HomeMy WebLinkAboutIMPALA REDEVELOPMENT - PDP220005 - SUBMITTAL DOCUMENTS - ROUND 5 - UTILITY PLANSWEST MULBERRY STREET SOUTH TAFT HILL ROADLAPORTE AVENUE
C 100COVER SHEET 1
Original Field Survery:
Northern Engineering
Project No. 370-005
Date: December 28, 2021
Additional Field Survey:
Northern Engineering
Project No. 370-005
Date: March 17, 2022
OCTOBER 2022 CONTACT INFORMATION
PROJECT TEAM:
VICINITY MAP
NORTH
Project Datum: NAVD88
Benchmark 25-97 At the Southwest corner of Mulberry St. and Taft Hill Rd., on a concrete
traffic signal base.
Elevation = 5071.25
Benchmark 24-97 On a concrete headwall pipe in Rogers Park. South of the parking area
of Rogers Park (150 feet South of large barn) 2500 block of Mulberry St.
Elevation = 5102.71
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 - 3.17'
Basis of Bearings
The South line of the Southeast Quarter of Section 9, Township 7 North, Range 69 West of
the 6th P.M. bearing North 88°51'30", as shown on ALTA.
PROJECT BENCHMARKS:
IMPALA REDEVELOPMENT
PROJECT TEAM:
Housing Catalyst
Nichole Rex, Senior Project Manager
1715 W. Mountain Avenue
Fort Collins, CO 80521
(970) 416-2910
Northern Engineering Services, Inc.
Danny Weber, PE
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
(970) 221-4158
PLANNER/
LANDSCAPE ARCHITECT
OWNER/APPLICANT
SITE ENGINEER
SHEET INDEX
A TRACT OF LAND LOCATED IN THE SOUTHEAST QUARTER OF SECTION 9, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH P.M.,
CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO
(306 & 400 IMPALA CIRCLE)
FIELD SURVEY BY:
Northern Engineering Services, Inc.
Bob Tessely, PLS
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
(970) 221-4158
SITE SURVEYOR
1 C 100 COVER SHEET
2 C 101 GENERAL & CONSTRUCTION NOTES
3-5 C 102 - C 104 EXISTING CONDITIONS & DEMOLITION PLAN
6-8 C 200 - C 202 CIVIL SITE PLAN
UTILITY SHEETS
9 C 300 OVERALL UTILITY PLAN
10-12 C 301 - C 303 UTILITY PLAN
GRADING SHEETS
13 C 400 OVERALL GRADING PLAN
14-16 C 401 - C 403 GRADING PLAN
DRAINAGE SHEETS
17 C 500 HISTORIC DRAINAGE EXHIBIT
18 C 501 DRAINAGE EXHIBIT
UTILITY PLANS
E N G I N E E R N GI
EHTRON R N
E N G I N E E R N GI
EHTRON R N
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
SheetIMPALA REDEVELOPMENTThese 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 SETof 18
PROJECT
LOCATION
Ripley Design, Inc.
Russ Lee, President
419 Canyon Avenue, Suite 200
Fort Collins, CO. 80521
(970) 224-5828
APPROVED:
CITY ENGINEER:APPROVED SHEETS DATE
WATER & WASTEWATER UTILITY:APPROVED SHEETS DATE
STORMWATER UTILITY:APPROVED SHEETS DATE
PARK PLANNING AND DEVELOPMENT:APPROVED SHEETS DATE
TRAFFIC OPERATIONS:APPROVED SHEETS DATE
ENVIRONMENTAL PLANNER:APPROVED SHEETS DATE
City of Fort Collins, Colorado
UTILITY PLAN APPROVAL
APPROVED:
APPROVED:
APPROVED:
APPROVED:
APPROVED:
I hereby affirm that these final
construction plans were prepared
under my direct supervision, in
accordance with all applicable City
of Fort Collins and State of
Colorado standards and statutes,
respectively; and that I am fully
responsible for the accuracy of all
design. revisions, and record
conditions that I have noted on
these plans.
These plans have been reviewed by the City of Fort Collins for concept only. The review does not imply
responsibility by the reviewing department, the City of Fort Collins Engineer, or the City of Fort Collins for accuracy
and correctness of the calculations. Furthermore, the review does not imply that quantities of items on the plans
are the final quantities required. The review shall not be construed for any reason as acceptance of financial
responsibility by the City of Fort Collins for additional quantities of items shown that may be required during the
construction phase.
DISCLAIMER STATEMENT:
CERTIFICATION STATEMENT:
UTILITY CONTACT LIST: *
UTILITY COMPANY
* This list is provided as a courtesy reference only. Northern Engineering Services assumes no responsibility for
the accuracy or completeness of this list. In no way shall this list relinquish the Contractor's responsibility for
locating all utilities prior to commencing any construction activity. Please contact the Utility Notification Center of
Colorado (UNCC) at 811 for additional information.
PHONE NUMBER
GAS-----------------Xcel Energy-----------------------------Pat Kreager (970) 225-7840
ELECTRIC--------City of Fort Collins Light & Power--Cody Snowdon (970) 416-2306
CABLE-------------Comcast----------------------------------Don Kapperman (970) 567-0425
TELECOM.--------CenturyLink-------------------------------William Johnson (970) 377-6401
WATER------------City of Fort Collins Utilities-----------Heidi Hansen (970) 221-6854
WASTEWATER--City of Fort Collins Utilities-----------Heidi Hansen (970) 221-6854
STORMWATER-City of Fort Collins Utilities-----------Heidi Hansen (970) 221-6854
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 October 19, 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 25-97 At the Southwest corner of Mulberry St. and Taft Hill Rd., on a concrete traffic signal base.
Elevation = 5071.25
Benchmark 24-97 On a concrete headwall pipe in Rogers Park. South of the parking area of Rogers Park (150 feet South of large barn)
2500 block of Mulberry St.
Elevation = 5102.71
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 - 3.17'
Basis of Bearings
The South line of the Southeast Quarter of Section 9, Township 7 North, Range 69 West of the 6th P.M. bearing North 88°51'30", as shown
on ALTA.
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 Requested Variances are listed as follows (to be updated upon approval):
1.LUC 4.5(E)(4)(a) - Number of dwelling units in a building
2.LUC 4.5 (E) (4)(i) - Maximum Floor Area
3.LUC 3.5.2 (D) (1) - Orientation to a connecting walkway
4.LUC 3.5.2 (D) (2) - Street Facing Facades
5.LUC 3.8.3 (C) (2) - Access to a Central Gathering Space
6.LUC 3.8.30 (D) - Block Standards
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 Impala Redevelopment.
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 October 19, 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 waterline and sanitary sewer construction shall conform to the City of Fort Collins Utility standards and specifications current to date of
construction.
2.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.
3.Water mains shall be poly-wrapped D.I.P, or PVC with tracer wire.
4.HDPE pipe may be used for 1-1/2 and 2 inch water services. The pipe shall meet the standards of AWWA 901, NSF Standard 61 and ASTM. The
HDPE pipe shall be SDR 9 having a pressure rating of 200 psi. Stiffeners shall be used at all fittings and connections. Tracer wire shall be
installed with the HDPE service, and shall extend up the curb stop. The curb stop shall be covered with a metal valve box and "water" lid per City
Water Detail 11A.
F. Floodplain Notes
1.Portions of this property are located in the City regulated 100-year Canal Importation Floodplain/Floodway. Any development within the floodplain
must comply with the safety regulations of Chapter 10 of City Municipal Code. The Contractor shall obtain a Floodplain Use Permit from the City of
Fort Collins and pay all applicable floodplain use permit fees prior to commencing any construction activity (building of structures, grading, fill,
detention ponds, bike paths, parking lots, utilities, landscaped areas, flood control channels, etc.) within the City of Fort Collins floodplain limits as
delineated on the Final Subdivision Plat
2.“Any construction activities, nonstructural development (bridges, sidewalks, culverts, vegetation, curbcuts, grading, etc.) in the regulatory floodway
must be preceded by a NoRise Certification, which must be prepared by a professional engineer licensed in the State of Colorado.
3.No storage of materials or equipment shall be allowed in the floodway, whether temporary (during construction) or permanent.
4.Any pedestrian bridges in the floodway that are not able to pass the 100 year flow are required to be “breakaway” and tethered.
INFILL AND REDEVELOPMENT NOTE
A.Despite everyone's best efforts, it is impossible to fully display subsurface information prior to excavation. This is especially true in areas of infill and
redevelopment. Unknown subsurface conditions can have cost and schedule implications. Prior to finalizing contract terms, it is strongly
recommended that the Owner and General Contractor have a candid discussion to formulate a strategy for dealing with such circumstances when
they arise. The process and procures should be in place prior to excavation. Allowances and contingencies can address the cost implications, but
additional measures are required to deal with scheduling and factors impacting sequence of work. The Architect, Engineer(s), and Construction
Surveyor should be made aware of the protocol for dealing with such unknown subsurface conditions prior to starting work.
C 101CONSTRUCTION NOTES GENERAL & 2
SheetIMPALA REDEVELOPMENTThese 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 SETof 18
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IMPALA CIRCLE
SOUTH IMPALA DRIVEEXISTING 8' CONCRETE PAN
TO BE REMOVED
EXISTING 31" DRIVE-OVER
CURB & GUTTER
W/ ATTACHED SIDEWALK
TO BE REMOVED (TYP.)
EXISTING 31" DRIVE-OVER
CURB & GUTTER
TO BE REMOVED (TYP.)
EXISTING 10' CONCRETE PAN
TO BE REMOVED
EXISTING SANITARY
SEWER MANHOLE
TO BE REMOVED
EXISTING BUILDING
TO BE REMOVED (TYP.)
EXISTING 31" DRIVE-OVER CURB & GUTTER
W/ ATTACHED SIDEWALK
TO BE REMOVED (TYP.)
EXISTING 3
4" WATER SERVICE
TO BE ABANDONED AT MAIN (TYP.)
EXISTING ELECTRIC
METER TO BE
REMOVED (TYP.)
EXISTING GAS METER
TO BE REMOVED (TYP.)
EXISTING SANITARY
SEWER MANHOLE
TO BE REMOVED
EXISTING TRANSFORMER
TO BE REMOVED
EXISTING FENCE
TO BE REMOVED (TYP.)
EXISTING GROUNDED
ELECTRIC AND CABLE
TO BE REMOVED
EXISTING PEDESTRIAN RAMP
TO BE REMOVED
EXISTING LIGHT POLE
TO BE REMOVED (TYP.)
EXISTING FIRE HYDRANT
TO BE REMOVED
EXISTING TREE
TO BE REMOVED (TYP.)
EXISTING CONCRETE
PATIO TO BE
REMOVED (TYP.)
EXISTING CONCRETE
DRIVEWAY TO BE
REMOVED (TYP.)
±20 LF EXISTING 10" RCP
STORM DRAIN TO BE REMOVED
EXISTING DRAINAGE
HEADWALL TO
BE REMOVED
EXISTING CONCRETE
FOREBAY WITH PAN
TO BE REMOVED
EXISTING PLAYGROUND
AREA TO BE REMOVED
EXISTING PLAYGROUND
AREA TO BE REMOVED
±52 LF DRIVEWAY
APPROACH
TO BE REMOVED
EXISTING PEDESTRIAN
RAMP TO BE REMOVED
EXISTING 8' CONCRETE PAN
TO BE REMOVED
EXISTING 31" DRIVE-OVER CURB & GUTTER
W/ ATTACHED SIDEWALK
TO BE REMOVED (TYP.)
EXISTING SANITARY
SEWER MANHOLES
TO REMAIN
EXISTING 8"
SANITARY SEWER
EXISTING 16"
WATER MAIN
EXISTING 6" WATER MAIN
EXISTING BUILDING
TO BE REMOVED (TYP.)
PROPOSED
SAWCUT (TYP.)
±19 LF DRIVEWAY
APPROACH
TO BE REMOVED
±20 LF DRIVEWAY
APPROACH
TO BE REMOVED
PROPOSED SAWCUT (TYP.)
EXISTING BUILDINGS
TO REMAIN (TYP.)
EXISTING 31" DRIVE-OVER CURB & GUTTER
TO BE REMOVED (TYP.)
EXISTING 49' ROW
TO BE VACATED BY PLAT
EXISTING 49' ROW
TO BE VACATED
BY PLAT
EXISTING 8"
SANITARY SEWER
TO BE REMOVED
EXISTING 8" SANITARY SEWER
TO BE REMOVED
EXISTING 3
4" WATER
SERVICE TO BE
ABANDONED
AT MAIN (TYP.)
EXISTING 3
4" WATER SERVICE
TO BE ABANDONED AT MAIN (TYP.)
EXISTING 49' ROW
TO BE VACATED
BY PLAT
EXISTING 3
4" WATER
SERVICE TO BE
ABANDONED AT MAIN (TYP.)
PROPOSED SAWCUT (TYP.)
EXISTING FIRE HYDRANT
TO REMAIN
EXISTING 20'
SANITARY SEWER
EASEMENT
TO BE VACATED
BY PLAT
EXISTING 1' OUTLOT
TO BE VACATED
BY PLAT
EXISTING 1' OUTLOT
TO BE VACATED BY PLAT
EXISTING 1' OUTLOT
TO BE VACATED
BY PLAT
EXISTING 3
4" WATER
SERVICE TO BE
ABANDONED AT MAIN (TYP.)
EXISTING 2' CONCRETE PAN
TO BE REMOVED
EXISTING 8' SIDEWALK & RAMP
TO BE REMOVED
EXISTING FIRE HYDRANT
TO BE REMOVED
EXISTING 6' SIDEWALK
EXISTING 6' SIDEWALK
EXISTING 8" SANITARY SEWER
EXISTING 6"
WATER MAIN
OWNER:
POUDRE R-1 SCHOOL
DISTRICT
OWNER:
POUDRE R-1 SCHOOL DISTRICT
EXISTING 10' MTN. STATES TELEPHONE
& TELEGRAPH CO. EASEMENT
(BOOK 1676, PAGE 134)
TO BE VACATED BY PLAT
EXISTING 6' UTILITY
EASEMENT TO BE
VACATED BY PLAT
OWNER: TRISSELL, NICOLE/COGELL, CHRISTOPHER
408 S IMPALA DR.
±24'
FL-FL (TYP.)
IMPALA CIRCLE
±38 LF FENCE
TO BE REMOVED
EXISTING ACCESS, DRAINAGE, &
UTILITY EASEMENT
REC. NO. 20100011476
TO BE VACATED BY PLAT
EXISTING EASEMENT
EXCLUSION
TO BE VACATED
EXISTING ACCESS, DRAINAGE, &
UTILITY EASEMENT
REC. NO. 20100011476
TO BE VACATED BY PLAT
INNER CRITICAL
ROOT ZONE (TYP.)
OUTER CRITICAL
ROOT ZONE (TYP.)
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
NORTH
( IN FEET )
1 inch = ft.
Feet02020
20
40 60
SheetIMPALA REDEVELOPMENTThese 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 SETof 18
C 102DEMOLITION PLAN EXISTING CONDITIONS & 3
EXISTING ELECTRIC E
LEGEND:
G
T
EXISTING STORM SEWER
EXISTING TELEPHONE
EXISTING GAS
EXISTING IRRIGATION BOX
EXISTING GAS METER
EXISTING TELEPHONE PEDESTAL
EXISTING TREES (TO REMAIN)
FIELD SURVEY BY:
NOTES:
EXISTING SANITARY SEWER SS
EXISTING WATER W
EXISTING FENCE X
EXISTING WATER METER
EXISTING FIRE HYDRANT
EXISTING ELECTRIC VAULT
PROJECT BOUNDARY
EXISTING RIGHT-OF-WAY
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
VAULT
ELEC
CONTROL
IRR
EXISTING TREES (TO BE REMOVED)
EXISTING CABLE CTV
EXISTING FIBER OPTIC FO
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL
UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW
CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL
UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN
UNDERGROUND UTILITIES.
2.CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING DEMOLITION, REMOVAL,
REPLACEMENT, AND DISPOSAL OF ALL FACILITIES AND MATERIAL.
3.CONTRACTOR IS ENCOURAGED TO PERFORM DEMOLITION IN A MANNER THAT
MAXIMIZES SALVAGE, RE-USE, AND RECYCLING OF MATERIALS. THIS INCLUDES
APPROPRIATE SORTING AND STORING. IN PARTICULAR, DEMOLISHED CONCRETE,
ASPHALT, AND BASE COURSE SHOULD BE RECYCLED IF POSSIBLE.
4.ALL SYMBOLS ARE ONLY GRAPHICALLY REPRESENTED AND ARE NOT TO SCALE.
5.CONTACT THE PROJECT SURVEYOR FOR ANY INQUIRIES RELATED TO THE EXISTING
SITE SURVEY.
6.ALL PUBLIC SIDEWALKS, DRIVEWAYS, AND RAMPS, EXISTING OR PROPOSED,
ADJACENT OR WITHIN THE SITE, SHALL MEET ADA STANDARDS OR BE
RECONSTRUCTED TO CONFORM TO CURRENT ADA STANDARDS AS A PART OF THIS
PROJECT.
7.CONTRACTOR SHALL COORDINATE WITH TRAFFIC CONTROL STAFF TO ENSURE
UTILITY INSTALLATIONS WITHIN IMPALA DRIVE DO NOT IMPEDE SCHOOL AND
NEIGHBORHOOD ACCESS.
8.SEE LANDSCAPING PLANS SHEETS L600 - L601 FOR DETAILED TREE MITIGATION
INVENTORY AND DBH DIMENSIONS
EXISTING OVERHEAD UTILITY OHE
ORIGINAL FIELD SURVEY:
NORTHERN ENGINEERING
PROJECT NO. 370-005
DATE: DECEMBER 28, 2021
ADDITIONAL FIELD SURVEY:
NORTHERN ENGINEERING
PROJECT NO. 370-005
DATE: MARCH 17, 2022
ASPHALT REMOVAL
ASPHALT PATCH
CONCRETE REMOVAL
KEYMAP
C 102
C 103
C 104
MATCH LINE - SEE SHEET C 103
1.CONTRACTOR SHALL FOLLOW FORT COLLINS FORESTRY TREE SPECIFICATIONS WHILE CONDUCTING
WORK AROUND EXISTING TREES.
2.CONTRACTOR SHALL ENSURE THAT TREES REMAIN UNDAMAGED AND PROTECTED WHILE REMOVING
PLAYGROUND EQUIPMENT, PLAYING SURFACE, PARK BENCHES, CONCRETE CURBS, ETC.. UNLESS
SPECIFIED, CONTRACTOR SHALL PROTECT ALL TREES ACCORDING TO THE TREE PROTECTION
NOTES.
3.ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL AREA
BUFFER ZONES SHALL REMAIN AND BE PROTECTED UNLESS NOTED ON THESE PLANS FOR REMOVAL.
4.WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL BE NO CUT OR FILL OVER
A FOUR-INCH DEPTH UNLESS A QUALIFIED ARBORIST OR FORESTER HAS EVALUATED AND
APPROVED THE DISTURBANCE.
5.ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINS FORESTRY
STANDARDS. TREE PRUNING AND REMOVAL SHALL BE PERFORMED BY A BUSINESS THAT HOLDS A
CURRENT CITY OF FORT COLLINS ARBORIST LICENSE WHERE REQUIRED BY CODE.
6.PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED AROUND ALL PROTECTED
EXISTING TREES WITH SUCH BARRIERS TO BE OF ORANGE FENCING A MINIMUM OF FOUR (4) FEET IN
HEIGHT, SECURED WITH METAL T-POSTS, NO CLOSER THAN SIX (6) FEET FROM THE TRUNK OR
ONE-HALF (½) OF THE DRIP LINE, WHICHEVER IS GREATER. THERE SHALL BE NO STORAGE OR
MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN THE FENCED TREE PROTECTION
ZONE.
7.DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT THE
CLEANING OF EQUIPMENT OR MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE MATERIAL
SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER MATERIAL
HARMFUL TO THE LIFE OF A TREE WITHIN THE DRIP LINE OF ANY PROTECTED TREE OR GROUP OF
TREES.
8.NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE FASTENED TO ANY PROTECTED
TREE.
9.LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM CONSTRUCTION
OR LAND CLEARING AREAS, ROAD RIGHTS-OF-WAY AND UTILITY EASEMENTS MAY BE "RIBBONED
OFF," RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN
SUBSECTION (G)(3) ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING METAL T-POST STAKES A
MAXIMUM OF FIFTY (50) FEET APART AND TYING RIBBON OR ROPE FROM STAKE-TO-STAKE ALONG
THE OUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED.
10.THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTURE REQUIRING
EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BE ACCOMPLISHED BY BORING UNDER THE ROOT
SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OF TWENTY-FOUR (24) INCHES. THE
AUGER DISTANCE IS ESTABLISHED FROM THE FACE OF THE TREE (OUTER BARK) AND IS SCALED
FROM TREE DIAMETER AT BREAST HEIGHT AS DESCRIBED IN THE CHART BELOW:
11.ALL TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF THE SONGBIRD NESTING SEASON
(FEB 1 - JULY 31) OR CONDUCT A SURVEY OF TREES ENSURING NO ACTIVE NESTS IN THE AREA.
TREE DIAMETER AT
BREAST HEIGHT (IN)
AUGER DISTANCE FROM
FACE OF TREE (FT)
0-2 1
3-4 2
5-9 5
10-14 10
15-19 12
OVER 19 15
TREE PROTECTION NOTES:
6" W 6" W 6" W6" W6" W6" W6" W6" WEEG
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VAULT
ELEC
VAULT
CABLE
VAULT
CABLE HYDC
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CABLE
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VAULT
ELEC
X X X X X X X X X X X X X X X X
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8" SS 8" SS8" SS 8" SS 8" SS 8" SS 8" SS 8" SS 8" SS
S
8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SSWWWW WWWWXXXXXXXX X X X X X X X X X X X X X X X X6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" WELECEXISTING 10' CONCRETE PAN
TO BE REMOVED
EXISTING GROUNDED
ELECTRIC AND CABLE
TO BE REMOVED
EXISTING PEDESTRIAN RAMP
TO BE REMOVED
EXISTING SANITARY
SEWER MANHOLES
TO REMAIN
±32 LF 30" VERTICAL
CURB & GUTTER,
SIDEWALK, AND RAMP
TO BE REMOVED
EXISTING HEADWALL &
OVERFLOW WEIR
TO REMAIN
±39 LF 2' CONCRETE PAN
TO BE REMOVED
PROPOSED SAWCUT (TYP.)
PROPOSED SAWCUT (TYP.)
EXISTING BUILDINGS
TO REMAIN (TYP.)
EXISTING 8" SANITARY SEWER
TO BE REMOVED
EXISTING FIRE HYDRANT
TO REMAIN
EXISTING 20'
SANITARY SEWER
EASEMENT
TO BE VACATED
BY PLAT
EXISTING 1' OUTLOT
TO BE VACATED
BY PLAT
EXISTING 2' CONCRETE PAN
TO BE REMOVED
EXISTING 2' CONCRETE PAN
TO BE REMOVED
EXISTING 6' SIDEWALK
EXISTING 6' SIDEWALK
EXI
STI
N
G 6'
SI
D
E
W
AL
K
EXISTING 20' SANITARY
SEWER EASEMENT TO BE
VACATED BY PLAT
EXISTING STRIPING
TO REMAIN
EXISTING STRIPING
TO REMAIN
EXISTING 15' UTILITY
EASEMENT
REC. NO. 20100011476
TO BE VACATED BY PLAT
EXISTING 20' DRAINAGE &
UTILTY EASEMENT
REC. NO. 20100011476
TO BE VACATED BY PLAT
EXISTING 8" SANITARY SEWER
EXISTING 8" SANITARY SEWER
EXISTING 6"
WATER MAIN
OWNER:
TRISSELL, NICOLE/COGELL,
CHRISTOPHER
408 S IMPALA DR.
OWNER:
VON STROHEIM, ERICH
2310 W MULBERRY ST.
OWNER:
VILLAGES, LTD.
400 IMPALA CIR.
OWNER:
POUDRE R-1 SCHOOL
DISTRICT
OWNER:BAILEY, MICHAEL2213 WOODFORD CT.OWNER:HAUAN, JAMES P/PATRICIA A2212 WOODFORD CT.OWNER:
SIKORSKI, MITCHELL ANDREW
2213 W MAGNOLIA CT.
OWNER:
STEADMAN, VIVIAN LOUISE
2212 W MAGNOLIA CT.
EXISTING 6' UTILITY
EASEMENT TO BE
VACATED BY PLAT
EXISTING STORM DRAIN
TO BE CAPPED
AT HEADWALL
OWNER:
VILLAGES, LTD.
400 IMPALA CIR.
±24'
FL-FL (TYP.)
IMPALA CIRCLE
±90 LF 30" VERTICAL
CURB & GUTTER ISLAND
TO BE REMOVED
EXISTING STRIPING
TO BE REMOVED
EXISTING ACCESS, DRAINAGE, &
UTILITY EASEMENT
REC. NO. 20100011476
TO BE VACATED BY PLAT
EXISTING ACCESS, DRAINAGE, &
UTILITY EASEMENT
REC. NO. 20100011476
TO BE VACATED BY PLAT
EXISTING EASEMENT
EXCLUSION
TO BE VACATED
EXISTING EASEMENT
EXCLUSION
TO BE VACATED
EXISTING EASEMENT
EXCLUSION
TO BE VACATED
EXISTING EASEMENT
EXCLUSION
TO BE VACATED
EXISTING ACCESS, DRAINAGE, &
UTILITY EASEMENT
REC. NO. 20100011476
TO BE VACATED BY PLAT
EXISTING ACCESS, DRAINAGE, &
UTILITY EASEMENT
REC. NO. 20100011476
TO BE VACATED BY PLAT
INNER CRITICAL
ROOT ZONE (TYP.)
OUTER CRITICAL
ROOT ZONE (TYP.)
INNER CRITICAL
ROOT ZONE (TYP.)
OUTER CRITICAL
ROOT ZONE (TYP.)
REMOVE BUSHES FROM
EXISTING CUL-DE-SAC ISLAND
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
NORTH
( IN FEET )
1 inch = ft.
Feet02020
20
40 60
SheetIMPALA REDEVELOPMENTThese 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 SETof 18
C 103DEMOLITION PLAN EXISTING CONDITIONS & 4
EXISTING ELECTRIC E
LEGEND:
G
T
EXISTING STORM SEWER
EXISTING TELEPHONE
EXISTING GAS
EXISTING IRRIGATION BOX
EXISTING GAS METER
EXISTING TELEPHONE PEDESTAL
EXISTING TREES (TO REMAIN)
FIELD SURVEY BY:
NOTES:
EXISTING SANITARY SEWER SS
EXISTING WATER W
EXISTING FENCE X
EXISTING WATER METER
EXISTING FIRE HYDRANT
EXISTING ELECTRIC VAULT
PROJECT BOUNDARY
EXISTING RIGHT-OF-WAY
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
VAULT
ELEC
CONTROL
IRR
EXISTING TREES (TO BE REMOVED)
EXISTING CABLE CTV
EXISTING FIBER OPTIC FO
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL
UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW
CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL
UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN
UNDERGROUND UTILITIES.
2.CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING DEMOLITION, REMOVAL,
REPLACEMENT, AND DISPOSAL OF ALL FACILITIES AND MATERIAL.
3.CONTRACTOR IS ENCOURAGED TO PERFORM DEMOLITION IN A MANNER THAT
MAXIMIZES SALVAGE, RE-USE, AND RECYCLING OF MATERIALS. THIS INCLUDES
APPROPRIATE SORTING AND STORING. IN PARTICULAR, DEMOLISHED CONCRETE,
ASPHALT, AND BASE COURSE SHOULD BE RECYCLED IF POSSIBLE.
4.ALL SYMBOLS ARE ONLY GRAPHICALLY REPRESENTED AND ARE NOT TO SCALE.
5.CONTACT THE PROJECT SURVEYOR FOR ANY INQUIRIES RELATED TO THE EXISTING
SITE SURVEY.
6.ALL PUBLIC SIDEWALKS, DRIVEWAYS, AND RAMPS, EXISTING OR PROPOSED,
ADJACENT OR WITHIN THE SITE, SHALL MEET ADA STANDARDS OR BE
RECONSTRUCTED TO CONFORM TO CURRENT ADA STANDARDS AS A PART OF THIS
PROJECT.
7.CONTRACTOR SHALL COORDINATE WITH TRAFFIC CONTROL STAFF TO ENSURE
UTILITY INSTALLATIONS WITHIN IMPALA DRIVE DO NOT IMPEDE SCHOOL AND
NEIGHBORHOOD ACCESS.
8.SEE LANDSCAPING PLANS SHEETS L600 - L601 FOR DETAILED TREE MITIGATION
INVENTORY AND DBH DIMENSIONS
EXISTING OVERHEAD UTILITY OHE
ORIGINAL FIELD SURVEY:
NORTHERN ENGINEERING
PROJECT NO. 370-005
DATE: DECEMBER 28, 2021
ADDITIONAL FIELD SURVEY:
NORTHERN ENGINEERING
PROJECT NO. 370-005
DATE: MARCH 17, 2022
ASPHALT REMOVAL
ASPHALT PATCH
CONCRETE REMOVAL
KEYMAP
C 102
C 103
C 104
MATCH LINE - SEE SHEET C 104
MATCH LINE - SEE SHEET C 102
1.CONTRACTOR SHALL FOLLOW FORT COLLINS FORESTRY TREE
SPECIFICATIONS WHILE CONDUCTING WORK AROUND EXISTING
TREES.
2.CONTRACTOR SHALL ENSURE THAT TREES REMAIN UNDAMAGED
AND PROTECTED WHILE REMOVING PLAYGROUND EQUIPMENT,
PLAYING SURFACE, PARK BENCHES, CONCRETE CURBS, ETC..
UNLESS SPECIFIED, CONTRACTOR SHALL PROTECT ALL TREES
ACCORDING TO THE TREE PROTECTION NOTES.
3.ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT
AND WITHIN ANY NATURAL AREA BUFFER ZONES SHALL REMAIN
AND BE PROTECTED UNLESS NOTED ON THESE PLANS FOR
REMOVAL.
4.WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE
SHALL BE NO CUT OR FILL OVER A FOUR-INCH DEPTH UNLESS A
QUALIFIED ARBORIST OR FORESTER HAS EVALUATED AND
APPROVED THE DISTURBANCE.
5.ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY
OF FORT COLLINS FORESTRY STANDARDS. TREE PRUNING AND
REMOVAL SHALL BE PERFORMED BY A BUSINESS THAT HOLDS A
CURRENT CITY OF FORT COLLINS ARBORIST LICENSE WHERE
REQUIRED BY CODE.
6.PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE
ERECTED AROUND ALL PROTECTED EXISTING TREES WITH SUCH
BARRIERS TO BE OF ORANGE FENCING A MINIMUM OF FOUR (4)
FEET IN HEIGHT, SECURED WITH METAL T-POSTS, NO CLOSER THAN
SIX (6) FEET FROM THE TRUNK OR ONE-HALF (½) OF THE DRIP LINE,
WHICHEVER IS GREATER. THERE SHALL BE NO STORAGE OR
MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN THE
FENCED TREE PROTECTION ZONE.
7.DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE
APPLICANT SHALL PREVENT THE CLEANING OF EQUIPMENT OR
MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE MATERIAL
SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR
OIL OR ANY OTHER MATERIAL HARMFUL TO THE LIFE OF A TREE
WITHIN THE DRIP LINE OF ANY PROTECTED TREE OR GROUP OF
TREES.
8.NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE
FASTENED TO ANY PROTECTED TREE.
9.LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND
SEPARATED FROM CONSTRUCTION OR LAND CLEARING AREAS,
ROAD RIGHTS-OF-WAY AND UTILITY EASEMENTS MAY BE "RIBBONED
OFF," RATHER THAN ERECTING PROTECTIVE FENCING AROUND
EACH TREE AS REQUIRED IN SUBSECTION (G)(3) ABOVE. THIS MAY
BE ACCOMPLISHED BY PLACING METAL T-POST STAKES A MAXIMUM
OF FIFTY (50) FEET APART AND TYING RIBBON OR ROPE FROM
STAKE-TO-STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH
AREAS BEING CLEARED.
10.THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY
UNDERGROUND FIXTURE REQUIRING EXCAVATION DEEPER THAN
SIX (6) INCHES SHALL BE ACCOMPLISHED BY BORING UNDER THE
ROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM
DEPTH OF TWENTY-FOUR (24) INCHES. THE AUGER DISTANCE IS
ESTABLISHED FROM THE FACE OF THE TREE (OUTER BARK) AND IS
SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS DESCRIBED
IN THE CHART BELOW:
11.ALL TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF
THE SONGBIRD NESTING SEASON (FEB 1 - JULY 31) OR CONDUCT A
SURVEY OF TREES ENSURING NO ACTIVE NESTS IN THE AREA.
TREE DIAMETER AT
BREAST HEIGHT (IN)
AUGER DISTANCE FROM
FACE OF TREE (FT)
0-2 1
3-4 2
5-9 5
10-14 10
15-19 12
OVER 19 15
TREE PROTECTION NOTES:
CTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVGGGGGGG
G
G
G
G
G GGGGGGGCTVCTVCTV
CTVCTVCTVCTV
CTVCTVCTVCTVCTV
CTVCTVCTVCTVCTV
CTV
CTV CTV CTVCTV
CTV CTVCTVCTVEEE E
E EEEEEEE EE E
E
E
E
EEEEEEEE
E E EEE E E
XXXXXX X XXXXXXXXGGGGGGGGGGG
XXXXXXCABLE
C
TC
C
T
C
HYDVAULT
F.O.XXXXXXXXXXXXXXXXXXXXXXG
G
G
G
G
G
E
E
E
E
E GGGGG
S
8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SSIRR IRRIRRIRRIRRIRRIRR IRR IRR IRR IRR IRR IRR IRR
IRR
IRR
IRR
IRR
IRR
IRR
IRR
C
D
SS
D
10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS
ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST STSTSTCTVCTVCTVCTVCTVCTVCTVCTVCTVGGGGGGGGGGFOFOFOFOFOFOFOFOFOFOFOFO
FOEEEEE
E
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" W 8" W 8" W 8" W 8" W 8" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" WELECW W
SS SS SS
WEST MULBERRY STREET
EXISTING 30" VERTICAL CURB & GUTTER
W/ ATTACHED SIDEWALK
TO BE REMOVED
EXISTING 2' SIDEWALK
CULVERT TO BE REMOVED
EXISTING FENCE
TO BE REMOVED
EXISTING BUILDING
TO BE REMOVED
EXISTING TREE
TO REMAIN
EXISTING 5' CONCRETE TRAIL
TO BE REMOVED
±32 LF 30" VERTICAL
CURB & GUTTER,
SIDEWALK, AND RAMP
TO BE REMOVED
PROPOSED
SAWCUT (TYP.)
PROPOSED SAWCUT (TYP.)
EXISTING BUILDING
TO REMAIN (TYP.)
EXISTING 2' CONCRETE PAN
TO BE REMOVED
EXI
STI
N
G 6'
SI
D
E
W
AL
K
EXISTING 20' SANITARY
SEWER EASEMENT TO BE
VACATED BY PLAT
EXISTING STRIPING
TO REMAIN
EXISTING GAS LINE
TO BE RELOCATED
EXISTING 15' UTILITY
EASEMENT
REC. NO. 20100011476
TO BE VACATED BY PLAT
EXISTING 20' DRAINAGE &
UTILTY EASEMENT
REC. NO. 20100011476
TO BE VACATED BY PLAT
DRIVEWAY APPROACH
TO BE REMOVED
EXISTING 18" VERTICAL
CURB & GUTTER TO REMAIN
EXISTING 10"
SANITARY SEWER
EXISTING 8"
WATER MAIN
EXISTING 36"
STORM DRAIN
EXISTING 15"
STORM DRAIN
TO REMAIN
EXISTING SANITARY
SERVICE TO BE
REMOVED
(APPROX.)
EXISTING WATER
SERVICE TO BE
REMOVED (APPROX.)
EXISTING 8"
SANITARY SEWER
EXISTING 6"
WATER MAIN
EXISTING 8" SANITARY SEWER
EXISTING FIRE
HYDRANT
TO REMAIN
PROPOSED SAWCUT (TYP.)
OWNER:
VON STROHEIM, ERICH
2310 W MULBERRY ST.
OWNER:
EMPIRE GRANGE 148
2306 W MULBERRY ST.
OWNER:
KEELER, JACK LEE/
GAIL, MARGARET
2302 W MULBERRY ST.
OWNER:
RICKETTS, THERESA A.
2300 W MULBERRY ST.
OWNER:
VILLAGES, LTD.
400 IMPALA CIR.
OWNER:
SIKORSKI, MITCHELL ANDREW
2213 W MAGNOLIA CT.
OWNER:
GODING, BRYAN T.
2218 W MULBERRY ST.
OWNER:
STEADMAN, VIVIAN LOUISE
2212 W MAGNOLIA CT.
OWNER:
VILLAGES, LTD.
400 IMPALA CIR.
EXISTING 18" CLAY IRRIGATION LINE TO REMAIN (APPROX.)
OWNED BY CITY OF FORT COLLINS PARKS DEPARTMENT
EXISTING HEADWALL &
OVERFLOW WEIR
TO REMAIN
EXISTING GROUNDED
ELECTRIC AND FIBER
OPTIC TO REMAIN
EXISTING 10'
CITY OF FORT COLLINS
PARKS DEPT. IRRIGATION
LATERAL EASEMENT
FOR REFERENCE:
REPLACEMENT OF IRRIGATION LATERAL
BY CITY OF FORT COLLINS PARKS DEPT.
POSSIBLE DURING CONSTRUCTION
CONTRACTOR TO COORDINATE WITH
CITY OF FORT COLLINS
EXISTING 40' ACCESS,
UTILITY, & DRAINAGE EASEMENT
REC. NO. 20100011476
TO REMAIN
±90 LF 30" VERTICAL
CURB & GUTTER ISLAND
TO BE REMOVED
EXISTING STRIPING
TO BE REMOVED
EXISTING EASEMENT
EXCLUSION
TO BE VACATED
EXISTING EASEMENT
EXCLUSION
TO BE VACATED
EXISTING EASEMENT
EXCLUSION
TO BE VACATED
EXISTING EASEMENT
EXCLUSION
EXISTING ACCESS, DRAINAGE, &
UTILITY EASEMENT
REC. NO. 20100011476
TO BE VACATED BY PLAT
EXISTING 3
4" WATER SERVICE
TO BE ABANDONED AT MAIN (TYP.)
UTILITY EASEMENT
REC. NO. 90665430
TO BE VACATED BY PLAT
15' ACCESS, DRAINAGE, &
UTILITY EASEMENT
REC. NO. 20100011476
TO BE VACATED BY PLAT
INNER CRITICAL
ROOT ZONE (TYP.)
OUTER CRITICAL
ROOT ZONE (TYP.)
REMOVE BUSHES FROM
EXISTING CUL-DE-SAC ISLAND
EXISTING 10'
CITY OF FORT COLLINS
PARKS DEPT. IRRIGATION
LATERAL EASEMENT
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
NORTH
( IN FEET )
1 inch = ft.
Feet02020
20
40 60
SheetIMPALA REDEVELOPMENTThese 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 SETof 18
C 104DEMOLITION PLAN EXISTING CONDITIONS & 5
EXISTING ELECTRIC E
LEGEND:
G
T
EXISTING STORM SEWER
EXISTING TELEPHONE
EXISTING GAS
EXISTING IRRIGATION BOX
EXISTING GAS METER
EXISTING TELEPHONE PEDESTAL
EXISTING TREES (TO REMAIN)
FIELD SURVEY BY:
NOTES:
EXISTING SANITARY SEWER SS
EXISTING WATER W
EXISTING FENCE X
EXISTING WATER METER
EXISTING FIRE HYDRANT
EXISTING ELECTRIC VAULT
PROJECT BOUNDARY
EXISTING RIGHT-OF-WAY
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
VAULT
ELEC
CONTROL
IRR
EXISTING TREES (TO BE REMOVED)
EXISTING CABLE CTV
EXISTING FIBER OPTIC FO
1. THE SIZE, TYPE AND LOCATION OF ALL KNOWN UNDERGROUND UTILITIES ARE
APPROXIMATE WHEN SHOWN ON THESE DRAWINGS. IT SHALL BE THE
RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE EXISTENCE OF ALL
UNDERGROUND UTILITIES IN THE AREA OF THE WORK. BEFORE COMMENCING NEW
CONSTRUCTION, THE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL
UNDERGROUND UTILITIES AND SHALL BE RESPONSIBLE FOR ALL UNKNOWN
UNDERGROUND UTILITIES.
2.CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING DEMOLITION, REMOVAL,
REPLACEMENT, AND DISPOSAL OF ALL FACILITIES AND MATERIAL.
3.CONTRACTOR IS ENCOURAGED TO PERFORM DEMOLITION IN A MANNER THAT
MAXIMIZES SALVAGE, RE-USE, AND RECYCLING OF MATERIALS. THIS INCLUDES
APPROPRIATE SORTING AND STORING. IN PARTICULAR, DEMOLISHED CONCRETE,
ASPHALT, AND BASE COURSE SHOULD BE RECYCLED IF POSSIBLE.
4.ALL SYMBOLS ARE ONLY GRAPHICALLY REPRESENTED AND ARE NOT TO SCALE.
5.CONTACT THE PROJECT SURVEYOR FOR ANY INQUIRIES RELATED TO THE EXISTING
SITE SURVEY.
6.ALL PUBLIC SIDEWALKS, DRIVEWAYS, AND RAMPS, EXISTING OR PROPOSED,
ADJACENT OR WITHIN THE SITE, SHALL MEET ADA STANDARDS OR BE
RECONSTRUCTED TO CONFORM TO CURRENT ADA STANDARDS AS A PART OF THIS
PROJECT.
7.CONTRACTOR SHALL COORDINATE WITH TRAFFIC CONTROL STAFF TO ENSURE
UTILITY INSTALLATIONS WITHIN IMPALA DRIVE DO NOT IMPEDE SCHOOL AND
NEIGHBORHOOD ACCESS.
8.SEE LANDSCAPING PLANS SHEETS L600 - L601 FOR DETAILED TREE MITIGATION
INVENTORY AND DBH DIMENSIONS
EXISTING OVERHEAD UTILITY OHE
ORIGINAL FIELD SURVEY:
NORTHERN ENGINEERING
PROJECT NO. 370-005
DATE: DECEMBER 28, 2021
ADDITIONAL FIELD SURVEY:
NORTHERN ENGINEERING
PROJECT NO. 370-005
DATE: MARCH 17, 2022
ASPHALT REMOVAL
ASPHALT PATCH
CONCRETE REMOVAL
KEYMAP
C 102
C 103
C 104
MATCH LINE - SEE SHEET C 103
1.CONTRACTOR SHALL FOLLOW FORT COLLINS FORESTRY TREE
SPECIFICATIONS WHILE CONDUCTING WORK AROUND EXISTING
TREES.
2.CONTRACTOR SHALL ENSURE THAT TREES REMAIN UNDAMAGED
AND PROTECTED WHILE REMOVING PLAYGROUND EQUIPMENT,
PLAYING SURFACE, PARK BENCHES, CONCRETE CURBS, ETC..
UNLESS SPECIFIED, CONTRACTOR SHALL PROTECT ALL TREES
ACCORDING TO THE TREE PROTECTION NOTES.
3.ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT
AND WITHIN ANY NATURAL AREA BUFFER ZONES SHALL REMAIN
AND BE PROTECTED UNLESS NOTED ON THESE PLANS FOR
REMOVAL.
4.WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE
SHALL BE NO CUT OR FILL OVER A FOUR-INCH DEPTH UNLESS A
QUALIFIED ARBORIST OR FORESTER HAS EVALUATED AND
APPROVED THE DISTURBANCE.
5.ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY
OF FORT COLLINS FORESTRY STANDARDS. TREE PRUNING AND
REMOVAL SHALL BE PERFORMED BY A BUSINESS THAT HOLDS A
CURRENT CITY OF FORT COLLINS ARBORIST LICENSE WHERE
REQUIRED BY CODE.
6.PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE
ERECTED AROUND ALL PROTECTED EXISTING TREES WITH SUCH
BARRIERS TO BE OF ORANGE FENCING A MINIMUM OF FOUR (4)
FEET IN HEIGHT, SECURED WITH METAL T-POSTS, NO CLOSER THAN
SIX (6) FEET FROM THE TRUNK OR ONE-HALF (½) OF THE DRIP LINE,
WHICHEVER IS GREATER. THERE SHALL BE NO STORAGE OR
MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN THE
FENCED TREE PROTECTION ZONE.
7.DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE
APPLICANT SHALL PREVENT THE CLEANING OF EQUIPMENT OR
MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE MATERIAL
SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR
OIL OR ANY OTHER MATERIAL HARMFUL TO THE LIFE OF A TREE
WITHIN THE DRIP LINE OF ANY PROTECTED TREE OR GROUP OF
TREES.
8.NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE
FASTENED TO ANY PROTECTED TREE.
9.LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND
SEPARATED FROM CONSTRUCTION OR LAND CLEARING AREAS,
ROAD RIGHTS-OF-WAY AND UTILITY EASEMENTS MAY BE "RIBBONED
OFF," RATHER THAN ERECTING PROTECTIVE FENCING AROUND
EACH TREE AS REQUIRED IN SUBSECTION (G)(3) ABOVE. THIS MAY
BE ACCOMPLISHED BY PLACING METAL T-POST STAKES A MAXIMUM
OF FIFTY (50) FEET APART AND TYING RIBBON OR ROPE FROM
STAKE-TO-STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH
AREAS BEING CLEARED.
10.THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY
UNDERGROUND FIXTURE REQUIRING EXCAVATION DEEPER THAN
SIX (6) INCHES SHALL BE ACCOMPLISHED BY BORING UNDER THE
ROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM
DEPTH OF TWENTY-FOUR (24) INCHES. THE AUGER DISTANCE IS
ESTABLISHED FROM THE FACE OF THE TREE (OUTER BARK) AND IS
SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS DESCRIBED
IN THE CHART BELOW:
11.ALL TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF
THE SONGBIRD NESTING SEASON (FEB 1 - JULY 31) OR CONDUCT A
SURVEY OF TREES ENSURING NO ACTIVE NESTS IN THE AREA.
TREE DIAMETER AT
BREAST HEIGHT (IN)
AUGER DISTANCE FROM
FACE OF TREE (FT)
0-2 1
3-4 2
5-9 5
10-14 10
15-19 12
OVER 19 15
TREE PROTECTION NOTES:
X X X X X X XXXXXXXXXXXXXXXXXX X
C CCCCCCCCCCCCCC
C C C C C CC XXXXXXXXXXXXXXXN:130065.53
E:182625.46
N:130064.66
E:182696.52
N:129914.95
E:182623.54
N:129914.09
E:182694.79
N:129892.30
E:182758.98
N:130063.85
E:182760.96
N:130062.97
E:182832.19
N:129861.34
E:182625.58
N:129807.82
E:182628.97
N:129804.19
E:182788.83
N:129859.58
E:182780.44
7' SIDEWALK
6' SIDEWALK
7' SIDEWALK8' S
IDEWALK
5' SIDEWALK6' SIDEWALK6' SIDEWALK8.5' SIDEWALKN:129891.48
E:182830.23
IMPALA CIRCLE
SOUTH IMPALA DRIVE6' SIDEWALK
5' SIDEWALKEXISTING 6' SIDEWALK
EXISTING 6' SIDEWALK
OWNER:
POUDRE R-1 SCHOOL DISTRICT
OWNER:
POUDRE R-1 SCHOOL DISTRICT
IMPALA CIRCLE5' SIDEWALKOWNER: TRISSELL, NICOLE/COGELL, CHRISTOPHER
408 S IMPALA DR.
3' CONCRETE TRAIL
4 4
6
6
4 4
3
1
1
6' RAISED PEDESTRIAN
CROSSING/
SPEED TABLE
3
3
3
P
P
P
D
D
D
EASEMENT
EXCLUSION EASEMENT
EXCLUSION
EASEMENT
EXCLUSION
22
1
2
2
2
22
2 2
1
4
1
1
PROPOSED
TRASH
ENCLOSURE
PROPOSED TRASH
ENCLOSURE
RAIN GARDEN
BIOMEDIA AREA
PROPOSED 3'
CONCRETE RUNDOWN
W/ FOREBAY
PROPOSED SAWCUT (TYP.)
PROPOSED
SAWCUT (TYP.)
PROPOSED
SAWCUT (TYP.)
1
4
26' PUBLIC ACCESS &
EMERGENCY
ACCESS
EASEMENT
26' PUBLIC ACCESS &
EMERGENCY ACCESS
EASEMENT
±31'
FL-FL (TYP.)
±24'
FL-FL (TYP.)
8.5'
(TYP.)
9'
(TYP.)
9'
9' (TYP.)
18'
(TYP.)
18'
(TYP.)
9' (TYP.)
18'
(TYP.)
9' (TYP.)
9'
(TYP.)18'
(TYP.)
9'9'
(TYP.)
18'
(TYP.)
8'
(TYP.)
15'
(TYP.)
8'
(TYP.)15'
(TYP.)
26'
FL-FL
18'8.5'
(TYP.)18'
23' (TYP.)7' (TYP.)
18' (TYP.)
PUBLIC ACCESS
EASEMENT
(WIDTH VARIES)
15'
(TYP.)
8'
(TYP.)
PROPOSED LANDSCAPE WALL
W/ HANDRAIL
ADA RAMP
W/ HANDRAILS
1
1
9' (TYP.)
18'
(TYP.)
9' (TYP.)
18'
(TYP.)
9'
(TYP.)
18'
(TYP.)
23'
(TYP.)
7'
(TYP.)
24' PUBLIC ACCESS &
EMERGENCY ACCESS
EASEMENT
4
6
PROPOSED
STRIPING (TYP.)
PROPOSED
STRIPING (TYP.)
5
EXISTING 30" DRIVE-OVER CURB & GUTTER
TIE IN TO EXISTING 8' SIDEWALK
24' PUBLIC ACCESS &
EMERGENCY ACCESS
EASEMENT
PROPOSED 18' WIDE
OVERFLOW WEIR
EASEMENT
EXCLUSION8.5' SIDEWALK4.5'± GRAVEL SIDEWALK
4.5'± GRAVEL SIDEWALK
ADA RAMP
W/ HANDRAILS
ADA RAMP
W/ HANDRAILS
PROPOSED ROCK
WALL STEPS
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
NORTH
( IN FEET )
1 inch = ft.
Feet02020
20
40 60
MATCH LINE - SEE SHEET C 201
SheetIMPALA REDEVELOPMENTThese 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 SETof 18
EASEMENTS
NOTES:
1.SEE DETAIL SHEETS FOR ADDITIONAL INFORMATION REGARDING CURBS AND
PAVEMENT SECTIONS.
2.PAVEMENT MARKINGS SHALL BE PER CITY OF FORT COLLINS STANDARDS AND
PROJECT SPECIFICATION MANUAL.
3.LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN
THE FIELD BY THE CITY OF FORT COLLINS ENGINEERING INSPECTOR. ALL REPAIRS
TO BE IN ACCORDANCE WITH CITY OF FORT COLLINS STREET REPAIR STANDARDS.
4.ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION,
AS WELL AS STREETS, SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED
OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR
RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE
PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE
ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY.
5.ALL PUBLIC CONCRETE PAVING SHALL BE 6" THICK.
6.REFER TO SITE AND LANDSCAPE PLANS (BY OTHERS) FOR ADDITIONAL INFORMATION
RELATED TO DECORATIVE PAVING, HARDSCAPES, AND OTHER SITE AMENITIES.
7.CURVES AND LINES ARE MEASURED AT FLOWLINE, CENTERLINE OR EDGE OF WALK.
8.ATTACHED WALK WIDTHS ARE FROM FLOWLINES.
9.SINGLE POINT CURB TRANSITIONS ARE 6'.
10.SIGN PLACEMENT SHALL BE PER THE LATEST EDITION OF MUTCD REGARDLESS OF
PLAN LOCATION.
11.ALL CURB & GUTTER CALLS ARE FLOWLINE UNLESS OTHERWISE NOTED.
12.ALL FIRE LANES SHALL BE PAVED AS FLAT ALL-WEATHER DRIVING SURFACE
CAPABLE OF SUPPORTING 40 TONS.
13.ALL PUBLIC SIDEWALKS, DRIVEWAYS, AND RAMPS, EXISTING OR PROPOSED,
ADJACENT OR WITHIN THE SITE, SHALL MEET ADA STANDARDS OR BE
RECONSTRUCTED TO CONFORM TO CURRENT ADA STANDARDS AS A PART OF THIS
PROJECT.
PROPOSED VERTICAL CURB & GUTTER
PROPERTY BOUNDARY
EXISTING LOT LINE
/ / / / / / / /PROPOSED EDGE OF PAVEMENT
PROPOSED OUTFALL VERTICAL CURB & GUTTER
LEGEND:
PARKING ASPHALT PAVING
PRIVATE CONCRETE FLATWORK
SITE SIGN LEGEND
SIGNAGE NOTE:
SIGN LOCATIONS SHOWN ARE APPROXIMATE.
FINAL LOCATION MAY VARY.
RESERVED
PARKING
2
P
D
C
2
4
5
6
18" VERTICAL INFLOW CURB & GUTTER
18" VERTICAL OUTFALL CURB & GUTTER
PARALLEL ACCESS RAMP
DIRECTIONAL ACCESS RAMP
COMBINATION ACCESS RAMP
X' CONCRETE PAN
PUBLIC CONCRETE PAVING
PRIVATE CONCRETE PAVING
P
FIRE LANE
1' SIDEWALK CHASE
2' SIDEWALK CHASE
X
2' CONCRETE TRICKLE PAN
1
1
P0TS
3
DRIVE AISLE ASPHALT PAVING
ASPHALT PATCH
74' SIDEWALK CULVERT
330" VERTICAL CURB & GUTTER
GRAVEL SIDEWALK
KEYMAP
UP
C 200CIVIL SITE PLAN 6
C 200
C 201
C 202
LOT 1
BLOCK 1
LOT 2
BLOCK 1
X X X X X X X X X X X X X X X X
XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X XN:129891.48
E:182830.23
5' SIDEWALKEXISTING 6' SIDEWALK
EXISTING 6' SIDEWALK
EXI
STI
N
G 6'
SI
D
E
W
AL
K
OWNER:
TRISSELL, NICOLE/COGELL,
CHRISTOPHER
408 S IMPALA DR.
OWNER:
VON STROHEIM, ERICH
2310 W MULBERRY ST.
OWNER:
VILLAGES, LTD.
400 IMPALA CIR.
OWNER:
POUDRE R-1 SCHOOL DISTRICT
OWNER:
BAILEY, MICHAEL
2213 WOODFORD CT.
OWNER:
HAUAN, JAMES P/PATRICIA A
2212 WOODFORD CT.
OWNER:
SIKORSKI, MITCHELL ANDREW
2213 W MAGNOLIA CT.
OWNER:
STEADMAN, VIVIAN LOUISE
2212 W MAGNOLIA CT.
OWNER:
VILLAGES, LTD.
400 IMPALA CIR.
IMPALA CIRCLE5' SIDEWALK3' CONCRETE TRAIL
3' C
O
N
C
R
E
T
E
T
R
AI
L
6
6
3
6' RAISED PEDESTRIAN
CROSSING/
SPEED TABLE1
2
2
1
PROPOSED
TRASH
ENCLOSURE
RAIN GARDEN
BIOMEDIA AREA
PROPOSED 3'
CONCRETE RUNDOWN
W/ FOREBAY
EXISTING 2'
CONCRETE PAN
EXISTING STRIPING
TO REMAIN
PROPOSED
SAWCUT (TYP.)
±24'
FL-FL (TYP.)
9'
(TYP.)
18'
(TYP.)
9' (TYP.)
26'
FL-FL
PROPOSED LANDSCAPE WALL
W/ HANDRAIL
PROPOSED LANDSCAPE WALL
W/ HANDRAIL
PROPOSED LANDSCAPE
RETAINING WALL
W/ HANDRAIL
EXISTING
SIDEWALK
CULVERT
EXISTING
HEADWALL &
OVERFLOW WEIR
EXISTING 2'
CONCRETE PAN
EXISTING 30" VERTICAL
CURB & GUTTER
6
6
PROPOSED
STRIPING (TYP.)
5
PROPOSED 6"
VERTICAL CURB
24' PUBLIC ACCESS &
EMERGENCY ACCESS
EASEMENT
24' PUBLIC ACCESS &
EMERGENCY
ACCESS EASEMENT
PROPOSED
STRIPING (TYP.)
PROPOSED 18' WIDE
OVERFLOW WEIR
ISLAND TO BE PAVED FLUSH WITH
EXISTING CUL-DE-SAC
PROPOSED 31" DRIVE-OVER
CURB & GUTTER
PAINT RED
EASEMENT
EXCLUSION
EASEMENT
EXCLUSION
EASEMENT
EXCLUSIONEASEMENT
EXCLUSION8.5' SIDEWALK4.5'± GRAVEL SIDEWALK
NORTH
( IN FEET )
1 inch = ft.
Feet02020
20
40 60
MATCH LINE - SEE SHEET C 202
SheetIMPALA REDEVELOPMENTThese 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 SETof 18
EASEMENTS
NOTES:
1.SEE DETAIL SHEETS FOR ADDITIONAL INFORMATION REGARDING CURBS AND
PAVEMENT SECTIONS.
2.PAVEMENT MARKINGS SHALL BE PER CITY OF FORT COLLINS STANDARDS AND
PROJECT SPECIFICATION MANUAL.
3.LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN
THE FIELD BY THE CITY OF FORT COLLINS ENGINEERING INSPECTOR. ALL REPAIRS
TO BE IN ACCORDANCE WITH CITY OF FORT COLLINS STREET REPAIR STANDARDS.
4.ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION,
AS WELL AS STREETS, SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED
OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR
RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE
PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE
ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY.
5.ALL PUBLIC CONCRETE PAVING SHALL BE 6" THICK.
6.REFER TO SITE AND LANDSCAPE PLANS (BY OTHERS) FOR ADDITIONAL INFORMATION
RELATED TO DECORATIVE PAVING, HARDSCAPES, AND OTHER SITE AMENITIES.
7.CURVES AND LINES ARE MEASURED AT FLOWLINE, CENTERLINE OR EDGE OF WALK.
8.ATTACHED WALK WIDTHS ARE FROM FLOWLINES.
9.SINGLE POINT CURB TRANSITIONS ARE 6'.
10.SIGN PLACEMENT SHALL BE PER THE LATEST EDITION OF MUTCD REGARDLESS OF
PLAN LOCATION.
11.ALL CURB & GUTTER CALLS ARE FLOWLINE UNLESS OTHERWISE NOTED.
12.ALL FIRE LANES SHALL BE PAVED AS FLAT ALL-WEATHER DRIVING SURFACE
CAPABLE OF SUPPORTING 40 TONS.
13.ALL PUBLIC SIDEWALKS, DRIVEWAYS, AND RAMPS, EXISTING OR PROPOSED,
ADJACENT OR WITHIN THE SITE, SHALL MEET ADA STANDARDS OR BE
RECONSTRUCTED TO CONFORM TO CURRENT ADA STANDARDS AS A PART OF THIS
PROJECT.
PROPOSED VERTICAL CURB & GUTTER
PROPERTY BOUNDARY
EXISTING LOT LINE
/ / / / / / / /PROPOSED EDGE OF PAVEMENT
PROPOSED OUTFALL VERTICAL CURB & GUTTER
LEGEND:
PARKING ASPHALT PAVING
PRIVATE CONCRETE FLATWORK
SITE SIGN LEGEND
SIGNAGE NOTE:
SIGN LOCATIONS SHOWN ARE APPROXIMATE.
FINAL LOCATION MAY VARY.
RESERVED
PARKING
2
P
D
C
2
4
5
6
18" VERTICAL INFLOW CURB & GUTTER
18" VERTICAL OUTFALL CURB & GUTTER
PARALLEL ACCESS RAMP
DIRECTIONAL ACCESS RAMP
COMBINATION ACCESS RAMP
X' CONCRETE PAN
PUBLIC CONCRETE PAVING
PRIVATE CONCRETE PAVING
P
FIRE LANE
1' SIDEWALK CHASE
2' SIDEWALK CHASE
X
2' CONCRETE TRICKLE PAN
1
1
P0TS
3
DRIVE AISLE ASPHALT PAVING
ASPHALT PATCH
74' SIDEWALK CULVERT
330" VERTICAL CURB & GUTTER
GRAVEL SIDEWALK
KEYMAP
UP
C 201CIVIL SITE PLAN 7
MATCH LINE - SEE SHEET C 200
C 200
C 201
C 202
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
LOT 1
BLOCK 1
LOT 2
BLOCK 1
XXXXXXXXXXXXXXXXXXXXXXXXXXXXCCCCCN:129345.42
E:183120.97
N:129344.09
E:183189.96
N:129272.86
E:183188.59N:129274.19
E:183119.60
WEST MULBERRY STREET
5' SIDEWALK6' SIDEWALKEXI
STI
N
G 6'
SI
D
E
W
AL
K
OWNER:
VON STROHEIM, ERICH
2310 W MULBERRY ST.
OWNER:
EMPIRE GRANGE 148
2306 W MULBERRY ST.
OWNER:
KEELER, JACK LEE/ GAIL, MARGARET
2302 W MULBERRY ST.
OWNER:
RICKETTS, THERESA A.
2300 W MULBERRY ST.
OWNER:
VILLAGES, LTD.
400 IMPALA CIR.OWNER:
SIKORSKI, MITCHELL ANDREW
2213 W MAGNOLIA CT.
OWNER:
GODING, BRYAN T.
2218 W MULBERRY ST.
OWNER:
VILLAGES, LTD.
400 IMPALA CIR.
4
PROPOSED LANDSCAPE WALL
W/ HANDRAIL
PROPOSED 15'
ACCESS RAMP
EASEMENT
EXCLUSION
2
EXISTING 2'
CONCRETE PAN
EXISTING STRIPING
TO REMAIN
EXISTING 18" VERTICAL
CURB & GUTTER
PROPOSED 3' SIDEWALK
CULVERT
PROPOSED
SAWCUT (TYP.)
PROPOSED
SAWCUT (TYP.)
PROPOSED TYPE 1
DRIVEWAY APPROACH
(PER LCUASS)
3
18'
(TYP.)
8.5' (TYP.)
24' PUBLIC ACCESS &
EMERGENCY ACCESS
EASEMENT
EXISTING HEADWALL
& OVERFLOW WEIR
TIE IN TO EXISTING 5' SIDEWALK
EXISTING 30" VERTICAL
CURB & GUTTER
EXISTING 30" VERTICAL
CURB & GUTTER
EXISTING 2'
CONCRETE PAN
PROPOSED
STRIPING (TYP.)
EXISTING 30" VERTICAL CURB & GUTTER
5
8' (TYP.)
8'6'CONCRETE TRAIL6'CONCRETE TRAIL24' PUBLIC ACCESS &
EMERGENCY
ACCESS EASEMENT
PROPOSED
STRIPING (TYP.)
PROPOSED HEADWALL W/
WATER QUALITY PLATE
PROPOSED NON-LOCKING
REMOVABLE BOLLARDS
PROPOSED NON-LOCKING
REMOVABLE BOLLARD
P
ISLAND TO BE PAVED FLUSH WITH
EXISTING CUL-DE-SAC
PROPOSED 31" DRIVE-OVER
CURB & GUTTER
PAINT RED
PROPOSED 31" DRIVE-OVER
CURB & GUTTER
PAINT RED
EASEMENT
EXCLUSIONEASEMENT
EXCLUSION
EXISTING 10'
CITY OF FORT COLLINS
PARKS DEPT. IRRIGATION
LATERAL EASEMENT
10' CITY OF FORT COLLINS
PARKS DEPT. IRRIGATION
LATERAL EASEMENT
NORTH
( IN FEET )
1 inch = ft.
Feet02020
20
40 60
MATCH LINE - SEE SHEET C 201
SheetIMPALA REDEVELOPMENTThese 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 SETof 18
EASEMENTS
NOTES:
1.SEE DETAIL SHEETS FOR ADDITIONAL INFORMATION REGARDING CURBS AND
PAVEMENT SECTIONS.
2.PAVEMENT MARKINGS SHALL BE PER CITY OF FORT COLLINS STANDARDS AND
PROJECT SPECIFICATION MANUAL.
3.LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN
THE FIELD BY THE CITY OF FORT COLLINS ENGINEERING INSPECTOR. ALL REPAIRS
TO BE IN ACCORDANCE WITH CITY OF FORT COLLINS STREET REPAIR STANDARDS.
4.ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION,
AS WELL AS STREETS, SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED
OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR
RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE
PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE
ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY.
5.ALL PUBLIC CONCRETE PAVING SHALL BE 6" THICK.
6.REFER TO SITE AND LANDSCAPE PLANS (BY OTHERS) FOR ADDITIONAL INFORMATION
RELATED TO DECORATIVE PAVING, HARDSCAPES, AND OTHER SITE AMENITIES.
7.CURVES AND LINES ARE MEASURED AT FLOWLINE, CENTERLINE OR EDGE OF WALK.
8.ATTACHED WALK WIDTHS ARE FROM FLOWLINES.
9.SINGLE POINT CURB TRANSITIONS ARE 6'.
10.SIGN PLACEMENT SHALL BE PER THE LATEST EDITION OF MUTCD REGARDLESS OF
PLAN LOCATION.
11.ALL CURB & GUTTER CALLS ARE FLOWLINE UNLESS OTHERWISE NOTED.
12.ALL FIRE LANES SHALL BE PAVED AS FLAT ALL-WEATHER DRIVING SURFACE
CAPABLE OF SUPPORTING 40 TONS.
13.ALL PUBLIC SIDEWALKS, DRIVEWAYS, AND RAMPS, EXISTING OR PROPOSED,
ADJACENT OR WITHIN THE SITE, SHALL MEET ADA STANDARDS OR BE
RECONSTRUCTED TO CONFORM TO CURRENT ADA STANDARDS AS A PART OF THIS
PROJECT.
PROPOSED VERTICAL CURB & GUTTER
PROPERTY BOUNDARY
EXISTING LOT LINE
/ / / / / / / /PROPOSED EDGE OF PAVEMENT
PROPOSED OUTFALL VERTICAL CURB & GUTTER
LEGEND:
PARKING ASPHALT PAVING
PRIVATE CONCRETE FLATWORK
SITE SIGN LEGEND
SIGNAGE NOTE:
SIGN LOCATIONS SHOWN ARE APPROXIMATE.
FINAL LOCATION MAY VARY.
RESERVED
PARKING
2
P
D
C
2
4
5
6
18" VERTICAL INFLOW CURB & GUTTER
18" VERTICAL OUTFALL CURB & GUTTER
PARALLEL ACCESS RAMP
DIRECTIONAL ACCESS RAMP
COMBINATION ACCESS RAMP
X' CONCRETE PAN
PUBLIC CONCRETE PAVING
PRIVATE CONCRETE PAVING
P
FIRE LANE
1' SIDEWALK CHASE
2' SIDEWALK CHASE
X
2' CONCRETE TRICKLE PAN
1
1
P0TS
3
DRIVE AISLE ASPHALT PAVING
ASPHALT PATCH
74' SIDEWALK CULVERT
330" VERTICAL CURB & GUTTER
GRAVEL SIDEWALK
KEYMAP
UP
C 202CIVIL SITE PLAN 8
C 200
C 201
C 202
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
LOT 2
BLOCK 1
6" W 6" W 6" W 6" W6" W6" W6" W6" W 6" W 6" W
EEEEE EEEGGG
G G GGGGEE
CTVCTVCTVCTVCTVCTVCTVE6" W 6" W 6" W
GGGGG G GGGGGCTV CTVCTV
CTV CTV
CTVCTVCTVCTV
CTVCTVCTVCTV
CTVCTVCTVCTV
CTV
CTV CTVE EE
E
EEEE EE
E
E EEEE E
E E
EEEEE
E
EE
GXXVAULT
ELEC
VAULT
ELEC
CABLEVAULT
ELEC
S
S
VAULT
ELEC
VAULT
CABLE
VAULT
CABLE HYDC
CT
C
C
CABLE
C
TC
T
C
C
C
T
C
VAULT
ELEC
HYDVAULT
F.O.
X X X X X X
XXXXXXXXXXXW
WXX
XXXXS
W
W
G
G
G
G
G
G
G
G
G
G
G
GXXXXE
E
E
E
E
E
E
E
E
E
E
E
8" SS 8" SS 8" SS
S
8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SSIRRIRRIRR IRR IRR
IRR
IRR
IRR
W
C
S
S
S
FO
D
D
SS
D
S
10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SSST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST STST16" W16" W16" W16" W16" W16" W16" W16" W 16" W 16" W 16" W 16" W
XXX X X X X X XXCTV CTV CTVGGGFOFOFOFOTTTTTGGG
FO FOFOFOEE
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" W6" W6" W6" W6" W6" W6" W6" W6" W6" WELECXXXXXXWF UDSW
FWT TT
E
G
F
SGGGWFEEEEETSSIRGIMPALA CIRCLE
SOUTH IMPALA DRIVEWEST MULBERRY STREET
IMPALA CIRCLE
EXISTING 8"
SANITARY SEWER
EXISTING 16"
WATER
EXISTING 6"
WATER
EXISTING
GAS LINE
EXISTING 8"
SANITARY SEWER
EXISTING 15"
STORM DRAIN
EXISTING 36"
STORM DRAIN
EXISTING 8"
WATER
EXISTING 10"
SANITARY SEWER
PROPOSED SANITARY
SEWER SERVICE
PROPOSED
WATER & FIRE
SERVICES
EXISTING 2'
CONCRETE PAN
26' PUBLIC ACCESS &
EMERGENCY
ACCESS EASEMENT
26' PUBLIC ACCESS &
EMERGENCY ACCESS
EASEMENT
26'
FL-FL
PROPOSED
LANDSCAPE WALL
W/ HANDRAIL
PROPOSED 2'
CONCRETE PAN
EASEMENT
EXCLUSION EASEMENT
EXCLUSION
EASEMENT
EXCLUSION
EASEMENT
EXCLUSION
RAIN GARDEN
BIOMEDIA AREA
±31'
FL-FL (TYP.)
EXISTING 8"
SANITARY SEWER
EXISTING 6"
WATER
PROPOSED GAS LINE
RELOCATION
PROPOSED
UNDERDRAIN
PROPOSED POND
OUTLET STRUCTURE
PROPOSED
STORM DRAIN
PROPOSED WATER
METER (TYP.)
PROPOSED FIRE
SERVICE (TYP.)
PROPOSED
SANITARY
SERVICE (TYP.)
EXISTING 2'
CONCRETE PAN
24' PUBLIC ACCESS &
EMERGENCY ACCESS
EASEMENT
PROPOSED AREA
DRAIN (TYP.)
PROPOSED 3' CONCRETE
RUNDOWN W/ FOREBAY
PROPOSED 3'
SIDEWALK
CULVERT
OWNER:
TRISSELL, NICOLE/COGELL,
CHRISTOPHER
408 S IMPALA DR.
OWNER:
VON STROHEIM, ERICH
2310 W MULBERRY ST.
OWNER:
EMPIRE
GRANGE 148
2306 W
MULBERRY ST.
OWNER:
KEELER, JACK
LEE/ GAIL,
MARGARET
2302 W
MULBERRY ST.
OWNER:
RICKETTS,
THERESA A.
2300 W
MULBERRY ST.
OWNER:
VILLAGES, LTD.
400 IMPALA
CIR.
OWNER:
POUDRE R-1 SCHOOL DISTRICT
OWNER:
POUDRE R-1 SCHOOL DISTRICT
OWNER:
BAILEY, MICHAEL
2213 WOODFORD CT.
OWNER:
HAUAN, JAMES P/
PATRICIA A
2212 WOODFORD CT.
OWNER:
SIKORSKI, MITCHELL
ANDREW
2213 W MAGNOLIA CT.
OWNER:
GODING, BRYAN T.
2218 W MULBERRY ST.
OWNER:
STEADMAN, VIVIAN LOUISE
2212 W MAGNOLIA CT.
OLIVE STREET
24' PUBLIC ACCESS &
EMERGENCY ACCESS
EASEMENT
EXISTING 18" CLAY IRRIGATION LINE
(APPROX.)
OWNED BY CITY OF FORT COLLINS
PARKS DEPARTMENT
PROPOSED FIRE
HYDRANT
PROPOSED FIRE
HYDRANT
PROPOSED
STORM DRAIN
PROPOSED 3'
SIDEWALK CULVERT
PROPOSED LANDSCAPE WALL
W/ HANDRAIL
EXISTING HEADWALL &
OVERFLOW WEIR
EXISTING HEADWALL &
OVERFLOW WEIR
PROPOSED LANDSCAPE WALL
W/ HANDRAIL
PROPOSED HEADWALL W/
WATER QUALITY PLATE
BLANKET
UTILITY & DRAINAGE
EASEMENT
24' PUBLIC ACCESS &
EMERGENCY
ACCESS EASEMENT
24' PUBLIC ACCESS &
EMERGENCY
ACCESS EASEMENT
PROPOSED 18' WIDE
OVERFLOW WEIR
PROPOSED
SAWCUT (TYP.)
EASEMENT
EXCLUSION
EASEMENT
EXCLUSION
EASEMENT
EXCLUSION
EASEMENT
EXCLUSION
PROPOSED IRRIGATION TAP
DETENTION
POND 1
DETENTION
POND 2
NORTH
( IN FEET )
1 inch = ft.
Feet05050
50
100 150
SheetIMPALA REDEVELOPMENTThese 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 SETof 18
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 9
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 CITY OF FORT COLLINS UTILITY
SPECIFICATIONS, LATEST EDITION.
3.ALL SEWER CONSTRUCTION SHALL BE PER CITY OF FORT COLLINS UTILITY
SPECIFICATIONS, LATEST EDITION.
4.ALL WATER FITTINGS AND VALVES ARE ONLY GRAPHICALLY REPRESENTED AND ARE
NOT TO SCALE.
5.ALL WATERLINES SHALL HAVE 4.5'-5.5' 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 CITY OF FORT COLLINS ENGINEERING INSPECTOR. ALL
REPAIRS TO BE IN ACCORDANCE WITH CITY OF 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
PREVENT LIDS BEING LOCATED WITHIN VEHICLE OR BICYCLE WHEEL PATHS.
11.CONTRACTOR SHALL COORDINATE TIMING OF UTILITY INSTALLATIONS WITHIN
IMPALA DRIVE WITH CITY OF FORT COLLINS TRAFFIC OPERATIONS IN ORDER TO
MINIMIZE DISRUPTION OF TRAFFIC IN SCHOOL ZONE.
12.CONTRACTOR SHALL COORDINATE TIMING OF IRRIGATION LINE RELOCATION WITH
CITY OF FORT COLLINS PARKS DEPARTMENT IN ORDER TO PREVENT SERVICE
DISRUPTION DURING PERIODS OF HIGH DEMAND.
EXISTING LOT LINE
EASEMENT LINE
SPROPOSED SEWER SERVICE
WPROPOSED WATER SERVICE
EXISTING 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 FIRE HYDRANT
EXISTING FIRE HYDRANT
PROPERTY BOUNDARY
EXISTING TELEPHONE PEDESTAL
PROPOSED STREET LIGHT
SS
PROPOSED LOT LINE
EXISTING ROW
EXISTING CABLE CTV
W
KEYMAP
C 301
C 302
C 303
LOT 1
BLOCK 1
LOT 2
BLOCK 1
6" W 6" W 6" W 6" W 6" W 6" W 6" W 6" W 6" W 6" W 6" W 6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W 6" W 6" W 6" W 6" W 6" W 6" W 6" W 6" W 6" W
EEEEEEEEEEE E EEEEEEEEEG G
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CTV
CTV CTV CTVCTV CTV CTV
CTVCTVEE
E E EE
E
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E EE
E E E
E E E E E E
VAULT
ELEC
VAULT
ELEC
CABLE
VAULT
ELEC
S
S
VAULT
ELEC
VAULT
CABLE
VAULT
CABLE HYDC
C
VAULT
ELEC
X X X X X X X
G
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W
S
S
FO 8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS16" W16" W16" W16" W16" W16" W16" W16" W16" W16" W16" W16" W16" W16" W16" W16" W16" W16" W16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W 16" W
X X X X X X XGGGGGGGGGFOFO
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G G XXXXXXXXXXXXXXXWF UD UD UDSW
FWT TT
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SOUTH IMPALA DRIVE26' PUBLIC ACCESS &
EMERGENCY ACCESS
EASEMENT
26' PUBLIC ACCESS &
EMERGENCY ACCESS
EASEMENT
26'
FL-FL
7' SIDEWALK
6' SIDEWALK
7' SIDEWALK8' S
IDEWALK
5' SIDEWALK6' SIDEWALK6' SIDEWALK8.5' SIDEWALK5' SIDEWALKEASEMENT
EXCLUSION EASEMENT
EXCLUSION
EASEMENT
EXCLUSION
PROPOSED UNDERDRAIN
PROPOSED WATER
METER (TYP.)
PROPOSED FIRE
SERVICE (TYP.)
PROPOSED SANITARY
SERVICE (TYP.)
PROPOSED SANITARY
CLEANOUT
EXISTING 8"
SANITARY
SEWER
EXISTING 16"
WATER
EXISTING 8"
SANITARY SEWER
EXISTING 6"
WATER
PROPOSED 2'
CONCRETE PAN
EXISTING
ELECTRIC LINES
(TYP.)
EXISTING 6'
CONCRETE PAN
EXISTING
TELEPHONE LINE
EXISTING
GAS LINE
EXISTING 8"
SANITARY
SEWER
EXISTING SANITARY
SEWER MANHOLE
(TYP.)
EXISTING 6"
WATER
EXISTING FIRE
HYDRANT
EXISTING
FIBER
OPTIC LINE
EXISTING 16"
WATER
PROPOSED
SANITARY
SERVICE (TYP.)
±31'
FL-FL (TYP.)
±24'
FL-FL (TYP.)IMPALA CIRCLE
PROPOSED AREA
DRAIN (TYP.)
PROPOSED AREA
DRAIN (TYP.)
PROPOSED
STORM DRAIN
5' SIDEWALKEXISTING CABLE TV
LINE (TYP.)
PROPOSED WATER
SERVICE (TYP.)
EXISTING 6"
WATER
PROPOSED FIRE
HYDRANT
PROPOSED FIRE
HYDRANT
PUBLIC ACCESS
EASEMENT
(WIDTH VARIES)
3' CONCRETE TRAIL
24' PUBLIC ACCESS &
EMERGENCY ACCESS
EASEMENT
PROPOSED LANDSCAPE
WALL W/ HANDRAIL
RAIN GARDEN
BIOMEDIA AREA
OWNER:
POUDRE R-1 SCHOOL DISTRICT
OWNER:
POUDRE R-1 SCHOOL DISTRICT
OWNER: TRISSELL, NICOLE/COGELL, CHRISTOPHER
408 S IMPALA DR.
PROPOSED FIRE
SERVICE (TYP.)
24' PUBLIC ACCESS &
EMERGENCY
ACCESS EASEMENT
PROPOSED 18' WIDE
OVERFLOW WEIR
PROPOSED
TRANSFORMER (TYP.)
EASEMENT
EXCLUSION
PROPOSED IRRIGATION TAP
8.5' SIDEWALKNORTH
( IN FEET )
1 inch = ft.
Feet02020
20
40 60
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 CITY OF FORT COLLINS UTILITY
SPECIFICATIONS, LATEST EDITION.
3.ALL SEWER CONSTRUCTION SHALL BE PER CITY OF FORT COLLINS UTILITY
SPECIFICATIONS, LATEST EDITION.
4.ALL WATER FITTINGS AND VALVES ARE ONLY GRAPHICALLY REPRESENTED AND ARE
NOT TO SCALE.
5.ALL WATERLINES SHALL HAVE 4.5'-5.5' 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 CITY OF FORT COLLINS ENGINEERING INSPECTOR. ALL
REPAIRS TO BE IN ACCORDANCE WITH CITY OF 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
PREVENT LIDS BEING LOCATED WITHIN VEHICLE OR BICYCLE WHEEL PATHS.
11.CONTRACTOR SHALL COORDINATE TIMING OF UTILITY INSTALLATIONS WITHIN
IMPALA DRIVE WITH CITY OF FORT COLLINS TRAFFIC OPERATIONS IN ORDER TO
MINIMIZE DISRUPTION OF TRAFFIC IN SCHOOL ZONE.
12.CONTRACTOR SHALL COORDINATE TIMING OF IRRIGATION LINE RELOCATION WITH
CITY OF FORT COLLINS PARKS DEPARTMENT IN ORDER TO PREVENT SERVICE
DISRUPTION DURING PERIODS OF HIGH DEMAND.
EXISTING LOT LINE
EASEMENT LINE
SPROPOSED SEWER SERVICE
WPROPOSED WATER SERVICE
EXISTING 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 FIRE HYDRANT
EXISTING FIRE HYDRANT
PROPERTY BOUNDARY
EXISTING TELEPHONE PEDESTAL
PROPOSED STREET LIGHT
SS
PROPOSED LOT LINE
EXISTING ROW
EXISTING CABLE CTV
W
KEYMAP
UP
SheetIMPALA REDEVELOPMENTThese 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 SETof 18
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
MATCH LINE - SEE SHEET C 302
C 301UTILITY PLAN 10
C 301
C 302
C 303
6" W 6" W 6" W6" W6" W6" W6" W6" WG G
GGGG G GG G G
G
G G G
GEEEEEEECTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVEEE6" W 6" W 6" W 6" W 6" W 6" W 6" W 6" W 6" W
G
GGGGGGGGGG
G GGGGGGGGGGGGGCTV
CTV
CTV CTV CTVCTV CTV CTV CTVCTV
C
T
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CTV CTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTV
CTVCTVCTVCTV CTV CTV
CTVCTVCTVCTV
CTVCTVCTVCTV
CTVCTV CTV
C
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CTVCTVCTV CTV CTVCTVCTVCTVCTVCTV
CTV
CTV CTV CTVCTV
CTV CTVCTVCTVEE
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VAULT
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VAULT
CABLE
VAULT
CABLE HYDC
CT
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C
CABLE
C
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C
C
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ELEC
X X X X X X X X X X X X X X X X
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W
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GG8" SS8" SS 8" SS 8" SS 8" SS 8" SS 8" SS 8" SS
S
8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SSXXXXXXXX X X X X X X X X X X X X X X X X6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" WELECUD UD UD
FT
EEEEE GGG26'
FL-FL
PROPOSED 2' CONCRETE PAN
5' SIDEWALKPROPOSED UNDERDRAIN
PROPOSED POND
OUTLET STRUCTURE
PROPOSED WATER
METER (TYP.)
EXISTING 8"
SANITARY SEWER
EXISTING
CONCRETE PAN
EXISTING 8"
SANITARY SEWER
PROPOSED 2'
CONCRETE PAN
EXISTING 6"
WATER
EXISTING 8"
SANITARY SEWER
EXISTING
ELECTRIC LINES
(TYP.)EXISTING GAS
LINE (TYP.)
EXISTING
BUILDINGS (TYP.)
EXISTING 6'
CONCRETE PAN
EXISTING FIRE
HYDRANT
EXISTING 2'
CONCRETE PAN
EXISTING CABLE TV
LINE (TYP.)
PROPOSED
SANITARY
SERVICE (TYP.)
±24'
FL-FL (TYP.)IMPALA CIRCLE5' SIDEWALKEXISTING CABLE TV
LINE (TYP.)
EXISTING CABLE TV
LINE (TYP.)
PROPOSED
STORM DRAIN
3' CONCRETE TRAIL
3' C
O
N
C
R
E
T
E
T
R
AI
L
PROPOSED LANDSCAPE
WALL W/ HANDRAIL PROPOSED LANDSCAPE
WALL W/ HANDRAIL
PROPOSED LANDSCAPE
WALL W/ HANDRAIL
DETENTION
POND 1
RAIN GARDEN
BIOMEDIA AREA
EXISTING
SIDEWALK
CULVERT
EXISTING HEADWALL
& OVERFLOW WEIR
OWNER:
TRISSELL, NICOLE/COGELL,
CHRISTOPHER
408 S IMPALA DR.
OWNER:
VON STROHEIM, ERICH
2310 W MULBERRY ST.
OWNER:
VILLAGES, LTD.
400 IMPALA CIR.
OWNER:
POUDRE R-1 SCHOOL DISTRICT
OWNER:
BAILEY, MICHAEL
2213 WOODFORD CT.
OWNER:
HAUAN, JAMES P/PATRICIA A
2212 WOODFORD CT.
OWNER:
SIKORSKI, MITCHELL ANDREW
2213 W MAGNOLIA CT.
OWNER:
STEADMAN, VIVIAN LOUISE
2212 W MAGNOLIA CT.
OWNER:
VILLAGES, LTD.
400 IMPALA CIR.
PROPOSED FIRE
SERVICE (TYP.)
24' PUBLIC ACCESS &
EMERGENCY
ACCESS EASEMENT
24' PUBLIC ACCESS &
EMERGENCY
ACCESS EASEMENT
PROPOSED 18' WIDE
OVERFLOW WEIR
PROPOSED
TRANSFORMER (TYP.)
ADJUST MANHOLE RIM
TO MATCH FLUSH ISLAND
EASEMENT
EXCLUSION
EASEMENT
EXCLUSION
EASEMENT
EXCLUSIONEASEMENT
EXCLUSION8.5' SIDEWALK30'
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
NORTH
( IN FEET )
1 inch = ft.
Feet02020
20
40 60
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 CITY OF FORT COLLINS UTILITY
SPECIFICATIONS, LATEST EDITION.
3.ALL SEWER CONSTRUCTION SHALL BE PER CITY OF FORT COLLINS UTILITY
SPECIFICATIONS, LATEST EDITION.
4.ALL WATER FITTINGS AND VALVES ARE ONLY GRAPHICALLY REPRESENTED AND ARE
NOT TO SCALE.
5.ALL WATERLINES SHALL HAVE 4.5'-5.5' 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 CITY OF FORT COLLINS ENGINEERING INSPECTOR. ALL
REPAIRS TO BE IN ACCORDANCE WITH CITY OF 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
PREVENT LIDS BEING LOCATED WITHIN VEHICLE OR BICYCLE WHEEL PATHS.
11.CONTRACTOR SHALL COORDINATE TIMING OF UTILITY INSTALLATIONS WITHIN
IMPALA DRIVE WITH CITY OF FORT COLLINS TRAFFIC OPERATIONS IN ORDER TO
MINIMIZE DISRUPTION OF TRAFFIC IN SCHOOL ZONE.
12.CONTRACTOR SHALL COORDINATE TIMING OF IRRIGATION LINE RELOCATION WITH
CITY OF FORT COLLINS PARKS DEPARTMENT IN ORDER TO PREVENT SERVICE
DISRUPTION DURING PERIODS OF HIGH DEMAND.
EXISTING LOT LINE
EASEMENT LINE
SPROPOSED SEWER SERVICE
WPROPOSED WATER SERVICE
EXISTING 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 FIRE HYDRANT
EXISTING FIRE HYDRANT
PROPERTY BOUNDARY
EXISTING TELEPHONE PEDESTAL
PROPOSED STREET LIGHT
SS
PROPOSED LOT LINE
EXISTING ROW
EXISTING CABLE CTV
W
KEYMAP
UP
SheetIMPALA REDEVELOPMENTThese 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 SETof 18
MATCH LINE - SEE SHEET C 303
C 302UTILITY PLAN 11
MATCH LINE - SEE SHEET C 301
C 301
C 302
C 303
CTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVGGGGGGG
G
G
G
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CTVCTVCTVCTV
CTVCTVCTVCTVCTV
CTVCTVCTVCTVCTV
CTV
CTV CTV CTVCTV
CTV CTVCTVCTVEEE E
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E E EEE E E
GGGGGXXXXXXCABLE
C
TC
C
T
C
HYDVAULT
F.O.XXXXXXXXXXXXXXXXXXXXXXG
G
G
G
G
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E
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S
8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SS8" SSIRR IRRIRRIRRIRRIRRIRR IRR IRR IRR IRR IRR IRR IRR
IRR
IRR
IRR
IRR
IRR
IRR
IRR
C
D
SS
D
10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS 10" SS
ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST STSTSTCTVCTVCTVCTVCTVCTVCTVCTVCTVGGGGGGGGGGFOFOFOFOFOFOFOFOFOFOFOFO
FOEEEEE
E
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" W 8" W 8" W 8" W 8" W 8" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" W6" WELECSGGGGGGGWFEEEEEEEEEEEEEEET
WEST MULBERRY STREET
PROPOSED LANDSCAPE
WALL W/ HANDRAIL
6' SIDEWALKEASEMENT
EXCLUSION
PROPOSED
STORM DRAIN
EXISTING 15"
STORM DRAIN
PROPOSED
SANITARY SERVICE
PROPOSED
WATER SERVICE
EXISTING 8"
SANITARY SEWER
EXISTING 6"
WATER
EXISTING 8"
SANITARY SEWER
PROPOSED 3' SIDEWALK
CULVERT
EXISTING 36"
STORM DRAIN
EXISTING
GAS LINE
EXISTING 10"
SANITARY
SEWER
EXISTING 8"
WATER
EXISTING
BUILDINGS (TYP.)
EXISTING FIBER
OPTIC LINE
EXISTING 2'
CONCRETE PAN
EXISTING
SANITARY SEWER
MANHOLE (TYP.)
EXISTING CABLE TV
LINE (TYP.)
10' CITY OF FORT COLLINS
PARKS DEPT. IRRIGATION
LATERAL EASEMENT
51.5' EMERGENCY ACCESS
EASEMENT
PROPOSED GAS LINE
RELOCATION
EXISTING STORM
DRAIN MANHOLE (TYP.)
EXISTING 18" CLAY
IRRIGATION LINE (APPROX.)
OWNED BY CITY OF FORT COLLINS
PARKS DEPARTMENT
PROPOSED RIP-RAP
RUNDOWN
DETENTION
POND 2
OWNER:
VON STROHEIM, ERICH
2310 W MULBERRY ST.
OWNER:
EMPIRE GRANGE 148
2306 W MULBERRY ST.
OWNER:
KEELER, JACK LEE/ GAIL, MARGARET
2302 W MULBERRY ST.
OWNER:
RICKETTS, THERESA A.
2300 W MULBERRY ST.
OWNER:
VILLAGES, LTD.
400 IMPALA CIR.
OWNER:
SIKORSKI, MITCHELL ANDREW
2213 W MAGNOLIA CT.
OWNER:
GODING, BRYAN T.
2218 W MULBERRY ST.
OWNER:
VILLAGES, LTD.
400 IMPALA CIR.
PROPOSED 2'
SIDEWALK CHASE
24' PUBLIC ACCESS &
EMERGENCY
ACCESS EASEMENT
6'CONCRETE TRAIL6'CONCRETE TRAILPROPOSED FIRE
SERVICE
PROPOSED HEADWALL W/
WATER QUALITY PLATE
PROPOSED WATER
METER
EXISTING HEADWALL
& OVERFLOW WEIR
ADJUST MANHOLE RIM
TO MATCH FLUSH ISLAND
EASEMENT
EXCLUSIONEASEMENT
EXCLUSION
24' EMERGENCY
ACCESS EASEMENT
FOR REFERENCE:
REPLACEMENT OF IRRIGATION LATERAL
BY CITY OF FORT COLLINS PARKS DEPT.
POSSIBLE DURING CONSTRUCTION
CONTRACTOR TO COORDINATE WITH
CITY OF FORT COLLINS
NORTH
( IN FEET )
1 inch = ft.
Feet02020
20
40 60
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 CITY OF FORT COLLINS UTILITY
SPECIFICATIONS, LATEST EDITION.
3.ALL SEWER CONSTRUCTION SHALL BE PER CITY OF FORT COLLINS UTILITY
SPECIFICATIONS, LATEST EDITION.
4.ALL WATER FITTINGS AND VALVES ARE ONLY GRAPHICALLY REPRESENTED AND ARE
NOT TO SCALE.
5.ALL WATERLINES SHALL HAVE 4.5'-5.5' 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 CITY OF FORT COLLINS ENGINEERING INSPECTOR. ALL
REPAIRS TO BE IN ACCORDANCE WITH CITY OF 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
PREVENT LIDS BEING LOCATED WITHIN VEHICLE OR BICYCLE WHEEL PATHS.
11.CONTRACTOR SHALL COORDINATE TIMING OF UTILITY INSTALLATIONS WITHIN
IMPALA DRIVE WITH CITY OF FORT COLLINS TRAFFIC OPERATIONS IN ORDER TO
MINIMIZE DISRUPTION OF TRAFFIC IN SCHOOL ZONE.
12.CONTRACTOR SHALL COORDINATE TIMING OF IRRIGATION LINE RELOCATION WITH
CITY OF FORT COLLINS PARKS DEPARTMENT IN ORDER TO PREVENT SERVICE
DISRUPTION DURING PERIODS OF HIGH DEMAND.
EXISTING LOT LINE
EASEMENT LINE
SPROPOSED SEWER SERVICE
WPROPOSED WATER SERVICE
EXISTING 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 FIRE HYDRANT
EXISTING FIRE HYDRANT
PROPERTY BOUNDARY
EXISTING TELEPHONE PEDESTAL
PROPOSED STREET LIGHT
SS
PROPOSED LOT LINE
EXISTING ROW
EXISTING CABLE CTV
W
KEYMAP
UP
SheetIMPALA REDEVELOPMENTThese 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 SETof 18
MATCH LINE - SEE SHEET C 302
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 12
C 301
C 302
C 303
UD
XXX X X X X X
XXXXXXXXXXXXXXXXXXXXXD
D
D
ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST STSTXXXXXXXXXXXXXXXXSOUTH IMPALA DRIVEWEST MULBERRY STREET
IMPALA CIRCLE
EASEMENT
EXCLUSION EASEMENT
EXCLUSION
EASEMENT
EXCLUSION
EASEMENT
EXCLUSION
26' PUBLIC ACCESS &
EMERGENCY ACCESS
EASEMENT
26' PUBLIC ACCESS &
EMERGENCY ACCESS
EASEMENT
±31'
FL-FL (TYP.)
26'
FL-FL
PROPOSED LANDSCAPE
WALL W/ HANDRAIL
PROPOSED 2'
CONCRETE PAN
PROPOSED
UNDERDRAIN
PROPOSED POND
OUTLET STRUCTURE
PROPOSED
STORM DRAIN
EXISTING 15"
STORM DRAIN
OLIVE STREET
FFE=96.15
FFE=95.48
FFE=93.92
FFE=92.92
FFE=91.42
FFE=86.02
RAIN GARDEN
BIOMEDIA AREA
DETENTION
POND 1
24' PUBLIC ACCESS &
EMERGENCY ACCESS
EASEMENT
24' PUBLIC ACCESS &
EMERGENCY ACCESS
EASEMENT
IMPALA CIRCLE
EXISTING DRAINAGE
OUTFALL
PROPOSED 3'
SIDEWALK CULVERT
EXISTING 36"
STORM DRAIN
DETENTION
POND 2
PROPOSED 2'
CONCRETE PAN
PROPOSED 3'
CONCRETE RUNDOWN
W/ FOREBAY
PROPOSED RIP-RAP
RUNDOWN
FFE=93.73
EXISTING
CONCRETE PAN
EXISTING
CONCRETE PAN
EXISTING
SIDEWALK
CULVERT
PROPOSED
LANDSCAPE WALL
W/ HANDRAIL
PROPOSED
LANDSCAPE WALL
W/ HANDRAIL
PROPOSED
LANDSCAPE WALL
W/ HANDRAIL
PROPOSED
3' SIDEWALK
CULVERT
OWNER:
TRISSELL, NICOLE/COGELL,
CHRISTOPHER
408 S IMPALA DR.
OWNER:
VON STROHEIM, ERICH
2310 W MULBERRY ST.
OWNER:
EMPIRE
GRANGE 148
2306 W
MULBERRY ST.
OWNER:
KEELER, JACK
LEE/ GAIL,
MARGARET
2302 W
MULBERRY ST.
OWNER:
RICKETTS,
THERESA A.
2300 W
MULBERRY ST.
OWNER:
VILLAGES, LTD.
400 IMPALA
CIR.
OWNER:
POUDRE R-1 SCHOOL DISTRICT
OWNER:
POUDRE R-1 SCHOOL DISTRICT
OWNER:
BAILEY, MICHAEL
2213 WOODFORD CT.
OWNER:
HAUAN, JAMES P/
PATRICIA A
2212 WOODFORD CT.
OWNER:
SIKORSKI, MITCHELL
ANDREW
2213 W MAGNOLIA CT.
OWNER:
GODING, BRYAN T.
2218 W MULBERRY ST.
OWNER:
STEADMAN, VIVIAN LOUISE
2212 W MAGNOLIA CT.
PROPOSED HEADWALL
W/ WATER QUALITY PLATE
24' PUBLIC ACCESS &
EMERGENCY
ACCESS EASEMENT
24' PUBLIC ACCESS &
EMERGENCY
ACCESS EASEMENT
BLANKET
DRAINAGE & UTILITY
EASEMENT
(2) 6' CONCRETE TRAILS
PROPOSED 18' WIDE
OVERFLOW WEIR
EASEMENT
EXCLUSION
EASEMENT
EXCLUSION
EASEMENT
EXCLUSION
EASEMENT
EXCLUSION
FFE=92.23
PROPOSED ROCK
WALL STEPS
NORTH
( IN FEET )
1 inch = ft.
Feet05050
50
100 150
SheetIMPALA REDEVELOPMENTThese 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 SETof 18
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 400OVERALL GRADING PLAN 13
PROPOSED CONTOUR
EXISTING STORM SEWER
PROPOSED STORM SEWER
PROPOSED SWALE
EXISTING CONTOUR
PROPOSED CURB & GUTTER
PROPERTY BOUNDARY
PROPOSED SPOT ELEVATION
PROPOSED SLOPES
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 FOR ALL
UNKNOWN UNDERGROUND UTILITIES.
2.REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
3.ALL PROJECT DATA IS ON VERTICAL DATUM; NAVD88. SEE COVER SHEET FOR
BENCHMARK REFERENCES.
4.ALL CURB SPOTS SHOWN ARE FLOWLINE ELEVATIONS. ALL OTHER SPOTS ARE
FINISHED GRADE ELEVATIONS.
5.LOT GRADING IS DESIGNED FOR TYPICAL RECTANGULAR FOOTPRINT WITH
DIMENSIONS AS SHOWN HEREON. SHOULD BUILDING FOOTPRINT CHANGE,
GRADING SHALL BE ADJUSTED BY PLOT PLAN FOR THE SPECIFIC FOOTPRINT. ALL
MINIMUM OPENINGS SHALL BE A MINIMUM OF 18" ABOVE FRONT LOT ELEVATIONS
AND PLOT PLAN DESIGN SHALL MEET FHA GRADING GUIDELINES AND BUILDING
CODE REQUIREMENTS.
6.THE DEVELOPER SHALL OBTAIN A FLOODPLAIN USE PERMIT FROM THE CITY OF
FORT COLLINS AND PAY ALL APPLICABLE FLOODPLAIN USE PERMIT FEES PRIOR TO
COMMENCING ANY CONSTRUCTION ACTIVITY (BUILDING OF STRUCTURES,
GRADING, FILL, DETENTION, PONDS, BIKE PATHS, PARKING LOTS, UTILITIES,
LANDSCAPED AREAS, FLOOD CONTROL CHANNELS, ETC.) WITHIN THE CANAL
IMPORTATION FLOODPLAIN AND FLOODWAY. ALL ACTIVITIES WITHIN THE
FLOODPLAIN ARE SUBJECT TO THE REQUIREMENTS OF CHAPTER 10 OF THE FORT
COLLINS MUNICIPAL CODE.
7.CONSTRUCTION OF NEW STRUCTURES, HARD SURFACE PATHS, WALKWAYS,
DRIVEWAYS, WALLS, AND PARKING AREAS IS PROHIBITED IN THE FLOODWAY
UNLESS NO-RISE CONDITIONS ARE MET, PER SECTION 10-45 OF CITY CODE. ANY
CONSTRUCTION ACTIVITIES IN THE REGULATORY FLOODWAY MUST ALSO INCLUDE
A NO-RISE CERTIFICATION PREPARED BY A PROFESSIONAL ENGINEER LICENSED IN
COLORADO.
8.STORAGE OF EQUIPMENT AND MATERIALS (TEMPORARY OR PERMANENT) IS NOT
ALLOWED IN THE FLOODWAY.
NOTES:
PROPOSED STORM INLET
2.0%
(47.45
)
EXISTING SPOT ELEVATION
EXISTING LOT LINE
PROPOSED CONCRETE
CROSS PAN (TYP.)
33.43
EXISTING RIGHT OF WAY
PROPOSED LOT LINE
PROPOSED RIGHT OF WAY
LEGEND:
PROPOSED GRADE BREAK
KEYMAP
C 401
C 402
C 403
UD UD UD
X X X X X X XXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXFFE=96.15
FFE=92.92
FFE=93.73
FFE=91.42
FFE=93.92
FFE=95.48
IMPALA CIRCLE
SOUTH IMPALA DRIVE26' EMERGENCY
ACCESS
EASEMENT
26' PUBLIC ACCESS &
EMERGENCY
ACCESS EASEMENT
26'
FL-FL
7' SIDEWALK
6' SIDEWALK
7' SIDEWALK 6' SIDEWALK6' SIDEWALK8.5' SIDEWALK6' SIDEWALK
5' SIDEWALK8.5' SIDEWALKRAIN GARDEN
BIOMEDIA AREA
PROPOSED 6'
CONCRETE PAN PROPOSED
UNDERDRAIN
EXISTING
BUILDINGS
(TYP.)
EASEMENT
EXCLUSION
EASEMENT
EXCLUSION
EASEMENT
EXCLUSION
5' SIDEWALK24' EMERGENCY
ACCESS EASEMENT
PROPOSED 2'
CONCRETE PAN
IMPALA CIRCLE
±31'
FL-FL (TYP.)
±24'
FL-FL (TYP.)5' SIDEWALKPUBLIC ACCESS
EASEMENT
(WIDTH VARIES)
3' CONCRETE TRAIL
PROPOSED LANDSCAPE
WALL W/ HANDRAIL
PROPOSED AREA
DRAIN (TYP.)
PROPOSED AREA
DRAIN (TYP.)
PROPOSED
STORM DRAIN
PROPOSED
STORM DRAIN
ADA RAMP
W/ HANDRAILS
EXISTING 30" DRIVE-OVER
CURB & GUTTER
EXISTING VERTICAL
CURB & GUTTER
PROPOSED
SAWCUT (TYP.)
PROPOSED 2'
SIDEWALK CHASE94.519
2
.
9
3
9
5
.
4
8 95.4894.8194.8195.4896.159
5
.
5
0
94.8194.8189.290.4%
8
8
.
2
0
8
8
.
5
3
88.6090.189
0
.
6
092.8492.8888.27(88.00)(88.42)(92.69)(94.92)91.75
92.7592.7592.7591.759
0
.
7
5
9
0
.
7
5
89.441.9%1.9%0.6%94.59(94.22)1.8%0.7%PROPOSED
CHASE
PROPOSED 3'
CONCRETE PAN
W/ FOREBAY1.9%1.5%1.5%0.5%0.7%0.5%88.450.
6
%
1.8%2.2%2.7%0.7%(0.2%)10.4%
5.1%
3.1%2.0%1.9%2.0%
4.4%
0.6%86.3484.84PROPOSED
CHASE
84.5886.4087.90(88.31)OWNER:
POUDRE R-1 SCHOOL DISTRICT
OWNER:
POUDRE R-1 SCHOOL DISTRICT
OWNER: TRISSELL, NICOLE/COGELL, CHRISTOPHER
408 S IMPALA DR.(92.96)(93.11)(93.29)(93.64)(93.68)(93.89)(94.10)PROPOSED FENCE (TYP.)PROPOSED GATE
24' EMERGENCY
ACCESS EASEMENT
87.40
87.4087.90
PROPOSED 18' WIDE
OVERFLOW WEIR
FFE=92.23
EASEMENT
EXCLUSION93.7393.739
0
.
9
2
92.23ADA RAMP
W/ HANDRAILS
PROPOSED
ROCK WALL STEPS
NORTH
( IN FEET )
1 inch = ft.
Feet02020
20
40 60
KEYMAP
UP
SheetIMPALA REDEVELOPMENTThese 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 SETof 18
PROPOSED CONTOUR
EXISTING STORM SEWER
PROPOSED STORM SEWER
PROPOSED SWALE
EXISTING CONTOUR
PROPOSED CURB & GUTTER
PROPERTY BOUNDARY
PROPOSED SPOT ELEVATION
PROPOSED SLOPES
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 FOR ALL
UNKNOWN UNDERGROUND UTILITIES.
2.REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
3.ALL PROJECT DATA IS ON VERTICAL DATUM; NAVD88. SEE COVER SHEET FOR
BENCHMARK REFERENCES.
4.ALL CURB SPOTS SHOWN ARE FLOWLINE ELEVATIONS. ALL OTHER SPOTS ARE
FINISHED GRADE ELEVATIONS.
5.LOT GRADING IS DESIGNED FOR TYPICAL RECTANGULAR FOOTPRINT WITH
DIMENSIONS AS SHOWN HEREON. SHOULD BUILDING FOOTPRINT CHANGE,
GRADING SHALL BE ADJUSTED BY PLOT PLAN FOR THE SPECIFIC FOOTPRINT. ALL
MINIMUM OPENINGS SHALL BE A MINIMUM OF 18" ABOVE FRONT LOT ELEVATIONS
AND PLOT PLAN DESIGN SHALL MEET FHA GRADING GUIDELINES AND BUILDING
CODE REQUIREMENTS.
6.THE DEVELOPER SHALL OBTAIN A FLOODPLAIN USE PERMIT FROM THE CITY OF
FORT COLLINS AND PAY ALL APPLICABLE FLOODPLAIN USE PERMIT FEES PRIOR TO
COMMENCING ANY CONSTRUCTION ACTIVITY (BUILDING OF STRUCTURES,
GRADING, FILL, DETENTION, PONDS, BIKE PATHS, PARKING LOTS, UTILITIES,
LANDSCAPED AREAS, FLOOD CONTROL CHANNELS, ETC.) WITHIN THE CANAL
IMPORTATION FLOODPLAIN AND FLOODWAY. ALL ACTIVITIES WITHIN THE
FLOODPLAIN ARE SUBJECT TO THE REQUIREMENTS OF CHAPTER 10 OF THE FORT
COLLINS MUNICIPAL CODE.
7.CONSTRUCTION OF NEW STRUCTURES, HARD SURFACE PATHS, WALKWAYS,
DRIVEWAYS, WALLS, AND PARKING AREAS IS PROHIBITED IN THE FLOODWAY
UNLESS NO-RISE CONDITIONS ARE MET, PER SECTION 10-45 OF CITY CODE. ANY
CONSTRUCTION ACTIVITIES IN THE REGULATORY FLOODWAY MUST ALSO INCLUDE
A NO-RISE CERTIFICATION PREPARED BY A PROFESSIONAL ENGINEER LICENSED IN
COLORADO.
8.STORAGE OF EQUIPMENT AND MATERIALS (TEMPORARY OR PERMANENT) IS NOT
ALLOWED IN THE FLOODWAY.
NOTES:
PROPOSED STORM INLET
2.0%
(47.45
)
EXISTING SPOT ELEVATION
EXISTING LOT LINE
PROPOSED CONCRETE
CROSS PAN (TYP.)
33.43
EXISTING RIGHT OF WAY
PROPOSED LOT LINE
PROPOSED RIGHT OF WAY
LEGEND:
PROPOSED GRADE BREAK
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
MATCH LINE - SEE SHEET C 402
C 401GRADING PLAN 14
C 401
C 402
C 403
UD UD UD
X X X X X X X X X X X X X X X X
XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X26'
FL-FL 5' SIDEWALK8.5' SIDEWALKDETENTION
POND 1
RAIN GARDEN
BIOMEDIA AREA
PROPOSED 6'
CONCRETE PAN PROPOSED
UNDERDRAIN
PROPOSED 2'
CONCRETE PAN
PROPOSED
STORM DRAIN
EXISTING
BUILDINGS
(TYP.)
EXISTING
BUILDINGS
(TYP.)
EXISTING 2'
CONCRETE PAN
EXISTING 2'
CONCRETE PAN5' SIDEWALKPROPOSED 2'
CONCRETE PAN
IMPALA CIRCLE±24'
FL-FL (TYP.)
3' CONCRETE TRAIL
3' C
O
N
C
R
E
T
E
T
R
AI
L
PROPOSED LANDSCAPE
WALL W/ HANDRAIL
PROPOSED LANDSCAPE
WALL W/ HANDRAIL
PROPOSED LANDSCAPE
WALL W/ HANDRAIL
PROPOSED 2'
SIDEWALK CHASE
8
8
.
2
088.5388.6088.27(88.00)(88.42)89.44PROPOSED 3'
CONCRETE PAN
W/ FOREBAY1.5%1.5%0.5%0.7%0.5%88.450.
6
%
2.0%
0.6%86.3484.840.5
%0.5%3.1%
PROPOSED OUTLET
STRUCTURE
EXISTING
OVERFLOW WEIR(0.2%)(1.0%)84.518
5
.
5
1
87.0485.54(84.48)8
2
.
7
1
8
4
.
5
8
(84.72)86.4087.90(8
6
.
8
2
)
(8
6
.
5
4
)(0.3%)EXISTING VERTICAL
CURB & GUTTER(88.31)OWNER:
TRISSELL, NICOLE/COGELL,
CHRISTOPHER
408 S IMPALA DR.
OWNER:
VON STROHEIM, ERICH
2310 W MULBERRY ST.
OWNER:
VILLAGES, LTD.
400 IMPALA CIR.
OWNER:
POUDRE R-1 SCHOOL DISTRICT
OWNER:
BAILEY, MICHAEL
2213 WOODFORD CT.
OWNER:
HAUAN, JAMES P/PATRICIA A
2212 WOODFORD CT.
OWNER:
SIKORSKI, MITCHELL ANDREW
2213 W MAGNOLIA CT.
OWNER:
STEADMAN, VIVIAN LOUISE
2212 W MAGNOLIA CT.
OWNER:
VILLAGES, LTD.
400 IMPALA CIR.
EXISTING SIDEWALK
CULVERT
PROPOSED 6"
VERTICAL CURB
24' EMERGENCY
ACCESS EASEMENT
24' PUBLIC ACCESS &
EMERGENCY
ACCESS EASEMENT
EXISTING 15' UTILITY
EASEMENT
REC. NO. 20100011476
EXISTING 20' DRAINAGE &
UTILTY EASEMENT
REC. NO. 20100011476
EXISTING ACCESS, DRAINAGE, &
UTILITY EASEMENT
REC. NO. 20100011476
87.40
87.4087.90
PROPOSED 18' WIDE
OVERFLOW WEIR
EASEMENT
EXCLUSION
EASEMENT
EXCLUSION
EASEMENT
EXCLUSIONEASEMENT
EXCLUSION
NORTH
( IN FEET )
1 inch = ft.
Feet02020
20
40 60
KEYMAP
UP
SheetIMPALA REDEVELOPMENTThese 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 SETof 18
PROPOSED CONTOUR
EXISTING STORM SEWER
PROPOSED STORM SEWER
PROPOSED SWALE
EXISTING CONTOUR
PROPOSED CURB & GUTTER
PROPERTY BOUNDARY
PROPOSED SPOT ELEVATION
PROPOSED SLOPES
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 FOR ALL
UNKNOWN UNDERGROUND UTILITIES.
2.REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
3.ALL PROJECT DATA IS ON VERTICAL DATUM; NAVD88. SEE COVER SHEET FOR
BENCHMARK REFERENCES.
4.ALL CURB SPOTS SHOWN ARE FLOWLINE ELEVATIONS. ALL OTHER SPOTS ARE
FINISHED GRADE ELEVATIONS.
5.LOT GRADING IS DESIGNED FOR TYPICAL RECTANGULAR FOOTPRINT WITH
DIMENSIONS AS SHOWN HEREON. SHOULD BUILDING FOOTPRINT CHANGE,
GRADING SHALL BE ADJUSTED BY PLOT PLAN FOR THE SPECIFIC FOOTPRINT. ALL
MINIMUM OPENINGS SHALL BE A MINIMUM OF 18" ABOVE FRONT LOT ELEVATIONS
AND PLOT PLAN DESIGN SHALL MEET FHA GRADING GUIDELINES AND BUILDING
CODE REQUIREMENTS.
6.THE DEVELOPER SHALL OBTAIN A FLOODPLAIN USE PERMIT FROM THE CITY OF
FORT COLLINS AND PAY ALL APPLICABLE FLOODPLAIN USE PERMIT FEES PRIOR TO
COMMENCING ANY CONSTRUCTION ACTIVITY (BUILDING OF STRUCTURES,
GRADING, FILL, DETENTION, PONDS, BIKE PATHS, PARKING LOTS, UTILITIES,
LANDSCAPED AREAS, FLOOD CONTROL CHANNELS, ETC.) WITHIN THE CANAL
IMPORTATION FLOODPLAIN AND FLOODWAY. ALL ACTIVITIES WITHIN THE
FLOODPLAIN ARE SUBJECT TO THE REQUIREMENTS OF CHAPTER 10 OF THE FORT
COLLINS MUNICIPAL CODE.
7.CONSTRUCTION OF NEW STRUCTURES, HARD SURFACE PATHS, WALKWAYS,
DRIVEWAYS, WALLS, AND PARKING AREAS IS PROHIBITED IN THE FLOODWAY
UNLESS NO-RISE CONDITIONS ARE MET, PER SECTION 10-45 OF CITY CODE. ANY
CONSTRUCTION ACTIVITIES IN THE REGULATORY FLOODWAY MUST ALSO INCLUDE
A NO-RISE CERTIFICATION PREPARED BY A PROFESSIONAL ENGINEER LICENSED IN
COLORADO.
8.STORAGE OF EQUIPMENT AND MATERIALS (TEMPORARY OR PERMANENT) IS NOT
ALLOWED IN THE FLOODWAY.
NOTES:
PROPOSED STORM INLET
2.0%
(47.45
)
EXISTING SPOT ELEVATION
EXISTING LOT LINE
PROPOSED CONCRETE
CROSS PAN (TYP.)
33.43
EXISTING RIGHT OF WAY
PROPOSED LOT LINE
PROPOSED RIGHT OF WAY
LEGEND:
PROPOSED GRADE BREAK
MATCH LINE - SEE SHEET C 403
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 402GRADING PLAN 15
MATCH LINE - SEE SHEET C 401
C 401
C 402
C 403
XXXXXXXXXXXXXXXXXXXXXXXXXXXXD
D
ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST STSTST975085 (NAVD88)5084 (NAVD88)5083 (NAVD88)5082 (NAVD88)FFE=86.02
WEST MULBERRY STREET
5' SIDEWALK6' SIDEWALK6' CONCRETE TRAILDETENTION
POND 2
PROPOSED
STORM DRAIN
EXISTING
BUILDINGS
(TYP.)
PROPOSED 3'
SIDEWALK CULVERT
EXISTING 2'
CONCRETE PAN
EXISTING 15"
STORM DRAIN
EXISTING 36"
STORM DRAIN
EASEMENT
EXCLUSION
PROPOSED RIP-RAP
RUNDOWN
24' PUBLIC ACCESS &
EMERGENCY ACCESS
EASEMENT
EXISTING HEADWALL
& OVERFLOW WEIR(86.82)(8
6
.
5
4
)
PROPOSED
SAWCUT 83.298
5
.
3
5 84.508
5
.
3
5
(82.81)8
5
.
3
5 85.3585.3584.87(84.62)84.
3
3 81.33(0.2%)(4.1%)(1.7%)(0.3%)2.4%(1.0%)
1.3%1.4%(1.4%)(0.9%)PROPOSED
SAWCUT
TIE IN TO EXISTING
5' SIDEWALK
EXISTING VERTICAL
CURB & GUTTER
EXISTING VERTICAL
CURB & GUTTER
OWNER:
VON STROHEIM, ERICH
2310 W MULBERRY ST.
OWNER:
EMPIRE GRANGE 148
2306 W MULBERRY ST.
OWNER:
KEELER, JACK LEE/ GAIL, MARGARET
2302 W MULBERRY ST.
OWNER:
RICKETTS, THERESA A.
2300 W MULBERRY ST.
OWNER:
VILLAGES, LTD.
400 IMPALA CIR.OWNER:
SIKORSKI, MITCHELL ANDREW
2213 W MAGNOLIA CT.
OWNER:
GODING, BRYAN T.
2218 W MULBERRY ST.
OWNER:
VILLAGES, LTD.
400 IMPALA CIR.
CITY OF FORT COLLINS
100-YR FLOODWAY
CITY OF FORT COLLINS
100-YR HIGH-RISK
FLOOD FRINGE
CITY OF FORT COLLINS
100-YR HIGH-RISK
FLOOD FRINGE6' CONCRETE TRAIL8
4
.
5
3 83.635083 (NAVD88)5084 (NAVD88)5085 (NAVD88)X-SEC #2303 - 5085.14' (NAVD88)X-SEC #1983 - 5081.71' (NAVD88)EXISTING VERTICAL
CURB & GUTTER
PROPOSED LANDSCAPE
WALL W/ HANDRAIL
PROPOSED HEADWALL W/
WATER QUALITY PLATE
24' PUBLIC ACCESS &
EMERGENCY
ACCESS EASEMENT
(82.33)(84.69)EXISTING 15' UTILITY
EASEMENT
REC. NO. 20100011476
EXISTING 20' DRAINAGE &
UTILTY EASEMENT
REC. NO. 20100011476
EXISTING 40' ACCESS,
UTILITY, & DRAINAGE EASEMENT
REC. NO. 20100011476
PROPOSED 2'
SIDEWALK CHASE
FOR REFERENCE:
REPLACEMENT OF IRRIGATION LATERAL
BY CITY OF FORT COLLINS PARKS DEPT.
POSSIBLE DURING CONSTRUCTION
CONTRACTOR TO COORDINATE WITH
CITY OF FORT COLLINS
10' CITY OF FORT COLLINS
PARKS DEPT. IRRIGATION
LATERAL EASEMENT
EASEMENT
EXCLUSIONEASEMENT
EXCLUSION
NORTH
( IN FEET )
1 inch = ft.
Feet02020
20
40 60
KEYMAP
UP
SheetIMPALA REDEVELOPMENTThese 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 SETof 18
PROPOSED CONTOUR
EXISTING STORM SEWER
PROPOSED STORM SEWER
PROPOSED SWALE
EXISTING CONTOUR
PROPOSED CURB & GUTTER
PROPERTY BOUNDARY
PROPOSED SPOT ELEVATION
PROPOSED SLOPES
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 FOR ALL
UNKNOWN UNDERGROUND UTILITIES.
2.REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
3.ALL PROJECT DATA IS ON VERTICAL DATUM; NAVD88. SEE COVER SHEET FOR
BENCHMARK REFERENCES.
4.ALL CURB SPOTS SHOWN ARE FLOWLINE ELEVATIONS. ALL OTHER SPOTS ARE
FINISHED GRADE ELEVATIONS.
5.LOT GRADING IS DESIGNED FOR TYPICAL RECTANGULAR FOOTPRINT WITH
DIMENSIONS AS SHOWN HEREON. SHOULD BUILDING FOOTPRINT CHANGE,
GRADING SHALL BE ADJUSTED BY PLOT PLAN FOR THE SPECIFIC FOOTPRINT. ALL
MINIMUM OPENINGS SHALL BE A MINIMUM OF 18" ABOVE FRONT LOT ELEVATIONS
AND PLOT PLAN DESIGN SHALL MEET FHA GRADING GUIDELINES AND BUILDING
CODE REQUIREMENTS.
6.THE DEVELOPER SHALL OBTAIN A FLOODPLAIN USE PERMIT FROM THE CITY OF
FORT COLLINS AND PAY ALL APPLICABLE FLOODPLAIN USE PERMIT FEES PRIOR TO
COMMENCING ANY CONSTRUCTION ACTIVITY (BUILDING OF STRUCTURES,
GRADING, FILL, DETENTION, PONDS, BIKE PATHS, PARKING LOTS, UTILITIES,
LANDSCAPED AREAS, FLOOD CONTROL CHANNELS, ETC.) WITHIN THE CANAL
IMPORTATION FLOODPLAIN AND FLOODWAY. ALL ACTIVITIES WITHIN THE
FLOODPLAIN ARE SUBJECT TO THE REQUIREMENTS OF CHAPTER 10 OF THE FORT
COLLINS MUNICIPAL CODE.
7.CONSTRUCTION OF NEW STRUCTURES, HARD SURFACE PATHS, WALKWAYS,
DRIVEWAYS, WALLS, AND PARKING AREAS IS PROHIBITED IN THE FLOODWAY
UNLESS NO-RISE CONDITIONS ARE MET, PER SECTION 10-45 OF CITY CODE. ANY
CONSTRUCTION ACTIVITIES IN THE REGULATORY FLOODWAY MUST ALSO INCLUDE
A NO-RISE CERTIFICATION PREPARED BY A PROFESSIONAL ENGINEER LICENSED IN
COLORADO.
8.STORAGE OF EQUIPMENT AND MATERIALS (TEMPORARY OR PERMANENT) IS NOT
ALLOWED IN THE FLOODWAY.
NOTES:
PROPOSED STORM INLET
2.0%
(47.45
)
EXISTING SPOT ELEVATION
EXISTING LOT LINE
PROPOSED CONCRETE
CROSS PAN (TYP.)
33.43
EXISTING RIGHT OF WAY
PROPOSED LOT LINE
PROPOSED RIGHT OF WAY
LEGEND:
PROPOSED GRADE BREAK
MATCH LINE - SEE SHEET C 402
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 403GRADING PLAN 16
C 401
C 402
C 403
XXX XXXXXX XX X
XXX
XXX
X X X X X X
XXXXXXXXXXXXXXXXXXXXXWW WW WWWWWWWWWWWWWWWWWWWWWWWWWW
WWWWWWWWWWWWWWWWWWWWWWWWWWWWWW WW
WWWWWWWWWWWWWWWWWWWW WW WWWWWWWWWW WWWWWWWWWW
WWWWIRRIRRIRR IRR IRR
IRR
IRR
IRR
D
D
D
ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST STSTXXXXXXXXXXTTTTT45088 (NAVD88)28975087 (NAVD88)5086 (NAVD88)5085 (NAVD88)5084 (NAVD88)5083 (NAVD88)5082 (NAVD88)5081 (NAVD88)5080 (NAVD88)POND 1
POND 2
100
101
OS1
IMPALA CIRCLE
SOUTH IMPALA DRIVEWEST MULBERRY STREET
IMPALA CIRCLE
OLIVE STREET
EXISTING 15"
STORM DRAIN
EXISTING 36"
STORM DRAIN
EXISTING 2'
CONCRETE PAN
EXISTING HEADWALL &
OVERFLOW WEIR
EXISTING HEADWALL &
OVERFLOW WEIR
CITY OF FORT COLLINS
100-YR FLOODWAY
CITY OF FORT COLLINS
100-YR HIGH-RISK
FLOOD FRINGE
CITY OF FORT COLLINS
100-YR HIGH-RISK
FLOOD FRINGE
OS1
200
OS2
100
OS4
102
101
OS3
X-SEC #2303 - 5085.14' (NAVD88)X-SEC #1983 - 5081.71' (NAVD88)C 500DRAINAGE EXHIBITHISTORIC17
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
NORTH
( IN FEET )
1 inch = ft.
Feet05050
50
100 150
PROPOSED CONTOUR
PROPOSED STORM SEWER
PROPOSED SWALE
EXISTING CONTOUR
PROPOSED CURB & GUTTER
PROPERTY BOUNDARY
PROPOSED INLET
A
DESIGN POINT
FLOW ARROW
DRAINAGE BASIN LABEL
DRAINAGE BASIN BOUNDARY
PROPOSED SWALE SECTION
11
NOTES:
1.REFER TO THE PRELIMINARY DRAINAGE REPORT, DATED OCTOBER 19, 2022 BY
NORTHERN ENGINEERING FOR ADDITIONAL INFORMATION.
2.THE DEVELOPER SHALL OBTAIN A FLOODPLAIN USE PERMIT FROM THE CITY OF
FORT COLLINS AND PAY ALL APPLICABLE FLOODPLAIN USE PERMIT FEES PRIOR TO
COMMENCING ANY CONSTRUCTION ACTIVITY (BUILDING OF STRUCTURES,
GRADING, FILL, DETENTION, PONDS, BIKE PATHS, PARKING LOTS, UTILITIES,
LANDSCAPED AREAS, FLOOD CONTROL CHANNELS, ETC.) WITHIN THE CANAL
IMPORTATION FLOODPLAIN AND FLOODWAY. ALL ACTIVITIES WITHIN THE
FLOODPLAIN ARE SUBJECT TO THE REQUIREMENTS OF CHAPTER 10 OF THE FORT
COLLINS MUNICIPAL CODE.
3.CONSTRUCTION OF NEW STRUCTURES, HARD SURFACE PATHS, WALKWAYS,
DRIVEWAYS, WALLS, AND PARKING AREAS IS PROHIBITED IN THE FLOODWAY
UNLESS NO-RISE CONDITIONS ARE MET, PER SECTION 10-45 OF CITY CODE. ANY
CONSTRUCTION ACTIVITIES IN THE REGULATORY FLOODWAY MUST ALSO INCLUDE
A NO-RISE CERTIFICATION PREPARED BY A PROFESSIONAL ENGINEER LICENSED IN
COLORADO.
4.STORAGE OF EQUIPMENT AND MATERIALS (TEMPORARY OR PERMANENT) IS NOT
ALLOWED IN THE FLOODWAY.
A
LEGEND:
FOR DRAINAGE REVIEW ONLY
NOT FOR CONSTRUCTION
SheetIMPALA REDEVELOPMENTThese 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 SETof 18
XXXXXXXXXXXXXXXXXXXXXXXXXX X X X
DDDSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTXXXXXXXXX X
42 8
9
7 XXXXXXOS1102200OS2101OS3100101OS1102UD200OS3OS4OS2EXISTING 10'EASEMENTIMPALA CIRCLESOUTH IMPALA DRIVEWEST MULBERRY STREETIMPALA CIRCLEOLIVE STREETDETENTIONPOND 2RAINGARDEN 1DETENTIONPOND 1EXISTING 36"STORM DRAINEXISTING 15"STORM DRAINPROPOSED 6'CONCRETE PANPROPOSED 2'CONCRETE PANPROPOSED OUTLETSTRUCTUREEXISTING 2'CONCRETE PANPROPOSED 2'SIDEWALK CULVERTPROPOSEDRIPRAP RUNDOWNPROPOSEDSTORM DRAINPROPOSED 4'CONCRETE RUNDOWNAND FORBAYPROPOSEDSTORM DRAINPROPOSED STORMDRAINOS4PROPOSED 2'CONCRETE PAN100EXISTINGHEADWALLEXISTINGHEADWALLOS5OS55088 (NAVD88)5087 (NAVD88)5086 (NAVD88)
5085 (NAVD88)
5084 (NAVD88)
5083 (NAVD88)
5082 (NAVD88)
5081 (NAVD88)
5080 (NAVD88)CITY OF FORT COLLINS100-YR FLOODWAYCITY OF FORT COLLINS100-YR HIGH-RISKFLOOD FRINGECITY OF FORT COLLINS100-YR HIGH-RISKFLOOD FRINGEX-SEC #2303 - 5085.14' (NAVD88)
X-SEC #1983 - 5081.71' (NAVD88)PROPOSEDWATERQUALITYHEADWALLPROPOSEDOVERFLOWWEIRC 501DRAINAGE EXHIBIT18CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOUDIG, GRADE, OR EXCAVATE FOR THE MARKING OFUNDERGROUND MEMBER UTILITIES.CALL UTILITY NOTIFICATION CENTER OFCOLORADOKnow what'sbelow.before you dig.CallRNORTH( IN FEET )1 inch = ft.Feet0505050100150PROPOSED CONTOURPROPOSED STORM SEWERPROPOSED SWALEEXISTING CONTOURPROPOSED CURB & GUTTERPROPERTY BOUNDARYPROPOSED INLETADESIGN POINTFLOW ARROWDRAINAGE BASIN LABELDRAINAGE BASIN BOUNDARYPROPOSED SWALE SECTION11NOTES:1.REFER TO THE PRELIMINARY DRAINAGE REPORT, DATED OCTOBER 19, 2022 BYNORTHERN ENGINEERING FOR ADDITIONAL INFORMATION.2.THE DEVELOPER SHALL OBTAIN A FLOODPLAIN USE PERMIT FROM THE CITY OFFORT COLLINS AND PAY ALL APPLICABLE FLOODPLAIN USE PERMIT FEES PRIOR TOCOMMENCING ANY CONSTRUCTION ACTIVITY (BUILDING OF STRUCTURES,GRADING, FILL, DETENTION, PONDS, BIKE PATHS, PARKING LOTS, UTILITIES,LANDSCAPED AREAS, FLOOD CONTROL CHANNELS, ETC.) WITHIN THE CANALIMPORTATION FLOODPLAIN AND FLOODWAY. ALL ACTIVITIES WITHIN THEFLOODPLAIN ARE SUBJECT TO THE REQUIREMENTS OF CHAPTER 10 OF THE FORTCOLLINS MUNICIPAL CODE.3.CONSTRUCTION OF NEW STRUCTURES, HARD SURFACE PATHS, WALKWAYS,DRIVEWAYS, WALLS, AND PARKING AREAS IS PROHIBITED IN THE FLOODWAYUNLESS NO-RISE CONDITIONS ARE MET, PER SECTION 10-45 OF CITY CODE. ANYCONSTRUCTION ACTIVITIES IN THE REGULATORY FLOODWAY MUST ALSO INCLUDEA NO-RISE CERTIFICATION PREPARED BY A PROFESSIONAL ENGINEER LICENSED INCOLORADO.4.STORAGE OF EQUIPMENT AND MATERIALS (TEMPORARY OR PERMANENT) IS NOTALLOWED IN THE FLOODWAY.ALEGEND:FOR DRAINAGE REVIEW ONLYNOT FOR CONSTRUCTIONSheetIMPALA REDEVELOPMENT These drawings are
instruments of service
provided by Northern
Engineering Services, Inc.
and are not to be used for
any type of construction
unless signed and sealed by
a Professional Engineer in
the employ of Northern
Engineering Services, Inc.NOT FOR CO
N
S
T
R
U
C
T
I
O
N
REVIEW SE
T
of 18Rational Flow Summary | Developed Basin Flow RatesBASINIDTOTAL AREA(acres)Tc2(min)Tc100(min)C2C100Q2(cfs)Q100(cfs)1002.565.05.00.730.795.3420.161010.845.05.00.310.390.743.231021.955.05.00.630.793.5015.262001.995.05.00.430.542.4410.65OS10.205.05.00.790.990.461.99OS24.9313.913.90.250.312.4010.50OS30.0410.210.20.250.310.020.09OS40.295.05.00.650.810.532.32OS50.015.05.00.951.000.040.13