HomeMy WebLinkAboutKUM & GO #0951 - FDP230009 - DOCUMENT MARKUPS - ROUND 2 - UTILITY PLANS (2)SHEET NUMBER:CPM: SDM: RDM:03/03/2023#0951 - FORT COLLINS, COKG PROJECT TEAM:949 E PROSPECT 1459 Grand AvenueDes Moines, Iowa50309P: 515-226-0128F: 515-223-9873DATE:TCDGBSCALL 811 SEVENTY-TWO HOURS PRIOR TODIGGING, GRADING OR EXCAVATING FOR THEMARKING OF UNDERGROUND MEMBER UTILITIES.DOCUMENT REVISION DATE: JULY 2013
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OF 40GENERAL NOTES1.ALL MATERIALS, WORKMANSHIP, AND CONSTRUCTION OF PUBLIC IMPROVEMENTS SHALL MEET OR EXCEEDTHE STANDARDS AND SPECIFICATIONS SET FORTH IN THE LARIMER COUNTY URBAN AREA STREETSTANDARDS AND APPLICABLE STATE AND FEDERAL REGULATIONS. WHERE THERE IS CONFLICT BETWEENTHESE PLANS AND THE SPECIFICATIONS, OR ANY APPLICABLE STANDARDS, THE MOST RESTRICTIVESTANDARD SHALL APPLY. ALL WORK SHALL BE INSPECTED AND APPROVED BY THE LOCAL ENTITY.2.ALL REFERENCES TO ANY PUBLISHED STANDARDS SHALL REFER TO THE LATEST REVISION OF SAIDSTANDARD, UNLESS SPECIFICALLY STATED OTHERWISE.3.THESE PUBLIC IMPROVEMENT CONSTRUCTION PLANS SHALL BE VALID FOR A PERIOD OF THREE YEARSFROM THE DATE OF APPROVAL BY THE LOCAL ENTITY ENGINEER. USE OF THESE PLANS AFTER THEEXPIRATION DATE WILL REQUIRE A NEW REVIEW AND APPROVAL PROCESS BY THE LOCAL ENTITY PRIOR TOCOMMENCEMENT OF ANY WORK SHOWN IN THESE PLANS.4.THE ENGINEER WHO HAS PREPARED THESE PLANS, BY EXECUTION AND/OR SEAL HEREOF, DOES HEREBYAFFIRM RESPONSIBILITY TO THE LOCAL ENTITY, AS BENEFICIARY OF SAID ENGINEER’S WORK,FOR ANYERRORS AND OMISSIONS CONTAINED IN THESE PLANS, AND APPROVAL OF THESE PLANS BY THE LOCALENTITY ENGINEER SHALL NOT RELIEVE THE ENGINEER WHO HAS PREPARED THESE PLANS OF ALL SUCHRESPONSIBILITY. FURTHER, TO THE EXTENT PERMITTED BY LAW, THE ENGINEER HEREBY AGREES TO HOLDHARMLESS AND INDEMNIFY THE LOCAL ENTITY, AND ITS OFFICERS AND EMPLOYEES, FROM AND AGAINSTALL LIABILITIES, CLAIMS, AND DEMANDS WHICH MAY ARISE FROM ANY ERRORS AND OMISSIONS CONTAINEDIN THESE PLANS.5.ALL SANITARY SEWER, STORM SEWER, AND WATER LINE CONSTRUCTION, AS WELL AS POWER AND OTHER“DRY” UTILITY INSTALLATIONS, SHALL CONFORM TO THE LOCAL ENTITY STANDARDS AND SPECIFICATIONSCURRENT AT THE DATE OF APPROVAL OF THE PLANS BY THE LOCAL ENTITY ENGINEER.6.THE TYPE, SIZE, LOCATION AND NUMBER OF ALL KNOWN UNDERGROUND UTILITIES ARE APPROXIMATEWHEN SHOWN ON THE DRAWINGS. IT SHALL BE THE RESPONSIBILITY OF THE DEVELOPER TO VERIFY THEEXISTENCE AND LOCATION OF ALL UNDERGROUND UTILITIES ALONG THE ROUTE OF THE WORK BEFORECOMMENCING NEW CONSTRUCTION. THE DEVELOPER SHALL BE RESPONSIBLE FOR UNKNOWNUNDERGROUND UTILITIES.7.THE ENGINEER SHALL CONTACT THE UTILITY NOTIFICATION CENTER OF COLORADO (UNCC) AT1-800-922-1987, AT LEAST 2 WORKING DAYS PRIOR TO BEGINNING EXCAVATION OR GRADING, TO HAVE ALLREGISTERED UTILITY LOCATIONS MARKED. OTHER UNREGISTERED UTILITY ENTITIES (I.E. DITCH / IRRIGATIONCOMPANY) ARE TO BE LOCATED BY CONTACTING THE RESPECTIVE REPRESENTATIVE. UTILITY SERVICELATERALS ARE ALSO TO BE LOCATED PRIOR TO BEGINNING EXCAVATION OR GRADING. IT SHALL BE THERESPONSIBILITY OF THE DEVELOPER TO RELOCATE ALL EXISTING UTILITIES THAT CONFLICT WITH THEPROPOSED IMPROVEMENTS SHOWN ON THESE PLANS.8.THE DEVELOPER SHALL BE RESPONSIBLE FOR PROTECTING ALL UTILITIES DURING CONSTRUCTION AND FORCOORDINATING 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 ISREQUIRED, THE DEVELOPER SHALL COORDINATE WITH THE ENGINEER TO MODIFY THE DESIGNMODIFICATION(S) MUST BE APPROVED BY THE LOCAL ENTITY PRIOR TO BEGINNING CONSTRUCTION.10.THE DEVELOPER SHALL COORDINATE AND COOPERATE WITH THE LOCAL ENTITY, AND ALL UTILITYCOMPANIES INVOLVED, TO ASSURE THAT THE WORK IS ACCOMPLISHED IN A TIMELY FASHION AND WITH AMINIMUM DISRUPTION OF SERVICE. THE DEVELOPER SHALL BE RESPONSIBLE FOR CONTACTING, INADVANCE, ALL PARTIES AFFECTED BY ANY DISRUPTION OF ANY UTILITY SERVICE AS WELL AS THE UTILITYCOMPANIES.11.NO WORK MAY COMMENCE WITHIN ANY PUBLIC STORM WATER, SANITARY SEWER OR POTABLE WATERSYSTEM UNTIL THE DEVELOPER NOTIFIES THE UTILITY PROVIDER. NOTIFICATION SHALL BE A MINIMUM OF 2WORKING DAYS PRIOR TO COMMENCEMENT OF ANY WORK. AT THE DISCRETION OF THE WATER UTILITYPROVIDER, 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 MINIMIZEPOTENTIAL UTILITY CONFLICTS. IN GENERAL, STORM SEWER AND SANITARY SEWER SHOULD BECONSTRUCTED 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 UNLESSOTHERWISE NOTED IN THE PLANS AND APPROVED BY THE WATER UTILITY.14.A STATE CONSTRUCTION DEWATERING WASTEWATER DISCHARGE PERMIT IS REQUIRED IF DEWATERING ISREQUIRED IN ORDER TO INSTALL UTILITIES OR WATER IS DISCHARGED INTO A STORM SEWER, CHANNEL,IRRIGATION DITCH OR ANY WATERS OF THE UNITED STATES.15.THE DEVELOPER SHALL COMPLY WITH ALL TERMS AND CONDITIONS OF THE COLORADO PERMIT FOR STORMWATER DISCHARGE (CONTACT COLORADO DEPARTMENT OF HEALTH, WATER QUALITY CONTROL DIVISION,(303) 692-3590), THE STORM WATER MANAGEMENT PLAN, AND THE EROSION CONTROL PLAN.16.THE LOCAL ENTITY SHALL NOT BE RESPONSIBLE FOR THE MAINTENANCE OF STORM DRAINAGE FACILITIESLOCATED ON PRIVATE PROPERTY. MAINTENANCE OF ONSITE DRAINAGE FACILITIES SHALL BE THERESPONSIBILITY OF THE PROPERTY OWNER(S).17.PRIOR TO FINAL INSPECTION AND ACCEPTANCE BY THE LOCAL ENTITY, CERTIFICATION OF THE DRAINAGEFACILITIES, BY A REGISTERED ENGINEER, MUST BE SUBMITTED TO AND APPROVED BY THE STORMWATERUTILITY DEPARTMENT. CERTIFICATION SHALL BE SUBMITTED TO THE STORMWATER UTILITY DEPARTMENT ATLEAST 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 UTILITYDEPARTMENT AT LEAST TWO WEEKS PRIOR TO THE RELEASE OF ANY BUILDING PERMITS IN EXCESS OFTHOSE ALLOWED PRIOR TO CERTIFICATION PER THE DEVELOPMENT AGREEMENT.18.THE LOCAL ENTITY SHALL NOT BE RESPONSIBLE FOR ANY DAMAGES OR INJURIES SUSTAINED IN THISDEVELOPMENT AS A RESULT OF GROUNDWATER SEEPAGE, WHETHER RESULTING FROM GROUNDWATERFLOODING, STRUCTURAL DAMAGE OR OTHER DAMAGE UNLESS SUCH DAMAGE OR INJURIES ARE SUSTAINEDAS A RESULT OF THE LOCAL ENTITY FAILURE TO PROPERLY MAINTAIN ITS WATER, WASTEWATER, AND/ORSTORM DRAINAGE FACILITIES IN THE DEVELOPMENT.19.ALL RECOMMENDATIONS OF THE FINAL DRAINAGE REPORT FOR THE PROJECT SHALL BE FOLLOWED ANDIMPLEMENTED.20.TEMPORARY EROSION CONTROL DURING CONSTRUCTION SHALL BE PROVIDED AS SHOWN ON THE EROSIONCONTROL PLAN. ALL EROSION CONTROL MEASURES SHALL BE MAINTAINED IN GOOD REPAIR BY THEDEVELOPER, UNTIL SUCH TIME AS THE ENTIRE DISTURBED AREAS IS STABILIZED WITH HARD SURFACE ORLANDSCAPING.21.THE DEVELOPER SHALL BE RESPONSIBLE FOR INSURING THAT NO MUD OR DEBRIS SHALL BE TRACKEDONTO THE EXISTING PUBLIC STREET SYSTEM. MUD AND DEBRIS MUST BE REMOVED WITHIN 24 HOURS BY ANAPPROPRIATE MECHANICAL METHOD (I.E. MACHINE BROOM SWEEP, LIGHT DUTY FRONT-END LOADER, ETC.)OR AS APPROVED BY THE LOCAL ENTITY STREET INSPECTOR.22.NO WORK MAY COMMENCE WITHIN ANY IMPROVED OR UNIMPROVED PUBLIC RIGHT-OF-WAY UNTIL ARIGHT-OF-WAY PERMIT OR DEVELOPMENT CONSTRUCTION PERMIT IS OBTAINED, IF APPLICABLE.23.THE DEVELOPER SHALL BE RESPONSIBLE FOR OBTAINING ALL NECESSARY PERMITS FOR ALL APPLICABLEAGENCIES PRIOR TO COMMENCEMENT OF CONSTRUCTION. THE DEVELOPER SHALL NOTIFY THE LOCALENTITY ENGINEERING INSPECTOR (FORT COLLINS - 221-6605) AND THE LOCAL ENTITY EROSION CONTROLINSPECTOR (FORT COLLINS – 221-6700) AT LEAST 2 WORKING DAYS PRIOR TO THE START OF ANY EARTHDISTURBING ACTIVITY, OR CONSTRUCTION ON ANY AND ALL PUBLIC IMPROVEMENTS. IF THE LOCAL ENTITYENGINEER IS NOT AVAILABLE AFTER PROPER NOTICE OF CONSTRUCTION ACTIVITY HAS BEEN PROVIDED,THE DEVELOPER MAY COMMENCE WORK IN THE ENGINEER ABSENCE. HOWEVER, THE LOCAL ENTITYRESERVES THE RIGHT NOT TO ACCEPT THE IMPROVEMENT IF SUBSEQUENT TESTING REVEALS ANIMPROPER INSTALLATION.24.THE DEVELOPER SHALL BE RESPONSIBLE FOR OBTAINING SOILS TESTS WITHIN THE PUBLIC RIGHTOF-WAYAFTER RIGHT OF WAY GRADING AND ALL UTILITY TRENCH WORK IS COMPLETE AND PRIOR TO THEPLACEMENT OF CURB, GUTTER, SIDEWALK AND PAVEMENT. IF THE FINAL SOILS/PAVEMENT DESIGN REPORTDOES NOT CORRESPOND WITH THE RESULTS OF THE ORIGINAL GEOTECHNICAL REPORT, THE DEVELOPERSHALL BE RESPONSIBLE FOR A RE-DESIGN OF THE SUBJECT PAVEMENT SECTION OR, THE DEVELOPER MAYUSE THE LOCAL ENTITY’S DEFAULT PAVEMENT THICKNESS SECTION(S). REGARDLESS OF THE OPTION USED,ALL FINAL SOILS/PAVEMENT DESIGN REPORTS SHALL BE PREPARED BY A LICENSED PROFESSIONALENGINEER. THE FINAL REPORT SHALL BE SUBMITTED TO THE INSPECTOR A MINIMUM OF 10 WORKING DAYSPRIOR TO PLACEMENT OF BASE AND ASPHALT. PLACEMENT OF CURB, GUTTER, SIDEWALK, BASE ANDASPHALT SHALL NOT OCCUR UNTIL THE LOCAL ENTITY ENGINEER APPROVES THE FINAL REPORT.25.THE CONTRACTOR SHALL HIRE A LICENSED ENGINEER OR LAND SURVEYOR TO SURVEY THE CONSTRUCTEDELEVATIONS OF THE STREET SUBGRADE AND THE GUTTER FLOWLINE AT ALL INTERSECTIONS, INLETS, ANDOTHER LOCATIONS REQUESTED BY THE LOCAL ENTITY INSPECTOR. THE ENGINEER OR SURVEYOR MUSTCERTIFY IN A LETTER TO THE LOCAL ENTITY THAT THESE ELEVATIONS CONFORM TO THE APPROVED PLANSAND SPECIFICATIONS. ANY DEVIATIONS SHALL BE NOTED IN THE LETTER AND THEN RESOLVED WITH THELOCAL ENTITY BEFORE INSTALLATION OF BASE COURSE OR ASPHALT WILL BE ALLOWED ON THE STREETS.26.26. ALL UTILITY INSTALLATIONS WITHIN OR ACROSS THE ROADBED OF NEW RESIDENTIAL ROADS MUST BECOMPLETED PRIOR TO THE FINAL STAGES OF ROAD CONSTRUCTION. FOR THE PURPOSES OF THESESTANDARDS, ANY WORK EXCEPT C/G ABOVE THE SUBGRADE IS CONSIDERED FINAL STAGE WORK. ALLSERVICE LINES MUST BE STUBBED TO THE PROPERTY LINES AND MARKED SO AS TO REDUCE THEEXCAVATION NECESSARY FOR BUILDING CONNECTIONS.27.PORTIONS OF LARIMER COUNTY ARE WITHIN OVERLAY DISTRICTS. THE LARIMER COUNTY FLOODPLAINRESOLUTION 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 INACCORDANCE WITH THE CONSTRUCTION CRITERIA AS ESTABLISHED IN THE WILD FIRE HAZARD AREAMITIGATION REGULATIONS IN FORCE AT THE TIME OF FINAL PLAT APPROVAL.29.PRIOR TO THE COMMENCEMENT OF ANY CONSTRUCTION, THE CONTRACTOR SHALL CONTACT THE LOCALENTITY 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 PUBLICATION2226, EXCAVATING AND TRENCHING.31.THE DEVELOPER SHALL SUBMIT A CONSTRUCTION TRAFFIC CONTROL PLAN, IN ACCORDANCE WITH MUTCD,TO THE APPROPRIATE RIGHT-OF-WAY AUTHORITY. (LOCAL ENTITY, COUNTY OR STATE), FOR APPROVAL,PRIOR TO ANY CONSTRUCTION ACTIVITIES WITHIN, OR AFFECTING, THE RIGHT-OF-WAY. THE DEVELOPERSHALL BE RESPONSIBLE FOR PROVIDING ANY AND ALL TRAFFIC CONTROL DEVICES AS MAY BE REQUIRED BYTHE CONSTRUCTION ACTIVITIES.32.PRIOR TO THE COMMENCEMENT OF ANY CONSTRUCTION THAT WILL AFFECT TRAFFIC SIGNS OF ANY TYPE,THE CONTRACTOR SHALL CONTACT LOCAL ENTITY TRAFFIC OPERATIONS DEPARTMENT, WHO WILLTEMPORARILY REMOVE OR RELOCATE THE SIGN AT NO COST TO THE CONTRACTOR; HOWEVER, IF THECONTRACTOR 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 ANDSTRIPING FOR THE DEVELOPMENT RELATED TO THE DEVELOPMENT’S LOCAL STREET OPERATIONS. INADDITION, THE DEVELOPER IS RESPONSIBLE FOR ALL COSTS FOR TRAFFIC SIGNING AND STRIPING RELATEDTO DIRECTING TRAFFIC ACCESS TO AND FROM THE DEVELOPMENT.34.THERE SHALL BE NO SITE CONSTRUCTION ACTIVITIES ON SATURDAYS, UNLESS SPECIFICALLY APPROVED BYTHE LOCAL ENTITY ENGINEER, AND NO SITE CONSTRUCTION ACTIVITIES ON SUNDAYS OR HOLIDAYS, UNLESSTHERE IS PRIOR WRITTEN APPROVAL BY THE LOCAL ENTITY.35.THE DEVELOPER IS RESPONSIBLE FOR PROVIDING ALL LABOR AND MATERIALS NECESSARY FOR THECOMPLETION OF THE INTENDED IMPROVEMENTS, SHOWN ON THESE DRAWINGS, OR DESIGNATED TO BEPROVIDED, INSTALLED, OR CONSTRUCTED, UNLESS SPECIFICALLY NOTED OTHERWISE.36.DIMENSIONS FOR LAYOUT AND CONSTRUCTION ARE NOT TO BE SCALED FROM ANY DRAWING. IF PERTINENTDIMENSIONS ARE NOT SHOWN, CONTACT THE DESIGNER FOR CLARIFICATION, AND ANNOTATE THEDIMENSION 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 ANDEXTENSION AGREEMENTS NEEDED FOR THE JOB. 38. IF, DURING THE CONSTRUCTION PROCESS,CONDITIONS ARE ENCOUNTERED WHICH COULD INDICATE A SITUATION THAT IS NOT IDENTIFIED IN THEPLANS OR SPECIFICATIONS, THE DEVELOPER SHALL CONTACT THE DESIGNER AND THE LOCAL ENTITYENGINEER IMMEDIATELY.39.THE DEVELOPER SHALL BE RESPONSIBLE FOR RECORDING AS-BUILT INFORMATION ON A SET OF RECORDDRAWINGS KEPT ON THE CONSTRUCTION SITE, AND AVAILABLE TO THE LOCAL ENTITY’S INSPECTOR AT ALLTIMES. UPON COMPLETION OF THE WORK, THE CONTRACTOR(S) SHALL SUBMIT RECORD DRAWINGS TO THELOCAL ENTITY ENGINEER.40.THE DESIGNER SHALL PROVIDE, IN THIS LOCATION ON THE PLAN, THE LOCATION AND DESCRIPTION OF THENEAREST SURVEY BENCHMARKS (2) FOR THE PROJECT AS WELL AS THE BASIS OF BEARINGS. THEINFORMATION SHALL BE AS FOLLOWS:BENCHMARKS—LOCAL ENTITY SURVEY.NGS DESIGNATION "T-402" - PUBLISHED ELEV:4982.93' (NAVD88)CP-99, SET 12" SPIKE - ELEV: 4948.1' (NAVD88)41.ALL STATIONING IS BASED ON FLOWLINE OF ROADWAYS UNLESS OTHERWISE NOTED.42.DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION, AS WELL AS EXISTINGFENCES, TREES, STREETS, SIDEWALKS, CURBS AND GUTTERS, LANDSCAPING, STRUCTURES, ANDIMPROVEMENTS DESTROYED, DAMAGED OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BEREPLACED OR RESTORED IN LIKE KIND AT THE DEVELOPER’S EXPENSE, UNLESS OTHERWISE INDICATED ONTHESE PLANS, PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THEISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY.43.WHEN AN EXISTING ASPHALT STREET MUST BE CUT, THE STREET MUST BE RESTORED TO A CONDITIONEQUAL TO OR BETTER THAN ITS ORIGINAL CONDITION. THE EXISTING STREET CONDITION SHALL BEDOCUMENTED BY THE LOCAL ENTITY CONSTRUCTION INSPECTOR BEFORE ANY CUTS ARE MADE. PATCHINGSHALL BE DONE IN ACCORDANCE WITH THE LOCAL ENTITY STREET REPAIR STANDARDS. THE FINISHEDPATCH SHALL BLEND IN SMOOTHLY INTO THE EXISTING SURFACE. ALL LARGE PATCHES SHALL BE PAVEDWITH AN ASPHALT LAY-DOWN MACHINE. IN STREETS WHERE MORE THAN ONE CUT IS MADE, AN OVERLAY OFTHE ENTIRE STREET WIDTH, INCLUDING THE PATCHED AREA, MAY BE REQUIRED. THE DETERMINATION OFNEED FOR A COMPLETE OVERLAY SHALL BE MADE BY THE LOCAL ENTITY ENGINEER AND/OR THE LOCALENTITY INSPECTOR AT THE TIME THE CUTS ARE MADE.44.UPON COMPLETION OF CONSTRUCTION, THE SITE SHALL BE CLEANED AND RESTORED TO A CONDITIONEQUAL TO, OR BETTER THAN, THAT WHICH EXISTED BEFORE CONSTRUCTION, OR TO THE GRADES ANDCONDITION AS REQUIRED BY THESE PLANS.45.STANDARD HANDICAP RAMPS ARE TO BE CONSTRUCTED AT ALL CURB RETURNS AND AT ALL “T”INTERSECTIONS.46.AFTER ACCEPTANCE BY THE LOCAL ENTITY, PUBLIC IMPROVEMENTS DEPICTED IN THESE PLANS SHALL BEGUARANTEED TO BE FREE FROM MATERIAL AND WORKMANSHIP DEFECTS FOR A MINIMUM PERIOD OF TWOYEARS FROM THE DATE OF ACCEPTANCE.47.THE LOCAL ENTITY SHALL NOT BE RESPONSIBLE FOR THE MAINTENANCE OF ROADWAY AND APPURTENANTIMPROVEMENTS, INCLUDING STORM DRAINAGE STRUCTURES AND PIPES, FOR THE FOLLOWING PRIVATESTREETS:N/A48.APPROVED VARIANCES ARE LISTED AS FOLLOWS: 40' DRIVEWAY WIDTHSITE PLAN NOTES1.REFER TO FINAL UTILITY PLANS FOR EXACT LOCATIONS AND CONSTRUCTION INFORMATION FOR STORMDRAINAGE STRUCTURES, UTILITY MAINS AND SERVICES, PROPOSED TOPOGRAPHY, STREET IMPROVEMENTS.2.REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOR EXACT LOCATIONS, AREAS AND DIMENSIONS OFALL EASEMENTS, LOTS, TRACTS, STREETS, WALKS AND OTHER SURVEY INFORMATION.3.THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL PLANS. AMENDMENTS TO THEPLANS MUST BE REVIEWED AND APPROVED BY THE CITY PRIOR TO THE IMPLEMENTATION OF ANY CHANGESTO THE PLANS.4.ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE SCREENED FROM VIEW FROMADJACENT PROPERTY AND PUBLIC STREETS. IN CASES WHERE BUILDING PARAPETS DO NOT ACCOMPLISHSUFFICIENT SCREENING, THEN FREE-STANDING SCREEN WALLS MATCHING THE PREDOMINANT COLOR OFTHE BUILDING SHALL BE CONSTRUCTED. OTHER MINOR EQUIPMENT SUCH AS CONDUIT, METERS ANDPLUMBING VENTS SHALL BE SCREENED OR PAINTED TO MATCH SURROUNDING BUILDING SURFACES.5.ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN ONE PHASE UNLESS APHASING PLAN IS SHOWN WITH THESE PLANS.6.ALL EXTERIOR LIGHTING PROVIDED SHALL COMPLY WITH THE FOOT-CANDLE REQUIREMENTS IN SECTION3.2.4 OF THE LAND USE CODE AND SHALL USE A CONCEALED, FULLY SHIELDED LIGHT SOURCE WITH SHARPCUT-OFF CAPABILITY SO AS TO MINIMIZE UP-LIGHT, SPILL LIGHT, GLARE AND UNNECESSARY DIFFUSION.7.SIGNAGE AND ADDRESSING ARE NOT PERMITTED WITH THIS PLANNING DOCUMENT AND MUST BE APPROVEDBY SEPARATE CITY PERMIT PRIOR TO CONSTRUCTION. SIGNS MUST COMPLY WITH CITY SIGN CODE UNLESSA SPECIFIC VARIANCE IS GRANTED BY THE CITY.8.FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL BUILDINGS MUSTPROVIDE AN APPROVED FIRE EXTINGUISHING SYSTEM.9.ALL BIKE RACKS PROVIDED MUST BE PERMANENTLY ANCHORED.10.ALL SIDEWALKS AND RAMPS MUST CONFORM TO CITY STANDARDS. ACCESSABLE RAMPS MUST BEPROVIDED AT ALL STREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSABLE PARKINGSPACES. ACCESSABLE PARKING SPACES MUST SLOPE NO MORE THAN 1:48 IN ANY DIRECTION. ALLACCESSIBLE ROUTES MUST SLOPE NO MORE THAN 1:20 IN DIRECTION OF TRAVEL AND WITH NO MORE THAN1:48 CROSS SLOPE.11.COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS, AND TRAFFICCIRCLES ADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BY THE PROPERTYOWNER OF THE COMMON AREA. THE PROPERTY OWNER IS RESPONSIBLE FOR SNOW REMOVAL ON ALLADJACENT STREET SIDEWALKS AND SIDEWALKS IN COMMON OPEN SPACE AREAS.12.DESIGN AND INSTALLATION OF ALL PARKWAY/TREE LAWN AND MEDIAN AREAS IN THE RIGHT-OF-WAY SHALLBE IN ACCORDANCE WITH CITY STANDARDS. UNLESS OTHERWISE AGREED TO BY THE CITY WITH THE FINALPLANS, ALL ONGOING MAINTENANCE OF SUCH AREAS IS THE RESPONSIBILITY OF THE OWNER/DEVELOPER.13.THE PROPERTY OWNER FOR EACH RESIDENTIAL LOT IS RESPONSIBLE FOR SNOW REMOVAL ON ALL STREETSIDEWALKS ADJACENT TO EACH RESIDENTIAL LOT.14.PRIVATE CONDITIONS, COVENANTS, AND RESTRICTIONS (CC&R'S), OR ANY OTHER PRIVATE RESTRICTIVECOVENANT IMPOSED ON LANDOWNERS WITHIN THE DEVELOPMENT, MAY NOT BE CREATED OR ENFORCEDHAVING THE EFFECT OF PROHIBITING OR LIMITING THE INSTALLATION OF XERISCAPE LANDSCAPING,SOLAR/PHOTO-VOLTAIC COLLECTORS (IF MOUNTED FLUSH UPON ANY ESTABLISHED ROOF LINE), CLOTHESLINES (IF LOCATED IN BACK YARDS), ODOR-CONTROLLED COMPOST BINS, OR WHICH HAVE THE EFFECT OFREQUIRING THAT A PORTION OF ANY INDIVIDUAL LOT BE PLANTED IN TURF GRASS.15.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 THISPROJECT, SHALL BE REPLACED OR RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'SEXPENSE PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OFTHE FIRST CERTIFICATE OF OCCUPANCY.16.FIRE LANE MARKING: A FIRE LANE MARKING PLAN MUST BE REVIEWED AND APPROVED BY THE FIRE OFFICIALPRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. WHERE REQUIRED BY THE FIRE CODEOFFICIAL, APPROVED SIGNS OR OTHER APPROVED NOTICES THAT INCLUDE THE WORDS NO PARKING FIRELANE SHALL BE PROVIDED FOR FIRE APPARATUS ACCESS ROADS TO IDENTIFY SUCH ROADS OR PROHIBITTHE OBSTRUCTION THEREOF. THE MEANS BY WHICH FIRE LANES ARE DESIGNATED SHALL BE MAINTAINED INA CLEAN AND LEGIBLE CONDITION AT ALL TIMES AD BE REPLACED OR REPAIRED WHEN NECESSARY TOPROVIDE ADEQUATE VISIBILITY.17.PREMISE IDENTIFICATION: AN ADDRESSING PLAN IS REQUIRED TO BE REVIEWED AND APPROVED BY THECITY AND POUDRE FIRE AUTHORITY PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. UNLESSTHE PRIVATE DRIVE IS NAMED, MONUMENT SIGNAGE MAY BE REQUIRED TO ALLOW WAY-FINDING. ALLBUILDINGS SHALL HAVE ADDRESS NUMBERS, BUILDING NUMBERS OR APPROVED BUILDING IDENTIFICATIONPLACED IN A POSITION THAT IS PLAINLY LEGIBLE, VISIBLE FROM THE STREET OR ROAD FRONTING THEPROPERTY, AND POSTED WITH A MINIMUM OF SIX-INCH NUMERALS ON A CONTRASTING BACKGROUND.WHERE ACCESS IS BY MEANS OF A PRIVATE ROAD AND THE BUILDING CANNOT BE VIEWED FROM THE PUBLICWAY, A MONUMENT, POLE OR OTHER SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE.STREET TREE NOTES1.A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS AS NOTED ONTHIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONESBETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVETHE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITYOF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING ORRELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY.2.CONTACT THE CITY FORESTER TO INSPECT ALL STREET TREE PLANTINGS AT THE COMPLETION OF EACHPHASE OF THE DEVELOPMENT. ALL MUST BE INSTALLED AS SHOWN ON THE LANDSCAPE PLAN. APPROVALOF STREET TREE PLANTING IS REQUIRED BEFORE FINAL APPROVAL OF EACH PHASE.3.STREET LANDSCAPING, INCLUDING STREET TREES, SHALL BE SELECTED IN ACCORDANCE WITH ALL CITYCODES AND POLICIES. ALL TREE PRUNING AND REMOVAL WORKS SHALL BE PERFORMED BY A CITY OF FORTCOLLINS LICENSED ARBORS WHERE REQUIRED BY CODE.STREET TREES SHALL BE SUPPLIED AND PLANTEDBY THE DEVELOPER USING A QUALIFIED LANDSCAPE CONTRACTOR.4.THE DEVELOPER SHALL REPLACE DEAD OR DYING STREET TREES AFTER PLANTING UNTIL FINALMAINTENANCE INSPECTION AND ACCEPTANCE BY THE CITY OF FORT COLLINS FORESTRY DIVISION. ALLSTREET TREES IN THE PROJECT MUST BE ESTABLISHED, WITH AN APPROVED SPECIES AND OF ACCEPTABLECONDITION PRIOR TO ACCEPTANCE.5.SUBJECT TO APPROVAL BY THE CITY FORESTER -- STREET TREE LOCATIONS MAY BE ADJUSTED TOACCOMMODATE DRIVEWAY LOCATIONS, UTILITY SEPARATIONS BETWEEN TREES, STREET SIGNS ANDSTREET LIGHTS. STREET TREES TO BE CENTERED IN THE MIDDLE OF THE LOT TO THE EXTENT FEASIBLE.QUANTITIES SHOWN ON PLAN MUST BE INSTALLED UNLESS A REDUCTION IS APPROVED BY THE CITY TOMEET SEPARATION STANDARDS.TREE PROTECTION NOTES1.ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL AREA BUFFERZONES SHALL REMAIN AND BE PROTECTED UNLESS NOTED ON THESE PLANS FOR REMOVAL.2.WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL BE NO CUT OR FILL OVER AFOUR-INCH DEPTH UNLESS A QUALIFIED ARBORIST OR FORESTER HAS EVALUATED AND APPROVED THEDISTURBANCE.3.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 OFFORT COLLINS ARBORIST LICENSE WHERE REQUIRED BY CODE.4.PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED AROUND ALL PROTECTED EXISTINGTREES 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 TRUCK OR ONE-HALF (12) OF THEDRIP LINE, WHICHEVER IS GREATER. THERE SHALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT,MATERIAL, DEBRIS OR FILL WITHIN THE FENCED TREE PROTECTION ZONE.5.DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT THE CLEANING OFEQUIPMENT 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 TREEWITHIN THE DRIP LINE OF ANY PROTECTED TREE OR GROUP OF TREES.6.NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE FASTENED TO ANY PROTECTED TREE.7.LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM CONSTRUCTION OR LANDCLEARING AREAS, ROAD RIGHTS-OF-WAY AND UTILITY EASEMENTS MAY BE "RIBBONED OFF" RATHER THANERECTING PROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN SUBSECTION (G)(3) ABOVE. THIS MAYBE ACCOMPLISHED BY PLACING METAL T-POST STAKES A MAXIMUM OF FIFTY (50) FEET APART AND TYINGRIBBON OR ROPE FROM STAKE-TO-STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEINGCLEARED.8.THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTURE REQUIRINGEXCAVATION DEEPER THAN SIC (6) INCHES SHALL BE ACCOMPLISHED BY BORING UNDER THE ROOT SYSTEMOF PROTECTED EXISTING TREES AT A MINIUMUM DEPTH OF TWENTY-FOUR (24) INCHES. THE AUGERDISTANCE IS ESTABLISHED FROM THE FACE OF THE TREE (OUTER BARK) AND IS SCALED FROM TREEDIAMETER AT BREAST HEIGHT AS DESCRIBED IN THE CHART BELOW:9.ALL TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF THE SONGBIRD SEASON (FEB1-JULY 31) ORCONDUCT A SURVEY OF TREES ENSURING NO ACTIVE NESTS IN THE AREA.GENERAL LANDSCAPE NOTES1.PLANT QUALITY: ALL PLANT MATERIAL SHALL BE A-GRADE OR NO. 1 GRADE - FREE OF ANY DEFECTS, OFNORMAL HEALTH, HEIGHT, LEAF DENSITY AND SPREAD APPROPRIATE TO THE SPECIES AS DEFINED BY THEAMERICAN ASSOCIATION OF NURSERYMEN (AAN) STANDARDS. ALL TREES SHALL BE BALL AND BURLAP OREQUIVALENT.2.IRRIGATION: ALL LANDSCAPE AREAS WITHIN THE SITE INCLUDING TURF, SHRUB BEDS AND TREE AREASSHALL BE IRRIGATED WITH AN AUTOMATIC IRRIGATION SYSTEM. THE IRRIGATION PLAN MUST BE REVIEWEDAND APPROVED BY THE CITY OF FORT COLLINS WATER UTILITIES DEPARTMENT PRIOR TO THE ISSUANCE OFA BUILDING PERMIT. ALL TURF AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC POP-UP IRRIGATIONSYSTEM. ALL SHRUB BEDS AND TREES, INCLUDING IN NATIVE SEED AREAS, SHALL BE IRRIGATED WITH ANAUTOMATIC DRIP (TRICKLE) IRRIGATION SYSTEM, OR WITH AN ACCEPTABLE ALTERNATIVE APPROVED BYTHE CITY WITH THE IRRIGATION PLANS. THE IRRIGATION SYSTEM SHALL BE ADJUSTED TO MEET THE WATERREQUIREMENTS OF THE INDIVIDUAL PLANT MATERIAL. IRRIGATION SYSTEMS TO BE TURNED OVER TO THECITY PARKS DEPARTMENT FOR MAINTENANCE MUST BE APPROVED BY THE PARKS MANAGER AND MEETPARKS IRRIGATION STANDARDS. DESIGN REVIEW SHALL OCCUR DURING UTILITIES DEPARTMENTIRRIGATION REVIEW PRIOR TO THE ISSUANCE OF A BUILDING PERMIT AND CONSTRUCTION OBSERVATIONAND INSPECTION BY PARKS SHALL BE INCORPORATED INTO THE CONSTRUCTION PROCESS.3.TOPSOIL: TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTIONACTIVITY SHALL BE CONSERVED FOR LATER USE ON AREAS REQUIRING REVEGETATION AND LANDSCAPING.4.SOIL AMENDMENTS: SOIL AMENDMENTS SHALL BE PROVIDED AND DOCUMENTED IN ACCORDANCE WITH CITYCODE SECTION 12-132. THE SOIL IN ALL LANDSCAPE AREAS, INCLUDING PARKWAYS AND MEDIANS, SHALL BETHOUGHLY LOOSENED TO A DEPTH OF NOT LESS THAN EIGHT(8) INCHES AND SOIL AMENDMENT SHALL BETHOROUGHLY INCORPORATED INTO THE SOIL OF ALL LANDSCAPE AREAS TO A DEPTH OF AT LEAST SIX(6)INCHES BY TILLING, DISCING OR OTHER SUITABLE METHOD, AT A RATE OF AT LEAST THREE (3) CUBIC YARDSOF SOIL AMENDMENT PER ONE THOUSAND (1,000) SQUARE FEET OF LANDSCAPE AREA. PRIOR TO THEISSUANCE OF ANY CERTIFICATE OF OCCUPANCY, A WRITTEN CERTIFICATION MUST BE SUBMITTED TO THECITY THAT ALL PLANTED AREAS, OR AREAS TO BE PLANTED, HAVE BEEN THOROUGHLY LOOSENED AND THESOIL AMENDED, CONSISTENT WITH THE REQUIREMENTS SET FORTH IN SECTION 12-132.5.INSTALLATION AND GUARANTEE: ALL LANDSCAPING SHALL BE INSTALLED ACCORDING TO SOUNDHORTICULTURAL PRACTICES IN A MANNER DESIGNED TO ENCOURAGE QUICK ESTABLISHMENT AND HEALTHYGROWTH. ALL LANDSCAPING FOR EACH PHASE MUST BE EITHER INSTALLED OR THE INSTALLATION MUST BESECURED WITH AN IRREVOCABLE LETTER OF CREDIT, PERFORMANCE BOND, OR ESCROW ACCOUNT FOR125% OF THE VALUATION OF THE MATERIALS AND LABOR PRIOR TO ISSUANCE OF A CERTIFICATE OFOCCUPANCY FOR ANY BUILDING IN SUCH PHASE.6.MAINTENANCE: TREES AND VEGETATION, IRRIGATION SYSTEMS, FENCES, WALLS AND OTHER LANDSCAPEELEMENTS WITH THESE FINAL PLANS SHALL BE CONSIDERED AS ELEMENTS OF THE PROJECT IN THE SAMEMANNER AS PARKING, BUILDING MATERIALS AND OTHER SITE DETAILS. THE APPLICANT, LANDOWNER ORSUCCESSORS IN INTEREST SHALL BE JOINTLY AND SEVERALLY RESPONSIBLE FOR THE REGULARMAINTENANCE OF ALL LANDSCAPING ELEMENTS IN GOOD CONDITION. ALL LANDSCAPING SHALL BEMAINTAINED FREE FROM DISEASE, PESTS, WEEDS AND LITTER, AND ALL LANDSCAPE STRUCTURES SUCH ASFENCES AND WALLS SHALL BE REPAIRED AND REPLACED PERIODICALLY TO MAINTAIN A STRUCTURALLYSOUND CONDITION.7.REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS OTHERWISE REMOVED, SHALL BE PROMPTLYREPLACED IN ACCORDANCE WITH THE REQUIREMENTS OF THESE PLANS.8.THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN TREES/SHRUBS AND UTILITIES:40 FEET BETWEEN CANOPY TREES AND STREET LIGHTS15 FEET BETWEEN ORNAMENTAL TREES AND STREETLIGHTS10 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER MAIN LINES6 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER SERVICE LINES.4 FEET BETWEEN SHRUBS AND PUBLIC WATER AND SANITARY AND STORM SEWER LINES4 FEET BETWEEN TREES AND GAS LINES9.ALL STREET TREES SHALL BE PLACED A MINIMUM EIGHT (8) FEET AWAY FROM THE EDGES OF DRIVEWAYSAND ALLEYS PER LUC 3.2.1(D)(2)(A).10.PLACEMENT OF ALL LANDSCAPING SHALL BE IN ACCORDANCE WITH THE SIGHT DISTANCE CRITERIA ASSPECIFIED BY THE CITY OF FORT COLLINS. NO STRUCTURES OR LANDSCAPE ELEMENTS GREATER THAN 24"SHALL BE ALLOWED WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENTS WITH THE EXCEPTION OFDECIDUOUS TREES PROVIDED THAT THE LOWEST BRANCH IS AT LEAST 6' FROM GRADE. ANY FENCESWITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENT MUST BE NOT MORE THAN 42" IN HEIGHT AND OF ANOPEN DESIGN.11.THE FINAL LANDSCAPE PLAN SHALL BE COORDINATED WITH ALL OTHER FINAL PLAN ELEMENTS SO THAT THEPROPOSED GRADING, STORM DRAINAGE, AND OTHER DEVELOPMENT IMPROVEMENTS DO NOT CONFLICTWITH NOR PRECLUDE INSTALLATION AND MAINTENANCE OF LANDSCAPE ELEMENTS ON THIS PLAN.12.MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION -- AS REQUIREDBY SITE CONDITIONS OR PLANT AVAILABILITY. OVERALL QUANTITY, QUALITY, AND DESIGN CONCEPT MUSTBE CONSISTENT WITH THE APPROVED PLANS. IN THE EVENT OF CONFLICT WITH THE QUANTITIES INCLUDEDIN THE PLANT LIST, SPECIES AND QUANTITIES ILLUSTRATED SHALL BE PROVIDED. ALL CHANGES OF PLANTSPECIES AND LOCATION MUST HAVE WRITTEN APPROVAL BY THE CITY PRIOR TO INSTALLATION.13.ALL PLANTING BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF THREE INCHES.NATURAL AREA BUFFER NOTES1.STANDARDS FOR PROTECTION DURING CONSTRUCTION - THE DIRECTOR SHALL ESTABLISH A "LIMITS OFDEVELOPMENT" ("LOD") LINE(S) TO ESTABLISH THE BOUNDARY OF THE PROJECT OUTSIDE OF WHICH NOLAND DISTURBANCE ACTIVITIES WILL OCCUR DURING THE CONSTRUCTION OF THE PROJECT.2.SEE SECTION 3.4.1 OF THE LAND USE CODE FOR ALLOWABLE USES WITHIN THE BUFFER ZONE.3.CONSTRUCTION SHALL BE ORGANIZED AND TIMED TO MINIMIZE THE DISTURBANCE OF SENSITIVE SPECIESOCCUPYING OR USING ON-SITE AND ADJACENT NATURAL HABITATS OR FEATURES.4.CONSTRUCTION OF BARRIER FENCING SHALL BE PROVIDED AT THE LIMITS OF THE DEVELOPMENT DURINGCONSTRUCTION.FLOODPLAIN AND FLOODWAY NOTES1.PORTIONS OF THIS PROPERTY ARE LOCATED IN THE FEMA-REGULATORY 100-YEAR SPRING CREEKFLOODPLAIN.2.DEVELOPER SHALL OBTAIN A FLOODPLAIN USE PERMIT FROM THE CITY OF FORT COLLINS AND PAY ALLAPPLICABLE FLOODPLAIN USE PERMIT FEES PRIOR TO COMMENCING ANY CONSTRUCTION ACTIVITY (CURB &GUTTER, PAVEMENT, GRADING, FILL, DETENTION PONDS, BIKE PATHS, PARKING LOTS, UTILITIES,LANDSCAPED AREAS, FLOOD CONTROL CHANNELS, ETC.) WITHIN THE SPRING CREEK FLOODPLAIN LIMITS ASDELINEATED ON FINAL DEVELOPMENT DOCUMENTS. ALL ACTIVITIES WITHIN THE FLOODPLAIN ARE SUBJECTTO THE REQUIREMENTS OF CHAPTER 10 OF THE FORT COLLINS MUNICIPAL CODE.3.CONSTRUCTION OF RESIDENTIAL STRUCTURES IS NOT ALLOWED IN THE 100 YEAR FLOODWAY.4.RESIDENTIAL STRUCTURES ARE ALLOWED IN THE 100 YEAR HIGH RISK FLOOD FRINGE PROVIDED THEY MEETALL ELEVATION REQUIREMENTS OF CHAPTER 10 OF THE CITY MUNICIPAL CODE.5.NON-STRUCTURAL DEVELOPMENT (FENCES, DETENTION PONDS, HARD SURFACE PATHS, FILL, DRIVEWAYS,PARKING AREA, VEGETATION, ETC.) IS ALLOWED WITHIN THE 100 YEAR FLOODWAY, PROVIDED THEDEVELOPMENT WILL NOT CAUSE A RISE IN THE BASE FLOOD ELEVATION OR A CHANGE TO THE FLOODWAYOR FLOOD FRINGE BOUNDARIES. NON-STRUCTURAL DEVELOPMENT IS NOT RESTRICTED IN THE FLOODFRINGE.STORM DRAINAGE NOTES1.THE CITY OF FORT COLLINS SHALL NOT BE RESPONSIBLE FOR THE MAINTENANCE OF STORM DRAINAGEFACILITIES LOCATED ON PRIVATE PROPERTY. MAINTENANCE OF ONSITE DRAINAGE FACILITIES SHALL BE THERESPONSIBILITY OF THE PROPERTY OWNER(S).2.ALL RECOMMENDATIONS OF THE FINAL DRAINAGE AND EROSION CONTROL STUDY (NAME OF THE STUDYAND DATE) BY (ENGINEERING FIRM) SHALL BE FOLLOWED AND IMPLEMENTED.3.PRIOR TO FINAL INSPECTION AND ACCEPTANCE BY THE CITY OF FORT COLLINS, CERTIFICATION OF THEDRAINAGE FACILITIES, BY A REGISTERED ENGINEER, MUST BY SUBMITTED TO AND APPROVED BY THESTORMWATER UTILITY DEPARTMENT. CERTIFICATION SHALL BE SUBMITTED TO THE STORMWATER UTILITYDEPARTMENT AT LEAST TWO WEEKS PRIOR TO THE RELEASE OF A CERTIFICATE OF OCCUPANCY FORSINGLE FAMILY UNITS. FOR COMMERCIAL PROPERTIES, CERTIFICATION SHALL BY SUBMITTED TO THESTORMWATER UTILITY DEPARTMENT AT LEAST TWO WEEKS PRIOR TO THE RELEASE OF ANY BUILDINGPERMITS IN EXCESS OF THOSE ALLOWED PRIOR TO CERTIFICATION PER THE DEVELOPMENT AGREEMENT.4.SEE CITY OF FORT COLLINS STORMWATER CRITERIA MANUAL – APPENDIX F CONSTRUCTION CONTROLMEASURES STANDARD NOTES AND STANDARD EROSION CONTROL NOTES.WATERLINE NOTES1.THE MINIMUM COVER OVER WATER LINES IS 4.5 FEET AND THE MAXIMUM COVER IS 5.5 FEET UNLESSOTHERWISE NOTED IN THE PLANS AND APPROVED BY THE WATER UTILITY.CONFIDENTIAL DOCUMENT:INFORMATION CONTAINED IN THIS DOCUMENT ISPROPRIETARY TO KUM & GO, L.C. AND SHALL NOTBE DISTRIBUTED.CITY GENERAL NOTESC0.23TREE DIAMETER OR BREAST HEIGHT (INCHES)AUGER DISTANCE FROM FACE OF TREE (FT)0-213-425-9510-141015-1912OVER1915Please move Note 38 down to a new line.Please add the Standard Grading and Erosion and Sediment Control Construction PlanNotes, the Street Improvements Notes, and the Traffic Signing and Pavement MarkingConstruction Notes. These notes are available in LCUASS Appendix E-2.City of Fort CollinsDevelopment Review EngineeringSophie Buckingham, EIDate:04/07/2023
E. PROSPECT RD
LEMAY AVEPROPERTY BOUNDARY
EXISTING CURB AND GUTTER
LEGEND
BARBED WIRE FENCEX
MINOR CONTOUR
MAJOR CONTOUR
EXISTING WATER LINE
EXISTING UNDERGROUND POWER
EXISTING GAS LINE
EXISTING FIBER OPTIC LINEFO
GAS GAS
UGE UGE
W W
SHEET NUMBER:
CPM:
SDM:
RDM:
03/03/2023#0951 - FORT COLLINS, COKG PROJECT TEAM:949 E PROSPECT1459 Grand Avenue
Des Moines, Iowa
50309
P: 515-226-0128
F: 515-223-9873
DATE:
TC
DG
BS
CALL 811 SEVENTY-TWO HOURS PRIOR TO
DIGGING, GRADING OR EXCAVATING FOR THE
MARKING OF UNDERGROUND MEMBER UTILITIES.DOCUMENT REVISION DATE: JULY 2013Know what's below.
before you dig.CallR www.olsson.comTEL 303.237.20721525 Raleigh St. Suite 400Denver, CO 80204DATEREVISION DESCRIPTION OF 40
FLAG NOTES:
REMOVAL OF ENTIRE EXISTING BUILDING STRUCTURE, ROOF, FLOORS,
WALLS, STAIRS, FOOTINGS, AND STRUCTURAL COLUMNS IN THEIR ENTIRETY.
REMOVE ALL ASSOCIATED PAVEMENT, AND SIDEWALKS. REMOVE ALL
APPURTENANCES AND UTILITIES FOUND WITHIN THE PROPOSED AND
EXISTING BUILDING AREA FOOTPRINTS PER RESPECTIVE UTILITY COMPANY'S
REQUIREMENTS. REMOVE ALL BUILDING CONTENTS, DEBRIS, ETC. WITHIN
BUILDING. C ALL MATERIAL SHALL BE REMOVED FROM SITE AND LEGALLY
DISPOSED OF PER LOCAL CODES AND REGULATIONS.
EXISTING UNDERGROUND ELECTRIC LINE TO BE REMOVED OR RELOCATED,
COORDINATE WITH LOCAL PROVIDER
EXISTING ELECTRIC STRUCTURE TO BE REMOVED OR RELOCATED,
COORDINATE WITH LOCAL PROVIDER
EXISTING ABOVE GROUND ELECTRIC LINE TO BE REMOVED, COORDINATE
WITH LOCAL PROVIDER, SEE NOTE 1
EXISTING UNDERGROUND FIBER OPTIC LINE TO BE REMOVED, COORDINATE
WITH LOCAL PROVIDER, SEE NOTE 1
EXISTING CURB & GUTTER TO BE REMOVED, LENGTH PER PLAN
EXISTING FUEL PUMP, UNDERGROUND STORAGE TANK, AND LIDS TO BE
REMOVED
EXISTING GAS LINE TO BE REMOVED, SEE NOTE 1
EXISTING GAS STRUCTURE TO BE REMOVED, COORDINATE WITH LOCAL
PROVIDER
EXISTING GRAVEL TO BE REMOVED
EXISTING LANDSCAPING EDGE TO BE REMOVED
EXISTING WOODEN FENCE TO BE REMOVED
EXISTING SITE WALL TO BE REMOVED
EXISTING POST TO BE REMOVED
EXISTING SIGN TO BE REMOVED
EXISTING TREE TO BE REMOVED
EXISTING PAVEMENT TO BE REMOVED, AREA PER PLAN
EXISTING WATERLINE AND ALL ASSOCIATED APPURTENANCES TO BE
REMOVED AND CAPPED AT MAIN, COORDINATE WITH LOCAL PROVIDER
100-YEAR SPRING CREEK FLOODPLAIN
PROTECT TREES IN PLACE
EXISTING STREET CUT, REMOVE ASHPALT AREA PER PLAN
EXISTING STORM INLETS TO BE REMOVED
EXISTING TRAIL TO BE REMOVED TO PROPERTY BOUNDARY
EXISTING STRUCTURE TO REMAIN AND BE PROTECTED IN PLACE
EXISTING SANITARY SEWER SERVICE LINE AND ALL ASSOCIATED
APPURTENANCES TO BE REMOVED AND ABANDONED AT MAIN. LOCATION
APPROXIMATED THROUGH THE CITY OF FORT COLLINS UTILITY MAPPING
EXISTING STORM INLET TO BE PROTECTED IN PLACE
EXISTING STORM PIPE TO BE REMOVED, LENGTH PER PLAN. CONTRACTOR
TO CUT LATERAL AND SEAL WITH MECHANICAL PLUG AND CONCRETE
COLLAR AS CLOSE TO THE MAIN AS POSSIBLE.
EXISTING FIBER OPTIC STRUCTURE TO BE REMOVED OR RELOCATED,
COORDINATE WITH LOCAL PROVIDER
POWER POLE TO BE REMOVED OR RELOCATED PER CITY FINAL ELECTRIC
DESIGN
EXISTING STORM PIPE TO BE REMOVED, LENGTH PER PLAN. THE LATERAL
CONNECTION POINT AT MAIN SHALL BE REMOVED AS NEEDED FOR
PLACEMENT OF PROPOSED MANHOLE
EXISTING TRAFFIC SIGNAL, MAST ARM, AND GROUND SIGNAL CABINETS TO
BE REMOVED, COORDINATE WITH LOCAL PROVIDER
ASSUMING A PORTION OF THE SOUTHERLY RIGHT-OF-WAY LINE OF
PROSPECT ROAD, AS MONUMENTED BY A #4 REBAR WITH 1" RED
PLASTIC CAP SP ILLEGIBLE AT THE WEST END AND A CONCRETE NAIL
WITH A 1" BRASS TAG LS 38479 AT THE EAST END, AS BEARING NORTH
89°49'56" EAST BEING A GRID BEARING OF THE COLORADO STATE
PLANE COORDINATE SYSTEM, CENTRAL ZONE, NORTH AMERICAN
DATUM 1983, A DISTANCE OF 848.92 FEET WITH ALL OTHER BEARINGS
CONTAINED HEREIN RELATIVE THERETO.
BASIS OF BEARINGS:DEMOLITION PLANNOTES:
1. CONTRACTOR TO COORDINATE UTILITY REMOVALS
WITH RESPECTIVE COMPANIES TO ENSURE CORRECT
REMOVAL, SHUTOFF, AND/OR ABANDONMENT.
2. NO TREES SHALL BE REMOVED DURING THE SONGBIRD
NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT
FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE
BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY
ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE
SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL
PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL
COORDINATE WITH RELEVANT STATE AND FEDERAL
REPRESENTATIVES TO DETERMINE WHETHER
ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND
CONSTRUCTION APPLY.C0.5
6
Please add the following note:
Limits of street removal and repair are approximate. Final
limits to be determined in the field by the City Engineering
Inspector at the time the street cuts are made. All repairs
to be done in accordance with City standards.
Will these abandonments
require street cuts?
Will these abandonments
require street cuts?
Does this removal
area include the
existing sidewalk?
City of Fort Collins
Development Review Engineering
Sophie Buckingham, EI
Date:04/07/2023
T
EV EV
VAN
T
SQUARE FOOTAGE: 4,066
BISTRO-RP-2021V1
SHEET NUMBER:
CPM:
SDM:
RDM:
03/03/2023#0951 - FORT COLLINS, COKG PROJECT TEAM:949 E PROSPECT1459 Grand Avenue
Des Moines, Iowa
50309
P: 515-226-0128
F: 515-223-9873
DATE:
TC
DG
BS
CALL 811 SEVENTY-TWO HOURS PRIOR TO
DIGGING, GRADING OR EXCAVATING FOR THE
MARKING OF UNDERGROUND MEMBER UTILITIES.DOCUMENT REVISION DATE: JULY 2013Know what's below.
before you dig.CallR www.olsson.comTEL 303.237.20721525 Raleigh St. Suite 400Denver, CO 80204DATEREVISION DESCRIPTION OF 40
FLOOD ZONE:
1. PORTIONS OF THIS PROPERTY ARE LOCATED IN THE FEMA-REGULATORY
100-YEAR SPRING CREEK FLOODPLAIN.
2. 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 (CURB & GUTTER,
PAVEMENT, GRADING, FILL, DETENTION PONDS, BIKE PATHS, PARKING
LOTS, UTILITIES, LANDSCAPED AREAS, FLOOD CONTROL CHANNELS, ETC.)
WITHIN THE SPRING CREEK FLOODPLAIN LIMITS AS DELINEATED ON FINAL
DEVELOPMENT DOCUMENTS. ALL ACTIVITIES WITHIN THE FLOODPLAIN ARE
SUBJECT TO THE REQUIREMENTS OF CHAPTER 10 OF THE FORT COLLINS
MUNICIPAL CODE.
BENCHMARKS:
PROJECT BENCHMARK: NGS DESIGNATION "T-402" - PUBLISHED
ELEV:4982.93' (NAVD88)
SITE BENCHMARK: CP-99, SET 12" SPIKE - ELEV: 4948.1' (NAVD88)
ELEVATIONS BROUGHT TO THE SITE VIA GPS OBSERVATIONS
USING THE TRIMBLE VRS NETWORK
GAS METER
WATER VALVE
CONTROL POINT
FIRE HYDRANT
LIGHT POLE
TRAFFIC SIGNAL ARM
FIBER OPTIC MANHOLE
SANITARY SEWER STRUCTURE
STORM SEWER STRUCTURE
VEGETATION SIGN
GREASE INTERCEPTOR LID
PROPOSED BOLLARD
PROPOSED TRANSFORMER
GUY WIRE
POWER POLE
NOTE:
NOTES:
1.ALL POINTS REFER TO TOP BACK OF CURB UNLESS OTHERWISE
NOTED.
2.TOP OF ISLAND TO BE 2" ABOVE HIGHEST ELEVATION OF
SURROUNDING PAVEMENT - TYP. (SEE PETROLEUM PLANS)
3.THE TOP OF FOUNDATION ELEVATIONS SHOWN ARE THE MINIMUM
ELEVATIONS REQUIRED FOR PROTECTION FROM THE 100 YEAR STORM.
THE LOWEST OPENING ELEVATIONS SHOWN ARE AT LEAST ONE FOOT
ABOVE THE 100 YEAR STORM ELEVATION OF ADJACENT STREETS,
CHANNELS, DITCHES, SWALES, OR OTHER DRAINAGE FACILITIES.
MINIMUM FINISHED FLOOR ELEVATIONS ABOVE 100-YEAR WATER
SURFACE IN STREETS, CHANNELS, DITCHES, SWALES, OR OTHER
DRAINAGE FACILITIES, AS ILLUSTRATED BY A FINAL GRADING PLAN ARE
TO BE SHOWN.
4.ON SITE STORM STRUCTURE INSERTION POINTS REFERENCE TOP OF
GRATE OR SOLID COVER ELEVATION AT CENTER OF GRATE OR SOLID
COVER.
5.FOR ROAD DESIGN, SEE SHEETS C4.4 & C4.5
GRADING PLANLOD
LEGEND
TC=TOP BACK OF CURB
TS=TOP OF SLAB
SW=SIDEWALK
ME=MATCH EXISTING
FG=FINISHED GRADE
FFE=FINISHED FLOOR ELEVATION
FL=FLOWLINE
RIM=RIM
TI= TOP OF INLET
TG = TOP OF GRATE
C2.1
8
Please label these
proposed contours.
Please label this proposed contour.Is this a 4950 contour?
City of Fort Collins
Development Review Engineering
Sophie Buckingham, EI
Date:04/07/2023
VAN
11
E PROSPECT RD
S LEMAY AVE2
3
T
SQUARE FOOTAGE: 4,066
BISTRO-RP-2021V1
4945
4950
4955
4960
4945
4950
4955
4960
-0+25 0+00 1+00 2+00 3+00 4+00 5+00 5+75
-0.52%
-0.74%
-2.01%
-0.63%-0.58%-0.50%
-1.22%-0.74%0.04%
-0.70%1.23%
-0.81%
BASIS OF BEARING:
ASSUMING A PORTION OF THE SOUTHERLY RIGHT-OF-WAY LINE OF
PROSPECT ROAD, AS MONUMENTED BY A #4 REBAR WITH 1" RED
PLASTIC CAP SP ILLEGIBLE AT THE WEST END AND A CONCRETE NAIL
WITH A 1" BRASS TAG LS 38479 AT THE EAST END, AS BEARING NORTH
89°49'56" EAST BEING A GRID BEARING OF THE COLORADO STATE PLANE
COORDINATE SYSTEM, CENTRAL ZONE, NORTH AMERICAN DATUM 1983,
A DISTANCE OF 848.92 FEET WITH ALL OTHER BEARINGS CONTAINED
HEREIN RELATIVE THERETO.FLOWLINE PLAN & PROFILESHEET NUMBER:
CPM:
SDM:
RDM:
03/03/2023#0951 - FORT COLLINS, COKG PROJECT TEAM:949 E PROSPECT1459 Grand Avenue
Des Moines, Iowa
50309
P: 515-226-0128
F: 515-223-9873
DATE:
TC
DG
BS
CALL 811 SEVENTY-TWO HOURS PRIOR TO
DIGGING, GRADING OR EXCAVATING FOR THE
MARKING OF UNDERGROUND MEMBER UTILITIES.DOCUMENT REVISION DATE: JULY 2013Know what's below.
before you dig.CallR www.olsson.comTEL 303.237.20721525 Raleigh St. Suite 400Denver, CO 80204DATEREVISION DESCRIPTION OF 40
C4.4
26
Please label the
existing slope.
The minimum flowline grade is 0.5%
Can this grade break
be softened a bit?
The maximum grade
break is 0.5%
These grade breaks exceed
the maximum 0.5%
Please label the
existing slope
City of Fort Collins
Development Review Engineering
Sophie Buckingham, EI
Date:04/07/2023