HomeMy WebLinkAboutWILLOX FARM - FDP240005 - SUBMITTAL DOCUMENTS - ROUND 1 - Supporting Documentation (4)
NORTHERNENGINEERING.COM | 970.221.4158
FORT COLLINS | GREELEY 1 | 3
April 15, 2024
RE: WILLOX FARM
SOFT GOLD PARK UTILITY SUMMARY
To whom it may concern:
Background Discussion
The following is intended to provide an explanation of the current request to allow City of Fort Collins Water main,
as well as City of Fort Collins Light & Power facilities, to be run through Soft Gold Park. These utilities would
directly serve the Willox Farm project, and they would also provide improved service to the adjacent properties
via additional capacity and redundancy beyond what exists today.
Northern Engineering originally contacted City of Fort Collins staff in August 2018 and acquired information on
the existing utility facilities around the project site. That information showed that there is an existing 12” sewer
that runs along the railroad tracks to the east, another 12” sewer in Shields Street to the west, and a 12” sewer in
Hickory Street to the south. After completing an analysis of each option, it was determined that the sewer
connection to the existing 12” sewer along the railroad tracks to the east, would be the best option.
Alternatives Analysis
12” Shields Sewer - The Shields Sewer is located approximately ½ mile west of the project site. A connection to
this sewer main was considered but was ultimately rejected due to the sewer main inverts being too high for a
connection from the project site. A lift station would need to be added to make this a viable option. The Shields
option did not provide the needed water and electric looping that is needed for the project.
12” Hickory Sewer - The Hickory Sewer is located approximately ¼ mile south of the project site. The sewer inverts
are low enough for a gravity connection from the project site, but just barely. Further analysis of this connection
showed that it had many issues to deal with, including: traversing a City park (Soft Gold Park); crossing an existing
36” waterline that serves Budweiser; crossing an existing 24” ELCO waterline; crossing an existing 30” storm drain
and crossing an existing 8” waterline. In addition to the numerous crossings, the proposed connection would have
extremely minimal cover (+/-4’ in several locations) and would need to get through the existing park facilities. This
would have created a berm along the west side of the park. Additional storm structures would be needed due to
the berm. This option would be more costly and would impact existing utility infrastructures significantly.
12” Railroad Sewer - The 12” Railroad Sewer, offering close proximity to the project site, emerged as the favored
choice for connection. Initially disregarded due to shallow sewer inverts, it became feasible following thorough
investigation and regrading of the Willox Farm site, enabling the establishment of a gravity connection. The
adjustment enables a shorter connection for the sewer line. While this option lacks the necessary water and
electric line looping, we can accommodate this requirement by utilizing an easement through the park, as
detailed below.
Upon determining that the potential Railroad Sewer option was feasible, the project team was able to eliminate
the sanitary sewer main through Soft Gold Park. This will allow for less conflicts with existing utilities and
additional infrastructure needed to go around said existing utilities. A utility and access easement will still be
needed through Soft Gold Park to route an 8” watermain and a combined electric/cable line, along with a 12’
concrete trail. The easement is roughly 40ft wide throughout the park and then varies in size on the southern half
of the park property due to different connection locations. As currently shown, the utility easement will be
NORTHERNENGINEERING.COM | 970.221.4158
FORT COLLINS | GREELEY 2 | 3
61,492sf (1.412 acres), see Attachment 1 for legal exhibit. The project proposes to limit the areas of disturbance to
this corridor and will return the surface to a condition equal to or better than what was there to begin with. The
easement will have standard restrictions within the limits, which precludes large trees within the easement and
prevents “permanent” structures from being built in the easement. This means structures with foundations
cannot be placed in the easement. Sidewalks, ornamental trees, grasses, etc. are all still allowed. Other utilities,
including irrigation lines, can cross the easement. It is generally preferred that the utilities cross perpendicular to
the mains.
Soft Gold Park Construction
Items throughout the park that will be revised during construction of the water and electric lines include:
• New connections to water main for the existing park water meter and irrigation meter. Meters will remain
in their existing locations but will have new connections to the proposed water main.
• Relocation of existing fire hydrant located near the entrance to the park.
• ±110 LF of existing 8” water line, near the entrance, will be removed.
• Potential improvements to existing 8” PVC storm line, per City direction. NE will continue to work with
the Stormwater Engineering Department on how the city would like the existing lines to be modified, if
needed.
• Relocation of irrigation boxes within proposed easement and proposed trail.
• ±160 LF of existing dog park fencing will be removed and replaced outside of the trail and easement.
• ±7060 SF of existing crusher fines trail removed and replaced with concrete trail.
• ±3,435 SF of existing concrete trail to be removed and rebuilt with 12 FT concrete trail.
• ±260 SF of existing sidewalk near the entrance to the parking lot.
• Removal and replacement of the existing ADA pedestrian ramp into parking lot.
• Removal and replacement of ±165 LF of 18” vertical curb and gutter throughout parking lot. Additional
±110 LF of 18” vertical curb and gutter added to parking lot.
• ±8,975 SF of existing asphalt to be removed and replaced within the parking lot.
• Restriping of parking stalls impacted by construction.
• 1 existing tree near the parking lot and in the path of the proposed water line will need to be removed.
Benefits to Soft Gold Park
• Proposed 12ft concrete trail runs from W. Willox Lane through Soft Gold Park. The existing dirt trail will
be replaced with concrete, providing better conditions for pedestrians to access the park.
• The ADA pedestrian ramp will be reconstructed and brought up to code.
• A portion of the parking lot will be removed for construction and will be replaced with new asphalt. A
cape seal will be provided for the remaining portion of the parking lot. This will extend the life of the
parking lot and eliminate existing cracks and potholes. Parking stalls will be restriped.
NORTHERNENGINEERING.COM | 970.221.4158
FORT COLLINS | GREELEY 3 | 3
• Currently there is a low spot within the parking lot that ponds during rain events. The reconstruction and
regrading of the parking lot will eliminate this low spot and allow for runoff to flow into Wood Duck Pond.
The “Existing Conditions and Demolition” plan (Attachment 2), “Overall Utility Plan” (Attachment 3), “Overall
Grading Plan” (Attachment 4) are provided for further clarification of the changes listed above.
During construction, the Soft Gold Park parking lot will be phased out so that access can be provided. A one-way
road with traffic control into and out of the park will be utilized while construction is occurring in the parking lot
of the park. A conceptual phasing plan is called out in Attachment 2. A more detailed phasing plan will be provided
prior to construction for review and approval by the Parks Department. A permit for the work within Soft Gold
Park will be obtained prior to construction. We acknowledge that we’ve been informed by Parks that if the Soft
Gold Park/Soft Gold Park entrances need to close, there will be a penalty assessed.
Visitors can also utilize on-street parking close to the park and park entrance and will have access to walk into the
park around construction. On-street parking close to a park entrance is located off Hickory Street and Elm Street
(for the residents of Hickory Village).
A Temporary Construction Easement will be requested prior to construction. This will cover the area of the utility
easement and the parking lot. Additional information will be provided when applying for the TCE.
After installation and revegetation are completed, impacts to the park are expected to be minimal. Should
maintenance be needed, the concrete trail is intended to allow vehicles to access the line with minimal impacts
to the adjacent park surfaces.
Drainage Easement
In addition to the utility easement, the project is also proposing stormwater discharge into an existing swale. This
connection would be made on City property in the northwest corner of the Soft Gold property. The release rate is
approximately 6.6 cfs and would be contained in the existing swale and drainage facilities that already serve
properties to the west. The releases would meet all applicable City requirements for flow rate and water quality
and would be contained within the existing drainage swale. An easement would also be needed for the
stormwater discharge, which is being discussed by the Natural Areas Department internally. Once this easement
has been confirmed, it will be added to the plat and utility plans. At this time, it is proposed to be 30ft in width and
350ft in length from the northwest corner of the park property straight south along the west property line.
We hope that this letter addresses some of the history of the project and provides clarification on why the current
solution is being pursued. If there are additional questions about anything discussed here, or that arise down the
road, please don’t hesitate to contact me.
Sincerely,
NORTHERN ENGINEERING SERVICES, INC.
Amanda Poincelot, EI
Project Manager
NORTHERNENGINEERING.COM | 970.221.4158 LEGAL DESCRIPTION
FORT COLLINS | GREELEY 1 |4
LEGAL DESCRIPTION AND EXHIBIT
DESCRIPTION
A parcel of land being a portion of Lot 1, Lakewood Estates Mobile Home Park, recorded as Book 1638, Page 616
of the Records of Larimer County and situate within the North Half of Section Two (2), Township Seven North
(T.7N.), Range Sixty-nine West (R.69W.) of the Sixth Principal Meridian (6th P.M.), City of Fort Collins, County of
Larimer, State of Colorado, being more particularly described as follows;
Considering the north line of the Southeast Quarter of the Northwest Quarter of Section 2 as bearing North 89°
19' 45" West with the Center-East-Northwest 1/64th corner being a 3 ¼” aluminum cap on #6 rebar stamped LS
38106 and the Center-North 1/16th corner being a 2 ½” aluminum cap on #6 rebar and with all bearings
contained herein relative thereto:
COMMENCING at the Center-North 1/16th corner of Section 2, said point being on the north line of Lot 1,
Lakewood Estates Mobile Home Park;
THENCE along said north line, North 89° 19' 45" West a distance of 154.79 feet to the POINT OF BEGINNING;
THENCE South 47° 23' 33" West a distance of 31.33 feet;
THENCE along the arc of a non-tangent curve concave to the southeast a distance of 201.34 feet, said curve has a
Radius of 280.00 feet, a Delta of 41° 11' 58" and is subtended by a Chord bearing South 26° 48' 25" West a
distance of 197.03 feet;
THENCE along the arc of a non-tangent curve concave to the west a distance of 39.35 feet, said curve has a
Radius of 320.00 feet, a Delta of 07° 02' 45" and is subtended by a Chord bearing South 09° 43' 49" West a
distance of 39.33 feet;
THENCE South 31° 19' 49" East a distance of 43.64 feet;
THENCE along the arc of a non-tangent curve concave to the southeast a distance of 59.54 feet, said curve has a
Radius of 217.00 feet, a Delta of 15° 43' 13" and is subtended by a Chord bearing South 54° 55' 10" West a
distance of 59.35 feet;
THENCE South 24° 54' 24" West a distance of 39.58 feet;
THENCE along the arc of a non-tangent curve concave to the east a distance of 282.74 feet, said curve has a
Radius of 280.00 feet, a Delta of 57° 51' 22" and is subtended by a Chord bearing South 04° 01' 17" East a
distance of 270.88 feet;
THENCE along the arc of a curve concave to the southwest a distance of 172.18 feet, said curve has a Radius of
320.00 feet, a Delta of 30° 49' 40" and is subtended by a Chord bearing South 17° 32' 08" East a distance of 170.11
feet;
THENCE South 02° 07' 18" East a distance of 40.48 feet;
THENCE along the arc of a curve concave to the northeast a distance of 182.87 feet, said curve has a Radius of
280.00 feet, a Delta of 37° 25' 17" and is subtended by a Chord bearing South 20° 49' 56" East a distance of 179.64
feet;
THENCE South 39° 32' 35" East a distance of 140.15 feet;
THENCE along the arc of a curve concave to the southwest a distance of 97.65 feet, said curve has a Radius of
320.00 feet, a Delta of 17° 29' 00" and is subtended by a Chord bearing South 30° 48' 05" East a distance of 97.27
feet;
THENCE South 22° 03' 35" East a distance of 59.65 feet;
THENCE South 67° 03' 35" East a distance of 155.09 feet to the South line of said Lot 1;
THENCE along said south line, North 89° 25' 57" West a distance of 162.14 feet;
THENCE departing said south line, North 22° 03' 35" West a distance of 106.93 feet;
THENCE along the arc of a curve concave to the southwest a distance of 85.44 feet, said curve has a Radius of
280.00 feet, a Delta of 17° 29' 00" and is subtended by a Chord bearing North 30° 48' 05" West a distance of 85.11
feet;
THENCE North 39° 32' 35" West a distance of 140.15 feet;
THENCE along the arc of a curve concave to the northeast a distance of 209.00 feet, said curve has a Radius of
320.00 feet, a Delta of 37° 25' 17" and is subtended by a Chord bearing North 20° 49' 56" West a distance of
ATTACHMENT 1
NORTHERNENGINEERING.COM | 970.221.4158 LEGAL DESCRIPTION
FORT COLLINS | GREELEY 2 |4
LEGAL DESCRIPTION AND EXHIBIT
205.30 feet;
THENCE North 02° 07' 18" West a distance of 40.48 feet;
THENCE along the arc of a non-tangent curve concave to the west a distance of 150.65 feet, said curve has a
Radius of 280.00 feet, a Delta of 30° 49' 40" and is subtended by a Chord bearing North 17° 32' 08" West a
distance of 148.84 feet;
THENCE along the arc of a curve concave to the east a distance of 323.13 feet, said curve has a Radius of 320.00
feet, a Delta of 57° 51' 22" and is subtended by a Chord bearing North 04° 01' 17" West a distance of 309.58 feet;
THENCE North 24° 54' 24" East a distance of 50.59 feet;
THENCE along the arc of a non-tangent curve concave to the northwest a distance of 91.38 feet, said curve has a
Radius of 280.00 feet, a Delta of 18° 41' 58" and is subtended by a Chord bearing North 15° 33' 25" East a distance
of 90.98 feet;
THENCE along the arc of a non-tangent curve concave to the southeast a distance of 219.10 feet, said curve has a
Radius of 320.00 feet, a Delta of 39° 13' 50" and is subtended by a Chord bearing North 25° 49' 21" East a distance
of 214.85 feet;
THENCE South 89° 21' 07" East a distance of 58.10 feet to the POINT OF BEGINNING.
The above-described parcel of land contains 61,492 square feet or 1.412 acres, more or less (±), and may be
subject to easements and rights-of-way now on record or existing.
Exhibit attached hereto and made a part hereof.
SURVEYOR’S CERTIFICATE
I, Robert C. Tessely, a Colorado Registered Professional Land Surveyor do hereby state that this Property
Description was prepared under my personal supervision and checking, and that it is true and correct to the best
of my knowledge and belief.
_________________________________________________________________________
Robert C. Tessely – for and on behalf of Northern Engineering
Colorado Registered Professional Land Surveyor #38470
NORTHERN ENGINEERING
301 North Howes Street, Suite 100
Fort Collins, Colorado 80521
(970) 221-4158
April 12, 2024
LMS
S:\Survey Jobs\987-012\Dwg\Exhibits\987-012 EXHIBIT DESCRIPTION.docx
C-N 1/16 CORNER
SECTION 2-7-69
FND #6 REBAR WITH
2 1/2" ALUMINUM CAP
ILLEGIBLE
C-E-NW 1/64 CORNER
SECTION 2-7-69
FND #6 REBAR WITH
3 1/4" ALUMINUM CAP
STAMPED LS 38106, 2014
N89°19'45"W
154.79'NORTH LINE OF THE
SE 1
4 OF THE NW 1
4
SECTION 2-7-69
BASIS OF BEARINGS
AREA
61,492 sq. ft.
1.412 ac.
40'
40'
LOT 1
LAKEWOOD ESTATES
MOBILE HOME PARK
L4
L5
L
6
C
8
L7
C
9
N02°07'18"W 40.48'
C
1
0
C11
N24°54'24"E 50.59'
C12
C13
S89°21'07"E 58.10'
L1
C1
C2 S31°19'49"E 43.64'
C 3
S24°54'24"W 39.58'
C
4
C
5
S02°07'18"E 40.48'
C
6
L2
C
7
L
3
EAST LINE OF THE
SE 1
4 OF THE NW 1
4
SECTION 2-7-69
SOUTH LINE OF THE
NORTH 1
2 SECTION 2-7-69
POINT OF
COMMENCEMENT
NOTE: THIS EXHIBIT IS NOT INTENDED TO BE A
MONUMENTED LAND SURVEY. ITS SOLE PURPOSE IS AS A
GRAPHIC REPRESENTATION TO AID IN THE VISUALIZATION
OF THE WRITTEN PROPERTY DESCRIPTION WHICH IT
ACCOMPANIES. THE WRITTEN PROPERTY DESCRIPTION
SUPERCEDES THE EXHIBIT DRAWING.
PAGE 3 OF 4
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EXHIBIT
A PARCEL OF LAND BEING A PORTION OF LOT 1, LAKEWOOD ESTATES MOBILE HOME
PARK. LOCATED IN THE THE NORTH HALF OF SECTION 2, TOWNSHIP 7 NORTH, RANGE 69
WEST OF THE 6th P.M., CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF
COLORADO
POINT OF
BEGINNING
LINE TABLE
LINE
L1
L2
L3
L4
L5
L6
L7
LENGTH
31.33'
140.15'
59.65'
155.09'
162.14'
106.93'
140.15'
BEARING
S47° 23' 33"W
S39° 32' 35"E
S22° 03' 35"E
S67° 03' 35"E
N89° 25' 57"W
N22° 03' 35"W
N39° 32' 35"W
CURVE TABLE
CURVE
C1
C2
C3
C4
C5
C6
C7
C8
C9
C10
C11
C12
C13
DELTA
41°11'58"
7°02'45"
15°43'13"
57°51'22"
30°49'40"
37°25'17"
17°29'00"
17°29'00"
37°25'17"
30°49'40"
57°51'22"
18°41'58"
39°13'50"
RADIUS
280.00'
320.00'
217.00'
280.00'
320.00'
280.00'
320.00'
280.00'
320.00'
280.00'
320.00'
280.00'
320.00'
LENGTH
201.34'
39.35'
59.54'
282.74'
172.18'
182.87'
97.65'
85.44'
209.00'
150.65'
323.13'
91.38'
219.10'
BEARING
S26°48'25"W
S09°43'49"W
S54°55'10"W
S04°01'17"E
S17°32'08"E
S20°49'56"E
S30°48'05"E
N30°48'05"W
N20°49'56"W
N17°32'08"W
N04°01'17"W
N15°33'25"E
N25°49'21"E
CHORD
197.03'
39.33'
59.35'
270.88'
170.11'
179.64'
97.27'
85.11'
205.30'
148.84'
309.58'
90.98'
214.85'
PAGE 4 OF 4
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EXHIBIT
A PARCEL OF LAND BEING A PORTION OF LOT 1, LAKEWOOD ESTATES MOBILE HOME
PARK. LOCATED IN THE THE NORTH HALF OF SECTION 2, TOWNSHIP 7 NORTH, RANGE 69
WEST OF THE 6th P.M., CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF
COLORADO
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OHU OHU OHU OHU OHU OHU OHU OHU OHU
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W W W W W W W W W
ACKELSON CONNIE A.KAFKA, AMY
PITT, JEAN
GBP LLC.
WEST WILLOX LANE
SOFT GOLD DOG PARK
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PEREZ DANIEL A.
PEREZ DANIEL A.
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EXISTING 20' SANITARY SEWER EASEMENT TO BE VACATED (ENCROACHES ON PROPERTY)
EXISTING 20'
PRIVATE DRAINAGE
EASEMENT
TO BE CONVERTED
TO PUBLIC EASEMENT
EXISTING 10' UTILITY EASEMENT
EXISTING 6' CITY OF
FORT COLLINS EASEMENT
EXISTING 10'
MOUNTAIN STATES UTILITY
EASEMENT TO BE
VACATED
EXISTING 30'
NORTHERN COLORADO
WATER ASSOCIATION
(NCWA) EASEMENT
REMOVE APPROXIMATELY 656' OF EXISTING BARBWIRE FENCE
EXISTING 6' CITY OF
FORT COLLINS EASEMENT
EXISTING 60'
ROW
100' UNION PACIFIC
RAILROAD ROW
EXISTING OUT BUILDING
PROPERTY
BOUNDARY
EXISTING GREEN
HOUSES
EXISTING
GAS LINE
REMOVE AND RELOCATE
EXISTING OVERHEAD UTILITIES
EXISTING FIBER
OPTIC CABLE
EXISTING BARBWIRE FENCE
(PROTECT IN PLACE)
EXISTING BARBWIRE FENCE
EXISTING BARBWIRE FENCE
EXISTING BARBWIRE FENCE
TO BE REMOVED
EXISTING 6' WOOD
\PRIVACY FENCE
EXISTING TREE (TYP.)
EXISTING CHAIN LINK FENCE
TO BE REMOVED
EXISTING DENSE
SHRUBS & TREES
EXISTING TREE (TYP.)
EXISTING STEEL PANELS w/ WOOD
POSTS ENCROACHES ON PROPERTY.
DO NOT REMOVE
EXISTING UNDERGROUND
ELECTRICAL
REMOVE AND
RELOCATE
EXISTING R.R.
CROSSING SIGN
EXISTING UTILITY
POLE (TYP.)
EXISTING
MAILBOX (TYP.)
EXISTING 12"
RCP CULVERT
REMOVE EXISTING TREE/BUSH
REMOVE & REPLACE
EXISTING BURIED PIPE
UNION PACIFIC RAILROAD
EXISTING SANITARY MANHOLE
CENTERLINE OF TWO
TRACK DIRT ROAD
CENTERLINE OF TWO
TRACK DIRT ROAD
EXISTING 12" PVC
WATER LINE
(FORT COLLINS)
EXISTING GAS
METER (TYP.)
EXISTING
FIRE HYDRANT
REMOVE EXISTING TREE (TYP.)
REMOVE AND RELOCATE
EXISTING TELEPHONE PEDESTAL
REMOVE AND RELOCATE
EXISTING SIGN
EXISTING NoCO
WATER LINE
REMOVE EXISTING
UTILITY POLE
REMOVE ± 665 LF
EXISTING STRIPING
REMOVE & REPLACE
±9,900 SF OF ASPHALT
EXISTING
WATER METER (TYP.)
EXISTING
NORTHERN COLORADO WATER
ASSOCIATION WATER MAIN
EXISTING OVER
HEAD LINE TO
TO BE REPLACED
UNDER GROUND
EXISTING
GATE
EXISTING
NORTHERN COLORADO WATER
ASSOCIATION WATER MAIN
EXISTING
GATE
REMOVE APPROXIMATELY
160' OF EXISTING DOG PARK FENCE
LIMITS OF SAWCUT &
TRENCH FOR WATER LINE
BORNING
LIMITS OF SAWCUT &
TRENCH FOR WATER LINE
BORINGLIMITS OF
SAWCUT
EXISTING ELECTRICAL
TRANSFORMER
EXISTING GAS
METER (TYP.)
W
W
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WTESTSTA
CONTROL
IRR
CONTROL
IRR CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
W
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CSW
H2O
C S
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VAULT
ELEC
H Y D
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
ELEC
C.O.
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OHU
OHU
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XX
SOFT GOLD
BICYCLE COURSE
SOFT GOLD PARK
NO SURVEY DATA
IN THIS AREA
NO SURVEY DATA
IN THIS AREA
SOFT GOLD
BASKETBALL COURTS
EXISTING
PLAYGROUND
SOFT GOLD
BASEBALL DIAMOND
CITY OF FORT COLLINS
HI
C
K
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40' ROW
EXISTING 20'
UTILITY EASEMENT
EXISTING 50' TEMP
CONSTRUCTION EASEMENT
EXISTING COFC CATHODIC PROTECTION
PROJECT EASEMENT
(WIDTH VARIES)
HANSON WILLIAM
A/ MERIAM P
WETLAND
BOUNDARY
SHRUB &
TREE BOUNDARY
SOFT GOLD PARK
BICYCLE COURSE
TRACK RULES
SHRUB & TREE
BOUNDARY (APPROXIMATE)
CENTERLINE OF
TWO TRACK DIRT ROAD
EXISTING NATURAL
AREA SIGN
RESTROOMS
EXISTING 6'
CONCRETE TRAIL
TO BE REMOVED & REPLACED
EXISTING GAZEBO
EXISTING 8' CRUSHER
FINES PATH
TO BE REMOVED & REPLACED
EXISTING
TREE (TYP.)
EXISTING DOG
PARK FENCE
EXISTING 6'
CONCRETE TRAIL
REMOVE & REPLACE EXISTING
PEDESTRIAN RAMP
EXISTING
PEDESTRIAN RAMP
EXISTING 8" PVC
STORM LINE
EXISTING UNDERGROUND
ELECTRIC LINES
EXISTING
FENCE
EXISTING 36" WATER MAIN
(ANHEUSER-BUSCH)
EXISTING 8"
WATER LINE
RELOCATE EXISTING FIRE HYDRANT
REMOVE ±110' OF EXISTING 8" WATER LINE & 8" GATE VALVE
EXISTING TREES (TYP.)
PROPOSED
SAW CUT
PROPOSED
SAW CUT
REMOVE ±3260 SF
OF EXISTING CONCRETE TRAIL
REMOVE & REPLACE ±895 SF
OF EXISTING ASPHALT
REMOVE EXISTING
CRUSHER FINES TRAIL
REMOVE AND RELOCATE
EXISTING IRRIGATION BOXES
REMOVE AND RELOCATE
EXISTING IRRIGATION BOXES
EXISTING WATER &
IRRIGATION METERS
PROPOSED
SAW CUT
EXISTING 6'
CONCRETE TRAIL
TO BE REMOVED & REPLACED
PROPOSED
SAW CUT
TEST STATION
EXISTING COFC CATHODIC PROTECTION
TEST STATION ON CONCRETE PAD
EXISTING WATER
SERVICE
SOFT GOLD
PARKING LOT
CAPE SEAL
±15,000 SF
APPROXIMATE LOCATION
EXISTING 24" WATER
(ELCO)
REMOVE & REPLACE
±180 SF OF SIDEWALK
REMOVE & REPLACE
±30 LF OF 18"
VERTICAL CURB & GUTTER
EXISTING STORM DRAIN
REMOVE & REPLACE ±1,640 SF
OF EXISTING ASPHALT
Sheet
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4
NORTH
( IN FEET )
1 inch = ft.
Feet08080
80
160 240
KEYMAP
T
C.O.
WEST WILLOX LANE
SOFT
GOLD PARK
HICKORY STREET
MATCH LINE - SEE THIS SHEET
MATCH LINE - SEE THIS SHEET
EXISTING ELECTRIC E
LEGEND:
G
T
EXISTING STORM SEWER
EXISTING TELEPHONE
EXISTING GAS
EXISTING IRRIGATION BOX
EXISTING TELEPHONE PEDESTAL
EXISTING TREES (TO REMAIN)
FIELD SURVEY BY:
SUBSURFACE EXPLORATION 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.THERE SHALL BE NO EQUIPMENT, MATERIALS, OR ITEMS STORED ON A FORT
COLLINS PARKS TRAIL OR WITHIN THE TRAIL EASEMENT. IF THERE IS A NEED TO
CLOSE A SECTION OF THE TRAIL FOR ANY REASON, A TRAFFIC CONTROL PLAN IS
REQUIRED TO BE SUBMITTED AND APPROVED THROUGH TRAFFIC CONTROL. THE
PARKS DEPARTMENT WILL SIGN OFF ON IT ONCE SUBMITTED. PLEASE KEEP THE
CLOSURES TO THE SHORTEST AMOUNT OF TIME DEPENDING ON WORK SCHEDULING
AND FLOW. PARKS DEPARTMENT PLANNING STAFF CAN HELP WITH ANY QUESTIONS
YOU MAY HAVE REGARDING THESE STANDARDS. PLEASE CONTACT JILL WUERTZ
(jwuertz@fcgov.com), 9704162062, OR PARKS PLANNING TECHNICIAN, AARON WAGNER
(aawagner@fcgov.com) 9706820344, 413 S. BRYAN AVE, FORT COLLINS, CO 80521
REGARDING THE PARKS’ DEPARTMENT’S INTEREST.
7.THERE SHALL BE NO ENCROACHMENTS INTO THE TRAIL EASEMENT DURING THE
CONSTRUCTION PROCESS. IF IT IS DETERMINED THAT AN ENCROACHMENT IS
REQUIRED, FOR ANY REASON, PLEASE CONTACT ONE OF THE ABOVE PARKS
REPRESENTATIVES.
EXISTING OVERHEAD UTILITY OHE
Original Field Survery:
Northern Engineering
Project No. 987-012
Date: November 2019
(Additional May 2020)
S
W
EXISTING METAL FENCE POST
EXISTING WOOD FENCE POST
Earth Engineering Consultants,
LLC
Preliminary Subsurface
Exploration Report
Proposed Residential
Development Willox Farm
Larimer County, Colorado
EEC Project No. 1212027
Date: May 6, 2021
Additional Subsurface Exploration:
Earth Engineering Consultants, LLC
Additional Subsurface Exploration /
Geothechnical Engineering Report
Proposed Willox Farm Residential
Development
(Larimer County Parcel #970220003)
Larimer County, Colorado
EEC Project No. 1212027
Date: April 13, 2022
EXISTING CRUSHER FINES TRAIL (TO BE REMOVED)
EXISTING CONCRETE TRAIL (TO BE REMOVED)
EXISTING ASPHALT (TO BE REMOVED)
Additional Field Survey:
Majestic Surveying
Project No. 2020351
Date: April 2022
LIMITS OF TRENCHING WITHIN EXISTING ROAD
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
LIMITS OF SAW CUT
ATTACHMENT 2
W WWW
W
W
W
T
W
S
S
W
T
ELECS
S
T MS
W
W
WM
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W
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FO FO
XXX
G
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OHU OHU
FO FO
W W W W W W W W W W
W
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X
G FO FO
G G G
X X X
X X X X
FO FO
OHU OHU
OHU OHU
W W
FO FO
X
X
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X X X X X X X
X X X X
X
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X
X
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XX
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FO FO FO FO FO FO
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X
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W W W W W W W W W W
/ / / / / / / /
ACKELSON CONNIE A. 603
W WILLOX LANE,KAFKA, AMY
PITT, JEAN
GBP LLC
EXISTING 10'
UTILITY EASEMENT
12" SS 12" SS 12" SS 12" SS
12" W 12" W 12" W 12" W 12" W 12" W 12" W 12" W
T
UG
E
UG
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UGE
UGE
UGE
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12
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S
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1
2
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S
S
1
2
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S
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UD
U
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UGE UGE UGE UGE UGE UGE UGE UGE
PEREZ DANIEL A.
400 HICKORY STREET 149
PEREZ DANIEL A.
400 HICKORY STREET 149
EXISTING 6' CITY OF
FORT COLLINS EASEMENT
LOT 3 LOT 8
LOT 10
LOT 9
LOT 7
LOT 6
LOT 1
LOT 2
LOT 4
LOT 5
LOT 14
LOT 13
LOT 12
LOT 6
LOT 8
LOT 7
LOT 5
LOT 11
LOT 10
LOT 9
LOT 1
LOT 2
LOT 3
LOT 4
LOT 9
LOT 8
LOT 3
LOT 2
LOT 4
LOT 5
LOT 6
LOT 14
LOT 13
LOT 12
LOT 11
LOT 10
LOT 7
LOT 1
LOT 12
LOT 11
LOT 8
LOT 13
LOT 9
LOT 10
LOT 1LOT 2LOT 3
LOT 4LOT 5LOT 6
LOT 7
LOT 6
LOT 1
LOT 2
LOT 3
LOT 4
LOT 5
LOT 1 LOT 2 LOT 3
LOT 5
LOT 4
TRACT B
DE
TRACT A
DE,UE,AE
TRACT D
TRACT C
DE
BLOCK 3
BLOCK 6
BLOCK 2
BLOCK 5
BLOCK 4
BLOCK 1
PROPOSED
FIRE HYDRANT
PROPOSED 2'
SIDEWALK CHASE
CONNECT TO EXISTING
12" DIP WATER LINE
EXISTING NCWA WATERLINE
TO BE PROTECTED IN PLACE
EXISTING FH
PROPOSED
FIRE HYDRANT
PROPOSED
FIRE HYDRANT
PROPOSED
FIRE HYDRANT
PROPOSED POND
OUTLET STRUCTURE
18" STEEL CASING
TO BE BORED UNDER
UNION PACIFIC ROW
REMOVABLE
BOLLARDS (TYP.)
PROPOSED
FOREBAY (TYP.)
PROPOSED
FOREBAY
FUTURE CITY OF FORT COLLINS
PARKS DEPT. IRRIGATION LINE
(TO BE DESIGNED BY OTHERS)
FUTURE CITY OF FORT COLLINS
PARKS DEPT. IRRIGATION LINE
(TO BE DESIGNED BY OTHERS)
PROPOSED
UNDERGROUND
ELECTRIC
RAIN GARDEN B
BIOMEDIA AREA
RAIN GARDEN A
BIOMEDIA AREA
EXISTING 20' PRIVATE
DRAINAGE EASEMENT
TO BE CONVERTED TO PUBLIC
EASEMENT
EXISTING 6' CITY OF
FORT COLLINS EASEMENT
EXISTING 10' MOUNTAIN STATES
UTILITY EASEMENT
EXISTING 30'
NCWA EASEMENT
100' UNION PACIFIC
RAILROAD ROW
20' IRRIGATION EASEMENT
FOR FUTURE CITY OF FORT COLLINS
PARKS DEPT. IRRIGATION LINE
30' IRRIGATION EASEMENT
FOR FUTURE CITY OF FORT COLLINS
PARKS DEPT. IRRIGATION LINE
20' IRRIGATION EASEMENT
FOR FUTURE CITY OF FORT COLLINS
PARKS DEPT. IRRIGATION LINE
30' IRRIGATION EASEMENT
FOR FUTURE CITY OF FORT COLLINS
PARKS DEPT. IRRIGATION LINE
PROPOSED DETENTION POND
SANITARY LINE A4
SS2 SEE SHEET
SANITARY LINE A
SEE SHEET SS1
SANITARY LINE A7
SEE SHEET SS4
SANITARY LINE A6
SEE SHEET SS3
PROPOSED
FIRE HYDRANT
PROPOSED
FIRE HYDRANT
PROPOSED
FIRE HYDRANT
PROPOSED
FIRE HYDRANT
WILLOX STORM DRAIN
SEE SHEET ST3
STORM DRAIN A
SEE SHEET ST1
STORM DRAIN C
SEE SHEET ST2
STORM DRAIN B
SEE SHEET ST2
PROPOSED 2'
CONCRETE PAN
PROPOSED 4'
SIDEWALK CHASE
PROPOSED 4'
SIDEWALK CULVERT
PROPOSED 4'
CONCRETE PAN
w/ 6" CURBS
PROPOSED 2'
SIDEWALK CHASE
PROPOSED 2'
CONCRETE PAN
SA
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T
SAINT JOSEPH STREET
MOLLER STREET
SAINT GRACE STREET
WEST WILLOX LANE
PROPOSED 4'
SIDEWALK CULVERT
18' UTILITY EASEMENT
RG B UNDERDRAIN
SEE SHEET U2
PROPOSED 2'
CONCRETE PAN
PROPOSED 4'
SIDEWALK CULVERT
PROPOSED 2'
CONCRETE PAN
WILLOX WATER LINE
SEE SHEET WT1
WATER LINE B
SEE SHEET WT4-WT5
WATER LINE B
SEE SHEET WT4-WT5
WATER LINE C
SEE SHEET WT6
WATER LINE A
SEE SHEET WT2-WT3
WATER LINE D
SEE SHEET WT7
WATER LINE C
SEE SHEET WT6
PROPOSED 4'
CONCRETE PAN
w/ 7" CURBS
RG A UNDERDRAIN
SEE SHEET U2
WILLOX EAST STORM DRAIN
SEE SHEET ST4
EMERGENCY
OVERFLOW
WEIR
W
W
W
WTESTSTA
CONTROL
IRR
CONTROL
IRR CONTROL
IRR
CONTROL
IRR
W
W
E
E
E
X
X
X
X
X
X
X
X
X
CSW
H2O
CS
C S
VAULT
ELEC
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
ELEC
C.O.
B M
S
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E
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X
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X
X
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W W
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XX
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/
/
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/ / /
/
/
/
/
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/
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/
/
/ / /
/
/
/
/
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UG
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UG
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HANSON WILLIAM
A/ MERIAM P
EXISTING
RESTROOMS
EXISTING GAZEBO
CONNECT TO EXISTING
8" PVC WATER LINE
REPLACE ± 140 LF
OF FENCE ALONG EASEMENT LINE
EXISTING 36" WATER LINE
(ANHEUSER- BUSCH)
TO BE PROTECTED IN PLACE
TEST STATION
COFC CATHODIC PROTECTION
TEST STATION ON CONCRETE PAD
PROPOSED
FIRE HYDRANT
REMOVABLE BOLLARDS
APPROXIMATE LOCATION
EXISTING 24" WATER LINE
(ELCO)
TO BE PROTECTED IN PLACE
PROPOSED UNDERGROUND
ELECTRIC (TYP.)
40' ROW
EXISTING 20'
UTILITY EASEMENT
EXISTING 50' TEMP
CONSTRUCTION EASEMENT
COFC CATHODIC PROTECTION
PROJECT EASEMENT
(WIDTH VARIES)
BICYCLE COURSE
DOG PARK
SOFT GOLD PARK
BASKETBALL COURTS
EXISTING
PLAYGROUND
BASEBALL DIAMOND
PARKING LOT
WOOD
DUCK
POND
HICKORY STREET
CULVERT
SEE SHEET U4
4 - EXISTING 8"
STORM PIPES
EXISTING 30"
STORM DRAIN
WATER LINE A
SEE SHEET WT2-WT3
WATER LINE A
SEE SHEET WT2-WT3
40' UTILITY
EASEMENT
(BY SEPARATE
DOCUMENT)
Sheet
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NORTH
( IN FEET )
1 inch = ft.
Feet08080
80
160 240
NOTES:
EXISTING LOT LINE
EASEMENT LINE
SPROPOSED SEWER SERVICE
WPROPOSED WATER SERVICE
EXISTING WATER MAIN
PROPOSED WATER MAIN
PROPOSED STORM SEWER
LEGEND:
G
T
EXISTING STORM SEWER
EXISTING TELEPHONE
EXISTING GAS
EXISTING SANITARY SEWER
PROPOSED STORM INLET
PROPOSED CURB & GUTTER
PROPOSED SANITARY SEWER
PROPOSED FIRE HYDRANT
EXISTING FIRE HYDRANT
PROPERTY BOUNDARY
EXISTING TELEPHONE PEDESTAL
PROPOSED STREET LIGHT
W
SS
PROPOSED LOT LINE
PROPOSED ROW
EXISTING ROW
EXISTING CABLE CTV
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 THE CITY OF FORT COLLINS UTILITIES
WATER AND WASTEWATER DESIGN CRITERIA MANUAL, EXCEPT THAT NO
MECHANICAL JOINT RESTRAINTS ARE REQUIRED BETWEEN FITTINGS UNLESS
SPECIFICALLY SHOWN ON THE PLAN OR AS REQUIRED FOR ABNORMAL
DEFLECTIONS.
3.ALL WATER FITTINGS AND VALVES ARE ONLY GRAPHICALLY REPRESENTED AND ARE
NOT TO SCALE.
4.ALL WATERLINES SHALL HAVE A MINIMUM OF 4.5' AND MAXIMUM OF 5.5' WATER LINE
COVER FROM FINISHED GRADE TO TOP OF PIPE.
5.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.
6.MAINTAIN 10' HORIZONTAL AND 18" VERTICAL MINIMUM SEPARATION BETWEEN ALL
SANITARY SEWER MAINS, WATER MAINS & SERVICES.
7.REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
8.LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED
IN THE FIELD BY THE THE CITY OF FORT COLLINS ENGINEERING INSPECTOR. ALL
REPAIRS TO BE IN ACCORDANCE WITH THE CITY OF FORT COLLINS STREET REPAIR
STANDARDS.
9.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.
10.ALL HOMES SHALL FEATURE 13D SPRINKLER SYSTEMS.
PROPOSED UNDER GROUND ELECTRIC UGE UGE
EXISTING EDGE OF ASPHALT
PROPOSED EDGE OF ASPHALT / / / / / / / /
EXISTING GAS METER
EXISTING WATER METER
EXISTING MAIL BOX M
MATCH LINE - SEE THIS SHEET
MATCH LINE - SEE THIS SHEET
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
KEYMAP
T
C.O.
WEST WILLOX LANE
SOFT
GOLD PARK
HICKORY STREET
U1
U2
U3
U4
ATTACHMENT 3
PROPOSED 10FT
TRAIL THROUGH
WILLOX FARM
DEVELOPMENT
PROPOSED 10FT
TRAIL THROUGH
WILLOX FARM
DEVELOPMENT
PROPOSED 10FT
TRAIL THROUGH
WILLOX FARM
DEVELOPMENT
PROPOSED 12FT
TRAIL THROUGH
SOFT GOLD PARK
PROPOSED 12FT
TRAIL THROUGH
SOFT GOLD PARK
NEW PARKING LOT
SURFACE AND
RESTRIPING OF
ALL STALLS
NEW ASPHALT
WILL ELIMINATE
LOW POINT.
UNDERGROUND
ELECTRIC
CONNECTION
NEW CONNECTION
TO PROPOSED
WATER MAIN TO
EXISTING
IRRIGATION AND
WATER METERS
T
T
T
T
XXXX
X
X X X
X X X X
X
X
X
X X X X X X X
X X X X
X
X
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X
X
X
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X
X X
X
X
X
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/ / / / / / / /
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SAINT JOSEPH STREET
MOLLER STREET
SAINT GRACE STREET
PROPOSED POND
FUTURE CITY OF FORT COLLINS
IRRIGATION PIPE (TO BE
DESIGNED BY OTHERS)
PROPOSED
POND OUTFALL
WEST WILLOX LANE
ACKELSON CONNIE A.
KAFKA, AMY
PITT, JEAN
GBP LLC
PEREZ DANIEL A.
JENSEN GORDON L.
LOT 3LOT 4LOT 5LOT 6
LOT 12
LOT 11
LOT 8
LOT 13
LOT 9
LOT 7
LOT 6
LOT 1
LOT 2
LOT 3
LOT 4
LOT 5
LOT 7
LOT 1
LOT 8
LOT 10
LOT 9
LOT 7
LOT 6
LOT 1
LOT 2
LOT 4
LOT 5
LOT 8
LOT 7
LOT 5
LOT 4
LOT 11
LOT 10
LOT 9
LOT 10
LOT 1LOT 2
LOT 3
BLOCK 3
BLOCK 6
BLOCK 2
TRACT B
DE
TRACT A
DE,UE,AE
TRACT D
TRACT A
DE,UE,AE
PROPOSED RAIN GARDEN A
BIOMEDIA AREA
A3A3
A1A1
A2A2
LOT 1 LOT 2 LOT 3
LOT 5
LOT 4
LOT 6
LOT 1
LOT 2
LOT 3
LOT 9
LOT 8
LOT 3
LOT 2
LOT 4
LOT 5
LOT 6
LOT 14
LOT 13
LOT 12
LOT 11
LOT 10
LOT 14
LOT 13
LOT 2
TRACT C
DE
BLOCK 1
BLOCK 5
EXISTING 6' CITY OF
FORT COLLINS EASEMENT
EXISTING 20' PRIVATE
DRAINAGE EASEMENT
TO BE CONVERTED TO
PUBLIC EASEMENT
EXISTING 10'
UTILITY EASEMENT
EXISTING 6' CITY OF
FORT COLLINS EASEMENT
EXISTING 10' MOUNTAIN STATES
UTILITY EASEMENT
EXISTING 30'
NCWA EASEMENT
100' UNION PACIFIC
RAILROAD ROW
20' IRRIGATION EASEMENT
FOR FUTURE CITY OF FORT COLLINS
PARKS DEPT. IRRIGATION LINE
30' IRRIGATION EASEMENT
FOR FUTURE CITY OF FORT COLLINS
PARKS DEPT. IRRIGATION LINE
30' IRRIGATION EASEMENT
FOR FUTURE CITY OF FORT COLLINS
PARKS DEPT. IRRIGATION LINE
20' IRRIGATION EASEMENT
FOR FUTURE CITY OF FORT COLLINS
PARKS DEPT. IRRIGATION LINE
PROPOSED
SIDEWALK
CHASES
LOT 12
S
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FUTURE CITY OF FORT COLLINS
IRRIGATION PIPE (TO BE
DESIGNED BY OTHERS)
PROPOSED RAIN GARDEN B
BIOMEDIA AREA
WILLOX STORM DRAIN
SEE SHEET ST3
STORM DRAIN A
SEE SHEET ST1
STORM DRAIN C
SEE SHEET ST2
STORM DRAIN B
SEE SHEET ST2
RG B UNDERDRAIN
SEE SHEET U2
RG A UNDERDRAIN
SEE SHEET U2
WILLOX EAST STORM DRAIN
SEE SHEET ST4
PROPOSED
SIDEWALK
CULVERT
EMERGENCY
OVERFLOW
WEIR
TESTSTA
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
CONTROL
IRR
X
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X
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C.O.
X
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X
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/
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/ / /
/
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/ /
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/
/
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/
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/
/
/
/
SOFT GOLD PARK
HICKORY STREET
CITY OF FORT COLLINS
HANSON WILLIAM
A/ MERIAM P
40' ROW
20' UTILITY EASEMENT
50' TEMP CONSTRUCTION EASEMENT
COFC CATHODIC PROTECTION
PROJECT EASEMENT
(WIDTH VARIES)
WOOD
DUCK
POND
CULVERT
SEE SHEET U4
4 - EXISTING 8"
STORM PIPES
EXISTING 30"
STORM DRAIN
Sheet
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25
KEYMAP
T
C.O.
WEST WILLOX LANE
SOFT
GOLD PARK
HICKORY STREET
NORTH
( IN FEET )
1 inch = ft.
Feet08080
80
160 240
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.
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
ALOT TYPE
LEGEND:
PROPOSED GRADE BREAK
SWALE SECTIONS
PROPOSED ASPHALT REPAVING
PROPOSED CONCRETE REPAVING
SWALE SUMMARY TABLE
SWALE
ID MIN D
MIN
TW
S1
(n:1)BW
S2
(n:1)Q Q*1.33
A1 - A1 0.63 26.41 13.0 2.0 27.0 8.1 10.77
A2 - A2 0.96 22.11 10.7 4.0 16.7 39.0 51.87
A3 - A3 0.78 4.90 144.0 4.0 6.0 7.8 10.37
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 THIS SHEET
MATCH LINE - SEE THIS SHEET
G1
G2
G3
G4
ATTACHMENT 4
NEW ASPHALT WILL ELIMINATE
LOW POINT. DRAINAGE WILL
FLOW WEST TOWARDS WOOD
DUCK POND
IMPROVED 12FT CONCRETE
TRAIL WILL ELIMINATE PONDING
ON TRAIL AND PROVIDE BETTER
ACCESS FOR MAINTENANCE.