET INDEXTRACT D, TRACT E, AND TRACT L OF HANSEN FARMLOCATED IN THE EASTHALF OF SECTION 7, TOWNSHIP 6 NORTH, RANGE 68 WEST OF THE 6TH P.M., CITY OF FORT COLLINS, COUNTY 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 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 5.5 feet unless otherwise noted in the plans and approved by the Water Utility. 14.A State Construction Dewatering Wastewater Discharge Permit is required if dewatering is required in order to install utilities or if water is discharged into a storm sewer, channel, irrigation ditch or any waters of the United States. 15.The Developer shall comply with all terms and conditions of the Colorado Permit for Storm Water Discharge (Contact Colorado Department of Health, Water Quality Control Division, (303) 692-3590), the Storm Water Management Plan, and the Erosion Control Plan. 16.The City of Fort Collins shall not be responsible for the maintenance of storm drainage facilities located on private property. Maintenance of onsite drainage facilities shall be the responsibility of the property owner(s). 17.Prior to final inspection and acceptance by the City of Fort Collins, certification of the drainage facilities, by a registered engineer, must be submitted to and approved by the Stormwater Utility Department. Certification shall be submitted to the Stormwater Utility Department at least two weeks prior to the release of a certificate of occupancy for single family units. For commercial properties, certification shall be submitted to the Stormwater Utility Department at least two weeks prior to the release of any building permits in excess of those allowed prior to certification per the Development Agreement. 18.The City of Fort Collins shall not be responsible for any damages or injuries sustained in this Development as a result of groundwater seepage, whether resulting from groundwater flooding, structural damage or other damage unless such damage or injuries are sustained as a result of the City of Fort Collins failure to properly maintain its water, wastewater, and/or storm drainage facilities in the development. 19.All recommendations of the Preliminary Drainage Report, dated March 16, 2022 by Northern Engineering 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 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 City of Fort Collins. 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 2-02 East side of Timberline Road, 1/2 mile North of Trilby Road, on the middle concrete pad to an electric box. elevation: 4964.37 Benchmark 16-01 South side of Willow Springs Way approx. 50 ft. West of the intersection of Willow Springs Way and Timberline Road on the Southwest corner of a storm inlet. elevation: 4956.98 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 - 3.19' Basis of Bearings The basis of bearings is the East line of the Northeast Quarter of Section 7, as bearing South 00°00'53" East (assumed bearing) as monumented on drawing. 41.All stationing is based on centerline of roadways unless otherwise noted. 42.Damaged curb, gutter and sidewalk existing prior to construction, as well as existing fences, trees, streets, sidewalks, curbs and gutters, landscaping, structures, and improvements destroyed, damaged or removed due to construction of this project, shall be replaced or restored in like kind at the Developer's expense, unless otherwise indicated on these plans, prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. 43.When an existing asphalt street must be cut, the street must be restored to a condition equal to or better than its original condition. The existing street condition shall be documented by the City of Fort Collins Construction Inspector before any cuts are made. Patching shall be done in accordance with the City of Fort Collins Street Repair Standards. The finished patch shall blend in smoothly into the existing surface. All large patches shall be paved with an asphalt lay-down machine. In streets where more than one cut is made, an overlay of the entire street width, including the patched area, may be required. The determination of need for a complete overlay shall be made by the Larimer County Engineer and/or the City of Fort Collins Inspector at the time the cuts are made. 44.Upon completion of construction, the site shall be cleaned and restored to a condition equal to, or better than, that which existed before construction, or to the grades and condition as required by these plans. 45.Standard Handicap ramps are to be constructed at all curb returns and at all "T" intersections. 46.After acceptance by the City of Fort Collins, public improvements depicted in these plans shall be guaranteed to be free from material and workmanship defects for a minimum period of two years from the date of acceptance. 47.The City of Fort Collins shall not be responsible for the maintenance of roadway and appurtenant improvements, including storm drainage structures and pipes, for the following private streets: N.A. 48.Approved Variances are listed as follows: 1) N/A CONSTRUCTION NOTES A. Grading and Erosion Control Notes 1.The erosion control inspector must be notified at least twenty-four (24) hours prior to any construction on this site. 2.There shall be no earth-disturbing activity outside the limits designated on the accepted plans. 3.All required perimeter silt and construction fencing shall be installed prior to any land disturbing activity (stockpiling, stripping, grading, etc). All other required erosion control measures shall be installed at the appropriate time in the construction sequence as indicated in the approved project schedule, construction plans, and erosion control report. 4.At all times during construction, the Developer shall be responsible for preventing and controlling on-site erosion including keeping the property sufficiently watered so as to minimize wind blown sediment. The Developer shall also be responsible for installing and maintaining all erosion control facilities shown herein. 5.Pre-disturbance vegetation shall be protected and retained wherever possible. Removal or disturbance of existing vegetation shall be limited to the area(s) required for immediate construction operations, and for the shortest practical period of time. 6.All soils exposed during land disturbing activity (stripping, grading, utility installations, stockpiling, filling, etc.) shall be kept in a roughened condition by ripping or disking along land contours until mulch, vegetation, or other permanent erosion control BMPs are installed. No soils in areas outside project street rights-of-way shall remain exposed by land disturbing activity for more than thirty (30) days before required temporary or permanent erosion control (e.g. seed/mulch, landscaping, etc.) is installed, unless otherwise approved by the City/County. 7.In order to minimize erosion potential, all temporary (structural) erosion control measures shall: a.Be inspected at a minimum of once every two (2) weeks and after each significant storm event and repaired or reconstructed as necessary in order to ensure the continued performance of their intended function. b.Remain in place until such time as all the surrounding disturbed areas are sufficiently stabilized as determined by the erosion control inspector. c.Be removed after the site has been sufficiently stabilized as determined by the erosion control inspector. 8.When temporary erosion control measures are removed, the Developer shall be responsible for the clean up and removal of all sediment and debris from all drainage infrastructure and other public facilities. 9.The contractor shall immediately clean up any construction materials inadvertently deposited on existing streets, sidewalks, or other public rights of way, and make sure streets and walkways are cleaned at the end of each working day. 10.All retained sediments, particularly those on paved roadway surfaces, shall be removed and disposed of in a manner and location so as not to cause their release into any waters of the United States. 11.No soil stockpile shall exceed ten (10) feet in height. All soil stockpiles shall be protected from sediment transport by surface roughening, watering, and perimeter silt fencing. Any soil stockpile remaining after thirty (30) days shall be seeded and mulched. 12.The stormwater volume capacity of detention ponds will be restored and storm sewer lines will be cleaned upon completion of the project and before turning the maintenance over to the City/County or Homeowners Association (HOA). 13.City Ordinance and Colorado Discharge Permit System (CDPS) requirements make it unlawful to discharge or allow the discharge of any pollutant or contaminated water from construction sites. Pollutants include, but are not limited to discarded building materials, concrete truck washout, chemicals, oil and gas products, litter, and sanitary waste. The developer shall at all times take whatever measures are necessary to assure the proper containment and disposal of pollutants on the site in accordance with any and all applicable local, state, and federal regulations. 14.A designated area shall be provided on site for concrete truck chute washout. The area shall be constructed so as to contain washout material and located at least fifty (50) feet away from any waterway during construction. Upon completion of construction activities the concrete washout material will be removed and properly disposed of prior to the area being restored. 15.Conditions in the field may warrant erosion control measures in addition to what is shown on these plans. The Developer shall implement whatever measures are determined necessary, as directed by the City. 16.For additional information see separate Stormwater Management Plan / Erosion Control Report for The Flats at Hansen Farm. 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 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 Preliminary Drainage Report, dated March 16, 2022 by Northern Engineering shall be followed and implemented. 3.Prior to final inspection and acceptance by the City of Fort Collins, certification of the drainage facilities, by a registered engineer, must by submitted to and approved by the Stormwater Utility Department. Certification shall be submitted to the Stormwater Utility Department at least two weeks prior to the release of a certificate of occupancy for single family units. For commercial properties, certification shall by submitted to the Stormwater Utility Department at least two weeks prior to the release of any building permits in excess of those allowed prior to certification per the Development Agreement. E. Utility Notes 1.All water and sanitary sewer construction shall be performed according to the Fort Collins-Loveland Water District and the South Fort Collins Sanitation District standards and specifications. 2.Construction of water and sewer facilities require a precon meeting with district operations staff prior to construction. 3.Contractor shall notify district inspectors prior to starting work. 4.Contractor shall contact the sanitation district for sewer inspection 48 hours prior to connecting to existing sewer stubs. 5.All commercial domestic services require a reduced pressure backflow prevention device. 6.All water lines shall be a minimum of (5) five feet and a maximum of (6) feet below final grade. 7.All district shall only be operated by district operations staff. 8.Pipe Pressure and vacuum testing shall be witnessed by district inspectors. Waterline bacteria tests shall also be taken by district inspectors. 9.Once the system is operational and all tests have passed, contractor shall request substantial completion with a letter to the district that includes the dollar value of the water and sewer improvements listed separately. 10.As-builts shall be submitted in pdf and dwg to the district for final approval. 11.If groundwater is encountered within the depth of sewer construction, manholes must be water-proofed. 12.The size, type and location of all known underground utilities are approximate when shown on these drawings. It shall be the responsibility of the contractor to verify the existence of all underground utilities in the area of work. 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PROPOSED SANITARYCLEAN- OUT PROPOSED SANITARY CLEAN- OUT PROPOSED SANITARY CLEAN-OUT CONNECT TO EXISTING SANITARY MANHOLE CONNECT TO EXISTING SANITARY MANHOLE PROPOSED 8" PVC WATER MAIN PROPOSED 8" PVC SANITARY SEWER CONNECT TO EXISTING 8" PVC WATER MAIN CONNECTTOEXISTING8" PVCWATERMAIN 26'FL-FL24'FL- FL26'FL- FL 24' FL- FL26' FL- FL 59' ROW 36' FL- FL RAIN GARDEN BIOMEDIA AREA RAIN GARDEN BIOMEDIA AREA EASEMENT EXCLUSION EASEMENT EXCLUSIONEASEMENT EXCLUSION EASEMENT EXCLUSION RAIN GARDEN BIOMEDIA AREA DRAINAGE EASEMENT DRAINAGE EASEMENT DRAINAGE EASEMENT DRAINAGE EASEMENT 9' UT I L I T Y E A S E M E N T 9' UTILITY EASEMENT26'EMERGENCY ACCESS EASEMENT 26'EMERGENCY ACCESS EASEMENT 26'EMERGENCY ACCESS EASEMENT 26'EMERGENCY ACCESS EASEMENT 26'EMERGENCY ACCESS EASEMENT 26'EMERGENCY ACCESS EASEMENT9' UTILITY EASEMENT4.5' SIDEWALK9' UTILITY EASEMENT 6' SIDEWALK9' UTILITY EASEMENT 2' CONCRETE PAN HANSEN FARM) EASEMENT EXCLUSION EASEMENT EXCLUSION EASEMENT EXCLUSIONEASEMENT EXCLUSION RAIN GARDEN BIOMEDIA AREA RAIN GARDEN BIOMEDIA AREA 8" PVC SANITARY SEWER HANSEN FARM)8" PVC WATER HANSEN FARM)FIRE HYDRANT HANSEN FARM) EXISTING 9' UTILITY EASEMENT 9' UTILITY EASEMENT EXISTING DETENTION POND 1 EXISTING DETENTION POND 2 DETENTION POND 315' UTILITY &PUBLIC ACCESS TRAIL EASEMENT9' UTILITY EASEMENT36'FL- FL 59' ROW POND OUTLET STRUCTURE HANSEN FARM)18" STORM DRAIN HANSEN FARM)HANSEN FARM 15' UTILITY & PUBLIC ACCESS TRAIL EASEMENT FIRE HYDRANT HANSEN FARM) 30" STORM DRAIN HANSEN FARM) POND OUTLET STRUCTURE HANSEN FARM)8" PVC WATER HANSEN FARM) 10" PVC SANITARY SEWER HANSEN FARM) 8" PVC WATER HANSEN FARM) 8" PVC WATER HANSEN FARM) 30" STORM DRAIN HANSEN FARM)18" STORM DRAIN HANSEN FARM)18" STORM DRAIN HANSENFARM)2' CONCRETE PAN HANSEN FARM)36'FL- FL59' ROW15" STORM DRAIN HANSEN FARM)129' ROW POND OUTLET STRUCTURE HANSEN FARM)EXISTING FORCE MAIN EXISTING 16" WATER FIRE HYDRANT HANSEN FARM) FIRE HYDRANT HANSEN FARM)FIRE HYDRANT HANSEN FARM)PROPOSED FIRE HYDRANT PROPOSEDFIRE HYDRANT PROPOSED STORM DRAIN 15" STORM DRAIN HANSEN FARM) PROPOSED FIRE HYDRANT PROPOSED TRANSFORMER (TYP.)CONNECT TO EXISTING 8" PVC WATER 54'FL-FL76' ROW NORTH IN FEET )1 inch = ft. Feet05050 50 100 150 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 C 300OVERALL UTILITY PLAN 7 SheetTHE FLATS AT HANSEN FARMThese drawings areinstruments of serviceprovided by NorthernEngineering Services, Inc.and are not to be used forany type of constructionunless signed and sealed bya Professional Engineer inthe employ of NorthernEngineering Services, Inc.NOT FOR CONSTRUCTIONREVIEW SETENGINEERNGIEHTRONRNFORT COLLINS: 301 North Howes Street, Suite 100, 80521GREELEY: 820 8th Street, 80631970.221. 4158northernengineering.comof 17 KEYMAP NOTES:1.THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN UNDERGROUND UTILITIES.2. ALL WATER CONSTRUCTION SHALL BE PER FORT COLLINS-LOVELAND WATER DISTRICT STANDARDS, LATEST EDITION, EXCEPT FOR THE STANDARDS RELATED TO THE WATER SERVICES, WHICH SHALL BE PER CITY OF FORT COLLINS STANDARDS,EXCEPT THAT NO MECHANICAL JOINT RESTRAINTS ARE REQUIRED BETWEEN FITTINGS UNLESS SPECIFICALLY SHOWN ON THE PLAN OR AS REQUIRED FOR ABNORMAL DEFLECTIONS.3.ALL SEWER CONSTRUCTION SHALL BE PER SOUTH FORT COLLINS SANITATION DISTRICT STANDARDS SANITARY SEWER DESIGN TECHNICAL CRITERIA MANUAL,LATEST EDITION.4.ALL WATER FITTINGS AND VALVES ARE ONLY GRAPHICALLY REPRESENTED AND ARE NOT TO SCALE. 5.ALL WATERLINES SHALL HAVE 5.0 - 6.0 FEET OF COVER FROM FINISHED GRADE TO TOP OF PIPE.6.UTILITY SERVICES ARE SHOWN IN A SCHEMATIC FASHION ONLY. EXACT LOCATIONS SHALL BE PER THE REQUIREMENTS OF THE RESPECTIVE UTILITYPROVIDERS, AND ARESUBJECTTO CHANGE IN THE FIELD.7.MAINTAIN 10' HORIZONTAL AND 18" VERTICAL MINIMUM SEPARATION BETWEEN ALL SANITARY SEWER MAINS, WATER MAINS & SERVICES.8. REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS, UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.9.LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN THE FIELD BY THE FORT COLLINS ENGINEERING INSPECTOR. ALL 8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" W 8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" WW8" SS8" SS8" W8" W8" SS8" SSTTF SS SUDUDUDUDFWW PROPOSED SANITARY MANHOLE ( TYP.)PROPOSED FIRE SERVICE ( TYP.) PROPOSED SANITARY CLEAN-OUT CONNECT TO EXISTING SANITARY MANHOLE RE- ORIENT UPPER CONE SECTION TO PLACE MANHOLE RIM ON NORTH SIDE PROPOSED FIRE HYDRANT 24' FL- FL RAIN GARDEN BIOMEDIA AREA RAIN GARDEN B RAIN GARDEN BIOMEDIA AREA DRAINAGE EASEMENT 9' UTILITY EASEMENT4. 5' SIDEWALKPROPOSED SANITARY SERVICE ( TYP.)PROPOSED WATER SERVICE (TYP.) PROPOSED 8" PVC SANITARY SEWER EASEMENT EXCLUSION EASEMENT EXCLUSION DRAINAGE EASEMENT DRAINAGE EASEMENT 26' EMERGENCY ACCESS EASEMENT 8" PVC WATER HANSEN FARM)EXISTING DETENTION POND 1 36'FL- FL 59' ROW POND OUTLET STRUCTURE HANSEN FARM)18" STORM DRAIN HANSEN FARM)2' CONCRETE PAN HANSEN FARM) FIRE HYDRANT HANSEN FARM) RAIN GARDEN A PROPOSED AREA DRAIN PROPOSED AREA DRAIN PROPOSED RAIN GARDEN OVERFLOW PIPE PROPOSED RAIN GARDEN OVERFLOW PIPE EASEMENT EXCLUSION PROPOSED 8" PVC WATER MAIN 8" PVC SANITARY SEWER HANSEN FARM) PROPOSED STORM DRAIN PROPOSED SANITARY SERVICE (TYP.)PROPOSED WATER METER (TYP.)CONNECT TO EXISTING WATER PROPOSED 4'SIDEWALK CULVERT BURLY TREE DRIVEPROPOSED UNDERDRAIN PROPOSED UNDERDRAIN PROPOSED CURB INLET NORTH IN FEET )1 inch = ft.Feet02020 20 40 60 MATCH LINE - SEE SHEET C 303CALL 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 C 301UTILITY PLAN 8 KEYMAP NOTES:1.THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN UNDERGROUND UTILITIES.2.ALL WATER CONSTRUCTION SHALL BE PER FORT COLLINS- LOVELAND WATER DISTRICT STANDARDS, LATEST EDITION, EXCEPT FOR THE STANDARDS RELATED TO THE WATER SERVICES, WHICH SHALL BE PER CITY OF FORT COLLINS STANDARDS,EXCEPT THAT NO MECHANICAL JOINT RESTRAINTS ARE REQUIRED BETWEEN FITTINGS UNLESS SPECIFICALLY SHOWN ON THE PLAN OR AS REQUIRED FOR ABNORMAL DEFLECTIONS.3.ALL SEWER CONSTRUCTION SHALL BE PER SOUTH FORT COLLINS SANITATION DISTRICT STANDARDS SANITARY SEWER DESIGN TECHNICAL CRITERIA MANUAL,LATEST EDITION.4.ALL WATER FITTINGS AND VALVES ARE ONLY GRAPHICALLY REPRESENTED AND ARE NOT TO SCALE.5.ALL WATERLINES SHALL HAVE 5.0 - 6.0 FEET OF COVER FROM FINISHED GRADE TO TOP OF PIPE.6.UTILITY SERVICES ARE SHOWN IN A SCHEMATIC FASHION ONLY. EXACT LOCATIONS SHALL BE PER THE REQUIREMENTS OF THE RESPECTIVE UTILITY PROVIDERS, AND ARE SUBJECT TO CHANGE IN THE FIELD.7.MAINTAIN 10' HORIZONTAL AND 18" VERTICAL MINIMUM SEPARATION BETWEEN ALL SANITARY SEWER MAINS, WATER MAINS & SERVICES.8.REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.9.LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN THE FIELD BY THE FORT COLLINS ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN ACCORDANCE WITH FORTCOLLINSSTREET REPAIRSTANDARDS.10. ALL MANHOLE RIM ELEVATIONS (EXISTING & PROPOSED) ARE TO BE ADJUSTED TO 14" BELOW FINISHED GRADE. IF NECESSARY, CONE SECTIONS SHALL BE ROTATED TO PREVENT LIDS BEING LOCATED WITHIN VEHICLE OR BICYCLE WHEEL PATHS.EXISTING LOT LINE EASEMENT LINE SPROPOSED SEWER SERVICE WPROPOSED WATER SERVICE EXISTING WATER MAIN PROPOSED WATER MAIN PROPOSED STORM SEWER LEGEND:G T EXISTING STORM SEWER EXISTING TELEPHONE EXISTING GAS EXISTING SANITARY SEWER PROPOSED STORM INLET PROPOSED CURB & GUTTER PROPOSED SANITARY 8" S S 8" S S 8" S S 8" S S 8" SS 8" SS 8" SS 8" SS 8" SS 8" SS 8" SS 8" SS 8" SS 8" SS 8" SS 8" SS 8" SS 8" SS 8" SS 8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS10" SS10" SS10" SS8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W8" W 8" W 8" W 8" W8" W8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" SS8" W8" W8" SS8" SSXXXX X X X X XT TFW SFSS UDUDUDUDUDUD UDW KNOBBY PINE DRIVE BURLY TREE DRIVEPROPOSED 8" PVC WATER MAIN PROPOSED SANITARY CLEAN- OUT PROPOSED WATER METER ( TYP.) PROPOSED FIRE SERVICE (TYP.) PROPOSED WATER SERVICE (TYP.) PROPOSED SANITARY SERVICE ( TYP.) 26'FL-FL20'FL- FL 4. 5' SIDEWALK 9' UTILITY EASEMENT4. 5' SIDEWALKPROPOSED FIRE HYDRANT PROPOSED SANITARY SERVICE (TYP.) 26'FL- FL EASEMENT EXCLUSION EASEMENT EXCLUSION RAIN GARDEN C RAIN GARDEN BIOMEDIA AREA DRAINAGE EASEMENT 9' U T I L I T Y E A S E M E N T 26'EMERGENCY ACCESS EASEMENT 4. 5' SIDEWALK8" PVC SANITARY SEWER HANSEN FARM) FIRE HYDRANT HANSEN FARM)9' UTILITY EASEMENT 9' UTILITY EASEMENT 36'FL- FL59' ROW15" STORM DRAIN HANSEN FARM) FIRE HYDRANT HANSEN FARM) PROPOSED RAIN GARDEN OVERFLOW PIPE 26' EMERGENCY ACCESS EASEMENT 8" PVC WATER HANSEN FARM) 8" PVC WATER HANSEN FARM)CONNECT TO EXISTING WATER PROPOSED AREA DRAIN PROPOSED 2'CURB CHASE PROPOSED AREA DRAIN PROPOSED 4' SIDEWALK CULVERT PROPOSED UNDERDRAIN 10" PVC SANITARY SEWER HANSEN FARM)PROPOSED WATERMETER ( TYP.) NORTH IN FEET ) 1 inch = ft.Feet02020 20 40 60 MATCH LINE - SEE SHEET C 303CALL 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 C 302UTILITY PLAN 9 KEYMAP NOTES:1.THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN UNDERGROUND UTILITIES.2.ALL WATER CONSTRUCTION SHALL BE PER FORT COLLINS-LOVELAND WATER DISTRICT STANDARDS, LATEST EDITION, EXCEPT FOR THE STANDARDS RELATED TO THE WATER SERVICES, WHICH SHALL BE PER CITY OF FORT COLLINS STANDARDS,EXCEPT THAT NO MECHANICAL JOINT RESTRAINTS ARE REQUIRED BETWEEN FITTINGS UNLESS SPECIFICALLY SHOWN ON THE PLAN OR AS REQUIRED FOR ABNORMAL DEFLECTIONS.3.ALL SEWER CONSTRUCTION SHALL BE PER SOUTH FORT COLLINS SANITATION DISTRICT STANDARDS SANITARY SEWER DESIGN TECHNICAL CRITERIA MANUAL,LATEST EDITION.4.ALL WATER FITTINGS AND VALVES ARE ONLY GRAPHICALLY REPRESENTED AND ARE NOT TO SCALE. 5.ALL WATERLINES SHALL HAVE 5.0 - 6.0 FEET OF COVER FROM FINISHED GRADE TO TOP OF PIPE.6.UTILITY SERVICES ARE SHOWN IN A SCHEMATIC FASHION ONLY. EXACT LOCATIONS SHALL BE PER THE REQUIREMENTS OF THE RESPECTIVE UTILITY PROVIDERS, AND ARE SUBJECT TO CHANGE IN THE FIELD.7.MAINTAIN 10' HORIZONTAL AND 18" VERTICAL MINIMUM SEPARATION BETWEEN ALL SANITARY SEWER MAINS, WATER MAINS & SERVICES.8.REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.9.LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN THE FIELD BY THE FORT COLLINS ENGINEERING INSPECTOR. ALL REPAIRS TOBEIN ACCORDANCEWITHFORT COLLINS STREET REPAIR STANDARDS.10.ALL MANHOLE RIM ELEVATIONS ( EXISTING & PROPOSED) ARE TO BE ADJUSTED TO 14" BELOW FINISHED GRADE. IF NECESSARY, CONE SECTIONS SHALL BE ROTATED TO PREVENT LIDS BEING LOCATED WITHIN VEHICLE OR BICYCLE WHEEL PATHS.EXISTING LOT LINE EASEMENT LINE SPROPOSED SEWER SERVICE WPROPOSED WATER SERVICE EXISTING WATER MAIN PROPOSED WATER MAIN PROPOSED STORM SEWER LEGEND:G T EXISTING STORM SEWER EXISTING TELEPHONE EXISTING GAS EXISTING SANITARY SEWER PROPOSED STORM INLET EEEEEEEEEEEEEEEEEEEE16" W16" W16" W16" W16" W16" W16" W16" W16" W16" W16" W16" W16" W16" W16" W16" WCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTV8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W 8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" W8" SSFMFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFOFO16" W TTUDUDUDUDS SWWFFTWISTED ROOT DRIVE SOUTH TIMBERLINE ROADBURLY TREE DRIVEPROPOSED WATER SERVICE ( TYP.) PROPOSED 8" PVC SANITARY SEWER PROPOSED 8" PVC WATER MAIN PROPOSED FIRE HYDRANT PROPOSED WATER METER ( TYP.)26' FL- FL 4. 5' SIDEWALK4. 5' SIDEWALK9' UTILITY EASEMENT15' UTILITY & PUBLICTRAIL ACCESSEASEMENT6' SIDEWALK4. 5' SIDEWALK EASEMENT EXCLUSION PROPOSED FIRE SERVICE ( TYP.) PROPOSED STORM DRAIN CONNECT TO EXISTING 8" PVC WATER MAIN 24'FL- FL 26' FL-FL 36'FL- FL 26'EMERGENCY ACCESS EASEMENT 4.5' SIDEWALK9' UTILITY EASEMENT 2' CONCRETE PAN HANSEN FARM) EASEMENT EXCLUSION RAIN GARDEN D RAIN GARDEN BIOMEDIA AREA 8" PVC SANITARY SEWER HANSEN FARM) 8" PVC WATER HANSEN FARM) DETENTION POND 336' FL-FL 59' ROW 8" PVC WATER HANSEN FARM) 18" STORM DRAIN HANSEN FARM)POND OUTLET STRUCTURE HANSEN FARM)PROPOSED STORM DRAIN 15" STORM DRAIN HANSEN FARM)PROPOSED RAIN GARDEN OVERFLOW PIPE 8" PVC SANITARY SEWER HANSEN FARM)8" PVC WATER HANSEN FARM) REMOVED EXISTING FES CONNECT TO EXISTINGSTORM DRAIN PROPOSED 2' SIDEWALK CHASE PROPOSED 2'CONCRETE PAN PROPOSED SANITARY SERVICE (TYP.)BURLY TREE DRIVEEXISTING 16" WATER PROPOSED UNDERDRAIN PROPOSED SANITARY CLEAN-OUT PROPOSED CURB INLET PROPOSED AREA INLET NORTH IN FEET )1 inch = ft.Feet02020 20 40 60 MATCH LINE - SEE SHEET C 304 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 C 303UTILITY PLAN 10 KEYMAP NOTES:1.THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN UNDERGROUND UTILITIES.2.ALL WATER CONSTRUCTION SHALL BE PER FORT COLLINS- LOVELAND WATER DISTRICT STANDARDS, LATEST EDITION, EXCEPT FOR THE STANDARDS RELATED TO THE WATER SERVICES, WHICH SHALL BE PER CITY OF FORT COLLINS STANDARDS,EXCEPT THAT NO MECHANICAL JOINT RESTRAINTS ARE REQUIRED BETWEEN FITTINGS UNLESS SPECIFICALLY SHOWN ON THE PLAN OR AS REQUIRED FOR ABNORMAL DEFLECTIONS.3.ALL SEWER CONSTRUCTION SHALL BE PER SOUTH FORT COLLINS SANITATION DISTRICT STANDARDS SANITARY SEWER DESIGN TECHNICAL CRITERIA MANUAL,LATEST EDITION.4.ALL WATER FITTINGS AND VALVES ARE ONLY GRAPHICALLY REPRESENTED AND ARE NOT TO SCALE. 5.ALL WATERLINES SHALL HAVE 5.0 - 6. 0 FEET OF COVER FROM FINISHED GRADE TO TOP OF PIPE.6.UTILITY SERVICES ARE SHOWN IN A SCHEMATIC FASHION ONLY. EXACT LOCATIONS SHALL BE PER THE REQUIREMENTS OF THE RESPECTIVE UTILITY PROVIDERS, AND ARE SUBJECT TO CHANGE IN THE FIELD.7.MAINTAIN 10' HORIZONTAL AND 18" VERTICAL MINIMUM SEPARATION BETWEEN ALL SANITARY SEWER MAINS, WATER MAINS & SERVICES. 8.REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS, UTILITY EASEMENTS, OTHEREASEMENTS, AND OTHERSURVEYINFORMATION. 9.LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN THE FIELD BY THE FORT COLLINS ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN ACCORDANCE WITH FORT COLLINS STREET REPAIR STANDARDS. 10.ALL MANHOLE RIM ELEVATIONS ( EXISTING & PROPOSED) ARE TO BE ADJUSTED TO 14"BELOW FINISHED GRADE. IF NECESSARY, CONE SECTIONS SHALL BE ROTATED TO PREVENTLIDS BEING LOCATED WITHIN VEHICLE OR BICYCLE WHEEL PATHS.